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CITY OF MERIDIAN PLANN[NG DEPARTMENT STAFF REPORT FOR THE HEAR[NG DATE OF OCTOBER 3, 2006
STAFF REPORT
TO:
FROM:
Hearing Date: 10/3/2006
Mayor & City Council
Jenny Veatch
Associate City Planner
Meridian Planning Department
208-884-5533
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SUBJECT:
Northborough Subdivision
AZ-06-030
Annexation and Zoning of 8.03 acres from RUT (Ada County) to
R-8 (Medium Density Residential).
PP-06-030
Preliminary Plat approval of 34 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, Gemstar 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 M 34 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 Reoort. Tbe Meridian Planning and Zoning
Commission beard tbese items on AUl!ust 31.2006. At tbe public bearing they moved to
recommend approval.
a. Summary of Commission Public Hearing:
i. In favor: Shawn Nickel
ii. In opposition: None
iii. Commenting: Les and Betty Vogel
iv. Staff presenting application: Jenny Veatch
v. Other staff commenting on application: Bruce Freckleton
b. Key Issues of Discussion by Commission:
i. Short blocks and whether there is a better design;
c. Key Commission Changes to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
3. PROPOSED MOTION (to be considered after the public hearing)
Recommend Approval
After considering all staff, applicant and public testimony, J move to approve File Numbers AZ-
Northborough Subdivision AZ-06-030/PP-06-030
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3, 2006
06-030 and PP-06-030 as presented in staff report for the hearing date of October 3, 2006 with the
following modifications: (Add any proposed modifications.)
Recommend Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-
06-030 and PP-06-030 as presented during the hearing on October 3, 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.)
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 I 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 ofM 34
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
~ 5.758 square feet. The gross density of the project is ~ 4.23 dwelling units per acre
and the net density is &.9& 7.17 dwelling units per acre. Approximately H-:+ 13.5 percent of
the site is being set aside for open space.
1. Date of revised preliminary plat (attached in Exhibit A): ~'" August 30,2006
2. Date oflandscape plan (attached in Exhibit A): April 24tll, 2006
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason ofthe provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
Northborough Subdivision AZ-06~030/PP-06-030
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Northborough Subdivision AZ-06-030/PP.06-030
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3,2006
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 1 ih and July 31 '\ 2006 (for P & Z
Commission hearing) and September 11 th and September 25lh, 2006 (for City Council hearing)
d. Radius notices mailed to properties within 300 feet on: July i\ 2006 (for P & Z
Commission hearing) and September 8'\ 2006 (for City Council hearing)
e. Applicant posted notice on site by: July 24lh, 2006(for P & Z Commission hearing) and
September 20t\ 2006 (for City Council hearing)
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
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.
9.5 acre residential parcel, zoned RUT (Ada County).
Proposed R-8 Southwick Subdivision, currently zoned RUT (Ada County).
I5-acre and 5-acre residential parcels, zoned RUT (Ada County).
d. History of Previous Actions: None
e. Existing Constraints and Opportunities:
1. Public Works:
2. East:
3. South:
4. West:
Location of sewer:
There is currently sewer in Ustick Road.
There is currently water in Ustick Road.
The tiling of irrigation ditches, and the plans for the White
Location of water:
Issues or concerns:
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 lnfonnation:
1. Residential Lots: M34
2. Non-residential Lots: 0
3. Total Building Lots: M34
4. Common Lots: 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3,2006
5. Other Lots: 0
6. Total Lots: ~ 38
7. Gross Density: ~ 4.23 units per acre (net density is 6.98 7.17 d.u./acre)
8. Minimum House Size: 1,200 square feet
g. Landscaping
1. Width of street buffer(s): 25 feet
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: ~ 1.09 acres/-lJ4 13.5% (including street
buffer).
4. Other landscaping standards: Conunon open space lots should include at least one
deciduous shade tree per 8,000 square feet (UDC 11-3G-3E2).
h_ Amenities: None proposed.
i. Off-Street Parking: UDC I] -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
Front Living Area (to sidewalk) IS
Front Accessed Garage (to sidewalk) 20
&~ 4
Rear 12
Frontage 50
Lot Size 5,000
Required
IS
20
4 (5' with PUDI easement)
12
50
5,000
k. Proposed and Required Non-Residential: N/A
1. 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. Statfis generally supportive ofthe
proposed street system. ACHD has submitted comments and conditions back to the City fOT
this project. ACHD's conditions are included in Exhibit B.
7. COMMENTS MEETING
On July 14, 2006, a joint agcncy and departments meeting was held with service providers in this
area. The agencies and departments present include: Mcridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary
Northborough Subdivision AZ-06-030IPP-06-030
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3, 2006
Services Company. Statfhas 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 M 34 single-family lots on 8.03 acres for a gross density of 4,M 4.23 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 I - Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
. The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department. the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, 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 stal/anticipates
will develop in the near fUture. The proposed entrance road aligns with the entrance to the
proposed Southwick Subdivision to the south. StalIbelieves that the applicant has done a good
job of providingfor fUture connectivity to all of the adjacent parcels.
Chapter VI, Goal n, Objective A, Action 13 - Review new development for appropriate
Northborough Subdivision AZ-06-030IPp.06-030
l'AGES
Northborough Subdivision AZ.06-030IPP-06-030
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3, 2006
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VII, Goall, 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 ciosedfence 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.
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 lV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See above.
Chapter VB, Goal IV, Objective C, Action ] - 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 1, 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 nearfuture. 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) ] 1-2-] lists single-family detached
CITY OF MERIDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3,2006
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.
10. ANAL VSIS
a. Analysis of Facts Leading to Staff Recommendation:
1 _ AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-8 zone is appropriate for this property. Please
see Exhibit D for detailed analysis ofthe 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:
Densitv/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 6,9& 7.17 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-3AI requires at least 5% ofthe 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-Ia_ The
applicant should recalculate all open space.
Landscapinl!: 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. The
applicant shall recalculate open space without the required arterial road
landscape buffer on Ustick Road.
. Per UDC 11-3G-3El, at least one deciduous shade tree per every 8,000 square
feet of common open space should be planted, and common areas should he
improved with lawn, either seed or sod.
Northborough Subdivision AZ-06-030/PP-06-030
PAGE 7
Northborough Subdivision AZ-06-030IPP-06-030
PAGE 8
ClTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3,2006
. Per UDC 11-3B-IO, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. 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, staffis 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.
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.
Existinl! Residences/Buildings: All existing buildings shall be removed as proposed.
Fencing: The applieant 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 Irri~ation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to use
any existing surface or well water for the primary source. If a surface or well source is
not available, a single-point connection to the 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 aU
landscape areas per the approved specifications and in accordance with UDC 11-3A-
IS and MCC 9-1-28.
b. Staff Recommendation: Staff would like to see the applicant consider alternative designs
that create a better sense of communitv bv integratin~ the lots from Block 4. and bv creating
more useable and meaningful open space for residents. However. the plat as proposed does
meet UDC reQuirements. therefore. Staff recommends approval of the subiect applications
AZ-06-030 and PP-06-030 with the conditions listed in Exhibit B of the Staff Reoort for the
Northhorough Subdivision AZ-06-030IPP~06-030
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3,2006
hearing date of October 3. 2006. On AUl!ust 31. 2006 the Meridian Planning & Zoninl!
Commission voted to recommend approval of the subiect applications.
11. EXHffiITS
A. Drawings
I. Preliminary Plat (dated: ~ Revised 8/30/06)
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
7. Ada County Highway District
8. Central District Health Department
C. Legal Description
D. Required Findings from Unified Development Code
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3, 2006
A. Drawings
I. Preliminary Plat (dated: ~ Revised 8/30/06)
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Exhibit A - Page 1
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3,2006
Landscape Plan (dated 4/24/06)
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Exhibit A - Page 2
. 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-Ia. and reealculate the open space.
. Recalculate open space area without the required 25.foot landscape buffer
along Ustick Road.
. Per UDC 11-3G-3EI, at least one deciduous shade tree per every 8,000 square
feet of common open space should be planted, and common areas should be
improved with lawn, either seed or sod.
. Per UDC 11-3B-IO, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. 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.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3,2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-030)
1. 1-1 The preliminary plat labeled as PP-I, prepared by Bailey Engineering, Inc., dated ~, revised
August 30, 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:
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. Ifpermanent fencing is
not provided before issuance of a building pennit, temporary construction fencing to contain
debris must be installed around the perimeter. Perimeter, common open space, and micro-path
fencing shall be designed aecording 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 OCTOBER 3, 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.
J _].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 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the storm water detention facility camlOt be ineOlporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of 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 altemate
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 OCTOBER 3, 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 applieant shall coordinate with the Planning Department to comply with this condition
and still meet all landscape requirements ofthe UDe.
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 finalized prior to construction plan approval. The detailed agreemcnt
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 wi II
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 adj ustments 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 ditchcs 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 OCTOBER 3,2006
letters of approval for the gravity irrigation plans from the two neighbors immediately to the west
of this property. Iflateral users association approval can not be obtained, alternatc 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 Pennitting that
may be required by the Environmental Protection Agency.
2.21 Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Anny 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 ofthe crawl spaces of homes is at least I-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. Pinal 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 Deparbnent and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 'h" outlet face the main street or parking lot aisle.
Exhibil B - Page 4
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 eomers 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.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3, 2006
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 intemal roads and alleys shall have a turning radius of28' inside and 48' outside
radius. (Note: No parking will be allowed around the island on Moorefield Street, Lot I, Block 6.
Said area shall be signed "No Parking" in accordance with Appendix D Section DI 03.6 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 e1ear 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 projeet 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 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 ofthe
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 feneing 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
6. Sanitary Service Company
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAR[NG DATE OF OCTOBER 3,2006
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance will be followed.
6.1 sse has no comments related to this applieation.
7. Ada County Highway District
Site Svecific Conditions of Avvroval
I. Dedicate right-of-way to total 48-feet from the centerline of Us tick Road. Right-of-way on this
segment of Us tick Road can be purchased by ACHD 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 4 I-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 ofthe
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.
6. 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 I 25-feet from one another (measured centerline to
centerline).
8. 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.
9. Work with ACHD 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 ofthis site.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3,2006
II. 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
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 ofthis 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 AtJ/Jroval
1. Any existing irrigation facilities shall he relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of.way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction 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 ofIdabo 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.
Exhibit B - Page 7
8. Central District Health Department
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3,2006
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
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.
8.1 After written approval from appropriate entities aTe 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 DA IE OF OCTOBER 3, 2006
C. Legal ;Description
1,-,',
.'^.. ~
IDAHO
SURVEY
GROUP
1450 E3stWate,-:owcl- SI:.
Suit. I SO
M.,;di.n.ld,ho 83&12
Phone (208) 816-8570
Fax (208) 881-5399
-~.._-,..__. .._.~~_._,~ -_._._.,~
Project No, 06-005-01
Febmary 14, 2006
Rcvised Mny 4, 2006
NorthbUI"OQgh SQbdivisioQ
and
Annexation and Rezone RUT tu R-B
A parcel of land located in the SW 1/4 of the SW 1/4 of Section 36, T.4~., R.I W,'
RM., Ada County, Idal1o, more particularly described as follows: Commeneing at the
Southwest comer of said Section 36. from which the South 114 comer of said Section
bears South 88042'55" East, 2662.17 feet; Thence 665.56 feet to the REAL POINT Oli'
BEGINNING.
Thence North 00019'10" East, 835,18 feel;
Thence South 89046'05" East, 277,90 feet to a point in the center ofa drain ditch;
Thence along [he center of said drain ditch S"uth 14"20'18" East, 358.Dl feet;
Thence South 81001 '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 88042'55" West, 483,91 feet to the Point of Beginning, Containing
8,02 acres, more Or less.
Ri1,i APPRO\l"~} '.,'_e
BY .........-.::
t" ,c.'\!lIAN fJUfJlIC
"(/C.~rU('S PEP1.
Professional Land Surveyors
Exhibit C - Page 1
Comment [hl]: THESE EXHIBITS
WILL NOT WORK. THE LEGAL
NEEDS TO HAVE PUBLIC WORKS
STAMP OF APPROVAL ON THEM.
PLEASE SCAN IN THE COPY THAT
STEVE HAS REVIEWED AND
STAMPED.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3,2006
Exhibit C - Page 2
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The R-8 zoning amendment will provide lots that are similar in nature to proposed
subdivisions in the near vicinity. Council finds that all essential services are available or
will be provided by the developer to the subject property and will not require
unreasonable expenditure of publie funds. The applicant is proposing to develop the land
in general compliance with the City's Comprehensive Plan. This is a logical expansion
ofthe City limits. In accordance with the findings listed above, Council finds that
Annexation and Zoning of this propertv to R-8 would be in the best interest ofthe City.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3,2006
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 ofthe comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-8. Council finds that
the proposed zoning map amendment complics with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Council finds that future development 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;
Council finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Commission and Council shall rely on any oral or written
testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Council finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best of interest ofthe City (UDC n-5H-3.E).
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 Comprebensive Plan;
Council finds that the proposed application is in general compliance with the adopted
Comprehensive Plan. Please sec Comprehensive Plan Policies and Goals, Seetion 8, and
Analysis, Section 10 ofthe Staff Report.
Exhibit D - Page 1
CITY OF MERlDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 3, 2006
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Council finds that public services are available to accommodate the proposed
development. (See Exhibit B of the Staff Report for more details from public service
providers. )
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, Council 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;
The Commission and Council shall rely upon comments from the public service
providers (Le., police, fire, ACHD, etc.) to determine this finding. (See finding Items 3
and 4 above under Annexation Findings, and the Conditions of Approval in Exhibit B for
more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Council is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. The Commission and
Council shall reference any public testimony that may be presented to determine whether
or not the proposed subdivision may cause health, safety or environmental problems of
which Council is unaware.
6. The development preserves significant natural, scenic or bistoric features.
Council is unaware of any natural, scenic or historic features on this site. Therefore,
Council finds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance. The
Commission and Council shall reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which Council is unaware.
Exhibit D - Page 2