HomeMy WebLinkAboutTrilogy Subdivision
October 2, 2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Conger Management Group
AZ 06-032
October 5, 2006
ITEM NO.
6
REQU EST Continued Public Hearing from August 31 , 2006: Annexation and Zoning of 29.31 acres
from RUT to an R-8 zone for Trilogy Subdivision - south side of Chinden Boulevard and east of
Black Cat Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See Previous Item Packet / See Attached Minutes
See Attached Staff Report
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:
See Attached Comments
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Matirialll pr.sin~ at public miftin:;s shall bflcom..proPitrty of th. City of M8idian.
Meridian Plannina and Zonina SDecial Meetina
Auaust 31, 2006
Meeting of the Meridian Planning and Zoning Commission of August 31, 2006, was
called to order at 7:00 p.m. by Vice-Chairman David Moe.
Members Present: David Mae, Keith Borup and Wendy Newton-Huckabay.
Members Absent: Michael Rohm and David Zaremba.
Others Present: Ted Baird, Tara Green, (Craig) Caleb Hood, Bruce Freckleton, Jenny
Veatch, Justin Lucas, Amanda Hess, Sonya Watters and Dean Willis.
Item 1:
Roll-Call Attendance:
Roll-call
X Wendy Newton-Huckabay X Keith Borup
X David Mae - Vice Chairman 0 David Zaremba
o Michael Rohm - Chairman
Mae: Good evening, ladies and gentlemen, welcome to the special meeting of the
Meridian Planning and Zoning Commission for August 31 st, 2006. lid like to have roll
call, please. ~
Item 2:
Adoption of the Agenda:
Mae: Thank you very much. At this time lid like to have the adoption of the agenda, but
there are a few items on the agenda that will be, for those in the audience, that we will
be changing. Items 4 and 5, which will be the request for annexation and zoning, 29.31
acres from RUT to an R-8 zone for Trilogy Subdivision, as well as PP 06-032, request
for preliminary plat approval, of the same subdivision will not be heard tonight. They will
be continued to the regularly scheduled meeting of October the 5th, 2006. Then, on
Item No. 10, which is CUP 06-024, which is a request for preliminary approval -- excuse
me -- request for Conditional Use Permit for the Grandview Marketplace Retail Building
No.2, the applicant has requested that to be withdrawn, therefore, we will not hear that.
When that comes up in the meeting we will withdraw that. And other than that we will
go forward with the agenda as noted. Could I get a motion to accept the agenda as
amended?
Newton-Huckabay: So moved.
Borup: Second.
Mae: It's been moved and seconded that we adopt the agenda. All those in favor say
aye. Opposed same sign? That motion carries.
MOTION CARRIED: THREE AYES. TWO ABSENT.
l!i'"
Meridian Planning & Zoning Special Meeting
August 31,2006
Page 2 of 59
-r!
Item 3:
Consent Agenda:
A. Approve Minutes of August 3, 2006 Planning & Zoning
Commission Meeting:
B. Findings of Fact and Conclusions of Law: CUP 06-023 Request
for Conditional Use Permit for the construction of a 14,315 square
foot multi-tenant retail building with one drive thru window for
Grandview Marketplace, Retail Building #1 by W.H. Moore-
NWC of Overland Road and Eagle Road:
C. Findings of Fact and Conclusions of Law: CUP 06-025 Request
for Conditional Use Permit for a 24,835 square foot Retail Building
on 1.76 acres in the C-G zone for Centre Pointe Retail 1 by W.H.
Moore Company - 3445 N. Eagle Road:
D. Findings of Fact and Conclusions of Law: CUP 06-026 Request
for Conditional Use Permit for a 13,653 square foot Retail Building
on 2.03 acres in the C-G zone for Centre Pointe Retail "8" by
W.H. Moore Company - 3445 N. Eagle Road (Lot 10, Block 2,
Centre Point Subdivision):
Moe: The next item on the agenda will be the Consent Agenda and that would be the
meeting minutes of the August 3rd, 2006, Planning and Zoning meeting and B would be
the Facts and Findings, Conclusions of Law of CUP 06-023, the Facts and Findings and
Conclusions of Law of CUP 06-025, and the Facts and Findings and Conclusions of
Law for CUP 06-026.
11.'11
Borup: Mr. Chairman, I move we accept the Consent Agenda.
Moe: Well, I do have one change to make on the meeting minutes. Very minor. That
would be on page 32 it's noted that Commissioner Newton-Huckabay had been
speaking, Mr. Erickson I do believe, and, then, on 32 we are noting that the speaker
would be de Weerd. I would assume that would have been Newton-Huckabay still.
That would be the only change. So, therefore, could I --
Newton-Huckabay: I must have been looking particularly intelligent.
Mae: As I was reading I went -- I don't remember her being there, so it had to have
been you.
Borup: Mr. Chairman, I move we accept the Consent Agenda with the changes noted.
Newton-Huckabay: Second.
Meridian Planning & Zoning Special Meeting
August 31,2006
Page 3 of 59
Moe: Thank you very much. It's been moved and seconded to adopt the Consent
Agenda as amended. All those in favor say aye. Opposed same sign? That motion
carries.
MOTION CARRIED: THREE AYES. TWO ABSENT.
Item 4:
Continued Public Hearing from July 20, 2006: AZ 06-032 Request for
Annexation and Zoning of 29.31 acres from RUT to an R-8 zone for
Trilogy Subdivision by Conger Management Group - south side of
Chinden Boulevard and east of Black Cat Road:
Item 5:
Continued Public Hearing from July 20, 2006: PP 06-032 Request for
Preliminary Plat approval of 148 single-family lots and 14 common / other
lots including 2 private street lots on 28.17 acres in a proposed R-8 zone
for Trilogy Subdivision by Conger Management Group - south side of
Chinden Boulevard and east of Black Cat Road:
Mae: The next item would be the continue Public Hearing on AZ 06-032, request for the
annexation and zoning of Trilogy Subdivision and PP 06-032, request for preliminary
plat approval for Trilogy Subdivision, to have these hearings continued to the regularly
scheduled P&Z meeting of October 5th, 2006. Could I get a motion to accept that
change for a continuance?
Newton-Huckabay: So moved.
Borup: Second.
Mae: It's been moved and seconded to continue the Public Hearing for AZ 06-032 for
annexation and zoning for Trilogy Subdivision and the Public Hearing for PP 06-032,
request for preliminary plat for Trilogy Subdivision to the regularly scheduled meeting for
P&Z of October 5th, 2006. All those in favor signify by saying aye. Opposed same
sign? That motion carries.
MOTION CARRIED: THREE AYES. TWO ABSENT.
Mae: Before I get to the next hearing, some of you who haven't been before, I just want
to kind of go through the format that we will be going through this evening. We will open
the next hearing up at which time the Planning and Zoning staff will give their report on
the project. Basically, that will be an overview of the project, after which the applicant
will, then, be allowed to come forward and discuss the project's merits and whatnot with
the Commission. After which there will be rebuttal basically from anyone in the
audience. There are sign-up sheets in the back if you haven't signed. We will go
through those, at which time after that if there is still someone that wants to speak, you
will be afforded that time. After that the applicant will be able to come back up and give
rebuttal to any testimony that is heard and, hopefully, answer the questions that the
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
STAFF REPORT
P & Z Commission Hearing
Hearing Date: 10-5-06
Planning & Zoning Commission
TO:
FROM:
Caleb Hood ~ Amanda Hess
Meridian Planning Department
884-5533
SUBJECT:
Trilogy Subdivision
. AZ-06-032
Annexation and Zoning of29.31 acres from RUT (Ada County) to R-8
(Medium Density Residential) zone
. PP-06-032
Preliminary Plat of 145 single-family building lots, 12 common lots, .4 private
street lots, and 1 future right-of-way lot on 28.17 acres, in a proposed R-8
zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The subject applications were scheduled for the Julv 20. 2006 PlanoinS! & Zonioo: Commission
hearine:. Prior to the hearine. the applicant requested that this project be continued so they could
revise the project. The applicant has revised the proposed Preliminary Plat bv incorporatin2
changes recommended bv Staff in the Staff Reoort for the July 20. 2006 Commission meetin2.
Chanees from the oril!inal proposal and the current proposal are in bold and underline throuf!hout
this report. This project was continued a2ain from the AU2Ust 31st hearin~ to the Octob"er 5th
hearine. The applicant, Conger Management-'Group, has applied" for Annexation"-and Zoning (AZ) of
29.31 acres from RUT (Ada County) to R-8 (Medium Density Residential) and Preliminary Plat approval
of 145 single family residential lots, 12 common lots, .4 private street lots, and 1 future right-of-way lot
for Trilogy Subdivision. The site is located on the south side of Chinden Boulevard, approximately 250-
feet east of Black Cat Road. This area is commonly known as Lot 2, Block 1, Rambo Subdivision.
Rambo Subdivision is a County-approved plat that was recorded in 1993, with the subject lot being the
deed restricted open space lot. The subject site is within the City's Area of Impact and Urban Service
Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-032 and PP-06-032) were submitted to the Planning Department for
concurrent review. 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 Trilol!V Subdivision subiect to the conditions listed in Exhibit B of the Staff Report.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-032 and PP-06-032 as presented in the staff report for the
hearing date of October 5, 2006, with the following modifications to the conditions of approval:
(Add any proposed modifications.)
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 1
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-032 and PP-06-032 as presented dwing the hearing on
October 5, 2006, for the following reasons: (State specific reasons for denial of the annexation
and/or preliminary plat request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-032 and PP-06-032 to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
East of Black Cat Road and South of Chinden Boulevard / 4325 Chinden Boulevard
Section 27, T4N, Rl W
b. Owner:
!t
Dyver Development
1977 E. Overland Road
Meridian, ill 83642
c. Applicant:
Conger Management Group
405 S. 8th Street, Suite 290
Boise, ill 83702
d. Representative: David McKinnon, Conger Management Group
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Desi811ation: Medium Density Residential
g. Description of Applicant's Request:
1. Date of Preliminary Plat (attached in Exhibit A): September 20. 2006
2. Date of Landscape Plan (attached in Exhibit A): April 12, 2006 (A revised landscape
plan has not been submitted)
h. Applicant's Statement/Justification: The proposed overall density (5.1 dwellings per acre) of
the project complies with the City's designation of Medium Density Residential R-8 which
allows for densities of up to 8 dwellings per acre. The subdivision will provide large open
spaces and a mix of housing types including a common mew, attached single family
dwellings, and detached single family dwellings.
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11, 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, a public hearing is
Triloi)' Subdivision AZ-06-032, PP-06-032
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 20f>6
required before the City Council on this matter.
c. Newspaper notifications published on: July 3, 2006, and July 17, 2006
d. Radius notices mailed to properties within 300 feet on: June 23, 2006
e. Applicant posted notice on site by: July 10, 2006
6. LAND USE
; 1"..(
a. Existing Land Use(s): Existing home, several outbuildings, and vacant land. All existing
structures will be removed from the site.
b. Description of Character of Surrounding Area: A mix of single family residential and vacant
agricultural land, some of which has recently been proposed for residential development.
c. Adjacent Land Use and Zoning:
1. North: Residential and Agriculture, zoned RR (Ada County).
2. East: Proposed Bainbridge Subdivision, zoned R-8.
3. South: Residential and Agriculture/Proposed Keego Springs Subdivision, zoned RUT
(Ada County)/R-8.
4. West: Residential and Agriculture, zoned RUT (Ada County).
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is master planned to sewer to the future North
Black Cat trunk. It is not currently serviceable.
Location of water: This property would receive water from future mains in N.
Black Cat Road and future stubs from approved nearby development.
Issues or concerns: This property is currently not serviceable by the City of
Meridian's sewer or water system.
UpsiziIli of sewer and water mains through this site.
2. Vegetation: Primarily agriculture. Existing trees will be retained or relocated on site.
3. Flood plain: N/ A
4. Canals/DitcheslIrrigation: The preliminary plat shows a number of ditches around the
edges of this development.
5. Hazards: N/A
6. Proposed Zoning: R-8
7. Size of Property: 29.31 acres
f. Subdivision Plat Information:
1. Residential Lots: 145
2. Non-residential Lots: 0
3. Total Building Lots: 145
4. Common Lots: 12
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
5. Other Lots: ~ (.4 private street lots and 1 future right-of-way lot)
6. Total Lots: 162
7. Open Lots: 0
8. Residential Area: 28.17 acres
9. Gross Density: 5.1 units per acre
10. Lot Sizes: Lot sizes range from 4,000 square feet to 9,200 square feet. The average lot
size is approximately 5,000 square feet.
g. Landscaping:
1. Width of street buffer(s): As per the Future Land Use Map, Chinden Boulevard is
designated as "Entryway Corridors." The UDC (Table 11-2A-5) requires a 35-foot
wide street buffer adjacent to Entryway Corridors. The landscape plan proposes a 35-
foot wide landscape buffer along Chinden Boulevard.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 2.17 acres (7.71%)
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12. Common, open-space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC 11-3G-3-E2).
h. Proposed and Required Non-Residential Setbacks: Per the R-8 zone for attached and detached
sqle family dwellings.
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The sole
access to the development will be from an existing public street, Ramblin Court, that connects
with N. Black Cat Road. Additionally, two stub streets will be constructed to connect with
future residential subdivisions; one at the east property line to access Bainbridge Subdivision,
and one to the southwest to access Keego Springs Subdivision. Four 24-foot wide private
streets are proposed within Blocks 6 and 7, which contain rear-loaded garages. There is a
proposed public alley that bisects the private streets. ACHD has reauired that this north-
south allev be private. If the alley is private.. then it should be constructed in accordance
with UDC 6C-3B5.
7. COMMENTS MEETING
On June 30, 2006, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
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 single family residences at densities of
three to eight dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 145 residential building lots on 28.17 acres for a gross density of S.11 dwelling units/acre. The
gross density is within the range outlined in the Comprehensive Plan, staff finds that the proposed
development is in general compliance with the Comprehensive Plan. The following Comprehensive Plan
policies apply to this application:
~.
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006
· Chapter VII, Goal ill, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
· 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 3 - Consider "Accommodating Bicycle and
Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and
Walking in all land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
· Chapter VI, Goal IT, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood cOlll1ectivity as part of a
community pathway system.
Staff is supportive of the proposed pedestrian connections to future adjacent subdivisions, via
stub streets.
· Chapter VII, Goal N, 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 developments to the
east and southwest are compatible with the proposed development, and that the existing
residences to the southwest have been buffered with appropriately sized lots.
TrilO&)' Subdivision AZ-06-032, PP-06-032
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
· Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories
(low-, medium-, and high-density single family, multi-family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
The subject application includes a request for the R-8 zone. Staff finds that the requested zoning
designation contributes to the variety of residential zoning categories in this area and is
generally consistent with the Comprehensive Plan designation for this site.
· Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
Two stub streets have been proposed to connect with the previously approve Bainbridge and
Keego Springs developments. These properties have been proposed to be developed in a manner
similar to the subject parcel. In addition. the aoolicant is now orooosinf! to construct Schwitzer
Avenue alon~ the west orooertv line so that the undevelooed orooertv to the west can ef/icientlv
re-develoD WIth front-on housinll.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family, two-family (duplex), and
townhouse developments as a Permitted Use in the R-8 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. COllllection 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 ranie.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Unified Development
Code, staff believes that this is a good location for the proposed single-family development.
Please see Exhibit D for detailed analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application (prepared on February 21, 2006,
by Charles Hardes, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
A Development Agreement (DA) will be required as part of annexation of this property. Prior to
annexation approval, a DA shall be entered into between the City of Meridian, the property
owner(s) at the time of annexation ordinance adoption, and the developer. The applicant shall
contact the City Attornev" Bill Nary" at 888-4433 to initiate this process. The DA shall include
the following:
· The applicant will be responsible for all costs associated with the sewer and water service
extension. Any existing domestic wells and/or septic systems within this project will ~
removed from their domestic service, ptr City Ordinance Section 5-7-517, when services
~':
Trilogy S'ubdivision AZ-06-032, PP-06-032
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
....11
are available from the City of Meridian. Wells may be used for non-domestic purposes su~
as landscape irrigation.
· All future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development. All future uses shall not
involve uses, activities, processes, materials, equipment and conditions of operation that
will be detrimental to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or oGors.
u;
· Access to Chinden Boulevard shall be prohibited for this site. The applicant shall be
required to dedicate the right-of-way, construct landscaping, a pathway, and noise
mitigation along Chinden Boulevard, as required by ITD and the City of Meridian.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Unified
Development Code, staff believes that this is a good location for the proposed single-family
residential products. Please see Exhibit D for detailed analysis of facts and findings for a
preliminary plat.
1. Access: Chinden Boulevard is a state highway. UDC 11-3H-4B prohibits access to state
highways at locations other than at section line roads, or at the 11 mile between sections.
The existing access to Chinden Boulevard should be abandoned. Further, a note should
be placed on the face of the plat prohibiting direct lot access to Chinden Boulevard. The
applicant should be required to construct noise abatement in compliance with UDC 11-
3H-4D and ITD's design requirements adjacent to the residential uses. The applicant
should dedicate right-of-way, in accordance with ITD's requirements, to allow for future
highway expansion (100-feet from centerline proposed). The applicant should construct a
10-foot wide pathway along Chinden Boulevard (not currently shown on the plans)(see
UDC 11-3H-4C3).
Ramblin Court, a public street, is proposed as the sole access to serve the 145 proposed
homes within the subdivision. In addition, stub streets are proposed to the recently
approved Keego Springs Subdivision to the south and Bainbridge Subdivision to the east.
Once the subdivisions to the south and east develop, alternative accesses onto Chinden
Boulevard, Black Cat Road, and Ten Mile Road will be provided to the residents in this
area. However.. until secondary access can be provided to this site.. the Meridian Fire
Department is limitin8 residential construction to 50 homes. See Exhibit B for all
connnents and conditions from the Fire Department.
)oj
-
All of the internal streets, except for the private streets and Tamarak Street (southeast
comer of the development), are proposed with a 33-foot street sections and 5-foot wide
attached sidewalks. Portions of Tamarak Street are proposed as 29-feet wide (measured
back-of-curb to back-of-curb) within a 42-foot wide right-of-way.
2. Schwitzer Avenue: During the pre-application meetings with the applicant, staff directed
the applicant to construct the main entrance into the development, Schwitzer Avenue,
along the west property line. After ACHD acquires right-of-way for Black Cat Road (48-
feet from centerline), and the owner of Parcel #R7330160010 constructs a street buffer
(35-feet wide), there will only be about 145 feet of remaining depth for the parcel, which
is approximately 3 acres in size. This remainder depth is not sufficient to develop a street
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 7
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
with lots on both sides. Therefore. it is critical for the redevelooment of Parcel
#R7330160010 that Schwitzer Avenue be constructed" from Ramblin Court to Lookout
Pass Street along the western boundary of the subiect site" as proposed with the revised
preliminary plat.
3. Private Streets: Four private streets are proposed within this development. The proposed
private streets will serve as access to the lots within Block 6 and 7. The applicant has
submitted a Private Street application as required by UDC 11-3F-3. The applicant shall
design and construct the private streets in compliance with the standards listed for Private
Streets in UDC 11-3F, Private Streets. The applicant is proposing to construct a 24-foot
wide improved area for the private streets (22 feet of paving and 1 foot of ribbon curb on
each side.) Staff is supportive of the proposed private streets. (Please see the required
private street findings in Exhibit D.)
The proposed private streets are bisected bv a north-south allev. The proposed alley
is 16-feet wide. The ACBD has stated that thev do not want to accept or maintain
this proposed allev. If the alley is indeed private. then it should be constructed in
accordance with UDC 6C-3B5. No on-street parking shall be allowed along the two
private streets, Brighton and Snow Basin, but may be allowed off of the allev. Vehicles
shall be parked in garages, driveways, in the parkiD..2.lots off of the allev. or along
public roads within the subdivision. The private roads shall be signed as "No Parking"
per the Meridian Fire Department's comments.
4. Common Drivewavs: Three common driveways and several shared driveways, which
are not shown on the plat, are proposed within this development. The UDC allows R-8
zoned lots sharing a common driveway, or that are access from an alley/private street, to
be a minimum of 4,000 square feet. There are 38 lots that must be paired, sharing a
driveway. Further, Lots 13-15, Block J.; Lots 6-9, Block 2; and, Lots 29-32, Block I,
shall take access from common driveways. UDC 11-6C-3D7 requires setbacks, building
envelopes, and orientation of the lots and structures to be shown on the plat; building
setbacks should be measured from the edge of the common driveway easement or
property lines, whichever is more restrictive. Further, UDC 11-3C-6 requires every
single-family dwelling to have a two-car garage and a 20' x 20' parking pad on the lot.
The asphalt/concrete for the common driveway should not count towards the required
parkinj pad area. Comply with all common driveway provisions listed in UDC 11-6C-
3D.
NOTE: There are five lots that are adiacent to the common driveway in Block 9.
The UDC allows a maximum of four dwellinp to share a driveway. and all lots
abutti:q~ a common driveway are to take~. access from the driveway. Staff
recommends that the location of the common driveway easement for Lots 6-9. Block
9. should be shifted 5-feet to the south so tllat Lot 10 is not adiacent to the drivewav.
5. House Orientation: Staff has concerns about the orientation of the houses on the lots
using common driveways. Generally, when reviewing the layout of a plat, staff likes for
like yards to match (e.g. - side yard of one lot to abut the side yard of another.) With the
configuration of the common driveways, staff recommends that the orientation of the
houses on these lots be restricted. Staff recommends that the houses on Lots 13 and 14,
Block 4, should be oriented to the east; the house on Lot 15, Block 4, should be oriented
to the north; the houses on Lots 6-9, Block 2, should be oriented to the north; and the
Tri]~ Subdivision AZ-06-032, PP-06-032
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
houses on Lots 29-31, Block 1, should be oriented to the south, and the house on Lot 32"
Block 1" should be oriented to the west, to match the yards of the adjacent lots.
6. 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 utilize 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. 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.
7. Fencing: Except along Chinden Boulevard where a 6-foot tall fence is proposed,
perimeter fencing is not shown on the submitted landscape plan or preliminary plat. At
the public hearing" the applicant should state whether or not permanent fencing is
proposed around the development. Fencing adjacent to all micro-paths is required. The
applicant should submit a detailed fencing plan with the fmal plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to
contain debris must be installed around the perimeter prior to issuance of a building
permit. All perimeter fencing must be completed prior to issuance of building permits.
All fencing should taper down to a 3 foot maximum within 20 feet of all rights-of-way.
Fencing shall be installed in accordance with UDC 11-3A-7.
8. Ditches" Laterals" and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or
canals, exclusive of natural waterways and waterways being used as amenities, which
intersect, cross or lie within the area being subdivided shall be covered.
9. Landscaping: The landscape plan prepared by South Landscape Architecture, P.C., on 4-
12-06, labeled Sheet Ll.0 - Ll.3 is approved with the following modifications/notes:
· Provide a 35-foot wide landscape street buffer along Chinden Boulevard as
depicted. The landscape buffer along the street shall be designed in
accordance with UDC 11-3B-7 and UDC 11- 3H -4C&D.
· Provide noise abatement, in accordance with UDC 11-3H-4D, along Chinden
Boulevard.
· Provide a micro-path connection through Lot 18, Block 1. Provide
landscaping in compliance with UDC 11-3B-12, adjacent to the micro-paths.
· A written certificate of completion shall be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape plan
and submitted prior to City Council signature of the Final Plat. All standards
of installation shall apply as listed in UDC 11-3B-14.
Submit a landscape plan, reflecting the changes/notes mentioned above, with the
final plat application(s).
Landscape Buffer along Chinden Boulevard: Chinden Boulevard, adjacent to the
property, is classified as an Entryway Corridor on the 2002 Future Land Use Map, and
requires a 35-foot landscape buffer per UDC 11-2A-5. The applicant has proposed to
construct a 35-foot wide landscape buffer along Chinden Boulevard, located outside of
the future 100 foot right-of-way for the highway. There is approximately 55 additional
Trilogy Subdivision AZ-06-032, PP-06-032
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
feet that will be improved with grass, until ITD purchases it for the widening of Chinden
Boulevard. This proposal meets the 35 foot minimum landscape buffer requirement and
accommodates the 55 feet of additional area needed by ITD for future roadway expansion
(see Landscaping above.)
10. Common Areas: All common lots which are approved as open space and will function as
drainage areas shall be vegetated and usable by residents. Maintenance of all common
areas shall be the responsibility of the Trilogy Homeowners Association.
11. Open Space/Amenities: Oritpnallv the applicant was proposing to set aside 2.51 acres
(8.91% of the property) for open space. The revised plan shows 2.17 acres of open
space. and the open space is configured quite differentlv. Staff is supportive of the
revised design as it centralizes the lar&er open space areas. and provides ~ood access
for all of the residents. The applicant has two large common areas that are centrally
located within the subdivision. Pedestrian pathways (micro-paths) and a picnic shelter are
a part of the open space design, as well.
12. Micro-paths: In the applicant's submittal letter, he states that a pathway connection from
Chinden Boulevard will be provided into the development. However, this pedestrian path
is not shown on the plans. Staff believes that a micro-path from Chinden Boulevard into
this site should be provided (on Lot 18, Block 1). All micro-paths shall be constructed in
accordance with UDC 11-3A-8. Landscaping adjacent to all micro-paths should comply
with UDC 11-3B.
13. Tree Mitigation: There are large trees on the site which the applicant is proposing to
remove or relocate. Any tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of caliper inches of
those removed. Required landscaping trees will not be considered as replacement trees
for those that are removed. The applicant should coordinate a mitigation plan with Elroy
Huff at the Meridian Parks Department.
14. Existin2 Structures: The site currently contains multiple buildings. Because the existing
structures span across proposed lot lines, all buildings should be removed or relocated,
prior to si811ature of the fmal plat by the City Engineer.
15. Sidewalk: UDC 11-3A-17D requires sidewalks on both sides of public streets.
Rambin Street is currentlv improved with pavement onlv. The aoplicant is not
proposi~ to construct sidewalk _1002: Ramblin Court.. where the property is
adiacent to the existinl! risht-of-wav. St"'" believes that the Ilrle lots in Rambo
Subdivision will re-develop in the future. When these properties redevelop the City
will look to acquire sidewalk alon~ the portion of Ramblin Court that is beina
developed. Therefore.. if a 5-foot wide concrete sidewalk is not required on Ramblin
Court adiacent to this parcel (adjacent to Lots 1-3. Block 5). there will be a iap in
the sidewalk infrastructure. Staff recommends that the applicant be required to
construct a 5-foot wide sidewalk slona.. Ramblin Court. where they abut the existina-
riHht-of-Wlv.
b. Staff Recommendation: Based on the above analysis, staff fmds the AZIPP/PS applications
substantially conform to the Comprehensive Plan policies and UDC standards. As noted under
the Conditions of Approval in Exhibit B, staff recommends residential construction be limited
to 50 lots until such time that at least one additional access to the subdivision can be provided
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 10
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
via the Bainbridge or Keego Springs Subdivisions. (See Fire Department Development
Review Comments and Requirements, Exhibit B) Staff recommends approval of the subiect
AZIPPIPS applications with the conditions shown in Exhibit B.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: September 20. 2006)
2. Landscape Plan (dated: April 12, 2006) NOT APPROVED
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 Zoning Ordinance
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Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 11
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
A. Drawings
1. Preliminary Plat (Dated: September 20, 2006)
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2. Landscape Plan (dated: April 12, 2006) NOT APPROVED
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Carol A. McKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
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3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site
· Black Cat Road is currently improved with 2 traffic lanes, and no curb gutter or sidewalk abutting
the site. There is 62-feet of right-of-way existing for Black Cat Road (31-feet from centerline).
· Chinden Blvd is currently improved with 2 traffic lanes, and no curb, gutter or sidewalk abutting
the site. There is 80-feet of right-at-way existing tor Chinden Blvd (40-feet from centerline).
· Ramblin Court is currently improved with 2 traffic lanes, and no curb, gutter, or sidewalk abutting
the site. There is 50-feet of right-at-way existing for Ramblin Court (25-feet from centerline).
4.
Existing Access:
There is one defined access point to this site located off of Chinden Blvd.
5.
Site History:
ACHD has not previously reviewed this site for a development application.
Development Impacts
6.
Trip Generation:
This development is estimated to generate 1.397 additional vehicle trips per
day based on the submitted traffic impact study.
7.
Impact Fees:
There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee
ordinance that is in effect at that time.
8.
Impacted Roadways:
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service* Limit
Black Cat None Minor Arterial 63 north of Better 50 MPH
Road Chinden Blvd on than "en
6/20/02
1,470 south of
Chinden Blvd on
9/30/04
Chinden Blvd 808' Express Way 14,316 west ofTen Better 50 MPH
USHWY Mile Road on than
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Road on 3/24/04
Ramblin Court 220' Local Not Available Better 25 M.PH
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*Acceptable level of service for a two-lane minor arterial roadway is "0" (14.000 VTD).
*Acceptable level of service for a two-lane express way is "D" (14,500 VTD).
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9. Capital Improvements Plan/Five Year Work Program
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Programa The following improvements are scheduled in the
District's Capital Improvement Plan (CIP).
· Black Cat Road between McMillan Road and Chinden Blvd is scheduled to be widened to 5-
lanes in 11 to 20 years.
· The intersection of Chinden Blvd and Black Cat Road is scheduled to be widened to 4-lanes on
the north leg and to 5-lanes on the south, east, and west legs of the intersection, a signal will
also be added. These improvements are scheduled to occur in 11 to 20 years.
B. Findinas for Consideration
1. Traffic Impact Study
A traffic impact study for Trilogy Subdivision was prepared by Washington Group International,
below is a summary of their findings.
o The proposed development is projected to generate an average daily traffic (A TD) of 1,397
vehicles of which the p.m. peak hour is 147 vehicles per hour.
o As a result of the site build-out, traffic on the vicinity roadways is expected to increase.
Traffic on Chinden Road may increase by 31 0 vehicles per day (vpd) to the east of the site
and by 170 vpd to the west of the site. Traffic on Black Cat Road may increase by 20 vpd to
the north of the site and by 910 vpd to the south of the sitea
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o The intersection of Black Cat Road and Chinden Road is currently two-way STOP controlled
with traffic on Black Cat Road stopping for traffic on Chinden Road. For the existing
condition, the lowest level of service for the intersection is LOS D, which relates to the
northbound approach. For the 2011 background condition, the intersection is predicted to
operate at LOS F, which relates to the northbound approach. For the 2011 build out
condition, the intersection is forecast to operate at LOS F. Improvements to the intersection
are needed to accommodate the build out traffic volumes.
Retaining the existing two-way stop control and adding a separate northbound left turn bay
was the selected intersection improvement. With the improvement, Black Cat
Road/Chinden Road intersection is forecast to operate at LOS E for the 2011 background
condition and LOS F for the 2011 build out condition, but with reduced delays for both
conditions.
o It is assumed that a temporary 26-foot wide paved approach to the site will be constructed
off of Black Cat Road via Ramblin Court. This site approach on Black Cat is forecast to
~ operate at a LOS A for Quild out conditions. Base_d on local guidelines, a separate left turn
bay and right turn lane and taper are warranted. ..1 -
o Based on the build-out traffic forecasts for the roadway network, only Black Cat Road will be
under the COMPASS planning threshold. Roadway capacity improvements to Chinden
Road east and west of Black Cat Road are necessary to accommodate the build out
volumes, with respect to the COMPASS planning threshold. ITD is currently performing a
corridor study for Chinden Road in this area.
o All internal streets have projected ATD volumes less than 1,000 vehicles with the following
exception: Lots 1.-10 of block 9 have projected A TD volumes greater than 1,000.
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o No on street parking should be allowed for internal streets with a width less than 284eet.
This applies to streets E&F and it also applies to the turn-around on each end of street C.
o There are various intersection offsets that are less than 150-foot. ACHD policy requires that
the offset of local/residential collector intersection be greater than 150-feet.
o The proposed development is planned for 146 residential lots. Under Ada County
guidelines, growth should be limited to 100 lots until an additional site approach is ·
constructed.
.
The following are improvements needed to accommodate the traffic volumes generated by the
Trilogy development:
o A separate northbound turn bay at the Black CatlChinden Road intersection should be
constructed to accommodate the 2011 build out conditions. The existing two-way STOP
control may remain in place. The addition of the northbound left turn bay is an off site
improvement.
o For the Ramblin Court site approach on Black Cat Road, a southbound left turn-bay and a
northbound right turn lane and taper are warranted on Black Cat Road for vehicles entering
the site.
2.
Chinden Blvd/US HWY 20/26
Staff Comment/Recommendation: US Highway 20/26 is under the jurisdiction of the Idaho
Transportation Department (ITD). The applicant, the City of Meridian, and ITD should work
together to determine if additional right-of-way or improvements are necessary on US Highway
20/26.
3.
Black Cat Road
Staff Comment/Recommendation: Based on the submitted traffic study a southbound left turn-
bay and a northbound right turn lane and taper are warranted on Black Cat Road for vehicles
entering the site. The applicant will be required to construct the warranted turn lanes only if they
can in the existin~. right-of-way.
4.
Ramblin Court
Right-of-Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way
on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter
and 5-foot wide concrete sidewalks.
Street Section Policy: District policy 7204.4.2 states, ndevelopments with any buildable lot that is
less that 1-acre in size will typically provide street$. having a minimum pavement width of 32-feet
with curb, gutter and sidewalks. The total street Width shall be 36-feet from back-of-curb to back-of-
curb. Variations of this width may be allowe-d, depending on traffic volumes forecast to be -.
generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless
they are separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of
4-feet in width.
Applicant's Proposal: The applicant has proposed to construct curb, gutter, and 5-foot attached
concrete sidewalk on Ramblin Court only adjacent to the entrance road (Schwitzer Avenue) for
approximately 20-feet to the east and to the west of the roadway.
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Staff Comment/Recommendation: The applicant's proposal meets District policy and should be
approved with this application. If the City of Meridian request sidewalk to be construct abutting the
entire site on Ramblin Court, District staff would be supportive of that request.
If possible staff would like to see sidewalk be continued across the out parcel located on Ramblin
Court this could be either a 5-foot detached concrete sidewalk or 5-foot asphalt path across the
entire length of the parcel approximately 21 Q-feet.
5. Internal Streets
Right-of-Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way
on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter
and 5-foot wide concrete sidewalks.
36-foot Street Section Policy: District policy 7204.4.2 states, "developments with any buildable lot
that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32-
feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to
back-of-curb. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated
from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width.
33-foot Street Section Policy: District policy 72-F1A, allows local residential public roads with a
33-foot street section with parking on both sides of the roadway, if the amount of vehicle trips per
day on the street does not exceed 1,000 and the appropriate fire department reviews and approves
the street section.
Applicant Proposal (Internal streets): The applicant is proposing to construct the internal streets
as 33 -foot street sections with curb, gutter, and 5-foot attached concrete sidewalks, within 50-feet
of right-of-way.
Staff Comment/Recommendation: The applicant's proposals meet District policy. The Meridian
Fire Department will not approve the 33-foot street section; they prefer a 34-foot street section.
Therefore, the applicant will be required to seek approval from the lfIIeridian Fire Department for the
proposed 33-foot street section.
6. Lava Springs Street
Staff Comment/Recommendation: Based on the submitted traffic study Lava Springs Street is
expected to carry 1,100 vehicle trips per day. This exceeds District policy which restricts daily
vehicle trips on local street with front on housing to 1 ,000 vehicle trips per day. Staff acknowledges
that when Bainbridge subdivision to the east and Keego Springs subdivision to the southwest are
constructed the residence of Trilogy subdivision will have two additional access points in and out of
the development. This will reduce the vehicle trips per day on Lava Springs Street.
Bas~d on this information a rqodification of policy can b~ made to approve Lava ~prings Street as
proposed. . i'j "'I
7. Traffic Calming
Policy: District policy 7202.2.6 states that the design of local street systems should discourage
excessive speeds by using curvilinear alignment and/or breaks in the street system.
Staff Comment/Recop1mendation: There is one roadway (Lookout Pass Street) within the
development that is approximately 1,000 feet in length or longer and will require some form of traffic
calming. The applicant will be required to provide traffic calming along this local street (Le. chokers,
bulb-outs, traffic circlesJI_~tc.). The applicant should coordinate the location and design of the traffic
calming devices with District Traffic Services staff.
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8. Tree Planters
Tree Planter Policy: The District's Tree Planter Width Interim Policy prohibits all trees in planters
less than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the
policy requires a minimum planter width of 6-feet for class II tress with the installation of root
barriers on both sides of the planter strip or a minimum planter width of a-feet without the
installation of a root barrier. The policy also requires Class I and Class III trees to provide a
minimum planter width of 1 Q-feet.
9. Stub Streets ~.
Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed development
shall cause no undue hardship to adjoining property. An adequate and convenient access to
adjoining property for use in future development may be required. If a street ends at the
development boundary, it shall meet the requirements of sub section 7205, "non-continuous
streets." District policy 7205.5 states that stub streets will be required to provide intra-neighborhood
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will
not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
Applicant Proposal: The applicant has proposed three stub streets one to the east and two to the
west. The stub streets are proposed to be located as follows:
· First stub street to the east, Banner Ridge Street, is proposed to be located 460-feet north of
south east property line (measured property line to centerline).
· First stub street to the west, Tamarak Street, is proposed to be located 20Q-feet north of the
south west property line (measured property line to centerline).
· Second stub street to the west, Lookout Pass Street, is proposed to be located 220-feet south of
the north property line (measured property line to centerline).
Staff Comment/Recommendation: The first stub street to the east, Banner Ridge Street, should
align with the previously approved stub street, within Bainbridge Subdivision, located to the east of
this site. The first stub street to the west, Tamarak Street, should align with the previously approved
stub street, Corazon Street, within Keego Springs Subdivision southwest of the site. The second
stub street to the west, Lookout Pass Street, will provide a future connection to the three acre
parcel west of the site. -
10.
Roadway Offsets
Roadway Offset Policy: District policy 7204.11.6, requires local roadways to align or offset a
minimum of 125-feet from another local roadway (measured centerline to centerline).
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Applicant Proppsal: The applicant has proposed one roadway to~ntersect Ramblin Court, r;;~
Schwitzer Avenue, approximately 270-fee~ east of the Black Cat Rdad (measured centerline to
centerline). The applicant has proposed two east/west private roadways (Snow Basin Street and
Brighton Street) to intersect the public roadway system approximately 60Q-feet north of the south
property line and approximately 360-feet south of the north property line.
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Staff Comment/Recommendation: The proposed location of Schwitzer Avenue meets District
policy and should be approved with this application. All other internal local roadways (public) and
private meet District offset Policy and should be approved with this application.
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11. Alleys
Alley Policy: District policy 7204.10.1 requires the minimum right-of-way width for new alleys to be
16-feet if: the alley is abutted by residential uses and zoning on both sides; and building setbacks
required by the land use agency having jurisdiction provide sufficient space for the safe backing of
vehicles into the alley; and 20-feet in all other situations. Dedication of clear title to the right-of-way
and the improvement of the right-of-way, and acceptance of the improvement by the District as
meeting its construction standards, are required for all alleys contained in a proposed development.
The alley shall be improved by paving the full width and length of the right-of-way. Access is
allowed to and from a fully improved alley (District policy 7204.10.2). Parking shall be designed so
the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-
feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet from the
nearest public street.
Access Policy: Access is allowed to and from a fully improved alley (District policy 7204.10.2).
Parking shall be designed so the minimum clear distance from the back of the parking stall to the
opposite side of the alley is 22-feet for perpendicular parking. An access to an alley shall be located
a minimum of 25-feet from the nearest public street.
Intersection Policy: District Policy 7204.10.3 states a minimum of back-of-curb radius of 15-feet is
required at all alley intersections.
Design Policy: District policy 7202.6 states that alleys shall connect to a public street at each end
and shall not terminate in dead-ends. Alleys with curves are not allowed without specific District
approval taken on good cause shown. Curves shall have a minimum inside radius of 26-feet.
Applicant Proposal: The applicant has proposed one 16-foot north-south alley within the
development. The alley is designed to intersect public streets at each end, and private streets in
between and the alleys do not have curves.
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Staff Comment/Recommendation: Because the proposed alley intersects both private and public
roads staff recommends the alley be private and not dedicated to the public.
12. Turnarounds
Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a
minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of
a 29-toot street section on either side of any proposed center islands within the turnarounds. The
medians should be constructed a minimum of 4-feet wide to total a minimum of a 1 aD-square foot
area.
AQplicant Proposal: The ~pplicant has proposed to~anstruct one turnarouncbwith a center island
with eight parking stalls. The applicant has proposed.an 18-foot street section within 35-feet at
right-at-way around the center island.
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Staff Comment/Recommendation: The applicant will be required to construct the roadway
around the center island as a 29-foot street section with curb, gutter, and concrete sidewalk within
42-feet of right-of-way. Additionally, the applicant will need to coordinate with the Districts
Development Review Department for approval of the proposed center island with parking.
13. Other Access
Chinden Blvd is classififid as an Expressway. Other than the access specifically approved with this
application, direct lot ac-cess is prohibited to this roadway and should be noted on the final plat.
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T Triloav Subdivision- PP-AZ-06-032
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C. Site Specific Conditions of ARProval
1. Comply with requirements of ITD and the City of Meridian for the SH HWY 20/26 frontage. Submit
a letter to the District from ITD regarding said requirements prior to District approval of the final plat
or issuance of a building permit (or other required permits), whichever occurs first.
2. Construct a southbound left turn bay and a north bound right turn lane and taper on Black Cat Road
only if the warranted turn lanes can fit in the existing right-of-way.
3. Construct curb, gutter, and 5-foot attached concrete sidewalk on Ramblin Court only adjacent to the
entrance road (Schwitzer Avenue) for approximately 20-feet to the east and to the west of the
roadway.
4. Construct all internal local streets as a 33-foot street section (with local fire department approval)
with curb, gutter, and attached 5-foot concrete sidewalk within 50-feet of right-af-way.
5. Provide 29-foat street section on each side of the proposed center island. Any proposed landscape
island/medians within the public right-of-way dedicated by this plat shall tJe owned and maintained
by a homeowners association. Note of this are required on the final plat. The design should be
approved by ACHDJs Development staff.
6. Provide traffic calming (Le. chokers, bulb-outs, traffic circles, etc.) along Lookout Pass Road. The
applicant shall coordinate the location and design of the traffic calming devices with District Traffic
Services staff.
7. Construct stub streets to the surrounding properties as identified below. Install a sign at the
terminus of each roadway stating, uTHIS ROAD WILL BE EXTENDED IN THE FUTURE."
· First stub street to the east, Banner Ridge Street, is proposed to be located 460-feet north of
south east property line (measured property line to centerline).
· First stub street to the west, Tamarak Street, is proposed to be located 200-feet north of the
south west property line (measured property line to centerline). ..
· Second stub street to the west, Lookout Pass Street, is proposed to be located 220-feet south of
the north property line (measured property line to centerline).
8. Construct one roadway to intersect Ramblin Court located 270-feet east of the Black CatlRamblin
Court intersection.
9.
Construct two private roadways (Snow Basin Street and Brighton Street) to intersect the public
roadway system approximately SOD-feet north of the south property line and approximately 360-feet
south of the n~rth property line, as prop..:oseda ~ L'~.~
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10. The applicant shall construct the one proposed north-south 16-foot alley as a private alley, not
dedicated to the public.
11. Other than the access specifically approved with this application, direct lot access is prohibited to
Chinden Blvd and shall be noted on the final plat. ~.
-12.
Comply with all Standard Conditions of Approval.
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4.
Standard Conditions of AQProval
Any existing irrigation facilities shall be relocated outside of the right-at-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated ..,ith improving street frontages abutting the site shall be borne
by the developer.
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) tor details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Menual, 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 prior to breaking
ground within ACHD right-ot-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 ,he applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon~lthe applicant to
obtain written confirmation of any change from the Ada County Highway District.
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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 at 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.
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Request for Reconsideration of Commission Action
~ Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on by
all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting
following the meeting at which the action to be reconsidered was taken. Upon receipt of the
request, the Secretary shall cause the same to be placed on the agenda for that next
scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth
new facts and information not presented at the earlier meeting, or a changed situation that
has developed since the taking of the earlier vote, or information establishing an error of fact
or law in the earlier action. The request may also be supported by oral testimony at the
meeting. ~
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the
matter is to be returned. The Commission shall only take action on the original matter at a
meeting where the agenda notice so provides. ~
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
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August 28,2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Conger Management Group
AZ 06-032
August 31, 2006
ITEM NO.
4
REQUEST Continued Pubric Hearing from July 20,2006: Annexation and Zoning of 29.31 acres from
RUT to an R-8 zone for Trilogy Subdivision - south side of Chinden Boulevard and east of
BJack Cat Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See Previous Item Packet / See Attached Minutes
CJTY PLANNING DJRECTOR:
See Memo for Continuance
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDJNG DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SAN IT ARY SERVJCES:
See Attached Comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRJGATION:
SETTLERS. IRRIGATION:
IDAHO POWER:
See Attached Comments
See Attached Comments
INTERMOUNTAIN GAS:
OTH ER:
See 110 Comments
Contacted:
Emailed:
Date:
Phone:
staff I nitiaJs:
Materials presented at public meetings shall become property of the City of Meridian.
Meridian Plannina and Zonina Meetina
Julv 20,2006
Meeting of the Meridian Planning and Zoning Commission of July 20, 2006, was called
to order at 7:00 p~m. by Chairman Michael Rohm.
Members Present Michael Rohm, David Zaremba, Wendy Newton-Huckabay, and
David Mae.
Members Absent: Keith Borup.
Others Present: Bill Nary, Sharon Smith, (Craig) Caleb Hood, Mike Cole, Jenny Veatch,
Justin Lucas, Amanda Hess and Dean Willis.
Item 1:
RolI~Call Attendance:
Roll-call
X Wendy Newton-Huckabay 0 Keith Borup
X David Mae - Vice Chairman X David Zaremba
X Michael Rohm - Chairman
Rohm: Good evening, ladies and gentlemen. At this time J'd like to call the regularly
scheduled meeting of the Meridian Planning and Zoning Commission to order and begin
with the roll call of attendance.
Item 2:
Adoption of the Agenda:
Rohm: And lid like to start with the adoption of the agenda and there are a few changes
to the agenda this evening and before we adopt it I would like to just make note of the
changes that will occur as we work our way through the agenda. The Public Hearing for
the annexation and zoning of Silver Springs Subdivision will be continued to the 17th of
August. The annexation and zoning for Trilogy Subdivision will be continued to August
31 st. And the annexation and zoning of South Ridge Subdivision will be cantin ued to
September 7th. Those three items, including other attachments to those projects, will
all be heard on those dates. So, if there is anybody here tonight to those items, they will
not be heard tonight.
Newton-Huckabay: Mr. Chair? We are not going to be opening the South Ridge at all
for discussion as stated in the staff reportf we are just going to open it and continue it?
Rohm: Open to continue it, yes.
Newton-Huckabay: With no discussion?
Rohm: That's correct.
Newton-Huckabay: Okay.
Meridia n prann i ng & Zon i ng
July 20 t 2006
Page 15 of 34
are they required, because the condition right now requires a six foot solid fence on
their property line. So, just to address it, anyways, would be --
Zaremba: We are talking about Exhibit B, paragraph 1.3, which says construct a six
foot tall solid fence around the perimeter, meaning the entire perimeter~ We didn't
discuss that. I personally would be willing to go with the applicant's suggestion. If they
can discover that they own it all or if they discover somebody else does and they can
have a maintenance easement or something like that~ I have no problem with them
taking their fence down.
Mae: I have no problem if, in fact, they do that other property that --
Zaremba: Or can get a maintenance easement.
Mae: Exactly.
Zaremba: If somebody will let them maintain it, even if they donlt own it. Okay. So,
lefs incorporate into paragraph 1.3, the first sentence, construct a six foot tall solid
fence along the east and west perimeters of the outdoor storage area. New sentence
following that sentence exactly, applicant may remove the existing chain link fence
across the south boundary and maintain the area from there to the neighbor's fence, if
either the applicant can find that they own that piece of property or can get an easement
to maintain it from whoever does own it~ Then that paragraph continues on with what's
already there, plus the sentence I added at the end~ So, the question is do we need to
restate the motion or can J just add that to it?
Rohm: I think that it should have been captured in -- in its entirety, so J think we can
move forward.
Zaremba: The intention is to have all of those elements that were discussed included in
the motion~
Rohm: Could we get a second?
Mae: Second.
Rohm: It's been moved and seconded that we approve CUP 06-019 to include all staff
report and the aforementioned amendments to that staff report~ All those in favor say
aye. Opposed same sign? Motion carried. Thank you for coming in.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Rohm: Before we open the next Public Hearing there are people here now that werenlt
here when we started the meeting and there are three projects that are going to be
continued and they are Silver Springs Subdivision to August 17th, Trilogy Subdivision to
Meridian Pia n ning & Zon ing
Ju Iy 20 t 2006
Page 16 of 34
August 31 st, and South Ridge Subdivision to September 7th. So, anybody that may be
here to hear anyone of those three items, they will not be heard tonight.
Item 5:
Public Hearing: MCU 06-001 Request for a Conditional Use Permit
Modification for residential home built two feet into five foot setback (sold
prior to discovery of mistake) for Fulfer Subdivision No. 5 (Lot 4, Block
5) by Russell Dunstan - 2593 W. Ditch Creek Drive:
Rohm: With that being said, J'd like to now open the Public Hearing on MCU 06-001,
Conditional Use Permit modification for Fulfer Subdivision No~ 5, Lot 4, Block 5. And
begin with the staff report.
Veatch: Thank you, Mr. Chairman, Members of the Commission. This application is for
a modification of a conditional use~ It's located here on Ditch Creek in the Fulfer No~ 5
Subdivjsion~ The exact address is 2593 West Ditch Creek and ifs Lot 4, Block 15. This
is a residential area~ The home here has already been built and it was discovered after
several inspections had gone through and passed, that the applicant had been given
the wrong plat~ The ~plat that he was given was a 76 foot width and the house
specifications were built to that and, then, it was discovered later on that it is a 74 foot
width and so the house has been built two feet into the five foot setback~ The original
Conditional Use Permit was through Havasu Subdivision back in 2003 and City Council
approved that It is, though, within your jurisdiction to modify that CUP without it having
to go back, then, to City Council. I just wanted to clarify that. The applicant will be also
applying for a vacation of the easements of that two feet and the neighbors have
submitted a letter saying that they are not opposed to the encroachment into the
setback between the home~ It still meets fire code for the building department as it
stands. And if you have any questions I will be happy to answer them.
Rohm: Thank you very much~ Any questions of staff?
Zaremba: Mr~ Chairman, just one and this may include Mr~ Nary possibly. On page two
of the staff report, paragraph 5-8, you made it clear that this Commission can hold a
Public Hearing and approve it, but I would like Mr. Nary, who is our legal department, to
clarify that we can change the wording.
Veatch: This actual sentence was carried over from a previous report and so it may be
modified or completely eljminated~
Zaremba: Okay. With Mr. Naryls approval, I would modify the end of that sentence to
say a Public Hearing before the Planning and Zoning Commission~ 11m watching him for
a nod of the head.
Hood: I may well -- while legal counsel is reviewing that, the first part of that sentence I
th ink is key f because it refers to a miscellaneous application, which this is not. So, if
you're going to modify it, you should modify the first part of it, too, to say a modification
Page 1 of 1
Machelle Hill
From: Dave McKjnnon [dmckinnon@congergroup~com]
Sent: Thursday, August 24, 2006 3:39 PM
To: C. Caleb Hood; Tara Green; Will Berg; Machelle HiH
Cc: Scott Beecham; Jim Conger; Bailey, Laren
Subject: Trilogy
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AUG 2 !.f 2006
City Of ]\.1eridiarl
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CaJeb,
We are nowhere cJose to having a staff report from ACHD for Trilogy, so rather than having a hearing and then
waiting to see what ACHD does, lets just go ahead an contjnue the public hearing until the second meeting in
September to give ACHD time to catch up.
Please consider this the formal request to continue, due to lack of ACHD comments. Thanks for all of your work.
Dave
8/24/2006
1(}O
Joint School District No.2
911 Meridian Road · Meridian! Idaho 83642 · (208) 855-4500 · Fax (208) 888-6700
SUPERINTENDENT
Dr~ Linda Clark
July 6, 2006
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City of Meridian
660 E. Watertower Lane
Suite 202
Meridian, ill 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and ele.mentary schools throughout the district
are operating over capacity.
Approval of the Trilogy Subdivision will.have a significant im.pact on school enrollments
at Star Elementary.. Eagle Middle and Eagle High SchooL
We can predict that these homes, when completed, will house thirty-'nine (39) elementary
aged children, thirty-nine (39) middle sc'hool aged children, and tl1irty-one (31) senior
high aged students. Additional stu.de.nts will further compou'nd the current overcrowded
situation. Residents cannot be 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 67-6508. The Meridian Sc:hool District is
currently operating beyond capacity. Future development will co'ntinue to have an impact
on the district's capacity. If you have any questions, please contact 'me at 855-4500.
~~
Wendel Big~
Building & Construction Manager
SETTLERS' IRRiGATION DISTRiCT
P.o. BOX 7571
PHONE. 344-247 ~
f30!SEr IDAHO 83707-1571
FAX: 343-1642
1/J,D .
July 6, 2006
..: ~ECEIVE1-)
Dave McKinnon
Conger Management Group
405 South 8th Street, Suite 290
Boise, ID 83702
2 0 2006
CiTY OF fv1ERIDIAf\f
(~fT\' r:!. F R v( n;::;:- f r~ r~
Re: PP 06-032 Trilogy .Subdivision.
Dear Dave
After review of the Prelilninary Plat of the abOVe-111entioned applications SettJers Irrigation
District requests the following:
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facilities involved are the McMullen Sub-Lateral (20'
easement, and the Harrell Lateral (30' easenlent)~ Contact SID for additional jrrigation
reg u irelnents.
2. A Land .Use Change Application lllUst be on file prior to any approvals.
3. A license agreetnent MUST be signed and recorded prior to construction of any SID
facilities, or within its easelnents.
4. Any changes to the existing irrigation system such as relocation, water delivery, tiling,
and landscaping 01USt be approved by Settlers Irrigation District's Board of Directors.
5. All storm drainage. tTIust be retained on-site.
6~ A pressure irrigation systelll ll1USt be provided to service all lots with irrigation water.
If you have any questions please call 343-5271.
~
Nathan raper, Manager
Settlers Irrigation District
Enclosures
Cc: City of Meridian Planning Department (w/o enclosures)
TRANSPORTATION BOARD
Fran k B runee I
Chairman
John X, Combo
VIce Chairman
District 6
John McHugh
District 1
Bruce Sweeney
District 2
Monte McCJure
District 3
Gary Blick
District 4
Neil Miller
District 5
David Ekern. RE,
Director
Sue Higgins
Board Secretary
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IDAHO TRANSPORTATION DEPARTMENT
P.O. Box 8028
Boise, fD 83707-2028
(208) 334-8300
itd. id ah Q. gov
July 18, 2006
RR0RT RD
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JUL 2 5 2006
City of Meridian
Planning Department
660 E. Watertower Lane, Suite 202
Meridian, 10 83642
VIA FAX: 208-888-6854
Citv Of MeridiaJl.
(;ity (~lerk: Office
Re: Trilogy Subdivision
Annexation and Zoning - #AZ 06-032 / PP 06-032
Route: US 20-26
Location: SE corner Black Cat Road
Dear Zoning Administrator:
My sincere apologies for the delay in the comments.
Thank you for allowing the Idaho Transportation Department (JTD) the opportunity to
comment on the applicant's request. ITD offers the following comments:
We appreciate the 100f setback from the highway centerline to provide for future
highway expansion.
The landscaping plan sheet was too small to read the text, but I presume that a
noise abatement feature will be constructed in the landscape buffer as required by
the ordinance.
It is unfortunate that a collector facility connecting the residential subdivisions to
the commercial area located on US 20-26 between Ten Mile and Black Cat, but
that opportunity has passed.
Sincerely,
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Sue Sullivan
Senior Planner
TRANSPORTATION BOARD
Charles Winder
Chairman
John X. Combo
Y1ce Chairman
District 6
Joh n McH ugh
District 1
Bruce Sweeney
District 2
Monte McClu re
Distrjct 3
Gary BUck
District 4
Neil Miner
District 5
David Ekern ~ P~E.
Director
Sue Higgins
Board Secretary
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IDAHO TRANSPORTATION DEPARTMENT
P.O. Box 7129
Boise ID 83707-1129
(208) 334-8000
itd ~ id a ho~ 9 ov
July 19, 2006
VIA FAX: 208-888-6854
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Ms. Anna Canning
Meridian Planning "Department
660 E~ Watertower Ln.
Meridian, ill 83642
JUl 2 5 2006
City Oflvieridian
City ClerJr Ofnce
Re;
Location: South side of Chinden Boulevard and east of Black Cat Road
Route: US Highway 20/26 (US 20/26)
Name: Trilogy Subdivision
Casel Application: AZ 06~032 / RZ 06~032
Dear Ms. Canning:
The Idaho Transportation Department (ITD) appreciates the opportunity to comment on the above
referenced application.
Per the city's July 20th, 2006 regarding the subject application for the Trilogy Subdivision; ITD
offers the following comment(s):
· The subject development has not received approval for access to US 20/26 from lTD. US
20/26 has been designated Type IV for access control. Access for the subject development
should be established through W. Everest Lane~ Any desired access to US 20/26 must be
approved "by ITD prior to construction.
· Noise abatement (berms, fences, etc.) measures should be a consideration and are the
responsibility of the developer and should be constructed off the state right-of...way; see
enclosed Noise Abatement
· ITD recommends the developer provide adequate setback (100 ft) to acconnnodate future
highway improvements~ Please contact Sue Sullivan, District Three Planner (208-334-8955)
for information regarding future highway projects that may affect the subject development.
· Landscaping for the subject development shall not encroach onto the state right-of-way.
· Any work, to be performed, within the state right-of-way requires an approved permit from
ITD prior to construction~ For permit information, contact Larry Bronson at (208) 334-8328~
If you have any questions please call me at (208) 334-8924.
Enclosure
July 20, 2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Conger Management Group
AZ 06-032
July 20,2006
ITEM NO.
11
REQUEST Public Hearing - Annexation and Zoning of 29.31 acres from RUT to an R-8
zone for Trilogy Subdivision - south side of Chinden Boulevard and east of Black Cat Rd
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
See Attached Staff Report
No Comment
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CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See Attached Comments
No Comment
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
See Attached Affidavit of Sign Posting
~M.cI(~ Date: 7/7 lac.. Phone:
, I u.. _/J.
Staff Initials: ~ -r:Ma,~ 7/
. 1'77 /
Materials presented at public meetings shall become property of the City of Meridian. ("'Os;..
Contacted:
Emailed:
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
SUBJECT:
Trilogy Subdivision
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JUL 1 3 2006
STAFF REPORT
P & Z Commission Hearing
Hearing Date: 7/20/2006
Planning & Zoning Commission
TO:
FROM:
Caleb Hood I Amanda Hess
Meridian Planning Department
884-5533
. AZ-06-032 City Of Meridia.L.
Citv Clerk Office
Annexation and Zoning of29.31 acres from RUT (Ada CountY) t~ R-8
(Medium Density Residential) zone
. PP-06-032
Preliminary Plat of 148 single-family building lots, 14 common lots, 2 private
street lots, and 1 future right-of-way lot on 28.17 acres, in a proposed R-8
zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Conger Management Group, has applied for Annexation and Zoning (AZ) of 29.31 acres
from RUT (Ada County) to R-8 (Medium Density Residential) and Preliminary Plat approval of 148
single family residential lots, 14 common lots, 2 private street lots, and 1 future right-of-way lot for
Trilogy Subdivision. The site is located on the south side of Chinden Boulevard, approximately 250-feet
east of Black Cat Road. This area is commonly known as Lot 2, Block 1, Rambo Subdivision. Rambo
Subdivision is a County-approved plat that was recorded in 1993, with the subject lot being the deed
restricted open space lot.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-032 and PP-06-032) were submitted to the Planning Department for
concurrent review. 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 Trilogy Subdivision sublect to the conditions listed in Exhibit B of the Staff Report.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-032 and PP-06-032 as presented in the staff report for the
hearing date of July 20, 2006, with the following modifications to the conditions of approval:
(Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-032 and PP-06-032 as presented during the hearing on July
20, 2006, for the following reasons: (State specific reasons for denial of the annexation and/or
preliminary plat request.)
Continuance
Trilogy Subdivision AZ-06-032, PP.06-032
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
After considering all staff, applicant and public testimony, I move to continue Pile Numbers
AZ-06-032 and PP-06-032 to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
East of Black Cat Road and South of Chinden Boulevard / 4325 Chinden Boulevard
Section 27, T4N, Rl W
b. Owner:
Dyver Development
1977 E. Overland Road
Meridian, ill 83642
c. Applicant:
Conger Management Group
405 S. 8th Street, Suite 290
Boise, ill 83702
d. Representative: David McKinnon, Conger Management Group
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request:
1. Date of Preliminary Plat (attached in Exhibit A): June 22, 2006
2. Date of Landscape Plan (attached in Exhibit A): April 12, 2006
h. Applicant's Statement/Justification: The proposed overall density (5.26 dwellings per acre) of
the project complies with the City's designation of Medium Density Residential R-8 which
allows for densities of up to 8 dwellings per acre. The subdivision will provide large open
spaces and a mix of housing typt:s induding a common mew, attached single family
dwellings, and detached single family dwellings.
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11, 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, a public hearing is
required before the City Council on this matter.
c. Newspaper notifications published on: July 3,2006, and July 17, 2006
d. Radius notices mailed to properties within 300 feet on: June 23,2006
e. Applicant posted notice on site by: July 10, 2006
6. LAND USE
. a. Existing Land Use(s): Existing home, several outbuildings, and vacant land. All existing
Trilogy Subdivision AZ-06-032, PP-06-032
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
structures will be removed from the site.
b. Description of Character of Surrounding Area: A mix of single family residential and vacant
agricultural land, some of which has recently been proposed for residential development.
c. Adjacent Land Use and Zoning:
1. North: Residential and Agricultme, zoned RR (Ada County).
2. East: Proposed Bainbridge Subdivision, zoned R-8.
3. South: Residential and AgriculturelProposed Keego Springs Subdivision, zoned RUT
(Ada County)/R-8.
4. West: Residential and Agriculture, zoned RUT (Ada County).
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is master planned to sewer to the future North
Black Cat trunk. It is not currently serviceable.
Location of water: This property would receive water from future mains in N.
Black Cat Road and future stubs from approved nearby development.
Issues or concerns: This property is currentlv not serviceable bv the Citv of
Meridian's sewer or water system.
Up sizing of sewer and water mains through this site.
2. Vegetation: Primarily agriculture. Existing trees will be retained or relocated on site.
3. Floodplain: N/A
4. CanalslDitches/Irrigation: The preliminary plat shows a number of ditches around the
edges of this development.
5. Hazards: N/A
6. Proposed Zoning: R-8
7. Size of Property: 29.31 acres
f. Subdivision Plat Information:
1. Residential Lots: 148
2. Non~residential Lots: 0
3. Total Building Lots: 148
4. Common Lots: 14
5. Other Lots: 3 (2 private street lots and 1 future right-of-way lot)
6. Total Lots: 165
7. Open Lots: 0
8. Residential Area: 28.17 acres
9. Gross Density: 5.26 units per acre (7.4 net density)
Trilogy Subdivision AZ-06-032, PP-06-032
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
10. Lot Sizes; Lot sizes range from 4,000 square feet to 9,200 square feet. The average lot
size is approximately 5,000 square feet.
g. Landscaping:
1. Width of street buffer(s); As per the Future Land Use Map, Chinden Boulevard is
designated as "Entryway Corridors." The UDC (Table 11-2A-5) requires a 35-foot
wide street buffer adjacent to Entryway Corridors. The landscape plan proposes a 35-
foot wide landscape buffer along Chinden Boulevard.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 2.51 acres (8.91 %)
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11 ~ 3B-12. Common, open-space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC 11-3G-3-E2).
h. Proposed and Required Non-Residential Setbacks: Per the R-8 zone for attached and detached
single family dwellings.
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The sole
access to the development will be from an existing public street, Ramblin Court, that connects
with N. Black Cat Road. Additionally, two stub streets will be constructed to connect with
future residential subdivisions; one at the east property line to access Bainbridge Subdivision,
and one to the southwest to access Keego Springs Subdivision. Two 24-foot wide private
streets are proposed within Block 3, which contain rear-loaded garages. NOTE: Staff has not
received comments on this proiect from ACHD or ltD. ACHD has advised Citv Staff that
they are awaiting a Traffic Imoact Study from the applicant. As of the print deadline for this
report. ACHD does not expect to have this item before their Commission until the end of
August.
7. COMMENTS MEETING
On June 30, 2006, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staffhas included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
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 single family residences at densities of
three to eight dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 148 residential building lots on 28.17 acres for a gross density of 5.26 dwelling units/acre. The
gross density is within the range outlined in the Comprehensive Plan, staff finds that the proposed
development is in general compliance with the Comprehensive Plan. The following Comprehensive Plan
policies apply to this application:
. Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
Trilogy Subdivision AZ-06-032, PP-06-032
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
· Sanitary sewer and water service will be extended to the project at the developer's
expense.
· The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
· The subject lands currently lie within the jurisdiction of the Ada County Sheriff's 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 3 - Consider "Accommodating Bicycle and
Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and
Walking in all land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
· Chapter VI, Goal II, Obj ective 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.
Stains supportive of the proposed pedestrian connections to future adjacent subdivisions, via
stub streets.
· 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 developments to the
east and southwest are compatible with the proposed development, and that the existing
residences to the southwest have been buffered with appropriately sized lots.
. Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories
(low-, medium-, and high-density single family, multi-family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
Trilogy Subdivision AZ-06-032, PP-06.032
PAGE 5
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
The subject application includes a request for the R-8 zone. Staff finds that the requested zoning
designation contributes to the variety of residential zoning categories in this area and is
generally consistent with the Comprehensive Plan designation for this site.
. Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
Two stub streets have been proposed to connect with the current(v undeveloped properties to the
east and southwest. These properties have been proposed to be developed in a manner similar to
the subject parcel.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family, two-family (duplex), and
townhouse developments as a Pennitted Use in the R-8 zone.
b. Purpose Statement of Zone: 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.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Unified Development
Code, staff believes that this is a good location for the proposed single-family development.
Please see Exhibit D for detailed analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application (prepared on February 21,2006,
by Charles Hardes, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
A Development Agreement (DA will be required as part of aIUlexation of this property. Prior to
annexation approval, a DA shall be entered into between the City of Meridian, the property
owner(s) at the time of annexation ordinance adoption, and the developer. The applicant shall
contact the City Attorney. Bill Nary. at 888-4433 to initiate this process. The DA shall include
the following:
. The applicant will be responsible for all costs associated with the sewer and water service
extension. Any existing domestic wells and/or septic systems within this project will be
removed from their domestic service, per City Ordinance Section 5-7-517, when services
are available from the City of Meridian. Wells may be used for non-domestic purposes such
as landscape irrigation.
. All future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development. All future uses shall not
involve uses, activities, processes, materials, equipment and conditions of operation that
will be detrimental to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
· Access to Chinden Boulevard shall be prohibited for this site. The applicant shall be
required to dedicate the right-of~way, construct landscaping, a pathway and noise mitigation
along Chinden Boulevard, as required by ITD and the City of Meridian.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Unified
Development Code, staff believes that this is a good location for the proposed single-family
residential products. Please see Exhibit D for detailed analysis of facts and findings for a
preliminary plat.
1. Access; Chinden Boulevard is a state highway. UDC I 1-3H-4B prohibits access to state
highways at locations other than at section line roads, or at the Yz mile between sections.
The existing access to Chinden Boulevard should be abandoned. Further, a note should
be placed on the face of the plat prohibiting direct lot access to Chinden Boulevard. The
applicant should be required to construct noise abatement in compliance with UDC 11-
3H~4D and ITD's design requirements adjacent to the residential uses. The applicant
should dedicate right-of-way, in accordance with ITD's requirements, to allow for future
highway expansion (lOO-feet from centerline proposed). The applicant should construct a
10-foot wide pathway along Chinden Boulevard (not currently shown on the plans)(UDC
11 ~3H-4C3)
Ramblin Court, a public street, is proposed as the sole access to serve the 148 proposed
homes within the subdivision. In addition, stub streets are proposed to the recently
approved Keego Springs Subdivision to the south and Bainbridge Subdivision to the east.
Once the subdivisions to the south and east develop, alternative accesses onto Chinden
Boulevard, Black Cat Road, and Ten Mile Road will be provided to the residents in this
area. However. until secondary access can be provided to this site. the Meridian Fire
Department is limiting residential construction to 50 homes. See Exhibit B for all
comments and conditions from the Fire Department.
All of the internal streets, except for the two private streets and Tamarak Street (southeast
comer of the development), are proposed with a 33-foot street sections and 5-foot wide
attached sidewalks. Portions of Tamarak Street are proposed as 18-feet wide (measured
back-of-curb to back-of-curb) within a 35-foot wide right-of-way. The proposed design
of Tamarak Street does not meet the Fire Department's requirements for access, and must
be redesigned to comply with ACHD and the Fire Department's requirements.
2. Schwitzer Avenue; During the pre-application meetings with the applicant, staff directed
the applicant to construct the main entrance into the development, Schwitzer Avenue,
along the west property line. After ACHD acquires right-of-way for Black Cat Road (48-
feet from centerline), and the owner of Parcel #R7330160010 constructs a street buffer
(35.feet wide), there will only be about 145 feet of remaining depth for the parcel, which
is approximately 3 acres in size. This remainder depth is not sufficient to develop a street
with lots on both sides. Therefore. it is critical for the redevelopment of Parcel
#R73301600lO that Schwitzer Avenue be constructed. from Ramblin Court to Lookout
Pass Street. along the western boundary of the subiect site (remove Pomerelle Avenue).
3. Private Streets: Two private streets are proposed within this development. The proposed
private streets will serve as access to the lots within Block 3. The applicant has submitted
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
a Private Street application as required by UDC ll-3F-3. The applicant shall design and
construct the private streets in compliance with the standards listed for Private Streets in
UDC ll-3F, Private Streets. The applicant is proposing to construct a 24-foot wide
improved area for the private streets (22 feet of paving and 1 foot of ribbon curb on each
side.) Staff is supportive of the proposed private streets. (Please see the required private
street findings in Exhibit D.)
No on~street parking shall be allowed along the two private streets, Brighton and Snow
Basin. Vehicles shall be parked in garages, driveways, or along public roads with the
subdivision. The private roads shall be signed as "No Parking" per the Meridian Fire
Department's comments.
4. Common Drivewavs: Three common driveways and several shared driveways are
proposed within this development. The UDC allows R-8 zoned lots sharing a common
driveway, or that are access from an alley/private street, to be a minimum of 4,000 square
feet. There are 3410ts that must be paired, sharing a driveway. Further, Lots 13-15, Block
4; Lots 6-9, Block 6; and, Lots 33-35, Block 1, shall take access from common
driveways. UDC 1 1-6C-3D7 requires setbacks, building envelopes, and orientation of the
lots and structures to be shown on the plat; building setbacks should be measured from
the edge of the common driveway easement or property lines, whichever is more
restrictive. Further, UDC 11-3C-6 requires every single-family dwelling to have a two-
car garage and a 20' x 20' parking pad on the lot. The asphalt for the common driveway
should not count towards the required parking pad area. Comply with all common
driveway provisions listed in UDC ll-6C-3D.
5. House Orientation; Staff has concerns about the orientation of the houses on the lots
using common driveways. Generally, when reviewing the layout of a plat, staff likes for
like yards to match (e.g. - side yard of one lot to abut the side yard of another.) With the
configuration of the common driveways, staff recommends that the orientation of the
houses on these lots be restricted. Staff recommends that the houses on Lots 13 and 14,
Block 4, should be oriented to the east; the house on Lot 15, Block 4, should be oriented
to the north; the houses on Lots 6-9, Block 6, should be oriented to the north; and the
houses on Lots 33-35, Block l, should be oriented to the west, to match the yards of the
adjacent lots.
6. 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 utilize 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 connnon areas prior to signature on the [mal 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 1l~3A-15
and MCC 9-1-28.
7. Fencing: Except along Chinden Boulevard where a 6-foot tall fence is proposed,
perimeter fencing is not shown on the submitted landscape plan or preliminary plat. At
the public hearing, the applicant should state whether or not permanent fencing is
proposed around the development. Fencing adjacent to all micro-paths is required. The
applicant should submit a detailed fencing plan with the [mal plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF ]UL Y 20, 2006
contain debris must be installed around the perimeter prior to issuance of a building
pennit. All perimeter fencing must be completed prior to issuance of building pennits.
All fencing should taper down to a 3 foot maximum within 20 feet of all rights-of-way.
Fencing shall be installed in accordance with UDC 11-3A-7.
8. Ditches. Laterals. and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or
canals, exclusive of natural waterways and waterways being used as amenities, which
intersect, cross or lie within the area being subdivided shall be covered.
9. Landscaping: The landscape plan prepared by South Landscape Architecture, P.c., on 4-
12-06, labeled Sheet L1.0 - L1.3 is approved with the following modifications/notes:
· Provide a 35-foot wide landscape street buffer along Chinden Boulevard as
depicted. The landscape buffer along the street shall be designed in
accordance with UDC 11-3B-7 and UDC 11-3H-4C&D.
· Provide noise abatement, in accordance with UDC 11-3H-4D, along Chinden
Boulevard.
· Provide micro-path connections through Lot 20, Block 1; Lots 7, 20,26, 32,
and 45, Block 3. Provide landscaping in compliance with UDC 11-3B-12,
adjacent to the micro-paths.
· Construct a picnic shelter on common Lot 26, Block 3, as proposed.
· A written certificate of completion shall be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape plan
and submitted prior to City Council signature of the Final Plat. All standards
of installation shall apply as listed in UDC 11 ~3B~ 14.
Submit a landscape plan, reflecting the changes/notes mentioned above, with the
final plat application(s).
Landscape Buffer alon!! Chinden Boulevard: Chinden Boulevard, adjacent to the
property, is classified as an Entryway Corridor on the 2002 Future Land Use Map, and
requires a 35-foot landscape buffer per UDC 11-2A.5. The applicant has proposed to
construct a 35-foot wide landscape buffer along Chinden Boulevard, located outside of
the future 100 foot right-of-way for the highway. There is approximately 55 additional
feet that will be improved with grass, until nu purchases it for the widening of Chinden
Boulevard. This proposal meets the 35 foot minimum landscape buffer requirement and
accommodates the 55 feet of additional area needed by ITD for future roadway expansion
(see Landscaping above.)
10. Common Areas: All common lots which are approved as open space and will function as
drainage areas shall be vegetated and usable by residents. Maintenance of all common
areas shall be the responsibility of the Trilogy Homeowners Association.
11. Open Space/Amenities: The applicant is proposing to set aside 2.51 acres (8.91 % of the
property) for open space and staff is supportive of the design. The applicant has two
large common areas that are centrally located within the subdivision. Pedestrian pathways
(micro-paths) and a picnic shelter are a part ofthe open space design, as well.
12. Micro-paths: ill the applicant's submitta11etter, he states that a pathway connection from
Chinden Boulevard will be provided into the development. However, this pedestrian path
is not shown on the plans. Staff believes that a micro-path from Chinden Boulevard into
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
this site should be provided. All micro-paths shall be constructed in accordance with
UDC ll-3Aw8. Landscaping adjacent to all micro-paths should comply with UDC ll~3B.
13. Tree Mitieation: There are large trees on the site which the applicant is proposing to
remove or relocate. Any tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of caliper inches of
those removed. Required landscaping trees will not be considered as replacement trees
for those that are removed. The applicant should coordinate a mitigation plan with Elroy
Huff at the Meridian Parks Department.
14. Existine Structures: The site currently contains multiple buildings. Because the existing
structures span across proposed lot lines, all buildings should be removed or relocated,
prior to signature of the final plat by the City Engineer.
b. Staff Recommendation: Based on the above analysis, staff [mds the AZIPP/PS applications
substantially conform to the Comprehensive Plan policies and UDC standards. As noted under
the Conditions of Approval in Exhibit B, staff recommends residential construction be limited
to 50 lots until such time that at least one additional access to the subdivision can be provided
via the Bainbridge or Keego Springs Subdivisions. (See Fire Department Development
Review Comments and Requirements, Exhibit B) Staff recommends approval of the subiect
AZIPP/PS applications with the conditions shown in Exhibit B. NOTE: As of the print
deadline for this report. staff has not received a report from ACHD Staff or ITD Staff. City
Staff recommends that the Commission determine whether or not it is appropriate to forward
on the subiect applications to the City Council without first receivine and reviewing comments
fromACHD and ITD.
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: June 22, 2006)
2. Landscape Plan (dated; Aprill2, 2006)
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 (forthcoming)
8. Central District Health Department
C. Legal Description
D. Required Findings from Zoning Ordinance
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 10
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
A. Drawings
1. Preliminary Plat (Dated: June 22, 2006)
Exhibit A
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner( s) (at the time of annexation ordinance adoption),
and the developer. The aoolicant shall contact the Citv Attomev. Bill Nary. at 888-4433 to initiate
this orocess.
1.1.2 The annexation legal description submitted with the application (dated February 21, 2006,
stamped by Charles Hardes, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
1.1.3 Any future subdivision, uses, and construction on this property shall comply with the City of
Meridian ordinances in effect at the time of permit submitta1.
1.1.4 Access to Chinden Boulevard shall be prohibited for this site. The applicant shall be required to
dedicate the right-of-way, construct landscaping, pathway(s) and noise mitigation along Chinden
Boulevard, as required by ITD and the City of Meridian.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheets 1.0 and 2.0, prepared by W & H Pacific, dated June 22,
2006, is approved, with the conditions listed herein. All comments and provisions of the
accompanying Annexation and Zoning application (AZ-06-032) and future development
agreement shall also be considered conditions of the Preliminary Plat (PP-06-032).
1.2.2 The landscape plan prepared by South Landscape Architecture, P.C., on 4-12-06, labeled Sheet
Ll.O - Ll.3 is approved with the following modifications/notes:
. Provide 2.51 acres (8.91 % of the site) for common open space.
. Provide a 35pfoot wide landscape street buffer along Chinden Boulevard as depicted. The
landscape buffer along the street shall be designed in accordance with UDC 11-3B-7 and
UDC 11-3H-4C&D.
. Provide a 6-foot tall solid fence and noise abatement, in accordance with UDC 11-3H-
4D, along Chinden Boulevard.
. Provide micro-path connections through Lot 20, Block 1; Lots 7, 20, 26, 32, and 45,
Block 3. Provide landscaping in compliance with UDC 11-3B.12, adjacent to the micro-
paths. Provide fencing adjacent to micro-paths as required by UDC 11-3A-7 A 7a.
. Construct a picnic shelter on common Lot 26, Block 3, as proposed.
. Coordinate a tree mitigation plan with Elroy Huff of the Meridian Parks Department.
. A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature of the Final Plat. All standards of installation shall apply as listed in
UDC 11-3B-14.
Submit a landscape plan, reflecting the changes/notes mentioned above, with the final plat
application(s).
1.2.3 Place a note on the face of the final plat prohibiting access to Chinden Boulevard. Construct noise
abatement in compliance with UDC 11-3-H-4D and ITD's design requirements adjacent to
Chinden Boulevard. Construct a 35-foot wide street buffer and a lO-foot wide pathway adjacent
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
to Chinden Boulevard. The applicant shall meet the Idaho Transportation Department's right-of-
way dedication requirement of 100 feet from street centerline for Chinden Boulevard, the 35 foot
landscape buffer shall not be included within this measurement.
1.2.4 Provide stub streets to Keego Springs Subdivision to the south and Bainbridge Subdivision to the
east. Until a Meridian Fire Department approved secondary access can be provided to this site, no
more than 50 homes shall be constructed.
1.2.5 Re-design Tamarak Street to comply with ACHD and the Meridian Fire Department's
requirements for street section, right-of-way, emergency access and parking restrictions.
1.2.6 Construct Schwitzer Avenue, from Ramblin Court to Lookout Pass Street, along the western
boundary of the site. Modify the Preliminary Plat to eliminate Pommerelle Avenue and provide
continuous frontage to Parcel #R7330160010 from Schwitzer Avenue (the applicant may
construct their portion of this roadway, with the remainder of Schwitzer Avenue being completed
when Parcel #R733016001O develops. Coordinate with ACHD.) Note: This requirement will also
improve access to and better accommodate surveillance of Lots 6, 7, & 8, Block 1, (see the
Meridian Police Department's requirements below).
1.2.7 Construct Brighton and Snow Basin, both private streets, to comply with the standards listed in
UDC 11-3F. Parking shall be prohibited along the private streets. Obtain approval from the Ada
County Street Name Committee for the private street names. Prior to signature of the final plat,
the applicant shall provide documentation of a binding contract that establishes who is
responsible for the repair and maintenance of the private streets. The private streets shall be
depicted on the face of the final plates). The applicant shall redesign all entryways to private
roads to meet the Fire Department's requirement of28' inside / 48'outside turning radius. These
changes would eliminate the tightness of the turning radius at all entrances to private roads to
better accommodate emergency service vehicles.
1.2.8 All lots between 4,000 and 4,999 square feet shall either share driveways, or take access from an
alley/private street. Lots 13-15, Block 4; Lots 6-9, Block 6; and, Lots 33-35, Block 1, shall take
access from common driveways. All of the lots adjacent to the common driveway shall maintain
at least 10 feet of public street frontage (flag) and the common driveway easement should be
depicted and explained on the face of the final plat. Place the building setbacks/envelopes and
orientation of the lots and structures that use the common driveway on the face of the fmal plat.
Building setbacks shall be measured from the edge of the common driveway easement or
property lines, whichever is more restrictive. Provide a two-car garage and a 20' x 20' parking
pad on each lot. The asphalt for the common driveway shall not count towards the required
parking pad area. Comply with all common driveway provisions listed in UDC 11-6C-3D.
1.2.9 The houses on Lots 13 and 14, Block 4, shall be oriented to the east; the house on Lot 15, Block
4, shall be oriented to the north; the houses on Lots 6-9, Block 6, shall be oriented to the north;
and the houses on Lots 33-35, Block 1, shall be oriented to the west, to match the yards of the
adjacent lots.
1.2.10 All homes within the subdivision shall contain at least 1,200 square feet of living area, as
proposed.
1.2.11 Maintenance of all common areas shall be the responsibility of the Trilogy Subdivision
Homeowners Association.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
1.2.12 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or
lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer prior to final plat signature.
1.2.13 Underground, pressurized irrigation must be provided to all lots within this development.
1.2.14 Because the existing structures span across proposed lot lines, all buildings should be removed or
relocated, prior to signature of the final plat by the City Engineer.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.2. 1 5 Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC 11-3A-17.
1.2.16 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-l1.
1.2.17 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant should be required to utilize 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. 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.
1.2.18 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. 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.
1.2.19 The applicant shall submit a fencing plan with the fmal plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building penllit. All fences shall lapc:I' down
to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UDC 11.3A~7.
1.2.20 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.2.21 All irrigation ditches, laterals, or canals intersecting, crossing, or lying adjacent and contiguous to
the area being subdivided shall be tiled per UDC 11-3A-6, unless otherwise approved by the
appropriate Irrigation District. Plans will need to be approved by said 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.
1.2.22 Staff s failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
1.2.23 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 the future N. Black Cat Trunk.
This property is currently not serviceable by the City of Meridian's sanitary sewer system and the
City of Meridian does not guarantee service in the timelines outlined in the UDC.
2.2 No "temporary" or "interim" lift stations shall be allowed on this site.
2.3 Water service is being proposed via extension of future mains in N. Black Cat Road and
connections to planned mains in adjacent development. This property is currently not serviceable
by the City of Meridian's potable water system and the City of Meridian does not guarantee
service in the timelines outlined in the UDC.
2.4 The applicant shall be required to up size the water main to 12-inch from Black Cat through W.
Ramblin Court, up Schwitzer, to the northerly most road Lookout Pass St., then to the stub street
to the Bainbridge Subdivision.
2.5 The master sewer plan shows an 18-inch trunk routing through this property. The applicant shall
coordinate with the Public Works Department the routing for this trunk prior to construction plan
submittal.
2.6 The applicant shall install water and sewer mains to and through this site; 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.
2.7 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.
2.8 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).
2.9 The applicant has indicated Settlers will own and operate the pressure irrigation system in this
proposed development. Therefore a letter of plan approval from Settlers shall be submitted prior
to construction plan approval.
2.10 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 fmal plat by the City Engineer.
2.11 Any water meters located in common driveways shall be constructed of upgraded materials per
City of Meridian Standard Specifications.
2.12 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.
2.13 Lots 28, 29, 41, and 42 Block 3 do not meet the required street frontage. The applicant shall
revise the plat so that all lots meet the required minimum frontage per the UDC.
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
2.14 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.
2.15 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.16 The applicant has not indicated how the storm drainage from the proposed private streets will be
disposed. A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off~street parking areas.
Storm water treatment and disposal shall be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for
Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into
surface water is prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant is responsible
for filing all necessary applications with the Idaho Department of Water Resources regarding
Shallow Injection Wells.
2.17 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.
2.18 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.
2.19 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.
2.20 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.
2.21 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.
2.22 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.23 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.24 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalks the applicant shall comply with all American with Disabilities
Act requirements for unobstructed sidewalk access.
2.25 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.
2.26 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.27 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
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
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.
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. Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements ofthe 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.
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.
6. All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
7. Provide a 20-foot wide Fire Lane for all internal roadways, including Tamarak Street and the
private streets. All roadways shall be marked in accordance with Appendix D, Section D103.6 -
Signs.
8. For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
9. 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.
10. To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project, which serves more than 50 homes. The two entrances should be separated by
no less than Yz the diagonal measurement of the full development. The applicant shall provide a stub
street to the property to the west for future connection to Tamarak Street, and one to the east for
future connection to Banner Ridge Street. Until a secondary access can be provided. no more than 50
homes shall be allowed within this development.
11. The proposed 148-1ot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 420 residents at build out.
12. The Fire Dept. has concerns about the ability to address the project, specifically the lots to the south
of Block 5 and those with common driveways, and have the addresses visible from the street which
the project is addressed off of. Please contact the Public Works Dept. Addressing Specialist at
898-5500 to address this concern prior to the public hearing.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
13. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fIre apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fIre hydrants
and mains shall be provided where required by the code offIciaL For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3 .1.1 or 903.3 .1.2, the distance requirement shall be 600 feet
(183 m).
14. Emergency response routes and fire lanes shall not be allowed to have speed bumps.
15. Alleys that serve mews shall be at least 24' wide.
4. POLICE DEPARTMENT
1. Blocks one, four, and six create residences that will be isolated from their surrounding neighbors.
Such areas have an increased crime potential. Prior to the next public hearing, the applicant shall
work with the Police Chief and/or Planning Staff to revise the plat/site plan such that the
houses/dwelling units in the general area are oriented toward one another and encourage
interaction between more neighbors. The site plan shall be revised in accord with those
discussions.
5. P ARKS DEPARTMENT
1. Pathway and Trail standards; The proposed pathway and/or trail shall be constructed ill
accordance with the Meridian Park Department's requirements.
2. Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
3. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-10) will be followed.
4. Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-10) will be followed.
6. SANITARY SERVICE COMPANY
1. Please contact Bill Gregory at SSC (888~3999) for detailed review of your proposal and submit
stamped (approved) plans with your certifIcate of zoning compliance application.
2. SSC will not provide trash pick-up services utilizing the common driveway. The developer shall
install a concrete pad at the end of the common drive no more than fIve (5) feet behind the
sidewalk. The pad shall be of suffIcient area to accommodate the receptacles of the residences
that take access from the common driveway.
7. ADA COUNTY HIGHWAY DISTRICT
1. Forthcoming.
8. CENTRAL DISTRICT HEAL TH DEPARTMENT
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
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
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
Thence Nor1h 00"29'03" Ea&t. coInc::idunt wtlh a easterly line d Lot 1, BIoek 1, Rambo
Subdlviai<ln, a dl8Iance of 604.71 teet to the POINT OF BEGINNING,
The .... of PQrnel One de8ctIled above conIIIIna approxlrMllilly 28.175 ~.
BAsis d beari!Igs is GRID NORTH. lda/IO S1ate Plana CeoIdhlle Sy8Iem. West Zone,
~
Comrnerllling at lhII114 ComtIr _un to Seodons 21 and 28. wm!lI'Illy I11QIIUrnenBl by 8 112"
IWMr (No Cap) In a 4" plpecaM1g (Comer Reccnl, lnslna'llent Numbll' 99113295);
Thenc:e Nonh 00"29'll3" East. coincident..." the _teny line 01 So;oc:l;gn 27, a dlalarw;eol
2591U18 feet tel 8 pOOt (WI tlle aouthlIIy RIght: 01 Wrr<j line 01 W'" CNnd8n ewloMlld. .. ,"""'"
011 Idaho TriIl'ISPOlt8IIO 0eparIment plana titled "Plan omd ProfIe d ~ Frenldln HIghwaY.
Federal AId SeoondaIyPraje(ltNo. FAS. 181-D{1), Ada & Canyon COdQe. Bo19a ~ Sept.
1939". and 1IlIed"Plm and ProIiIe ot Proposed Hlwilys U.S. 20. 76' 30. FedenII Aid Pn>jeI;:I No.
F - 3031 (6). PayetIJe. CMyon & AdB CounIlola. Onlllrk> Br\dglI to BoiIle. ~ MiRh 19118",
(reviled AIwll2. 1ll66). end all de&atlad In II RIght d W~ Oeed d-.l 08fl111939. rec<1fded
0llf1&1939. InIllrulllent Number 1ll2234. Ada County Recorder ReocInD.1leld point belng Soult\
00'29'03" Weeta diIIbmG d4G.OO l'8et fnmllhe NW eomerof Se<:lion 27 (HWrIo&y Stalk>n
581.27.80, _ ehown on &aid 1ll3ll HIghony Pl8noI). ~ ~ by a 'Z' dlan*er
Aluminum Cap MoIlurnGnl (comer Reoord. 1l1BlrunIent Number D01132ll4);
Thence SQIth 89"19'18" Ea$t, coInCIdent with said SClUtheriy RIght d WB:/ Ine d West Chlnden
1louIevard. a dl8lanOe of 237.21 feet .. d'llI POINT OF SeGlNMlG. aakI Polnt of BegiMlng
'*~ the~""'" d Lot 2 and the ~_ ot Lot 1. BItxlk '. Ra<nbo
SubdMllion. reaIIded 0llI2411993, 1nQ'u1tllll1l Number 9379034. Ada Cc;I,anIy Reooll.ks P8;0rd6;
Tllln1c:e Norlh 00"40'44" EaGl ~ to saki ~ RIght of W8'l11na d Wee( Cl\indoIn
EIoUkMrd. a dIBIa1w d 40.00 feet to lIllOlnt on the 6UI'VeY c:en1IWtlne IlIgnment aa __ 0"
aald 1939 HIghwfI'/ I'I8oa. at ClIltUlIled ~ S1Btkln 663+86.14;
Thence South 89"19'18" ea.t. co/nClder1t with lI1e...""'Y ~ aIIgm'neI1I8a shown on said
1938 HlQhwll)' PlaI'llS, a &I18IlCe ot 12J:2.511eat 10 B point ~ HlQtIw8y SIdln 878<97.85;
Thance South 00".0'44" West, pelPGndlcutar 10 !lllkl southerly RlgtII dW"! line d West CNnden
Boulewrd. B dIBtln:e d 010.00 fe8t 10 B point on Mid GCO.ItheIty I'lllt1t of WB:/ Uni;o 01 Wellt Chlnden
B<luIlw.... Mid point boIIng lie moat ~ _ of B '*"""' d ~ "- on Record d
Survey 3122. f>I\lperty Una ~CIIlt Survey, _dad 0212311805.lnlllNm<lnt Number
96012320, Me County RBoonler RecadIJ;
ThenoII Nonh 8li1'111'1e" """,, ~wUh Wd IOIIIhoIdy RJst1tolWay llna d W8Ilt Chindllfl
BcIulevISd llnd tile nortIwIy line of La! 2. BloCk ,. Rllrnbo SUbdlvtIlan. a ~ of 1232.61feBt.
10 !he POINT Of'_.
ThIJ _ d ParolIllWo cIalDIJed aboY8 oontalnsl ~ 1.132 AarIts,
The> toteI _ of I'anl8l:t One Inl Two lXIllIbined wntaln8 appro:dmalIBly 29.307 Aaea.
BaeI5 of beamg& 15 GRID NORlll. Idaho State Plane c--dinale Sys1em, Wast Zone.
~i.~
02/ zr /200&
~oa'IlaN "'?P~~~, r--'
'?N~
~~: \ ?S.l\lb .
p\l9\..\C
,,^IOR\l)\f>.~ OEP"{.
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
C. Legal Description
MfIU8Ilon L8lIaI Deosonpaon
A poI1lon Df Lot 2. Block 1, RaInbo 8ubdlvlII1on 8IId ........... w.t ClIInden ~
18laIIt ~ 211 tIIId 26) RIgN d WlI)'
T_ .......... of land. the IQt pen:elllelng II P<rion aI LoI2, BIoc:k I. R.Ilbo S\lbdMslo<1, """'led
In IJ1e N 112 of tM 1M' 114 of Sectb127, Towr19h/p" North, Range 1 W",," lloIee MertlIen, Ada
County, Idaho, and the sewnd parOII belng .. purtion of IhO adjoIoqJ ~ d War of w...t
Chi.-. 80UevenIISlakl ~ 20 and 26), men> partJcul8rfY cIMatbed "" fOllows:
fI!s!lI.Q!!!
Commenclng e11hot 114 Caner """"""" 11> SeollIorlIi 27 and 2lI, aJrnnIy IlIllIUIlGQd by a 10:'
Rebar (No Cap) .. 11.- pipe _11(1 (CornlIf Reoord, lnetrument Numboir llll11329G);
Th9n<:e North 00'29'03" East. llOlncIdenI wItllthe _leriy Roe aI SecOon 27, " di8lance aI
2t98.5a feet 10 .. pOlI\t QI\ lhe llINIllel1y l'Ugti of W"'" Mne of Weal C/Wderl Eloukward, as .-
on Idaho T~ 0epa00nenI plans IlIIed "PIs! and Pl'lllIe aI PIupoaed FmnIcIn Hlghwav,
FedIorW Aid Seclonday ~ No. F AS, 161.0-(1), Ada & Car\y<ln Caunlle9, 80iaII - Sap\.
1939",lln<llitlold"PIan and Prdlleol PTqaerJ HIwlrylI U.S, 20. 26&30, F-.AId PnljIlCl No,
F - 3031 (51. Pay&lE, Csnyo;In & Ad;l Co.InlIe$, 0fCsn0 Bndge 10 BolM. 801M IoW<:h 1956",
(rwIaed AprI2, 1_). end lIS desaIbed rn 8 RIght 01 Wfl'/ Deed d!IIed osn 1/1939. recon:led
0llI161'l939. 'rw\njllNlllllbnbGt 192234. Ada ea..nty Rsoard<lf 1Wo:cnla. Nid pck'l\ being SlluIh
00-29'03" Wedlll dllltaoof 0140,00 fwI.....lhe NW c.:... of SellOn V, cutI8llIIy
mMl.meI1Iad by .. "r' d",",*" AUnnum Cap MonumSlt (Comer RoIcrn. l'*""-'l Numb8r
911113294);
TIIen<>& $oWh 89'19'16' East, c:aIr'ciOenI will MId lOIlIhorIy RlW>tolWay """ oIWwI. Chlnd8n
BolIIeoanl, " dto/anQe ot 23721 hllD the POINT OF BeGINNING. lIl!IId PalnloI ~
IDng the nonIIweIl_ of l.aI211lld tl1e 1lOlIlwul_ aI Lot 1, IlIDdc 1, Rambo
SubcivIoIon, ~ 09IZ4I19ll3, Inalrumolnt Humbet 9379034, AdA CounIr Ascard8t Recorda:
Thence ccnIlnulng SwIh .19'1 B' EaIl. oolncld8nt wllII Mid ...-Ir RI91t 01 W8'l1Ine at WetIl.
Chindan BoIMvard and tile rMhertr line rA Lot 2.1llOck 1. RmIbo llUtIdWllon, 8 ~ of
1232.51 feet II) the most ~ comer cia parcel d land ohooor1 on Aoc:<nl 01 Surwr 3122.
Property line A<ljustmerf SUrwr, I-.Md O2I23f1995, IMlM'nent Number !I5lIl2320, Ada
County ~ I'CIlXlrd&;
TtwIQe So\JltI61 WCl6' Eaat. <Xl4ncIdenI wllh IM"'~ lne or eaId pan:eI rA land, a
~ of lOQ.Q4feolt
ThenoB 5outtI71"21'lG' E88I, 1lDIllIr>U~ "'*>clcIImI_1h;I~l8IIyIneQl MId pII'cel of
land, " dlalance of 104.58 r.t to the lllll!Mty I.. of Let 2. BIacl( 1, Rsmbo SUbdMslan:
ThoilfIall South 00026'~' Weal, cah;ldent wII> "" __Iy~.. at LoI2. BIod< 1. Rambo
SubdMoIon, . ~ 01111'$.91) feIII \0 !he $ClIIll5ll\ _1lI 1.01 2. 1llaI:lI1, RemIlo
Sul>dMIJon;
T!wInoo NotIh 89018'44' Weef, catncklant wtI1lhe mDIII 0lltI1haIIY""" afLDI2, Block 1. Rambo
S~" ~ at 331.07 fwI 10 Ihe mDIII~...uItrwMl_ d Lat 2. ElIDd< 1,
AtImbo SubdIVI8Ion:
T""""," NotIh OOo:zr1S' East, eanddenI wtlh a -arty IN 01 Let 2, Block 1, flambo
SutIdMaIan. "Ills...... 01 320.60 '-10 an InttIrID< __.
TtwrICe NonIlllll"18'23" West. CIlhlldert....., a eoulherty line d Lat 2. BloCk 1. ~bo
SuDdMelon, a dl6la1c11 of 460.31 feet 10 lhe ~ __ 01 Let 4, Brook 1, Rambo
8ubdMsIon:
Thenoo North 00"29'38' CaA1, C<lincldent wlIh the ea8Iertr linII of Let . and Lola. llIod< 1, Rambo
SU\lClMIlian. IIIlIelanCe of 347.78 MI: mille ~ _ 01 LoIS. Illlock 1, Rounbo
SubdlI4IIon:
Th0nC8 Nunh 88'34'32" West. oolnlllI:1ent ....., "" IlOI1t.ty ,,,,. at Lot 3. Block 1, Rambo
Subcl*Ion, . dielanOll <1.....80 feet 10 II paint on tha rlI:JI9'IerIy RlgIlt 01 Wt;qIN of W....
Rllmbl.. Court:
~ conIlrUng North 1l8"34'32" weec. CGlncIdIwll WIth lI\e nor\tle!ly R!ghl or W""IIlnII d W""t
Ramtllln Court, " ..lance or 182.04 feet to the OOUlh_t_ of Loll, Block I, FWmbo
SUbdllllalon:
Exhibit C
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF .TUL Y 20, 2006
SKETCH FOR PARCEL ONE
i
. GRIll NOR'" LS.P.c.... oar mHC
A PARCEl. OF LAND BEING A PORTION OF LI)f B. BLOCK 1, RAJiBO
SUBD1V1SION. LOCA27W IN THE NORTH 1/13 OF rHB Nf( 1/4 OF
SECTION B7, T.4N., R.1 Jr., B.M., ADA COUNTY, IDAHO
ZOO8
N.T.S.
N.Io( CO<l. 2C, 11 " '/4 COI'. srI:. 27
= 't':'i,g::. liSt -- &.I'D, CIM ~ S89'l,'2,'E: 25""8' ~: 7kf =rm.sJ:~~5
~Sll$'l9""t ~ ~ ~ ~ ~ rJ2.J.9' ~p;;; =~=' _ ~ _ _ 'J23.~ ----L,L".,
1--;-';-2-"-1---89J.9~41.___ .llaiO'~""'"
~" .... "'1,92.59'
.... ::/1'
I .... - I
I kl S5rw'06'"E' 1Of.04' .
..I gl sn'2l',oI'E: 104..58'
C, ~ I
r~ il! ~':,: ,:1 "
RAMBO SUBDVISION ~'"
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l;Q'I, II€C. "".129a
.f,~~~C
.. ........
~._-..........,.~~
MA~ :) I
MERIDIAN PUBLIC
WORKS DEPT.
Exhibit C
CiTY OF MERIDIAN PLANNiNG DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
-------........,--..----.....
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.1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, 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
this Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that single-family residential uses are allowed within the requested zoning
district of R-8 as a Principally Permitted Use. The accompanying plat demonstrates the
land will be developed with varying lot sizes and other dimensional requirements which
conform to the proposed zoning designation.
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 delivery of services by any political subdivision providing services to this site, as
conditioned in the staff report.
5. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
Staff finds that all essential services 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;
and this is a logical expansion of the City limits. In accordance with the findings listed
above, staff finds that AIUlexation and Zoninl! of this propertv to R-8would be in the best
interest ofthe Citv.
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;
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARfNG DATE OF JULY 20,2006
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff supports the proposed density and proposed plat layout, with
recommended changes, as they comply with the provisions of the Comprehensive Plan.
Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed
development. (See finding Items 3 and 4 above under Annexation Findings for more
details. )
3. The plat is iu couformance 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
own cost, staff fmds 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, AClIO, etc.) to determine this fmding. (See Exhibit B,
Agency Comments and Conditions, 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 Councilor Commission's
attention. ACHD 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.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, staff
fmds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staffrecommends 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 maj or importance of which staff is unaware.
3. Private Street Findings:
1. The Design of the private street meets the requirements of this Article;
Staff finds that the design of the private streets meets the standards as set forth in UDC
11-3F-4.
Exhibit D
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
2. Granting approval of the private street would not cause damage hazard, or
nuisance, or other detriment to persons property, or uses in the vicinity; and
Staff does not anticipate any hazard, nuisance or other detriment from the private streets
if they are installed and maintained as designed, and comply with the UDC.
3. The use and location of the private street shall not conflict with the comprehensive
plan and/or the regional transportation plan.
Staff finds that the use and location of the proposed private streets will not conflict with
the comprehensive plan or the regional transportation plan.
Exhibit D
7/dO
<< g:~:.~ CENTRAL DISTRICT HEALTH DEPARTMENT
_HEALTH Environmental Health Division
DEPARTMENT
Rezone # A z. o{, - D5 2
Conditional Use #
inal / Short Plat PP Ob- 032.
T",,-(o SvlocL;I/'IS;O~
01.
02.
03.
04.
05.
06.
07.
Return to:
o Boise
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o Garden City
~Meridian
o Kuna
OACZ
We have No Objections to this Proposal.
<,L..: .-'1
We recommend Denial of this Proposal.
CITY OF MEHlDIAN
,"-"'ITV f"""'I F=R~r r.r:cl(:!=
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Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
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:
o high seasonal ground water 0 waste flow characteristics
o or bedrock from original grade 0 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.
After wri~roval from appropriate entities are submitted, we can approve this proposal for:
.{SI central sewage Q .E9mmunity sewage system 0 community water well
o interim sewage .er-central water
o individual sewage 0 individual water
~9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division ~~nmental Quality:
J!s[ central sewage 0 community sewage system 0 community water
o sewage dry lines ~ntral water
~o. Run-off is not to create a mosquito -breeding problem.
~.
o 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
o child care center
7
o 14. Please see attached stormwater management recommendations
o 15.
15726.001 EH0904
Reviewed By:
AFFIDAVIT OF POSTING
STATE OF1DAH0 )
)
COUNTY OF ADA )
~~~ tJt-~,^rAd-- 75Ss~c2~-laev
(name) (address)
35J-c5IS:',~'
(phone)
, Idaho, being first duly sworn upon oath, depose and say:
I personally posted the subject property with the hearing notice sign 10 days prior to the
public hearing for the annexation. rezone and oreliminarv olat for the orooosed
Trilo~ Subdivision for the .Nee 20. 2006 Plannin!! and Zonm!! Commission
Meetin!!.' J [,(.-1 Y
Dated 17th of July, 2006.
~Mvv
(Signature)
SUBSCRIBED ~tt!ID?IU1V.iJ}. before me the day and year first above written.
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My Commission Expires: ~ I, 0 1
~~
Notary publi~o
Residing at. LL)
l
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
July 20,2006
ITEM #
11
DATE
PROJECT NUMBER
AZ 06-032
PROJECT NAME
Trilogy Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
H.le ~liav El
Jl L 2 0 2006
c ty ,ot Men~an
C ty eletk Office
Trilogy Subdivision
(AZ-06-032 & PP-06-
032) has been
continued to the
August 31, 2006
Planning & Zoning
Commission meeting.
~&~'J~z)~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
7 July 2006
Phones: Area Code 208
OFFICE: Nampa 466.7861
SHOP; Nampa 466.0663
Planning & Zoning Commission
City of Meridian
660 E. Watertower Lane Suite 202
-...-- --..- J\1eridian,. ID. -ll642 -_ _ _ ~~_~~~~__~__ ____.~.-__~~ .
REeEIVEfr.
-'\1.....",..
RE: AZ 06-032/PP 06-032/Trilogy Subdivision
':.: ,
'~'" ,." ' .
Dear Anna:
CITY OF MEF(IDIAN
CITY CLERK ncr:'/("c
- - - - '- . '..r" I '~ J ~
Nampa & Meridian Irrigation District has no comment on the above referenced application
for Annexation & Zoning from RUT to an R-8 zone and Preliminary Plat approval as it is out
of our district.
Please contact Jeff Scott, Pioneer Irrigation District at 459-3617 or PO Box 426, Caldwell, ID
83606-0426.
Sincerely,
1:::::'~ u
Water Superintendent
Nampa & Meridian Irrigation District
JPNdbg
c: File/Office
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS. 40,000
/
. "-~ /,c,~.oc *,'
L/YL eridi an >"~' ~,
V
IDAHO t
\, //
Q, ,
"'~r;'I,*'TR"c\SUREVNJ.'" ""~! ~~e that your comments and recommendations will be considered by
~9o~}J~I~ridian Planning and Zoning Commission please submit your
"~i:;\,,:,:\ \~,,:Ji,,\:: comments and recommendations to Meridian City Hall
'\" .':,-."
~~~\lViII" ~~~g,/+:~ty Clerk, by: July 13, 2006
. ,,).1:Na~SIll~1 bat::;1une 26, 2006 File No.: AZ. 06~032 I PP 06~032
~ HeC!rlng,O~Y July 20, 2006
".. - .,"~
.,;R.e<t~8t:'Public Hearing - Annexation & Zoning of 29.31 acres from RUT to an
(\ '. ,...,':~~8'zone & Preliminary Plat approval of 148 single~family lots & 14 common!
. ,,) ;."
,,~>v other lots including 2 private street lots on 28.17 acres in a proposed R~8 zone
for Trilogy Subdivison
By: Conger Management Group
Location of Property or Project: south side of Chinden Boulevard and
east of Black Cat Road
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
MAYOR
Tammy de Weerd /-\
<""", :',
Cn'Y COUNCIL ME~fts ':,\ .
., ., \ \ .,,'
Keith Bird 'j 't,',
Joseph W. Borton '\' ",.,..., r'
Charles M. Rountree: ;,
Shaun Wardle ,!y
CITY DEPARTMENTS
City Attorney/HR
703 Main Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
Fire
540 E. Franklin Road
888-1234 / fax 895-0390
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
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
Planning
660 E. Watertower Lane
Sui te 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 150
887-2211 / fax 887-1297
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
JUN 2 7 2006
CITY OF MERIDIAN
CITY CLE n
- Wastewater
3401 N. Ten Mile Road
888-2191/ fax 884-0744
- Water
2235 N.W. 8th Street
888-5242/ fax 884-1159
Your Concise Remarks:
CITY HALL 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
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