HomeMy WebLinkAboutNorthborough Subdivision Item PacketAugust 28, 2006 AZ -06-030
MERIDIAN PLANNING & ZONING MEETING August 31, 2006
APPLICANT Gemstar Development, LLC ITEM NO. 6
REQUEST Continued Public Hearing from August 3, 2006: Annexation and Zoning of 8.03
acres to an R-8 zone for Northborough Subdivsion - north of Ustick Road and east of
Linder Road
AGENCY COMMENTS
CITY CLERK: See Previous Item Packet / See Attached Minutes
CITY ENGINEER:
CITY PLANNING DIRECTOR: See Attached Staff Report
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
See Attached Comments
INTERMOUNTAIN GAS:
OTHER: See Attached Letter from Lester & Betty Vogel
CA,
Contacted:, ,.4-,,,_, /�L (�Q� Date: d Phone:
Emailed: rJY�in��p��,c��c�,� {S _ _Staff Initials:..
Materials presented at public meetings shall become property of the City of Meridian.
Meridian Planning and Zoninct Meetinci Au ust 3 2006
Meeting of the Meridian Planning and Zoning Commission of August 3, 2006, was
called to order at 7:00 p.m. by Chairman Michael Rohm.
Members Present: Michael Rohm, Chairman Keith Borup, Wendy Newton-Huckabay,
and David Moe.
Members Absent: David Zaremba.
Others Present: Ted Baird, Machelle Hill, Caleb Hood, Mike Cole, Jenny Veatch, Justin
Lucas, Amanda Hess and Dean Willis.
Item 1: Roll -Call Attendance:
Roll -call
X Wendy Newton-Huckabay X Keith Borup
X David Moe - Vice Chairman David Zaremba
X Michael Rohm - Chairman
Rohm: Good evening, ladies and gentlemen. I'd like to call the regularly scheduled
meeting of the Meridian Planning and Zoning to order and we will begin with the roll call.
Item 2: Adoption of the Agenda:
Rohm: Okay. To start off with we'd like to start with the adoption of the agenda and
there is one change in the agenda. Items 9 and 10, both related to Northborough
Subdivision, will not be heard tonight and that project will be continued to the special
meeting that we are going to have on August 31 st and that will -- that's the date that that
hearing will be continued to. So, if there is anybody here for that particular project,
that's when it will be heard. So, other than that, the agenda will stay as published.
Could I get a motion to accept the agenda as amended?
Moe: So moved.
Newton-Huckabay: Second.
Rohm: It's been moved and seconded to adopt the agenda. All those in favor say aye.
Opposed same sign?
MOTION CARRIED: THREE AYES. TWO ABSENT.
Item 3: Consent Agenda:
A. Approve Minutes of July 6, 2006 Planning & Zoning Commission
Meeting:
Meridian Planning & Zoning
August 3, 2006
Page 25 of 56
Newton-Huckabay: Second.
Rohm: It's been moved and seconded that we forward onto City Council recommending
approval of AZ 06-006 and PP 06-033. All those in favor say aye. Opposed same sign.
Motion carries.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Newton-Huckabay: Mr. Chair? Can we --
Rohm: We certainly can. At this time we will take a 15 minute break and reconvene at
about 8:25.
Borup: Or maybe shorter.
Rohm: Let's make it 8:20.
(Recess.)
Item 9: Public Hearing: AZ 06-030 Request for Annexation and Zoning of 8.03
acres to an R-8 zone for Northborough Subdivision by Gemstar
Development, LLC -- north side of Ustick Road and east of Linder Road:
Item 10: Public Hearing: PP 06-030 Request for Preliminary Plat approval of 35
residential lots and 4 common lots on 8.03 acres in a proposed R-8 zone
for Northborough Subdivision by Gemstar Development, LLC — north
side of Ustick Road and east of Linder Road:
Rohm: All right. At this time we'd like to reconvene the regularly scheduled meeting of
the Meridian Planning and Zoning Commission for August 3rd, 2006, and begin with
opening up public hearings AZ 06-030 and PP 06-030 for the sole purpose of continuing
them to the regularly scheduled meeting of August 31st, 2006. Could I get a motion to
that effect?
Moe: So moved.
Newton-Huckabay: Second.
Rohm: It's been moved and seconded to continue public hearings AZ 06-030 and PP
06-030 to the regularly scheduled meeting of August 31st, 2006. All those in favor say
aye. Opposed same sign? Motion carries.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
STAFF REPORT Hearing Date: 8/31/2006
TO: Planning & Zoning Commission
FROM: Jenny Veatch
Associate City Planner
Meridian Planning Department
208-884-5533
SUBJECT
Northborough Subdivision
AZ -06-030
N16
ri
if .141
ES 2 ' 2006
Annexation and Zoning of 8.03 acres from RUT (Ada County) to
R-8 (Medium Density Residential).
--PP-06-030
r'_ity Clerk 0.1=yid;:;;
Preliminary Plat approval of 35 single-family residential building lots and 4
common lots on 8.03 acres in a proposed R-8 zone, by Gemstar Development,
LLC
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
--- The applicant, Gem_ star Development, LLC, has applied for Annexation and Zoning (AZ) to R-8
(Medium -Density Residential) for 8.03 acres of property currently zoned RUT in Ada County.
The site is located on West Ustick Road on the north side, approximately 700 feet east of Linder
Road. All existing structures will be removed from the site. The applicant is also asking for
preliminary plat approval of 35 single family residential lots and 4 common lots on 8.03 acres.
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 Northborough Subdivision (AZ -06-030 and PP -06-030)
with the conditions listed in Exhibit B of the Staff Report.
3. PROPOSED MOTION (to be considered after the public hearing)
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ -06-030 and PP -06-030 as presented in staff report for the
hearing date of August 31, 2006 with the following modifications: (Add any proposed
modifications.)
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ -06-030 and PP -06-030 as presented in the staff report for the
hearing date of August 31, 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 -06-030 and PP -06-030 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
Northborough Subdivision AZ-06-030/PP-06-030 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: West Ustick Road on the north side, approximately 700 feet east
of Linder Road in Section 36, Township 4 North, Range 1 West
b. Owners:
Dennis Creek
770 Clear Creek Drive
Meridian, ID 83642
c. Applicant:
Gemstar Development, LLC
228 E. Plaza Drive, Suite I
Eagle, ID 83616
d. Representative: Shawn L. Nickel, SLN Planning, 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 of the subject 8.03 acres to R-8 and Preliminary Plat approval of 35
single-family buildable lots and 4 common lots. All of the homes within the development are
proposed to be single-family detached. The average lot size in the proposed development is
5,813 square feet. The gross density of the project is 4.36 dwelling units per acre and the net
density is 6.98 dwelling units per acre. Approximately 13.1 percent of the site is being set
aside for open space.
1. Date of preliminary plat (attached in Exhibit A): July 5"', 2006
2. Date of landscape plan (attached in Exhibit A): April 24th, 2006
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.
b. The subject application will in fact constitute 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 17t" and July 31 ", 2006
d. Radius notices mailed to properties within 300 feet on: July 7`h, 2006
e. Applicant posted notice on site by:
July 24th, 2006
6. LAND USE
a. Existing Land Use(s): The current land use is agricultural. All existing structures are to be
removed before construction.
b. Description of Character of Surrounding Area: This area contains primarily rural parcels
Northborough Subdivision AZ-06-030/PP-06-030 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
in Ada County, a proposed medium density residential development and a school site.
c. Adjacent Land Use and Zoning:
1. North: 3 -acre residential parcel zoned RUT (Ada County) and 39 -acre Sawtooth
Middle School, zoned R-4.
2. East: 9.5 acre residential parcel, zoned RUT (Ada County).
3. South: Proposed R-8 Southwick Subdivision, currently zoned RUT (Ada County).
4. West: 15 -acre and 5 -acre residential parcels, zoned RUT (Ada County).
d. History of Previous Actions: None
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is currently sewer in Ustick Road.
Location of water: There is currently water in Ustick Road.
Issues or concerns: The tiling of irrigation ditches, and the plans for the White
Drain.
2. Canals/Ditches Irrigation: There are a few irrigation ditches and drains that traverse
through or adjacent to this site. All open irrigation ditches, laterals and canals, should
be tiled when this property develops.
3. Hazards: No hazards have been identified on this site.
4. Proposed Zoning: R-8 (Medium Density Residential)
5. Size of Property: 8.03 acres
f. Subdivision Plat Information:
1. Residential Lots: 35
2. Non-residential Lots: 0
3. Total Building Lots:
4. Common Lots: 4
5. Other Lots: 0
6. Total Lots: 39
7. Gross Density:
8. Minimum House Siz
kil
4.36 units per acre (net density is 6.98 d.u./acre)
e: 1,200 square feet
g. Landscaping
1. Width of street buffer(s): 25 feet
2. Width of buffer(s) between land uses: N/A
3. Percentage of site as open space: 1.05 acres/13.1% (including street buffer).
4. Other landscaping standards: Common open space lots should include at least one
deciduous shade tree per 8,000 square feet (UDC 11 -3G -3E2).
h. Amenities: None proposed.
Northborough Subdivision A7--06-030/PP-06-030 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
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-8
Setbacks (in feet)
Proposed
Required
Front Living Area (to sidewalk)
15
15
Front Accessed Garage (to sidewalk) 20
20
Side
4
4
Rear
12
12
Frontage
50
50
Lot Size
5,000
5,000
k. Proposed and Required Non -Residential:
N/A
I. Summary of Proposed Streets and/or Access: The applicant is proposing to construct a
34 -foot wide public entry road, Southwick Way, from Ustick Road. Southwick Way will align
with the proposed entry road to the southern parcel development, Southwick Subdivision. The
applicant is also proposing to provide public street stubs, Moorefield Street and Bentley Street
to the undeveloped parcels to the west and east. Northborough Avenue will stub to the north to
another undeveloped parcel. All of the internal streets are public streets with 34 -foot wide
street sections with rolled curbs and gutter, and contain 5 -foot wide attached sidewalks and 2 -
foot wide landscape strips within 50 -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 July 14, 2006, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary
Services Company. Staff has included comments, conditions and recommended actions in
Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future
Land Use Map. Medium density residential areas are anticipated to contain three to eight
dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 35 single-family lots on 8.03 acres for a gross density of 4.36 dwelling units/acre. The
proposed density complies 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.
Northborough Subdivision AZ-06-030/PP-06-030 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
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:
• 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 Sheriffs Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
• The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
• The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
• The subject lands are currently serviced by the Meridian 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 V1, 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 public streets that stub to the parcels to the
north, east, and west, that are currently zoned RUT (Ada County), some of which staff anticipates
will develop in the near future. The proposed entrance road aligns with the entrance to the
proposed Southwick Subdivision to the south. Staff believes that the applicant has done a good
job of providing for future connectivity to all of the adjacent parcels.
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 six-foot tall closed fence around the boundary of this
development. 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.
Northborough Subdivision AZ-06-030/PP-06-030 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
The applicant is proposing to construct five foot wide sidewalks adjacent to all of the proposed
streets, which connect to adjacent properties. Staff is 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 proposing a residential zone. Staff finds that the proposed single-family
residential properties are compatible with the proposed development to the south and existing R-
4 and R-8 developments in proximity to this proposed development. The applicant is proposing to
construct a six-foot tall privacy.fence around this development. Staff finds that the proposed
fencing should provide adequate screening and protection to the adjacent rural parcels, which
staff anticipates will develop in the.future.
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 existing rural parcels to the north, east and west of the proposed
development. Staff anticipates the parcel to the north will develop in the near future. The
proposed future subdivision in the area to the south is R-8. While the adjacent parcels to the east
and west may not develop in the near future, there are existing R-4 and R-8 developments in
proximity to this proposed development. Staff recommends 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.
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-8 zoning district.
b. Purpose Statement of Zone:
R-8 Medium Density Residential: The purpose of the residential districts is to provide for
a range of housing opportunities consistent with the Meridian Comprehensive Plan.
Connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. Residential districts are distinguished by the allowable density of
dwelling units per acre and corresponding housing types that can be accommodated
within the density range.
c. General Standards: All of the proposed lots comply with the standard street frontage and lot
size requirements of the R-8 zone established in the UDC. No dimensional modifications are
being requested for the proposed development.
1[IfiM4111I&MI
a. Analysis of Facts Leading to Staff Recommendation:
Northborough Subdivision AZ-06-030/PP-06-030 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-8 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 4,
2006 by D.Terry Peugh, 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:
Density/Open Space: As noted previously in this report, this area is designated for
medium density residential uses. Medium density residential is defined as up to eight
dwelling units per acre. The submitted plat has a net density of 6.98 dwelling units per
acre. There are existing rural lots around the entire perimeter of this site. There is a
proposed R-8 Southwick Subdivision on the parcel to the south, as well as existing R-
4 and R-8 developments in the area.
UDC 11 -3G -3A1 requires at least 5% of the total land area to be set aside for common
open space in single-family developments. Street buffers as designed by the applicant
do not count towards the open space requirement. The drainage area, Lot 2 Block 3, is
set aside as open space. Staff finds that this area is not an inviting common area for
public use. There is no proposed micropath and the area bordering Lot 8 and 9, Block
3 does not meet the qualified open space requirement (UDC 11 -3G -3B -la. The
applicant should recalculate all open space.
Landscaping: The landscape plan prepared by The Land Group, on April 24`h, 2006, is
approved with the following modifications/notes:
• Per UDC 11 -3G -3A, set aside at least 5 % of the site for open space.The
applicant shall recalculate open space without the required arterial road
landscape buffer on Ustick Road.
• Per UDC 11 -3G -3E1, at least one deciduous shade tree per every 8,000 square
feet of common open space should be planted, and common areas should be
improved with lawn, either seed or sod.
• Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
• 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).
Lot and Block Configuration: Although the UDC does not have minimum block
length requirements, staff is concerned with Block 4 that includes only 6 lots.
Stub Streets: The applicant proposes to vacate an existing private lane, Llama Lane
and build Northborough Avenue to stub to the north. The applicant should be required
to provide all public stub streets (Northborough Avenue, Bentley Street and
Moorefield Street)) to the north, east and west as proposed.
Northborough Subdivision AZ-06-030/PP-06-030 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
_Entry Road: The proposed road, Southwick Way, aligns with the entry road to the
proposed development to the south. The applicant should provide the entry road,
Southwick Way, with the proposed entry road to Southwick Subdivision per ACHD's
requirements.
Existin2 Residences/Buildings: All existing buildings shall be removed as proposed
Fencing: The applicant is proposing to construct six-foot solid fencing 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: Maintenance of all common areas shall be the responsibility of the
Northborough 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 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 final plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-
15 and MCC 9-1-28.
b. Staff Recommendation: Staff would like to see the applicant consider alternative desi ns
that create a better sense of community by integating the lots from Block 4 and by creating
more useable and meaningful open space for residents. However, the plat as proposed does
meet UDC re uirements therefore Staff recommends approval of the subject a lications
AZ -06-030 and PP -06-030 with the conditions listed in Exhibit B of the Staff Report for the
hearing date of August 31, 2006.
11. EXHIBITS
A. Drawings
Preliminary Plat (dated: 7/5/06)
2. Landscape Plan (dated: 4/24/06)
B. Conditions of Approval
1.
Planning Department
2.
Public Works Department
3.
Fire Department
4.
Police Department
5.
Parks Department
6.
Sanitary Service Company
Northborough Subdivision AZ-06-030/PP-06-030 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE. OF AUGUST 31, 2006
7. Ada County Highway District
8. Central District Health Department
C. Legal Description
D. Required Findings from Unified Development Code
A. Drawings
Preliminary Plat (dated: 7/5/06)
Northborough Subdivision AZ-06-030/PP-06-030 PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS --PRELIMINARY PLAT (PP -06-022)
1.1.1 The preliminary plat labeled as PPR -1, prepared by Bailey Engineering, Inc., dated July 5, 2006 is
approved, with the conditions listed herein. All comments and conditions of the accompanying
Annexation and Zoning (AZ -06-030) application shall also be considered conditions of the
Preliminary Plat (PP -06-030)
1.1.2 The landscape plan prepared by The Land Group, on April 24, 2006, is approved with the
following modifications/notes:
• Per UDC 11 -3G -3A, set aside at least 5% of the site for open space.
• Redesign drainage area, Lot 2 Block 3 to meet the qualified open space
requirement (UDC 11 -3G -3B -la. and recalculate the open space.
• Recalculate open space area without the required 25 -foot landscape buffer
along Ustick Road.
• Per UDC 11 -3G -3E1, at least one deciduous shade tree per every 5,000 square
feet of common open space should be planted, and common areas should be
improved with lawn, either seed or sod.
• Per UDC 11-313-10, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
• 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 11-38-14.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
1.1.3 Vacate the existing private street, Llama Lane, as proposed.
1.1.4 Provide a public street, Southwick Way, that aligns with the proposed entry road to the south and
provide public stub streets to the north, east and west as proposed.
1.1.5 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature of the final plat by the City Engineer.
1.1.6 Provide a six-foot tall solid 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 perimeter. Perimeter, common open space, and micro -path
fencing shall be designed according to UDC 11-3A-7.
1.1.7 Maintenance of all common areas shall be the responsibility of the Northborough Home Owners'
Association.
Exhibit B — Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
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. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
1.1.9 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS—PRELIMINARY PLAT (PP -06-030)
1.2.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.2.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC I I -
3A -18 and shall be fully vegetated with grass and trees. Sand, gravel or other non -vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards 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 ACRD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains in Ustick
Road. 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 Per the City of Meridian's to and through policy the applicant shall be required to extend sewer
mains in Bentley Street.
2.3 Water service to this site is being proposed via extension of mains in Ustick Road. The applicant
shall be responsible to install water mains to and through this development, coordinate main size
Exhibit B — Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
and routing with Public Works.
2.4 No manholes or water valves shall be allowed to be placed in the landscape islands. If water
and/or sewer mains are to be routed under them then no large landscaping shall be allowed within
them. The applicant shall coordinate with the Planning Department to comply with this condition
and still meet all landscape requirements of the UDC.
2.5 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 fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.6 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).
2.7 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. 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" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then 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 source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.9 Note number three of the preliminary plat shall be revised to dedicate 5 -foot public utility and
drainage easement along interior lot lines. This shall be a condition of the final plat.
2.10 All existing structures not meeting setbacks or the dimensional standards of the UDC shall be
removed prior to signature on the final plat by the City Engineer.
2.11 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.
2.12 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.
2.13 The drain located along the eastern boundary of this property, indicated on the plat as the white
drain, does not appear to staff as being proposed to be piped City code allows for ditches to be
allowed to be left open if they are used as a water amenity, or linear open space. All other ditches
must be tiled per ordinance, City Council may waive this requirement for large diameter facilities.
The applicant shall clarify at the Public Hearing their intentions for this facility.
2.14 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be 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. There appear to be two end users that are immediately affected by the tiling of
ditches through this property. Prior to construction plan approval the applicant shall submit
Exhibit B — Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
letters of approval for the gravity irrigation plans from the two neighbors immediately to the west
of this property. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.15 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.
2.16 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.
2.17 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.
2.18 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.
2.19 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.
2.20 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.21 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.22 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.
2.23 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.
2.24 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 1 -foot above.
2.25 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25 -feet, height for 250 watt fixtures
is 30 -feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
3. Fire Department
3.1 One and two family dwellings will require a fire -flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %z" outlet face the main street or parking lot aisle.
Exhibit B -- Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
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 corners 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 project.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
3.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius. (Note: No parking will be allowed around the island on Moorefield Street, Lot 1, Block 6.
Said area shall be signed "No Parking" in accordance with Appendix D Section D103.6 Signs.)
3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.7 Building setbacks shall be per the International Building Code for one and two story construction.
3.8 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 34' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of 75,000 GVW.
3.9 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticorn Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.10 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.
4. Police Department
4.1 The proposed development and/or plat do not offer natural surveillance opportunities of the
public areas (Block 3 Lot 2). Prior to the next public hearing, the applicant shall meet with the
Police Chief and/or Planning Staff to discuss features that increase visibility, including but not
limited to: doors and windows that look out on the public areas, front porches, and adequate
nighttime lighting. The site plan and/or landscaping plan shall be revised in accord with those
discussions.
4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
Exhibit B — Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
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 SSC has no comments related to this application.
7. Ada County Highway District
Site S eci tc Conditions ofApproval
1. Dedicate right-of-way to total 48 -feet from the centerline of Ustick Road. Right-of-way on this
segment of Ustick Road can be purchased by ACRD from the Applicant to total 48 -feet. The 23
additional feet will be purchased and the applicant will not be compensated for the existing right-
of-way.
2. Construct a 5 -foot concrete sidewalk along Ustick Road no closer than 41 -feet from centerline.
The applicant is permitted to construct the sidewalk outside of the public right-of-way if the
applicant provides an easement to the public for any portion of the sidewalk located outside of the
public right-of-way.
3. Locate the entry road, Southwick Way, in alignment with another proposed entry road adjacent to
Ustick Road, Southwick Subdivision. Approval of this location is contingent on the actual
alignment of the two roadways.
4. Construct the entry road, Southwick Way, as a 34 -foot street section within 50 -feet of right-of-
way complete with curb, gutter and 5 -foot attached concrete sidewalk.
5. Close the existing driveway accessing Ustick Road, located to the west of the proposed location
of Southwick Way. The right-of-way for that driveway is to be vacated and exchanged for any
internal roadway dedicated for public use.
Construct all the internal roadways as 34 -foot street sections within 50 -feet of right-of-way
complete with curb, gutter and 5 -foot attached concrete sidewalk.
7. Locate the local roadways not closer than 125 -feet from one another (measured centerline to
centerline).
Construct the internal roadways as a 34 -foot street sections within 50 -feet of right-of-way
complete with curb, gutter and 5 -foot attached concrete sidewalk.
Work with ACRD staff in Traffic Engineering and Development Review for approval of the
exact design dimensions for the intersection of Moorefield Street and Northborough Avenue with
the center island.
10. Construct a stub street to the north, Northborough Avenue, located approximately 125 -feet east of
the west property line (measured property line to centerline). This stub street shall provide direct
lot access to the single family dwelling to the north of this site.
11. Construct a stub street to the west, Moorefield Street, located approximately 90 -feet south of the
north property line (measured property line to centerline). This stub street shall align with and
Exhibit B — Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
connect to a future roadway to the west of this site. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
12. Construct a stub street to the east, Bentley Street, located approximately 330 -feet north of the
south property line (measured property line to centerline). This stub street shall align with and
connect to a future roadway to the east of this site. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
13. Ustick Road is classified as an arterial roadway: all access points to Ustick Road will be closed
except the access specifically approved with this application: direct lot access to Ustick Road is
prohibited and should be noted on the final plat.
14. Comply with District Tree Planter Width Interim Policy.
15. Comply with all Standard Conditions of Approval.
Standard Conditions of'Approval
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.
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 of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than 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 of Idaho 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 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 damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
Exhibit B — Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
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
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
Exhibit B — Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
C. Legal Description
IDAHO
SURVEY
GROUP
Project No. 06-005-01
Northborough Subdivision
and
Annexation and Rezone RUT to R-8
1450 East Watertowe- St.
site 150
Meridian, Idaho 83642
Phone (208) 846-8570
Pax (208) 884-5399
February 14, 2006
Revised May 4, 2006
A parcel of land located in the SW 1/4 of the SW 1/4 of Section 36, TAN., R.l W.,
B.M., Ada County, Idaho, more particularly described as follows: Commencing at the
Southwest confer of said Section 36, from which the South 1/4 comer of said Section
bears South 8842'55" East, 2662.17 feet; Thence 665.56 feet to the REAL POINT OF
BEGrINNING.
Thence North 00'19'10" East, 835.18 feet;
Thence South 89°46'05" East, 277.90 feet to a point in the center of a drain ditch,
Thence along the center of said drain ditch South 14'20'18" Fast, 358.01 feet;
Thence South 8101'35" East, 114.33 feet;
Thence departing said drain ditch South 00002'35" West, 482.45 feet to a point on
the South boundary of said Section 36;
Thence North 88°42'55" West, 483.91 feet to the Point of Begirming. Containing
8.02 acres, more or less.
Prepared By:
D. Terry
Professional Land Surveyors
Exhibit C — Page 2
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
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Exhibit C — Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 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-8. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that future development of this property will comply with the established
regulations and purpose statement of the R-8 zone.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when 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,
Staff 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-8 zoning amendment will provide lots that are similar in nature to proposed
subdivisions in the near vicinity. Staff finds that all essential services are available or will
be provided by the developer to the subject property and will not require unreasonable
expenditure of public funds. The applicant is proposing to develop the land in general
compliance with the City's Comprehensive Plan. This is a logical expansion of the City
limits. In accordance with the findings listed above, staff finds that Annexation and
Zoning of this property to R-8 would be in the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in general 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 MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 31, 2006
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See Exhibit B of the Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACRD, 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
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACRD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
b. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit D — Page 2
20 July 2006
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Planning & Zoning Commission
City of Meridian
660 E. Watertower Lane Suite 202
-:.. ;� LrididSTi; 11) 33642- — - - - - - --
RE: AZ06-030/PP-06-030/Northborough Subdivision
Dear Anna:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Annexation & Zoning: Nampa & Meridian Irrigation District has no comment on the above
referenced application.
Preliminary Plat: If all storm drainage is retained on-site there will be no impact on Nampa
& Meridian Irrigation District and no further review will be required.
However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation District
requires that a Land Use Change Application is filed for review prior to final platting. Please
contact Donna Moore at 466-7861 for further information.
All laterals and waste ways must be protected. The developer must comply with Idaho Code
31-3805. It is recommended that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
Sincerely,
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg _..
C: pile - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
25 July 2006
Shawn L. Nickel
SLN Planning, Inc.
839 E. Winding Creek Drive, Suite 201
Eagle, ID 83616
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
RE: Land Use Change Application — Northborough Subdivision
Please note the District now requires three (3) sets of plans
Dear Mr. Nickel:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above -referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
Donna N. Moore, Asst, Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Meridian City Planning & Zoning Commission
GemStar Development, LLC, 228 E. Plaza Drive, Suite I, Eagle, ID 83616
Dennis Creek, 770 Clear Creek Drive, Meridian, ID 83642
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
'RECEIVE
Regarding the annexation and zoning ofNorthborough Subdivision off of Ustick Road €:{ T Y OF M E R I D I A f,.
et vEe Ta Au&4-tc, — 31, aaoca T V r I _ F R K( r"
We are Les and Betty Vogel and we live at 3610 N Linder Road. Our property is on the western boarder of the
proposed development and on the southern border of the Sawtooth Middle School.
We t not objecting to the zoning request but we do have several other concerns about the proposed development.
Our first concern is the fence that will be constructed between the proposed subdivision and our property. We
currently have agricultural land in pasture where we feed livestock and goats. Our concern is the type and height of
the fence. We would like to be assured that the fence will be adequately designed and constructed to protect our
livestock at all times from debris from the subdivision construction and from the subsequent land owners. We would
like the fence to be constructed as to not interfere with our existing fence that currently secures the livestock to the
pasture area.
How will you attach your fence on the north to the existing fence
The second concern is the irrigation water flow. This is the irrigation water that supplies water for our agricultural
land. The water currently runs along the southern border of the proposed development. It then turns north and
briefly runs along the western boundary and then turns in a westerly direction through the Endicott property. At the
point where the main ditch tum west, a feeder ditch continues north to the southeast corner of our property. Our
concerns are: 1) What kind of diversion will supply the water for the proposed subdivision. If you have a siphon
system will it have an adequate self drain? Will it adequately provide sufficient water downstream for our irrigated
pasture land? 2) Will the subdivision design provide us access to the ditch for maintenance and to assist in supplying
the water to our property? 3) Will your design grade be sufficiently higher than our pasture so our flood irrigation
does not create water problems such as flooding and seepage not only during construction but for the final home and
landscape designs? Are the homes designed with below grade crawlspaces or even basement areas? This could
become a problem if the flood irrigation is not part of the concerns during the planning stages.
The valley is growing fast and there are many landowners similar to us that find themselves in the situation of being
neighbors to new development. We know several individuals that find the biggest concern of all to be the trash,
debris, yard waste, and even animal waste that gets blown and thrown over the fence into adjacent open property
during construction and primarily after the homes are occupied. What rights do we as the new neighbors have to stop
this from happening? We make our livelihood off of the livestock that we pasture on this land and if we loose a sick
cow or a goat because they consumed hazardous substances then we are loosing income. Would there be any
recourse for us if this begins to happen. Would we have an individual we could contact?
Our final concern is with communication during the planning and construction phases. Who will inspect the
construction contractor's work on the project? If there are concerns with construction that affect our property or could
affect our property down the road will there be an individual that can be consulted to immediately address our
concerns.
We would like to welcome the developer as a new neighbor if we can be assured that we can communicate and work
with them and be assured that the concerns we have listed above are addressed.
Thank You,
i
CITY OF MERIDIAN AU53 31 2006
City ofMeridia�
PUBLIC HEARING Ci ollema �cc
SIGN-UP SHEET
DATE August 31, 2006 ITEM # 63 7
PROJECT NUMBER AZ 06-030, PP 06-030
PROJECT NAME Northborough Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
08/02/2006 16:45 2089385873 LAND CONSULTANTS PAGE 02/03
SLAT Planning, Inc.
148 N. 2"d Street, Suite 101 • Eagle, Idaho 83616 + Office 208 938.3812 * Fxx 208.938.5873
August 2, 2006
RECENED
Meridian Planning and Zoning Commission Pr►nllti
City of Meridian
660 E. Watertower Lane, Suite 202 City of Meridian
Meridian, Idaho 83642 City Clerk Office
RE: Northborough Subdivision — Planning and Zoning Review Comments
Dear Commissioners;
With regards to Staff comments for the Northborough Subdivision annexation and zoning, and
preliminary plat applications that will be before you on the August 3, 2006 P&Z hearing, please accept
the following reply to those comments.
Ani
We would like to discuss Staffs recommendation for redesign. of Olock 4 and the open space.
Site Specific Conditions of AD - Preliminary Plat Comnignits
1.1.4&1.1.5 The Engineer of Record has confirmed that proposed Southwick Street does in fact
align, with the street to the south.
Men Police D arbor t Co 'o Comments:
4.1.1 We have contacted the Police Department to discuss visibility issues.
Any additional comments and recommendations contained in the ,,Staff Rcport are hereby deemed
acceptable to the applicant upon, approval by the Planning and Zoning Commission and City Council_
Please include our comments as part of the record for Bellingh nI Nark Subdivision. Please contact
me if any questions may arise.
Sincerely,
Richard T. Seek
Representing Gemstar Development, LLC
q -t-) C)
AUG 02 '06 16:50 2089385873 PAGE -02
Machelle Hill
From: Richard Beck [richard@landconsultants-net] r t
Sent: Thursday, August 03, 2006 1:51 PM
To: Jennifer Veatch
Cc: Shawn Nickel; Machelle Hill; Anna Canning
Subject: Continuance of Northborough Subdivision AZ 06-030/PP 06-030
Jenny:
On be -half of Gemstar Development LLC, please postpone the hearing for Northborough
Subdivisa.-on__(scheduled for tonight's P&Z) for two weeks to allow us -to re-evaluate the
design of the "subdivision as recommended in the staff report. Thank you for your
assistance.
Sincerely,
Richard T. Beck
Inc.
148 N. 2nd Street
Suite 101
Eagle, ID 83616
Phone 208-938-3812
Fax 208-938-5873
1
AUG 0 3 2006
.ill .L�1
Tara Green
From: Jennifer Veatch
Sent: Thursday, August 03, 2006 2:36 PM
To: Machelle Hilt; Sharon Smith; Tara Green; Will Berg
Subject: FW: Continuance of Northborough Subdivision AZ 06-030/PP 06-030
FYI
Jenny Veatch
Associate Planner
Meridian Planning Department
660 E. Watertower Lane, Suite 202
Meridian, ID 83642
208.884.5533
208.888.6854 (fax)
veatchj@meridiancity.org
-----Original Message -----
From: Richard Beck[mai Ito: richard@landconsultants.net]
Sent: Thursday, August 03, 2006 1:51 PM
To: Jennifer Veatch
Cc: Shawn Nickel; Machelle Hill; Anna Canning
Subject: Continuance of Northborough Subdivision AZ 06-0301PP 06-030
Jenny:
On behalf of Gemstar Development LLC, please postpone the hearing for Northborough Subdivision
(scheduled for tonight's P&Z) for two weeks to allow us to re-evaluate the design of the subdivision
as recommended in the staff report. Thank you for your assistance.
Sincerely,
Richard T. Beck
SLN Planning, Inc.
148 N. 2nd Street
Suite 101
Eagle, ID 83616
Phone 208-938-3812
Fax 208-938-5873
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE August 3, 2006 ITEM # 9110
PROJECT NUMBER AZ 06-030, PP 06-030
PROJECT NAME Northborough Subdivision
NAME (PLEASE PRIN
FOR I AGAINST I NEUTRAL
C&L
CITY OF
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
IDAHO � DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
�
cF� F
TRC.WRE Vnu�Y 61NLE To in that your comments and recommendations will be considered by
1803
MAYOR )tl�`11e 'dian Planning and Zoning Commission please submit your
Tammy de Weerd ` ,,....
mments and recommendations to Meridian City Hall
ti
CITY COUNCIL MEMB�,RS
Keith Bird
Joseph W. Borton
Charles M. Rountree
Shaun Wardle
N,
CITY DEPARTMENTS
City Attorney/HR
703 Main Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
Fire
540 E. Franklin Road
888-1.234/fax 895-0390
Parks & Recreation
11 W. Bower Street
888-3579/fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-5533 / fax 888•-6844
Police
1401 E. Watertower Lane
888-6678/fax 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500/fax 895-9551
- Building
660 E. Watertower Lane
Suite 1.50
887-2211 / fax 887-1297
- Wastewater
3401 N. 'Ten Mile Road
888-2191 / fax 884-0744
- Water
2235 N.W. 8th Street
888-5242/fax 884-1159
Attn',1 i11 Berg, City Clerk, by: July 27, 2006
Yransmittat,p6te" July 10, 2006 File No.: AZ -06-030/ PP -06-030
Hearing paf_ August 3, 2006
F c}i�gt: Public Hearing: Annexation and Zoning of 8.03 acres to R-8 and
Preliminary Plat approval of 35 residential lots and 4 common lots on 8.03
acres in the ro osed R-8 zone for Northborough Subdivision.
By: Gemstar Development, LLC
Location of Property or Project: north of Ustick Road and east of
Linder Road
David Zaremba (no FP)
David Moe (no FP)
Wendy Newton-Huckabay (No FP)
Michael Rohm (No FP)
Keith Borup (No FP)
Tammy de Weerd, Mayor
Charlie Rountree, C/C
Joe Borton, C/C
Keith Bird, C/C
_Shaun Wardle, C/C
_ Water Department
Sewer Department
Sanitary Services(No VAR, VAC, FP)
Building Department / Rich Greene
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office(FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrig. District
Idaho Power Co. (FP,PP,CUP)
Qwest (FP/PP only)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Dept. (No FP)
Ada County Ass. Land Records
Meridian Development Corp.
Historical Preservation Comm.
RECEIVED
JUL 18 2006
City of 1VleridiaA
Your Concise Remarks: Ald"Cd,r>vCity Clerk Office
CITY HALT, 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK- FAX 888-4218 FINANCE & UTILITY BILLING -FAX 887-4813 MAYOR'S OFFICE- FAX 884-8119
Printed on recycled paper
as
July 3 1 , 2006 A--030
MERIDIAN PLANNING & ZONING MEETING August 3, 2006
APPLICANT Gemstar Development, LLC ITEM NO.
REQUEST Public Hearing - Annexation and Zoning of 8.03 acres to R-8 for
Northborough oro Subdivsr n - north of Ustick Road and east of Linder Road
AGENCY COMMENTS
TS
CITY CLERK:
CITY ENGINEER:
EER:
CITY PLANNING ING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARIS DEPT:
See Attached Staff Report
No Comment
MERIDIAN SCHOOL DISTRICT: See Attached Comments
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH: See Attached Comments
I AMPA MERIDIAN IRRIGATION-
SETTLERS'
RRIGATI -
SETTLERS' IRRIGATION- See Attached Comments
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See Attached Affidavilt of Sign Posting See Attached Letter from Lester & Better Vogel
Contacted: Date: Phone:
Emailed: Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
CITY F M ER1 DI AN P LANN T NG DEPARTMENT STAFF" REPORT FOR THE D EARIN 0 DATE of AUGUST 3, 2006
PP -06-030
Preliminary Plat approval of 35 single-family residential building lots and
common lots on 8.03 acres in a proposed R-8 zone, by Gemstar Development,
elopment,
LLC
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Gemstar Development, LLC, has applied for Annexation and Zoning AZ to R--8
(Medium Density Residential) for 8.03 acres of :property currently zoned .RU's` in Ada County.
The site is located on West Ustick Road on the north side, approximately 700 feet east of Linder
Road. All existing structures will he removed from the site. The applicant is also asking for
-preliminary plat approval of 35 single family it residential lots and 4 common lots on 8.03 acres.
. SUMMARY RECOMMENDATION
The subject applications and PP were u mitted 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
recommendinga royal f the proosed Northborough SubdivisionA�-06-030 and PP -06-0201
with the conditions listed in Exhibit B of the Staff Report.
. PROPOSED MOTION to be considered after the public hearing)
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Lumbers AZ -6-030 and PP -06-030 as presented in staff report for the
,hearing date of August 3, 2006 with the following modifications: (Add any proposed.
modifications.)
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of Pile Numbers AZ -06-030 6-030 and. PP -06-030 as presented in the staff report for the
hearing date of August 3, 2006 for the following reasons: (You should state specific reasons for
denial of the annexation and you mut state specific reason(s) for the denial of theplat.)
Continuance
I move to continue .Pile Numbers ers AZ- 6-030 and P-06-030 to the hearing date of (insert
continued hearing date here) for the following reasons: (You should state specific reason(s)
for continuance.)
Northborough Subdivision AZ-06-030/PP-06-030 PAGE I
STAFF REPORT
Hearing Date: 8/3/2006
..r
TO:
Planning & Zoning Commission
x
FROM:
Jenny Veatch
Associate Ci Planner
i
Meridian Planning Department
._.. ..
illk -884-553
2 0 6
SUBJECT- UBJECT
7 Mirt �# # o1
Nobo o V Subdivision
- O�c�
'� `fid dM1a �
r
Annexation and Zoning of 8.03 acres from LETT (Ada County) to
R-8 (Medium Density Residential).
PP -06-030
Preliminary Plat approval of 35 single-family residential building lots and
common lots on 8.03 acres in a proposed R-8 zone, by Gemstar Development,
elopment,
LLC
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Gemstar Development, LLC, has applied for Annexation and Zoning AZ to R--8
(Medium Density Residential) for 8.03 acres of :property currently zoned .RU's` in Ada County.
The site is located on West Ustick Road on the north side, approximately 700 feet east of Linder
Road. All existing structures will he removed from the site. The applicant is also asking for
-preliminary plat approval of 35 single family it residential lots and 4 common lots on 8.03 acres.
. SUMMARY RECOMMENDATION
The subject applications and PP were u mitted 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
recommendinga royal f the proosed Northborough SubdivisionA�-06-030 and PP -06-0201
with the conditions listed in Exhibit B of the Staff Report.
. PROPOSED MOTION to be considered after the public hearing)
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Lumbers AZ -6-030 and PP -06-030 as presented in staff report for the
,hearing date of August 3, 2006 with the following modifications: (Add any proposed.
modifications.)
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of Pile Numbers AZ -06-030 6-030 and. PP -06-030 as presented in the staff report for the
hearing date of August 3, 2006 for the following reasons: (You should state specific reasons for
denial of the annexation and you mut state specific reason(s) for the denial of theplat.)
Continuance
I move to continue .Pile Numbers ers AZ- 6-030 and P-06-030 to the hearing date of (insert
continued hearing date here) for the following reasons: (You should state specific reason(s)
for continuance.)
Northborough Subdivision AZ-06-030/PP-06-030 PAGE I
CITY OF M ERIDIA. PLANNING D EPART I T STAFF REPO RT FGR THE H EARING DATE GF AUGUST 3, 2006
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location.- West Ustick Road. on the north side, approximately 700 feet east
o Linder Road in Section 3 , To�r�ship North, h, Range l Vest
h . Owners
Dennis Creek
770 Clear Creek Drive
Meridian, ID 83642
c. Applicant,
Gemstar Development, LLC
228 E. Plaza Drive, Suite I
Eagle, ID 83616
d. Representative: Shaun L. Nickel, SLN Planning, Inc.
e. Present Zoning: RUT (Ada County)
. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 8.03 acres to R-8 and Preliminary Plat approval of 3
single-farffl*ly buildable le lots and 4 common lots. All of the homes within the development are
proposed to be single-family detached. The average lot size in the proposed development is
,813 square feet. The gross density of the project is 4.36 dwelling units per acre and the net
density is 6.98 dwelling units per acre. Approximately I .1 percent of the site is being set
aside for open, space.
I. Date of preliminary plat (attached in Exhibit July 'h, 2006
. Date of landscape plan (attached in Exhibit A): April 20% 2006
. PROCESS FACTS
a. The subject application will in fact constitute n annexation as deternrnined by City Ordinance.
By reason of the provisions of the Meridian City Code Title I I Chapter 5, a public hearing is
required. before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance, By reason of the provisions of the Meridian City Code {Title I I Chapter 5, a pubEe
hearing is required before the City Council on this natter,
c. Newspaper notifications published on: July 17"' acrd July 31 % 2006
d. Radius notices mailed to properties within 300 feet on: Jul 7"', 2006
e. Applicant posted .notice on site b:
July 24'11, 2006
. LAND USE
a. Existing Land Uses: The current lard use :is agricultural. All existing structures are to be
removed before construction.
b. Description of Character of Surrounding Area.; This area contains primarily rural parcels
Northborough Subdivision AZ-06-030/PP-06-030 PAGE
CITY OF M ERIDIAN PLAITING DEPAF T TENT STAFF REPO RTFOR THE HEARING DATE of AUGST 3 , 2000
in Ada County, a proposed medium density r residential development and a. school site.
e. Adjacent Land Use and Zoning:
1. North.: 3 -acre residential parcel zoned RUT (Ada County) and 39 --acre Sawtooth
Middle School, zoned R-4.
. East: 9.5 acre residential parcel, zoned ,AUT (Ada Counter),
. South: Proposed R-8 Southwick Subdivision, currently zoned RUT (Ada County).
4. Vest; 15 -acre and -acre .residential parcels, zoned RUT County).
d. History of Previous Actions: None
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is currently sewer in Ustick Road.
Location of waten There is currently water in Ustick Road.
Issues or cone The tiling of irrigation ditches, and the plans for the White
Drain.
. Canals/Ditches Irrigation: There are a few irrigation ditches and drains that traverse
through or adjacent to this site. All open irrigation ditches, laterals and canals, should
be tiled. when this property develops.
. Hazards: No hazards have been identified on this site.
4, Proposed Zoning: R- (Medium Density Residential)
. Size o Property: 8.03 acres
f. Subdivision. Plat Information:
1. Residential Lots: 3
. Ton -residential Lots: o
3. Total Building Lots: 35
. Common Lots: 4
. Other Lots: o
6. Total Lots: 3
. Gross Density: 4,36 units per acre (net density is 6.98 &u./acre)
. Minimum House Size: 11,200 square feet
g. Landscaping
1. Width of street buffers: 25 feet
2. Width of buffer(s) between land. uses: N/A
3. Percentage of site as open space: 1.05 acres/13.1% (including street buffer).
4. Other landscaping standards: Common open space lots should include at least one
deciduous shade tree .per 8,000 square feet (UDC 11-3G-3 E2).
h. Amenities: None proposed.
Northborough Subdivision AZ-06-030/PP-06-030 PAGE
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST T 3, 2006
i. Off Street Parking: LDC 11 -3 C-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-8
tandards:R-8
Setbacks (in feet)
Proposed
Required
Front Living Area (to sidewalk)
15
15
Front Accessed Garage (to sidewalk) 20
20
Side
4
4
Rear
12
12
Frontage
50
50
Lot Size
5,000
51000
k. Proposed and Required Non -Residential: N/A
I. Summary mary o; Proposed Streets and/or Access: The applicant is proposing to construct
34 -foot wide public entry road., Southwick way, from. Utick Road. Southwick War will
offset the proposed entry road to the southern parcel development, Southwick Subdivision.
The applicant is also proposing to provide public street stubs, Moorefield. Street and Bentley
Street to the undeveloped parcels to the gest and east. Northborough Avenu.e will stub to the
north to another undeveloped parcel. All of the internal streets are public streets with 34 -foot
wide street sections, with rolled curbs and gutter, and contain -foot wide attached sidewalks
and. 2 -foot wide landscape strips within -Meet of right-of-way. Staff is generally supportive
f the proposed street system. ACID has submitted comments and conditions back to the City
for this project. ACPs conditions are included in Exhibit B.
7. COMMENTS MELTING
On July 14, 2006, a joint agency and d.epartmen.ts meeting was held. with service providers in this
area. The agencies and departments present .include: Meridian Fire Department, Meridian Parks
Department, Meridian Public works Department, Meridian ;Police Department, and the Sanitary
Services Company. Staff has inc.lud.ed comments, conditions and recommended. actions in
Exhibit B below.
. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium density Residential" on the Comprehensive Plan. Future
Land Use Map. Medium density .residential areas are anticipated to contain three to eight
dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Prelin nary Flat
includes 35 single-family lots on 8.03 aures for a gross density of 4.36 dwellingunits/acre. The
proposed density cornpIies with. the anticipated density for this area.
Staff finds the following Comprehensive FIan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
Chapter V11, Coal 111, Objective A., Action 1 - Require uire that development projects have planned
for the provision of all public services.
Northborough Subdivision AZ-06-030/PP-06-030 PACE 4
CITY OF M E R1DIA PLA N ING DEPARTMENT STAFF REPORT FOR THE HEARIN G DATE OF AUGUST 3, 2006
"en the City established its Area of City Impact, it planned to provide City services to the
subject rope . The City qfMeridian plans to provide Municipal services o the lands proposed
to be annexed in thfollowin manner..
• Sanitary sever and water service will be extended to the project at the developer's
expense.
The subject lands currently lie within theftirlsdiction ofthe Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City .Fire
Department, rho currently .shines resource and personnel with the Meridian Rural Fire
Department.
+ The subject lands currently lie within the jurisdiction ofthe Ada County Sheriff's, Office.
Once annexed the lauds will be serviced by the Meridian Felice Department (MPD).
The roadways adjacent to the subject lands are curs-ently 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 . This service
will not change.
The subject lands are currently serviced by the Meridian . ib c r 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 epc t� ent, the
Meridian Public Works Department, the Meridian Dater Department, the Meridian Wastewater
Department, the Meridian Panning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter v, goal 11, Objective A, Action 6 - Require street connections between. subdivisions at
regular intervals to enhance comectivity and better traffic flow.
The submitted preiminmy plat proposes to, provide public streets that stub to the parcels to the
north, east, and west, that are currently zoned RUT {.oda County), some of which staff ` ntic te,s
will develop in the nearfitture. The proposed entrance road offsets the entrance to the proposed
'outhwlc . Subdivision to the south. Staff is in support of1C'H 's requirement to have the
applicant align the entrance roads. Staff believes that the applicant has clone a goodjob of
providing for f inure connectivity to all ofthe adjacent prc s*.
Chapter V:1, Goal 11, Objective A, Action 1 - Review new development f r appy pri .t
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter DTII, Goal 1, Objective D, Action 9 - Rewire new residential development t provide
p rr-na�n nt perimeter fencing t contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
The applicant i.sproposing to construct a six -foo t tall close ,fence around the boundary o;fthis
development. Prior to house construction., fencing should e constructed around t e perimeter of
this .site. See Analysis below and .exhibit . for more information.
Chapter VI, Goal II, Objective A, Action 5 - Require :pedestrian access connectors in all new
development t link subdivisions together to -promote .neighborhood connectivity as part of a
community pathway y system.
Northborough Subdivision AZ-06-030/PP-06-030 PAGE
C ITY OF ME PJDIAN PLANNI G DEPA TM ENT STAFF REP 0 RT FOTO THE HEARING DATE OF AUGUST 3, 2006
The applicant is proposing to cons r uc five-foot wide sidewalks adjacent to all of theproposed
streets , which connect o ad acen proper t es. " aff iss�rppo ave of the proposed pd s ran
connections.
Chapter v11, 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 adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the proposed single-family
residen is properties are compatible with the proposed development to the south and existing 1-
and R-8 developments in proximity to this proposed development. The applicant is proposing to
construct a six-foot tall privacy fence arotend this development. t . .finds thx the proposed
fencing sho uld provide adequate screening and protection to the adjacent rural parcels, which
staff anticipates will develop in thefuture.
Chapter V11, Goal 1, Objective D, Action. 8 - Require new urban density subdivisions which abut
r 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 existing ural parcels to the north, east and west of the proposed
development. Staff antiipa � the arae o �e nor# will develop in ne r ut e. e
proposed f Lure subdivision in the area to the south is R-8. Vile the adfacen parcels to the east
and west may not develop in the nearfitture, there are existing R-4 and R-8 developments in
proximity to this proposed development. Staff recommends that the Commission and Council rely
o any wr i en or verbal testimony provided morn neighbors when determining if additional
screening or more transition in density is appropriate.
. UNIFIED VEL I I N'T CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached
homes as permitted uses in the R-8 zoning district.
b. .Purpose Statement of Zone -
R -8 Medium Density Residential: The purpose of the residential districts is to provide for
range of housing opportunities consistent with the Meridian Comprehensive Flan.
Correction to the City of Meridian water and sewer systems is a requirement for all
residential districts. Residential distrY. is are distinguished by the allowable density of
dwelling units -p .r acre and corresponding housing types that can be accommodated
within the density range.
. General Standards: All of the proposed. lots comply with the standard street frontage and lot
size requirements f the R-8 zone established in the LDC. No dimensional. modifications are
being requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
Northborough Subdivision A -06- 3 /P. -0 -030 PAGE
CITY of MERIDIAN P LANN ING D EPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-8 zone is appropriate for this property, Please
Exhibit xhibit D for detailed analysis of the required facts and findings for annexation.
The annexation .legal description submitted with the application (stamped on May 4,
2006 by D.Terry Peu.gh, 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:
Densis to en ace: As noted previously in this report, this area is designated for
medium density residential uses. Medium density residential is defined as up to eight
dwelling units per acre. The submitted. plat has a net density of 6.98 dwelling units per
acre. There are existing rural lots around the entire perimeter ofthis site. There is a
proposed. R-8 Southwick Subdivision on the parcel to the south, as well as existing R-
4 and. R-8 developments in the area.
UDC 11 -3 G -3A1 requires at least 5 % of the total land area to be set aside for common
open space in single-family developments. Street buffers as designed by the applicant
do not count towards the open space requirement. The drainage area, Lot 2 Bloch 3, i
set aside as open space. Staff finds that this area is not an inviting common area. for
.public use. There is no proposed micropath and the area bordering Lot 8 and 9, Block
3 does not meet the qualified open space requirement UDC 11 -3G -3B -la. The
applicant should recalculate all open space.
L ndsc rt_ The .landscape plana prepared by The Land group, on April 4"', 2006, is
approved with the following modifications/notes:
• Per UDC 11 -3G -3A, set aside at least of the site for open space.The
applicant shall recalculate open space without the required arterial road
landscape buffer on Ustickload..
• Per LTD11 -3 G-3 E 1, at least one deciduous shade tree per every 8,000 square
feet of common open space should be planted, and common areas should be
improved with lawn, either seed or sod.
• Per LDC 11-3B-10, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plana 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 LJDC 11-- --1 4.
Submit copies of a reprised landscape plan, reflecting the changes/notes mentioned.
above, with the final. plat application(s).
Lot and Bloch Confiration: Although. the UDC does not have nunimum block
length requirements, staff is concerned with the Block 4 that includes only 6 lots.
Stub Streets: The applicant proposes to vacate an existing private lane, Llama Bane
and build Northborough Avenue to stub to the north. The applicant should be required
to provide all public stub streets Northborough Avenue, Bentley Street and
Moorefield Street)) to the north, east and west as proposed.
Northborough Subdivision AZ-06-030/PP-06-030 PE
CITY of M ERI D IAN P LANN ING DEPARTMENT STAFF REPORT FOR THE H EARING DATE of AUGU ST 31 2006
Entry_ Road: The proposed. road, Southwick Way, offsets the entry road to the
proposed development to the south. The applicant should provide and align the entry
road, Southwick Way, with the proposed entry road. to Southwick Subdivision per
ACA's requirements,
Lot size; The applicant should redesign the lot sizes and configuration with the
adjustment of Southwick Way. The shift may farther constrain the 6 lots in Block 4.
Eris!ung-- ide ees uil in +. All existing buildings shall be removed. as proposed
Penein : The appI.ica.nt is proposing to construct six-foot solid fencing 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-' .
Common Areas: Maintenance of all common areas shall be the responsibility of the
Northborough Hone owners' Association.
Ditches, Laterals, and Canals: Per LDC 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 Irrigation: The City of Meridian requires that pressurized irrig tion systems
s
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 final plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
Landscape areas per the approved specifications and in accordance with UDC 11-3A-
15 and MCC -1-2.
b. Staff Recommendation: Staff would life to see the applicant consider alternative designs
that create a better sense of communi!y communityby, integrating the lots from Bloch 4, and -.by creating
more useable and meaningful o ens ace for residents, However, the plat asproposed does
meet UDC requirements, therefore Staff .recommends approval of the sub' ect applications
AZ -06-030 and PP -06-030 with the conditions listed in Exhibit B of the Staff` Rgport for the
hearing slate of Auggst 3 2006.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: 7/5/06)
2. Landscape Plan (dated: 4/24/06)
B. Conditions of Approval
1. Planning Department
2. Public Works Department.
3. Fire Department
. Police Department
Northborough Subdivision AZ-06-030/PP-06-030 PAGE
CITY OF MERI DIALANNING D EPA. TM ENT STAFF REPO RT FO R THE HEARING DATE OF AUGUST 3, 2006
. Parks Department
6. Sanitary Service Company
. Ada County Highway District
. Central District Health Department
C. Legal Description
D. Required inning from Unified Development Code
Northborough Subdivision AZ-06-030/PP-06-030 FAGS
CITY OF ME R1 D I AN PLA ING D EPARTM ENT STAFF REPORT FOR THE H EARI N G DATE OF AUGUST 3 � 2006
A. Draw ings
I . Preliminary Plat (dated: 7/5/06)
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CITY OF M E R1 DIAN PL AN ING DE PARTM ENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3, 2006
Landscape Plan (dated 4/24/06)
Nat
Exhibit A — Page 2
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Exhibit A — Page 2
CITY OF MEFJDIAN PLANNING DEPARTMENT STAFF REPORT o. THE HEARING DATE of AUGUST 3, 2006
B. Conditions of Approval
I. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS—PRELIMINARY PLAT (PP -06-022)
1.1.1 The preliminary plat labeled as PP -1, prepared by Bailey Engineering, Lac., slated July 5, 2006 i
approved, with the conditions listed herein. All comments and conditions of the accompanying
Annexation and Zoning (AZ -06-030) application shall also 'be considered conditions of the
Preliminary Plat -06-030)
1.1.2 The landscape plan. prepared by The Land Group, on April 24, 2006, is approved with the
following modifications/notes:
• Per LDDC 1. 1 -3G -3A, set aside at least % of the site for open space.
Redesign drainage area, Lot 2 Bloch 3 to meet the qualified open space
requirement SDC 11 -3 --3B-1 a. and recalculate the open space.
• Recalculate open space area without the required 2. -foot landscape buffer
along Ustick Road.
Per LJDC 11--3 G - 3E 1, at I east one deciduous shade tree per every 8,0 oo square
feet of common open space should be planted, and common areas should be
improved. with lawn, either seed or sod,
• Per LDC 11-3B-10, the applicant should work with the City Arborist, Elroy
Muff, on designing, adopting, and implementing a protection and mitigation
p. 'tan 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 instalia.tion should apply as listed in LDC 11--3B-1 ,
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 Vacate the existing private street, Llama Dane, as proposed.
1.1.4 Provide a public street, Southwick Way, that aligns with the proposed entry road to the south and
provide public stub streets to the north, east and west as proposed.
1.1.5 Redesign the lot sizes and configuration with the adjustment of the entry .road, Southwick way.
1.1.6 All buildings that spam across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the LDDC shall be removed, relocated or made to conform to city code,
prior to signature of the final plat by the City Engineer.
1.1.7 :provide a six-foot tall solid 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 i
not provided before issuance of a buil&ng pen -nit, ten'po.rary construction fencing t contain
debris must be installed around the :perimeter. Perimeter, common open space, and micro -path
fencing shall be designed according to LDC 1 I -3A-7.
Exhibit B - Page l
CITY OF MERIDIAN PLAT NWG DEPARTMENT STAFF REPO RT FOR T.H E HEARING DATE of AUGUST 3, 2006
1.1.8 Maintenance of all common areas shall be the responsibility of the Northborough Home Owners'
Association.
1.1.9 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. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved. by the City Engineer prior to final plat signature.
1.1.10 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQU REMENTS PRELII n ARY PLAT PP -06-030)
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 Sidewalk shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC I I -3A- 1 .
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 subj ect to USC 11-
3A--1 8 and shall be fuller vegetated with grass and trees. Sand, gravel or other iron -vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11. -3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications a
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, thea 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 ACID, 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.
.2.5 Staff s. failure to cite specific ordinance provisions or terns 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--.
.:exilic works Department
2.1 Sanitary surer service to this development is being proposed via extension of mains in Ustic
Road. The applicant shall install mains to and through this development; applicant shall
coordinate .main size and routing with the Public worts Department, and execute standard forrn.s
of easements for any maims that are required to provide service. Minimum cover over sewer
main .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 Per the City of Merid.ian"s to and through policy the applicant shall be required to extend sewer
mains -in Bentley Street.
Exhibit B --- Page 2
CITY of M ERJDIA P LANNING DEPA TM ENT STAFF REPORT T" FTIDE HEARING DATE AUGU ST 3, 2006
2.3 dater service to this site is being proposed via extension of mains in'Ustick Road. The applicant
shall be responsible to install water mains to and through this development, coordinate main size
and routing with. Public worts.
2.4 No manholes or water valves shall be allowed to be placed in the landscape islands. If water
and/or sewer mains are to be routed under them thea no large landscaping shall be allowed within
theca. The applicant shall coordinate with the Planning Department to comply with this condition
and still meet all landscape requirements of the UDC.
2.5 Any potential reimbursement agreements must comply with all requirements of City Code -1-1.
and 9-4-19, whiincludes the pr linu'nar agreement vile includes footage, size, and. depth of
reimbursable pipe) being finalized prior to construction play. approval. The detailed. agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.6 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.
2.7 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. 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" of the operations and maintenance .manual will be required prior to plan approval with the
"final draft" being .required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District thea a letter of plan approval shall be
submitted prior to scheduling of a pre -construction meeting.
2.8 The City of Meridian rewires that pressurized irrigattion systems be supplied by a year-round
source of water UDC :11--3A, . The applicant should be required to use any existing surface or
well water ;dor the primary source. If a surface or well source isnot 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 Note number three of the .preliminary plat shall be reprised to dedicate -foot public utility and.
drainage easement along interior lot lines. This shall be a condition of the final plat.
2.10 All existing structures not meeting setbacks or the dimensional standards of the LDDC shall be
removed prior to signature on the :final plat by the City Engineer.
2.11 Meridian Public worts 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.
2.12 Any existing domestic wells anchor septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. wells maybe used for non--
domestic purposes such as landscape irrigation.
2.13 The drain located along the eastern boundary of this property, indicated on the plat as the white
drain, sloes not appear to staff as being proposed to be .piped City code allows for ditches to be
allowed to be left open if they are used as a water amenity, or linear open space. All other ditches
:must be tiled per ordinance, City Council may waive this requirement for lame diameter facilities.
The applicant shall clarify at the Public Hearing their intentions for this facility.
..14 Per UDC 11-3 A-6 all irrigation itches, .laterals or canals, exclusive of natural waterways, that
intersect, cross or lige within the area being subdivided shall be cowered.. dans will. creed to be
approved by the appropriate irrigation/drainage distract, or lateral users association (ditch
owners), with written approval or non -approval submitted to the Public Works Department prior
Exhibit B — Page
I TY of M ERYDIA P LANNING DEPARTMENT STAFF REPORT FOR TH E D EAR -IN G DATE of AUGU ST 31 2006
to plan approval. There appear to be two end users that are immediately affected by the til g of
ditches through this property. Prior to construction plan approval the applicant shall submit
Letters of approval for the gravity irrigation plans from the two neighbors immediately to the west
of this property. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.15 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.
2.16 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.
2.17 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.
2.18 Applicant shall be required to pay Public worts development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.19 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.
2.20 Applicant shall be .responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection. Agency.
2.21 Applicant shall be responsible for application and compliance with any Section 404 Pernmitting
that may be required by the Army Corps of Engineers.
2.22 Developer shall coordinate mailbox locations with the Meridian Post office. where mailboxes
are located on or near sideway the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.23 Compaction test results shall be submitted to the Meridian :wilding Department for all building
pads receiving engineered. backfill, fill, where footing would sit atop fill material.
2.24 The engineer shall be required to certify that the street centerline elevations are set a nunimum. of
Meet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of hones is at least 1 -foot above.
2.25 One .hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public works Department. Height for 10 0 watt fixtures is 2 -feet, height for 250 watt fixtures
is 30 -feet. All streetlights shall be installed at sbdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and pent from the Public Forks Department prior to commencing installations.
. Fire Department
.1 One and two fancily dwellings will require a fire -flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
.2 Acceptance of the water supply for fire protection will be by the Meridian n Fire Department and
water quality by the Meridian water Department for bacteria testing,
Exhibit B - Page 4
CITY of M ERI DIAN PLANNING DEPARTMENT STAFF REP 0 RT FOR THE HEARING DATE OF AUGUST 3, 2006
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
. Fire Hydrants shall have the 4 V2" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which doesnot have addresses on it.
C. Fire hydrant markers shall. be provided per Public works specifications.
. Fire Hydrants shall be placed on corners when spacing permits.
e. Faire hydrants shall not have any vertical obstructions to outlets within 1. o'.
f. Fere hydrants shall be place 1. " above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the 1FC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved. turn around.
.5 All entrance and internal roads and alleys shall have a turning radius of 28" inside and 48' outside
radius. (Note: No parking will be allowed around the .island on Moorefield Street, Lot 1, Block 6.
Said area shall be signed "No Parking" in accordance with Appendix D Section D 10 3.6Signs.)
3.6 operational fire .hydrants, temporary or permanent street signs and access roads with an all.
weather surface are required before combustible construction is brought on site.
.7 Building setbacks shall be per the International Building Code for one and two story construction.
3.8 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which i ' wide. Streets with less than
a 29' street width shall have no parking. Streets with .less than 4' shall have parking only on one
side. These measurements shall be based. on the face of curb dimension. The roadway skull be
able to accommodate an imposed load. of 75,000 GVW.
.9 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.10 All portions of the buildings located on this project must be within 150' of a paved surface a
.measured around the perimeter of the building.
. Police Department
4.1 The proposed development and/or plat do not offer natural surveillance opportunities of the
public areas (Block 3 Lot 2). Prior to the next - ublic hearing, the applicant shall meet with the
Police Chief and/or Planning Staff to discuss features that increase visibility, including but not
lirm'ted to: doors and windows that look out on the public areas, front porches, and adequate
nighttime lighting. The site plan. and/or landscaping plan shall be revised in accord with. those
discussions.
4.2 Any interior fencing shall allow visibility from the street or shall not exceed four- feet in height if
solid fencing is used.
Exhibit B — 'age 5
CITY OF MEPUDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
. Warks Department
.l 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.
. Sanitary Service Company
.1 S S C has no comments related to this application.
7. Ada County Highway District
Fite.peca aConditions.o fA S
r
1. Dedicate right-of-way to total 48 -feet from the centerline of Ustick Road.. Right-of-way on this
segment of Ustick Road can be purchased by ACID from the Applicant to total 48 -feet. The 23
additional feet will be purchased and the applicant will not be compensated ;dor the existing right-
of-way.
. Construct a 5 -foot concrete si dewalk along Ustick Road no closer than 41 -feet from centerline.
The applicant is pernnitted to construct the sidewalk outside of the public right-of-way if the
applicant provides an casement to the public for any portion of the sidewalk located outside of the
public right-of-way.
. Locate the entry road, Southwick way, in alignment with another proposed. entry road adjacent to
Ustick Road, Southwick Subdivision. Approval of this location is contingent on. the actual
alignment of the two roadways.
4. Construct the entry road, Southwick way, as a 34 --Foot street section within50-feet of right-of-
way complete with curb, gutter and -foot attached concrete sidewalk.
. Close the existing dri ewa r accessing Ustick Road, :located to the gest of the proposed location.
of Southwick Way. The right-of-way for that driveway is to be vacated and exchanged for any
internal roadway dedicated for public use.
6. Construct all the internal roadways as34-foot street sections within -feet of right-of-way
complete with curb, gutter and -foot attached concrete sidewalk.
. Locate the local roadways not closer than 125 -feet from one another (measured centerline to
centerline).
. Construct the internal roadways as a 34 -foot street sections within50-feet of right-of=-way
complete with curb, gutter and -foot attached concrete sidewalk.
. Work with .rA CHD staff in Traffic Engineering and Development Review for approval of the
exact design dimensions for the intersection of Moorefield Street and Northborough Avenue with
the center island..
Exhibit B — Page
CITY 0 F Zvi IRIDIAN P LANN I N Gi DEPARTDEPARTM ENT STAFF D o T FOR THE HEARING DATE F AU GUST, 2006
10. Construct a stub street to the north, Northborough Avenu , located approximately 125 -feet east of
the west property lire (measured property line to centerline). This stub street shall provide direct
lot access to the single family dwelling to the ,north of this site.
1. Construct a stub street to the west, Moorefield Street, located approximately90-feet south of the
north property lire (measured property line to centerline. This stub street shall align with and
connect to a future roadway to the west of this site. A. sign shall be installed at the terminus of the
stub street stating that, "THISROAD WILL BE EXTENDED IN THE FUTURE".
Construct a stub street to the east, Bentley Street, located approximately --`et north of the
south property line (measured property line to centerline). This stub street shall align with and.
connect to a future roadway to the east of this site. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
13. Usticic Road is classified as an arterial roadway: all access points to Ustick Road will be closed
except the access specifically approved with this application: direct lot access to Ustick Road i
prohibited and should be noted on the final plat.
14. Comply with .District Tree Planter Width Interim Policy.
15. Comply with all Standard Conditions of Approval.
.Standard Conditions ofApp Koval
1. Any existing irrigation :Facilities shall be relocated. outside of the right-of-way.
. Private suer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
I All utility relocation costs associated with improving strut frontages abutting the site shall be
horde by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that maybe be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
. Comply with the District's Tree Planter Width .interim Policy.
. 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 Polley
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
. The applicant shall submit revised. plans for staff approval, prior to issuance of building pen -nit
(or other required :permits), which incorporates any required design changes.
9. Construction, use and property development shall be in eonfonn nce with all applica .ie
rcquirements of the Acta County Highway District prior to District approval for occupancy.
Exhibit B --- Page
CITY OF ME R1DIA PLA NTNG D BPA.I TME T STAFF REPORT FO THE FEARING DATE OF AUG UST 3, 2006
10. Payment of applicable road impact fees are required .prior to building construction in accordance
with ordinance ##200, also known as Acta County Highway District Toad 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 damaged by the applicant. The
applicant shall be required to call DIGLINE 1 -8 00-342-1585) at least two full business days
prior to breaking ground within ACID right--of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) aro compromised promise 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 ars. authorized
representative of the Ada County Highway District. The burden shall. be upon the applicant to
obtain written confirmation of any change from the Ada. County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway hway District of its intent to change the planned use of the subject 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.
. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal -for
central sewage and central water.
.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.
Exhibit B — Page
CITY OF M E R1 PLA NI NG DEPA1 TM ENT S'T'AFF REPORT FOR TW.F H EARIN G DATE OF AUGUST � 2006
. Legal Description
IDAHO
SURVEY
GAJ
5
Project No. 06-005-01
Northhorougb Subdivisiou
and
Annexation and Rezone RU's' to .--
1450 Easz Water~tower S�,
Uke 150
Meridian, Idaho 83642
Phone (208) 846-8570
Fax (208) 884-5399
F,ebruary 14, 2006
Revised May 4, 2006
A parcel of land located in the SVS 1/4 of the SW 174 of Section 36: TAN., R. i W.,
B.M. Ada County, Idaho, more, particularly described as follows-C:01y1mencin� at the
Southwest corker ofsaid Section 36, from which the South 1/4 coaxer of said Section
bears South 88'42'55" East, 2662.17 feet; Thence 665.56 feet to the TEAL POIMI.'
OF
Thence North 00"19"10" East, 835.18 feet;
Thence South 89046'05"' Eastp 277.90 feet to a point in the center of a drain ditch;
Thenc along the center ofs id drain, ditch South 14020118" East, 358.01 feet;
Thence South 8 1001' " East, 114.33 feet;
Thence d paxting said drain ditch South 00002# " West, 482.45 feet to a point on
the South boundary of said Section 6;
Thence North "42'55" West, 483.91 feet to thePoint oMe iminig. C ontainjn
8.02 acres, more or loss.
Prepared .1y:
Idaho Stuvey Ggyp, P.C.
4 ��
F
3 a
D. Terry. cu , PLS
Professional Land SEirveyors
Exhibit C —Page 1
CITY OF MERIDIAN .PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 3,2006
Exhibit C — Page 2
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Exhibit C — Page 2
CITY of MERIDIAN PLANNING DEPARTMENT STAFF REPORT o THE HEARING DATE OF AUGUST 3, 2006
D. Required aired Findings from Unified Development Code
I. Annexation Findings:
Upon recommendation from the Commission, the Council shall male 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 neap amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-8. . Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan .Policies and Coals, Section 8,, of the
Staff` :Deport.
. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that future development of this property will comply with the established
regulations and purpose statement of the R-8 zone.
. The reap amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staffrecommends that the Conunission and Council rely on
any oral or written testimony that may be provided when determining this finding=
. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision -providing services to this site.
. The annexation is in the best of interest of the City (UDC H- 1 - .E).
The R-8 zoning amendment will provide lots that are similar in nature to proposed
subdivisions in the near vicinity. Staff finds that all essential services are available or wilt
be provided by the developer to the subject property and will not require unreasonable
expenditure of public fends. The atppticant is proposing to develop the land in general
compliance with. the City's Comprehensive Plan. Tl -is is a logical. expansion of the City
.limits. In accordance with the findings listed above, staff finds that Annexation and
Zon-ing of this properly to R-8 would be in the best Interest of the
. Preliminary Flat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-maidng body shall male the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in general compliance with the adopted
Comprehensive Plan, Please see Comprehensive Plan Policies and Coals, Section 8, an
Analysis, Section 10 of the Staff Report.
Exhibit D — Pale l
CITY of MERIDIAN PLANNING DEPARTMENT STAFF REPORT F R THE HEARING DATE of AUGUST 3,2006
. Public services are available or can be made available and are adequate t
accommodate the proposed development;
Stafffinds that public services are available to accommodate the proposed development.
(See Exhibit B of the Staff Report for more details from public service providers.)
. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing severer, water, and utilities for the development at their
cost, staff -finds that the subdivision will not require the expenditure of capital
.improvement funds,
. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Co.nunission and Council rely upon comments from. the public
service providers i.e., police, fire, ACHID, 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.)
. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. A.CHD considers road safetyissues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision mai cause health, safety or
environmental problems of which staff is unaware.
. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in. the destruction, .loss or damage of
any natural, scenic or historic feature(s) of major .importance. Staff .recommends that the
Commission and Council reference any public testimony that may be presented to
deter -nine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of rnaj or .importance of Which staff is unaware.
Exhibit D - Page
SUPERINTENDENT
Dr. Linda Clark
July 14, 20
Joint School District No.
91.1 Meridian Road •Meridian, Idaho 83642 • (20$) 855-4500 a Fax (208) $88-6700
City of Meridian
660 E. Waterver Lane
Suite 202
Meridian, ID 83642
Dear Planners:
tr,R
r,.
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fTv r� 1,c7jC
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary tary schools throughout the district
are operating over capacity.
Approval of the Northboroggh, Subdivision will have an impact t n school enrollments at
Hurter ElementgL_Sawtooth Middle and Eagle Hiah School.
We can predict that these homes, when completed, will house eight elementary aged
children, ter 1 middle school aged children, and. six 6 senior high aged students.
Additional students will further compound the current overcrowded situation. Residents
cannot he assured of attending the neighborhood. school, as it may be necessary to bus
students to other schools across the district.
School capacity is addressed in Idaho Code -6508. The Meridian School District i
currently operating beyond capacity. Future development will continue to have ars. impact
n the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
Wendel Bigham
Building & Construction Manager
C
CENTRAL � CENTRAL DISTRICT HEALTH DEPARTMENT Return to-
ll Environmental Health Division LJBo;se
DEPARTMENT
UEqgle
Rezone # A -Z---06 —o30 ❑Garden City
eridian
Conditional Use # (JUACZ
una
Preliminary / Finai I Short Plat ��'` � 6 � �3 n
�, S�l� �r v; s� o �. n £, -4. �.� _ Star
(J 1. We have No Objections to this Proposal.
JUL L 5 2006
L] 2. We recommend Denial of this Proposal.
..f Y Coffice
LJ . Specific Knowledge as to the exact type of use rust be provided before we can comment on this Proposal.
L] . We will require more data concerning soil conditions on this Proposal before we can comment.
. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of;
high seasonal ground water waste flow characteristics
(J or bedrock from original grade other
. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
. This project shall be reviewed by the Idaho Department of water Resources concerning well construction and
water availability.
rAfter written proval from appropriate entities are submitted, we can approve this proposal for:
central sewage community sewage system ❑ community water well
Ll interim sewage Erentral water
individual sewage individual water
)Kra The following plan(s) must be submitted to and approved by the Idaho Department of }health & welfare,
Division of Environmental Quality:
�2 central sewage J community sewage system Q community crater
! sewage dry lines .,,central water
IWO", o. Faun -off is not to create a mosquito breeding problem.
11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
L] 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
L) 13. We will require plans be submitted for a plan review for any:
(J food establishment swimming pools or spas Q child care center
[J beverage establishment grocery store
L) 14. Please see attached storrnwater management recommendations
LJ 15.
Date: 1
I / 0 L -
Reviewed y:
.. .. ....... review Sheet
15726.001 EHO904
SETTLERS" IRRIGATION DISTRICT
.0. BOX 7571 B {; , IDAHO 83707-1571
PHONE. 344-2471 FAX:343- 1642
July 17, 2006
Shawn Nickel
SLN Planning, Inc.
839 E. Winding Creek Dive, Suite 201
Eagle, ID 83616
Re: PP 6-030 Northborough Subdivision
Dear Sham:
a r { #
UTY OF MERIDIAN
. r
After review of the Preliminary Flat of the above- mentioned applications Settlers Irrigation
District requests the following:
L All irrigation drainage facilities along with their easements must be protected and
continue to function. The facility involved is the Coleman Lateral. Contact SID for
additional irrigation regUirements.
. A Land U's e. Charge App Ii cation must, be on file prior to any approvals.
. A license agreement MUST e signed and recorded prior to construction of ally SID
-facilities,, or within its easements.
. Any changes to the existing irrigation system such as relocation, water delivery, tiling,
and landscaping must be approved by Settlers Irrigation District's Board of Directors.
. All storm drainage must be retained ori -site.
. A pressure irrigation system must he provided to service all lots with irrigation water.
If you have any questions please call 343-5271.
Si ly
Nathan Draper, Manager
Settlers Irrigation District
Enclosures
Ce: City of Meridian Planning Department (w/o enclosures
$TATE OF IDAHO.�
COUNTY OF ADA )
Mike, Arte
x
(name
MiY � 4a�1-ili�
(CRY)
AFFIDAVIT OF POSTING
personally posted the s
hearing. for -the Nort
A a .6 F i ; i a y
UM
M
Dated this .��2�� day of
Master\ affi d -posting;
being first duly sworn upon
(state) oath, depose and say:
(phone)
propel with the hearing notice sign 10 days prier to the public
SubdMsian
■
a ng & Ere * Elat-.Rmgzased
� �,�si� �e�a �� � 1��i� �Ers� six �,��r� �r�a�1b �i•aar �! wr��rw�sw o�
2006
(Signature)
SWORN to re me the day and year first above written.
Ctaryull r Id h
40
Residing t ' na�
-7
sMy��� �re�:7
o
# 2006
Regarding the annexation and zoning of Northborough oroug Subdivision off of Ustick Ro ITY OF MERIDIAN
PF RK r!
We are Les and Betty Vogel and we five at 3610 N Linder Road, Our property is on the westem boarder of the
proposed development and on the southern border of the sawtooth Middle School,
We afe not objecting to the zoning request but we do have several other concerns about the proposed development.
Our first concern is the fence that Will be constructed between the proposed subdivision and our property. we
currently have agricultural land in pasture Frere -we feed livestock and goats. Our concern is the type and height of
the fence. We would like to be assured that the fence will be adequately designed and constructed to protect our
livestock at all times from debris from the subdivision construction and from the subsequent land owners. we would
like the fence to he constructed as to not interfere with our existing fence that currently secures the livestock to the
pasture area.
How ill you attach your fence on the north to the existing fence?
The second concern is the irrigation water flow. This is the irrigation water that supplies water for our agricultural
.land. The water currently runs along the southern border of the proposed development. It then turns north and
briefly runs along the western boundary and then turns in a westerly direction through the .Endicott property. At the
point where the main ditch tum west, a feeder ditch continues north to the southeast corner of our property. Our
concerns are: i What kind of diversion will supply the water for the proposed subdivision. If you have a spoon
system will it have an adequate self drain? will it adequately provide sufficient water downstream for our irrigated
pasture land? 2 will the subdivision dlvlsion design provide us access to the ditch for maintenance and to assist in supplying
the water to our property;? ) Will your design grade he sufficiently higher than our pasture so our flood i gation
does not create water problems such as flooding and seepage not only during construction but for the final home and
landscape designs? .re the hones designed with below grade crawlspaces or even basement areas This could
'become a problem if the flood it gatlon is not pmt of the concerns during the planning stages.
The valley is growing fast and there are many landowners similar to us that find themselves in the situation of being
neighbors to new development. we know several individuals that find the biggest concern of all to he the trash,
debris, yard waste, and even animal waste that gets blown and thrown. over the fence into adjacent open property
during construction and primarily after the hones are occupied. what fights do we as the neer neighbors have to stop
this from. happening. we make our Livelihood off of the livestock that we pasture on thisland and if we loose a sick
cove or a goat because they consumed hazardous substances then we are loosing income. Would here he any
recourse for us if this begins to happen. Would we have an individual we could contact`
Our final concern is with communication during the planning and construction phases. Who will inspect the
construction contractor's work on the project? If there are concerns with construction that affect our property or could
affect our property down the road will here he an individual that can be consulted to inunedi tely address our
concerns.
We would like to welcome the developer as a new neighbor if vire can he assured that we can communicate and work
with them and be assured that the concerns we have listed above are addressed.
Thank Yo