HomeMy WebLinkAboutCottswold Subdivision AZ
September 18, 2006
MERIDIAN PLANNING & ZONING MEETING
AZ 06-042
September 21, 2006
APPLICANT Cherie A. Dalton Living Trust ITEM NO. 10
REQUEST Public Hearing - Annexation and Zoning of 20.18 acres from RUT to an
R-8 zone for Cottswold Village Subdivision - 2180 E. Amity Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
1) e- fA) IrI ~ A-,o pro V rY-f
-h ~I C-
See Attached Staff Report CJ
D2- 1\13 ~
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
No Comment
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
See Attached Comments
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See Attached Comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Date: q tq . Phone: 13f /Lt)13
Staff Initials: _~
Materials presented at public meetings shall become property of the City of Meridian.
Contacted
Emailed:
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DAT~ilcf ~lpilr: i~,~~O~
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TO:
Hearing Date: 7/20/2006
Planning & Zoning Commission
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STAFF REPORT
FROM:
Amanda Hess, Associate City Planner
SUBJECT:
Cottswold Villages Subdivision
. AZ-06-042
Annexation and Zoning of 20.18 acres from RUT (Ada County) to R-8 (Medium
Density Residential) zone
. PP-06-044
Preliminary Plat of 62 single-family building lots and 9 common lots on 20.18
acres in a proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Cherie A. Dalton Living Trust, has applied for Annexation and Zoning (AZ) of 20.18 acres
from RUT (Ada County) to R-8 (Medium Density Residential) and Preliminary Plat approval of 62 single
family residential lots and 9 common lots for Cottswold Villages Subdivision. The site has not been previously
platted. The subject property is located on the north side of Amity Road, approximately 1;.1 mile east of Locust
Grove Road in Section 29, Township 3 North, Range 1 East, B.M., and is currently referenced as Assessor's
Parcel Number S 1129346700.
The gross density of the proposed development is approximately three (3) dwelling units per acre. The
application does not comply with the Comprehensive Plan for the site which designates the area as "Low
Density Residential." However, the proposed density is in accord with the proposed R-8 zoning district.
Per the Comprehensive Plan Future Land Use Map, the Commission and Council can consider residential
densities on a case by case basis without the requirement of a Comprehensive Plan Amendment. This
development would be considered a "step up" in density, from low to medium.
Additionally, a Comprehensive Plan Amendment application has been submitted to and is being processed by
the Planning Department to amend the land use designation of this site to Medium Density Residential. If the
Amendment were to be approved, then the applicant's request for an R-8 (Medium Density Residential)
zoning designation will appropriately reflect the land use designation of Medium Density Residential for this
site.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-042 and PP-06-044) 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 recommendine: approval of the
proposed Cottswold VilIues Subdivision subiect to the R-4 standards and 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-06-042 and PP-06-044 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.)
CottswoId Villages Subdivision AZ-06-042, PP-06-044
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21, 2006
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers AZ-06-042 and PP-06-044 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
After considering all staff, applicant and public testimony, I move to continue File Numbers AZ~06-
042 and PP-06-044 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:
2180 East Amity Road
Meridian, ill 83642
Section 29, T3N, RlE
b. Owner / Applicant:
Cherie A. Dalton Living Trust
P.O. Box 140057
Garden City, ill 83714
c. Representative: Kent Brown, Bailey Engineers
d. Present Zoning: RUT (Ada County)
e. Present Comprehensive Plan Designation: Low Density Residential
f. Description of Applicant's Request:
1. Date of Preliminary Plat (See Exhibit A): July 12, 2006
2. Date of Landscape Plan (See Exhibit A): July 26,2006
g. Applicant's Statement/Justification:
The current Comprehensive Plan designation for this area (Low Density Residential) does not
comply with the applicant's request for an R~8 (Medium Density Residential) zoning designation.
The gross density of the proposed development is 3.07 dwelling units per acre. The proposed
density is in accord with the proposed R-8 zoning district but does not comply with the
Comprehensive Plan for the site which designates the area as "Low Density Residentia1."
However, a Comprehensive Plan Amendment application has been submitted to and is being
processed by the Planning Department to amend the land use designation of this site to Medium
Density Residential. If the Amendment were to be approved, then the applicant's request for an R-8
(Medium Density Residential) zoning designation will appropriately reflect the land use
designation of Medium Density Residential for this site.
The subdivision will provide a large central common area with gazebo, parkways, and a mix of lot
sizes ranging from approximately 7,750 square feet to 15,000 square feet.
5. PROCESS FACTS
CottswoId Villages Subdivision AZ-06-042, PP-06-044
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21, 2006
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: September 4, 2006; September 18, 2006
d. Radius notices mailed to properties within 300 feet on: August 25,2006
e. Applicant posted notice on site by: September 11, 2006
6. LAND USE
a. Existing Land Use(s): Existing home 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: Bellingham Park Subdivision & Messina Meadows Subdivision, zoned R-8
2. East: Residential, zoned RUT (Ada County) & Messina Meadows Subdivision, zoned R-8
3. South: Residential, zoned RUT (Ada County)
(Proposed White Bark Subdivision to the southeast)
4. West: Estancia Subdivision zoned R-4
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is proposmg to sewer through mains under
construction in Estancia Subdivision.
Location of water: This property is proposing to provide water service through mains
under construction in Estancia Subdivision and mains planned in Bellingham.
Issues or concerns: 1.) The need for an off-peak pumping station. 2.) There is a
FEMA designated zone-A flood plain on this property.
2. Vegetation: Primarily agriculture. Existing trees will be retained or relocated on site.
3. Floodplain: Zone A (100- Y ear Floodplain)
4. Canals/Ditches/Irrigation: Ten Mile Drain
5. Hazards: N/A
6. Proposed Zoning: R-8
7. Size of Property: 20.18 acres
f. Subdivision Plat Information:
1. Residential Lots: 62
Cottswold Villages Subdivision AZ-06-042, PP-06-044
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21, 2006
2. Non-residential Lots: 0
3. Total Building Lots: 62
4. Common Lots: 9
5. Total Lots: 71
6. Open Lots: 0
7. Residential Area: 20.18 acres
8. Gross Density: 3.07 units per acre (4.2 net density)
9. Lot Sizes: Lot sizes range from 7,750 to 15,000 square feet. The average lot size is
approximately 8,900 square feet.
g. Landscaping:
1. Width of street buffer(s): As per the Future Land Use Map, Amity Road is designated as
an arterial road. The UDC (Table 11-2A-5) requires a 25-foot wide street buffer adjacent to
arterials. The landscape plan (Sheet Ll.O) proposes a 25-foot wide buffer along Amity
Road.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 2.07 acres (10.3%)
4. Percentage of site as useable open space: 7.9%
5. 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 ll-3G-3-E2).
h. Proposed and Required Non-Residential Setbacks: As per the R-8 zone for detached single family
dwellings.
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The sole access
to the development at this time will be from Amity Road. Stub streets to the north and west have
been provided by the Bellingham Park and Estancia Subdivisions. Additionally, one stub street at
the east property line will be constructed to provide connectivity to that County parcel upon
devcIopment. ACHD is sUPuurli ve of the prOPosal as long as all Site Specific and General
Requirements are met (See Exhibit B-7).
7. COMMENTS MEETING
On September 1, 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 "Low Density Residential" on the Comprehensive Plan Future Land Use Map.
Low density residential areas are anticipated to contain single family residences at densities up to three
dwelling units per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 62
residential building lots on 20.18 acres for a gross density of 3.07 dwelling units/acre. The gross density is not
within the range outlined in the Comprehensive Plan. As stated above, the application does not comply with
the Comprehensive Plan for the site which designates the area as "Low Density Residentia1." However, the
proposed density is in accord with the proposed R-8 zoning district.
CottswoId Villages Subdivision AZ-06-042, PP-06-044
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21, 2006
Per the Comprehensive Plan Future Land Use Map, the Commission and Council can consider residential
densities on a case by case basis without the requirement of a Comprehensive Plan Amendment. This
development would be considered a "step up" in density, from low to medium. 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:
· Sanitary sewer and water sendce 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, Objective A, Action 5 ~ Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staff is supportive of the proposed pedestrian connections to future adjacent subdivisions, via stub
streets and micropathways.
. Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
Stafffinds that the residential developments to the north and west are compatible with the proposed
development.
Cottswold Villages Subdivision AZ-06-042, PP-06-044
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21, 2006
· Chapter VII, Goal IV, Objective C, Action 10 ~ Support a variety ofresidential 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. The subject property is located adjacent to
lands zoned R-4 and R-8. Staff finds that the requested zoning designation is flenerallv consistent with
the Comprehensive Plan designationfor 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 currently 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 ll-2A-2 lists single-family 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. 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 anillysis of the
required facts and findings for annexation.
The annexation legal description submitted with the application, prepared The Idaho Survey Group on
May 1, 2006, 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 aoolicant shall contact the Citv
Attorney. Bill Narv. at 888-4433 to initiate this process. The DA shall include, at minimum, the
following:
· 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.
· All future development of the subject property shall be constructed in accordance with City of
Meridian ordinances in effect at the time of development.
Cottswold Villages Subdivision AZ-06-042, PP-06-044
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21, 2006
· 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 have to 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.
. The following shall be the only allowed uses on this property: Detached single family homes and
allowed accessory uses of the R-4 zone.
. A maximum of 62 units be constructed on this site. No more than fifty (50) single family
dwellings may be constructed until a secondary access is provided to the subject development via
Estancia Subdivision or Bellingham Park, whichever comes first.
. Prior to issuance of any building permit, the subject property shall be subdivided in accordance
with the City of Meridian Unified Development Code.
. The five-foot sidewalks and a 25-foot landscape buffer, constructed in accordance with City Code,
are installed along Amity Road prior to occupancy of any new dwelling units.
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: Amity Road will serve as the primary access to the proposed development. Although not
fully developed at this time, Estancia and Bellingham Park Subdivisions have supplied Cottswold
Villages with two stub street connections, thus providing Cottswold Villages with two additional
access points.
2. Internal Streets: Internal streets sections are proposed to be at least 36-feet wide with 5-foot wide
attached sidewalks. One of the cul-de-sacs is proposed with a turning radius of24' inside and 60'
outside. The proposed desil!I1 of the cul-de.sacs does not meet the Fire Department's requirements
for access. The Fire Deoartment requires all cul-de-sacs to have a turning radius of 28' inside and
48' outside radius.
3. farking: No on-street parking shall be allowed within the cul-de-sacs. Vehicles shall be parked in
garages, driveways, or along public roads with the subdivision, but not within cul-de-sacs. The
cul-de-sacs shall be signed as "No Parking" as per the Meridian Fire Department's comments.
4. Landscaping: The applicant has provided 2.07 acres (10.3%) of landscaped open space, meeting
the 5% minimum required by UDC 11-3G-3A-1. The majority of the open space is provided in
the form of a centralized common park. All common areas approved as open space shall be
vegetated and usable by residents. Maintenance of all common areas shall be the responsibility of
the Cottswold Point Homeowners Association. The applicant has also provided street landscape
buffers with landscaping islands.
5. Micropaths: Four micropathways are proposed with this application. One of the micropath
connections is proposed along the Ten Mile Drain. This path will connect to the open space along
Ten Mile Drain provided by the Bellingham Subdivision. As the Ten Mile Drain is not piped at
this site, this pathway will also afford good buffering of the residential units from said canal.
Another micropath will provide connectivity from the northeast section of the subdivision to the
northwest. All micro-paths shall be constructed in accordance with UDC 11-3A-8. Landscaping
adjacent to all micro-paths should comply with UDC ll-3B.
Cottswold Villages Subdivision AZ-06-042, PP-06-044
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21, 2006
6. Landscaoinf;!: Islands: The Public Works Department does not allow manholes or water valves in
landscape islands. Water mains and / or sewer mains shall be routed around the landscape islands
to accommodate the proposed landscaping.
7. 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 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 ll-3A-15 and MCC 9-1-28.
8. Fencing: The applicant should submit a detailed fencing plan with the final plat application. All
perimeter fencing must be completed prior to issuance of building permits. Fencing should taper
down to a 3 foot maximum within 20 feet of all rights-of-way. Fencing adjacent to all
micropathways is also required. Said fencing can be up to six feet in height, if open vision. If
closed vision is used, it cannot exceed four feet in height. All fencing shall be installed in
accordance with UDC 11-3A-7.
9. Ditches. Laterals. and Canals: As per UDC ll-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.
10. Tree Mitigation: Any existing, on-site 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.
11. Existing 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: The proposed density is in accord with the proposed R-8 zoning district but
does not comply with the Comprehensive Plan for the site which designates the area as "Low Density
Residential." As ten of the building lots are slightly under the R-4 (Medium Low-Density Residential)
lot size standard of 8,000 square feet, the applicant could meet the R-4 criterion via redesign.
Additionally, residential construction should be limited to 50 lots until such time that at least one
additional access to the subdivision can be provided via the Estancia or Bellingham Park Subdivisions
(See Fire Department Development Review Comments and Requirements, Exhibit B). Therefore,
Staff recommends approval of the proposal subiect to the R-4 standards and the conditions
listed in Exhibit B.
11. EXHffiITS
A. Drawings
1. Vicinity Map
1. Preliminary Plat (Dated July 12, 2006)
2. Landscape Plan (Dated July 26, 2006)
Cottswold Villages Subdivision AZ-06-042, PP-06-044
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21, 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
8. Central District Health Department
C. Legal Description and Annexation Map
D. Required Findings from Zoning Ordinance
Cottswold Villages Subdivision AZ-06-042, PP-06-044
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAPF REPORT FOR THE HEARING DATE OF SEPT. 21, 2006
A. Drawings
1. Vicinity Map
Exhibit A
VICINITY MAP
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21, 2006
2. Preliminary Plat (Dated July 12, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21, 2006
2. Landscape Plan (Dated July 26,2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.1.1 The preliminary plat labeled as Sheet PP-1, prepared by Bailey Engineering, Inc., and dated July
12, 2006, is approved, with the conditions listed herein. Any future development agreement shall
also be considered conditions of the Preliminary Plat (PP-06-044).
1.1.2 Cottswold Villages shall be subject to the UDC standards of the R-4 (Medium Low-Density
Residential) zoning district. This shall be reflected in the development agreement.
1.1.3 The applicant shall amend the preliminary plat to reflect, at minimum, 8,000 square foot lots, to
correspond with the aforementioned zoning district ofR-4.
1.1.4 Dedicate and construct all public internal roadways to meet ACHD's road design standards.
1.1.5 Provide a street connection to Assessor's Parcel Number S 1129346820 to the east, as depicted on
the preliminary plat.
1.1.6 All internal roads and cul-de-sacs shall meet the Meridian Fire Department's requirement of 28'
inside / 48'outside turning radius and be constructed in accordance with ACHD's requirements.
No parking signs shall be installed around the cul-de-sacs. Modify the applicable roads / cul-de-
sacs to reflect this requirement.
1.1.7 All existing buildings that span across proposed lot lines or do not conform to the dimensional
standards (setbacks, height, etc.) of the UDC shall be removed, relocated, or made to conform to
city code, prior to signature of the final plat by the City Engineer.
1.1.8 The landscape plan prepared by Bailey Engineering, Inc., on July 26, 2006, no label, is approved
with the following modifications/notes:
. Provide 2.07 acres (10.3% ofthe site) for landscaped open space.
. Per UDC 11-3G-3B5 all parkways that are used as common open space shall be a
minimum of eight feet wide from street curb to edge of sidewalk and contain one Class II
tree for every 35 linear feet of parkway.
. The proposed micropathways shall be constructed in accordance with UDC 11~3A-8. All
landscaping adjacent to the pathways shall meet the requirements ofUDC 11-3B-12.
. Per UDC 11-3A-7A-7b, all fencing adjacent to micropathways shall be either four feet
(4') in height, if closed vision, or six feet (6') tall if open vision fencing is used. Modify
the applicable areas within the landscape plan to reflect this requirement.
. 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.
The landscape plan is not to be altered without approval of the Planning and Zoning Department.
No field changes to the landscape plan are permitted. 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).
1.1.6 Maintenance of all common areas shall be the responsibility of the Cottswold Villages
Subdivision Homeowners Association.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21,2006
1.2.1 Sidewalks/walkways shall be installed within the subdivision and on Amity Road pursuant to
UDC 11-3A-17.
1.2.2 All lot lines common to a public right-of-way shall reserve a 10' utility easement.
1.2.3 The applicant shall comply with the outdoor lighting standards shown in UDC l1-3A-l1.
1.2.4 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.
1.2.5 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.
1.2.6 The applicant shall submit a fencing plan with the final 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 fences shall taper 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.
1.2.7 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.
1.2.8 Staffs failure to cite specific ordinance provisions or terms of the approved annexation /
preliminary plat does not relieve the applicant of responsibility for compliance.
1.2.9 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains under
construction in Estancia Subdivision. The applicant shall install all mains necessary to provide
service; applicant shall coordinate main size and routing with the Public Works Department, and
execute standard forms of easements for any mains that are required to provide service.
Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than
three feet than alternate materials shall be used in conformance of City of Meridian Public Works
Departments Standard Specifications.
2.2 The applicant shall have to wait to sewer this property (final plat signature) until the Black Cat
Trunk connects to the "diverting manhole" at Glacier Springs Subdivision, or be responsible to
install a temporary off-peak pumping station in a location coordinated with the Public Works
Department. The station design and capacity shall be coordinated with the Public Works
Department. The design shall include communication capabilities that are consistent with the City
of Meridian's SCADA system. If new information arises from ongoing modeling exercises or
other subsequent sources, then this condition may be rescinded by the City Engineer.
2.3 As part of the City of Meridian's "to and through" policy the applicant shall be required to extend
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21,2006
sewer mains to the western property line in Amity Road.
2.4 Water service to this site is being proposed via extension of mains under construction in Estancia
Subdivision. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.5 As part of the City of Meridian's "to and through" policy the applicant shall be required to extend
water and sewer mains in both Melwood Street stubs.
2.6 No water valves or manholes shall be allowed within the landscape islands. If water or sewer
mains are routed under them no trees shall be allowed unless said mains are sleeved.
2.7 The preliminary plat indicates that a portion of this development is in an A Flood Zone. The
applicant shall be responsible to determine the Base Flood Elevation, and any lots are within the
flood plain those buildings shall provide Base Flood Elevation Certification prior to building
permits.
2.8 Any potential reimbursement agreements must comply with all requirements of City Code 9-1.13
and 9.4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.9 The applicant shall provide a 20.foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.10 The applicant has indicated the pressure irrigation system in this proposed development is to be
an extension of the system in Bellingham Park, which is a Nampa and Meridian Irrigation District
owned system. If it is to be owned and maintained by NMID then a letter of plan approval shall
be submitted prior to scheduling of a pre-construction meeting.
2.11 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single.point
connection to the culinary water system shall be required. If a single~point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.12 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.13 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.
2.14 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 developed shall be tiled. 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 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21, 2006
2.17 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.
2.18 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.
2.19 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.
2.20 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.
2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.22 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.23 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.24 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.
2.25 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation ofthe crawl spaces of homes is at least 1-foot above.
2.26 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design ofthe streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contrm.:tur shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. FIRE DEPARTMENT
3.1 One and two family dwellings will require a fITe-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21, 2006
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.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
3.5 All entrance and internal roads, and cul-de-sacs shall have a turning radius of 28' inside and 48'
outside radius.
3.6 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.7 No on-street parking shall be allowed along the cul-de-sacs. Vehicles shall be parked in garages,
driveways, or along public roads with the subdivision. The cul-de-sacs shall be signed as "No
Parking."
3.8 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.9 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.
3.1 0 Building setbacks shall be per the International Building Code for one- and two-story
construction.
3.11 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of 75,000 GVW.
3.12 The Fire Department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. The cost of installation is to be borne
by the developer.
3.13 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.14 Provide exterior egress lighting as required by the International Building & Fire Codes.
4. POLICE DEPARTMENT
4.1 Interior fencing adjacent to common areas and micropathways shall allow visibility from the
street and shall not exceed four feet in height is solid fencing is used.
4.2 All micropathways shall have adequate lighting to allow visibility from the street.
5. P ARKS DEPARTMENT
5.1 Pathway and Trail Standards: The proposed pathways and / or trail shall be constructed in
accordance with the Meridian Parks Department's requirements.
5.2 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11~3B-10) will be followed.
5.3 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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21, 2006
6.1 Turning Radius: The applicant shall provide a minimum of 50-foot turning radius for all entrance
and internal roads, cul-de-sacs, and common driveways.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC REQUIREMENTS
7.1.1 Construct Rangewood Way, located 330-feet east of the southwest property line (measured
property line to centerline), as a 54-foot street section within 68-feet of right-of-way, complete
with vertical curb, gutter and attached 5-foot concrete sidewalk within the proposed right-of-way.
7.1.2 Construct a 5-foot detached concrete sidewalk along Amity Road and provide an easement to the
public for any portion of the sidewalk located outside of the public right-of-way.
7.1.3 Construct Rangewood Way, located 330-feet east of the southwest property line (measured
property line to centerline), as a 54-foot street section within 68~feet of right-of-way, complete
with vertical curb, gutter and attached 5-foot concrete sidewalk within the proposed right-of-way.
7.1.4 Provide the minimum 21- feet of pavement on all sides of the islands located in the entry road.
7.1.5 Construct the internal roadways as 36-foot street sections within 50-feet of rights~of.way
complete with curb, gutter and 5-foot attached concrete sidewalk.
7.1.6 Locate and construct the cul-de-sac turnaround at the terminus of Witney Place with a minimum
45-foot turn radius.
7.1.7 Locate and construct the cul-de-sac at the terminus of Warwick Place with a minimum 45-foot
turn radius, center island and a minimum 29-feet of pavement surrounding the island as proposed.
7.1.8 Connect to two existing stub streets to the north and the west of the subject site: Rangewood Way
located approximately 340-feet east of the west property line (measured property line to
centerline), and Me1wood Street located approximately 560-feet south of the northwest property
line (measured property line to centerline).
7.1.9 Construct a stub street to the east, Melwood Street, located approximately 565-feet south of the
northeast property line (measured property line to centerline). This stub street shall align with
and connect to a future street to the east of this site. A sign shall be installed at the terminus of
the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
7.1.10 Amity Road is classified as an arterial roadway: all access points to Amity Road will be closed
except the access specifically approved with this application: direct lot access to Amity Road is
prohibited and should be noted on the final plat.
7.1.11 Comply with all Standard Conditions of Approval.
7.2 GENERAL REQUIREMENTS
7.2.1 Existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPT. 21, 2006
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 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.
7.2.9 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.
7.2.10 Payment of applicable road impact fees is required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right.of.way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confmnation of any change from the Ada County Highway District.
7.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. NAMP A / MERIDIAN IRRICA TION DISTRICT
8.1 Coordinate with John Anderson, Water Superintendent for NMID, concerning installation of the
underground, pressurized irrigation system.
8.2 All storm drainage shall be retained on-site. If surface drainage cannot be contained on site,
contact Donna Moore at 466-7861, as a Land Use Change Application must be filed for review
prior recording of the final plat.
8.3 All laterals and wasteways must be protected.
8.4 The developer must comply with Idaho Code 31.3805.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
C. Legal Description and Annexation Map
.
IDAHO
SURVEY
GROUP
1450 East Waulrtower St.
Suite ISO
Meridian, Idaho 83642
Phone (208) 846.8570
Fax (208) 8&4-5399
Project No. 06~135
Dalton Annexation
Description
May I, 2006
The West 1/2 oftha SB 1/4 of the SW 1/4 of Section 29. T.3N., R.IE., B.M., Ada
County, Idaho, more particularly described as follows: Commencing at the comer
common to Sections 29,30,31, and 32 ofT.3N., R.IB., B.M.; Thence South 89"43'50"
.~ 1322.60 feet to the West 1116 comer common to said Sections 29 and 32, said point
being the REAL POINT OF BEGINNING.
Thence North 00"07'38" West, 1325.01 feet to the SW 1116 comer of said
Section 29;
Thence &outh 89"42'02" Bast. 665.67 feet to the Northeast comer ofthe West 1/2
of the SE 1/4 of the SW 1/4;
Thence South 00"03'54" West, 1324.64 feet to the Southeast comerofthe West
112 of the SE 1/4 oftbe SW 1/4 ofsaid Section 29;
Thence North 89"43' 50" West, 661.22 feet to the Point of Beginning. Containing
2Q.18 acres, mo~ or less.
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Professiona' Land Surveyors
Exhibit C
CITY OF MERle
LANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF TIJL Y 20,2006
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Exhibit C
CITY OF MERIDIAN PLANNING DEP ARTMENT 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 the subject property R-8 (Medium Density Residential). Staff
finds that the proposed zoning map amendment generally 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 residences are allowed within the requested zoning district ofR-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. However, 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 11-5B-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. Staff finds that Annexation and Zoninl! of this property to R-4. not
R-8 as requested. would be in the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is generally compatible with the adopted Comprehensive
Plan. Staff supports the proposed density and proposed plat layout, with recommended changes,
as they generally 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
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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 in conformance with scheduled public improvements in accord with the City's
capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their own
cost, staff finds that the subdivision will not require the expenditure of capital improvement
funds.
4. There is public financial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See Exhibit B, Agency
Comments and Conditions, for more detail.)
1. 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.
2. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, staff finds that
the proposed development will not result in the destruction, loss or damage of any natural, scenic
or historic feature(s) of major importance. Staff recommends that the Commission and Council
reference any public testimony that may be presented to determine whether or not the proposed
development may destroy or damage a natural or scenic feature( s) of maj or importance of which
staff is unaware.
Exhibit D
Joint School District No.2
911 Meridian Road · Meridian, Idaho 83642 · (208) 855-4500 · Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
RECEIVED
August 23,2006
'1'.'
City of Meridian
City Clerk Office
City of Meridian
_______'_.city~Ckrk's Oftice~,^ ~_,~~"_~__
Attn: William G. Berg, Jr.
33 East Idaho Avenue
Meridian, ID 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of the Cottswold Village Subdivision will have a significant impact on school
enrollments at Lake Hazel Elementary. Lake Hazel Middle and Mountain View High
School.
We can predict that these homes, when completed, will house eighteen (18) elementary
agcd children, seventeen (17) middle school aged children, and fourteen (14) senior high
aged students. Additional students will further compound the current overcrowded
situation. Residents cannot be assured of attending the neighborhood school, as it may be
-~~~_.~----r-necessary.-to-bus--stndentsio-other schucrisacross the-distrim:---- -~. -- ----~--~~~.-~.~.-
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
(Signed in his absence
by Kim Harp)
Wendel Bigham
Building & Construction Manager
q~\
G~ ~::':.~~ CENTRAL DISTRICT HEALTH DEPARTMENT
_HEALTH Environmental Health Division
DEPARTMENT
Rezone # 4- z tJ G -0 '12--
Conditional Usa #
Preliminary / Final/Short Plat
Return to:
o Boise
DEagle
o Garden City
~ian
o Kuna
OACZ
o Star
We have No Objections to this Proposal.
CEIVED
01.
02.
03.
04.
05.
We recommend Denial of this Proposal.
City of Meridian
Specific knowledge as to the exact type of use must be provided before w~~t0IffNfeProposal.
~.;;.'_~~'. U ~~' ......,
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
06.
This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
o 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~. After wri~pp.roval from appropriate entities are submitted, we can approve this proposal for:
r --- ~Isewage 0 community sewage system 0 communitywaterwell
o interim sewage .z central water
o individual sewage ?Uiiiclividual water
~. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
~vision of Environmental Quality:
~entralsewage 0 community sewage system 0 community water
, 0 sewage dry lines ~ water
~Run-Off is not 10 creale a mosquno 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
o 14. Please see attached stormwater management recommendations
o 15.
Date: L/-2fJ ?J6
Reviewed By: ~ ~
, 5726,001 EH0904
Review Sheet
AFFIDAVIT OF POSTING
RF~ C E IV"El1
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GffV OF MEf\IDI/-\~,.;
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STATE OF IDAHO )
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COUNTY OF ADA )
I,
Mike Arnold,
(name)
Premier Signs, Inc 7100 E Fairview Avenue, Suite 7
(address)
855-0380
(phone)
Meridian
Idaho
(state)
, being first duly sworn upon
oath, depose and say:
(city)
I personally posted the subject property with the hearing notice sign a minimum of 10 days prior
to the City Council hearing for the Annexation & Zoning of 20.18 aCTA!!: to RUT to R-8 zoning
with preliminaty plat approval of Cottswold Subdivision with 71 lots.
Dated this 12nd day of
Septemher
,2006
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SUBSCRIBED AND SWORN to before me the day and year first above written.
4~
Notary Public for Idaho .I))
Residing at 7J~ I
My Commission Expires: 1& -3 (-:J.j) {I
Master\affid-posting
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ACHD
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September 12, 2006
To:
Cherie Dalton Trust
P.O. Box 140057
Garden City, I D 83714
MPP-06-044 & MAZ-06-042
Cottswold Village
2180 East Amity Road
Subject:
John S. Franden, President
Carol A. McKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
On September 12, 2006, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6174.
Sincerely,
C~"? (
--iF ~/.
Ryan McDaniel
Planner I
Right-of-way & Development Services
Ada County Highway District
CC: Project file, Utilities
City of Meridian
Bailey Engineering - Kent Brown
1500 East Iron Eagle Drive
Eagle, ID 83616
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Ada County Highway District. 3775 Adams Street. Garden City, ID · 83714 · PH 208-387-6100 · FX 345-7650 · www.achd.ada.id.us
;;-~i.);Right-o.f-Way & Development Services Department
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Project/File:
Cottswold Subdivision / MPP06-044/ MAZ-06-042
This is a Preliminary Plat Subdivision / Annexation and Zoning application for 62-
residential lots and 9 common lots on 20. 18 acres
Lead Agency:
City of Meridian
Site address:
2180 East Amity Road
Staff Level
Approval:
September 12, 2006
Owner:
Cherie A. Dalton Living Trust
P.O. Box 140057
Garden City, 10 83714
Applicant:
Bailey Engineering -Kent Brown
1500 East Iron Eagle Drive
Eagle, 10 83616
Staff Contact:
Ryan McDaniel
Phone: 387-6174
Email: rmcdaniel@achd.ada.id.us
Tech Review:
September 8,2006
Application Information:
Acreage: 20.18
Current Zoning: RUT
Proposed Zoning: R-8
Residential Lots: 62
Common Lots: 9
A. Findintls of Fact
Existing Conditions
1. Site Information:
The site is currently used for
agricultural purposes.
1
Cottswold Subdivision
2.
Descri tion ot Ad"acent Surroundin Area:
Direction Land Use
North Sin Ie famil
South A ricultural
East A ricultural
West Single family dwelling
Zoning
R-8
RUT
RUT
R-4
3. Existing Roadway Improvements and Right-ot-Way Abutting or Near the Site:
Amity Road is currently improved with 2-traffic lanes, 27 -feet of pavement
with no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-
way existing for Amity Road (25-feet from centerline).
Locust Grove Road is currently improved with 2-traffic lanes, 27 -feet of
pavement with no curb, gutter or sidewalk. There is 50-feet of right-of-way
existing for Locust Grove Road (25-feet from centerline).
4.
Existing Access:
There is one defined access points to Amity Road from this property.
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 610 additional vehicle trips per
day (10 existing) based on the Institute of Transportation Engineers Trip
Generation Single Family Detached Dwelling land use designation.
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.
Traffic Study:
A traffic impact study was not required with this application.
9.
t d R d
mpac e oa ways:
Roadway Frontage Functional Traffic Count Levelot Speed
Classification Service* Limit
Amity Road 661-Feet Minor Arterial 5,521 east of Eagle Better than 50 MPH
Road on 2/24/04 "en
5,050 west of Eagle
Road on 2/2/06
Locust Grove O-Feet Minor Arterial 2,087 north of Amity Better than 50 MPH
Road Road on 2/2/06 "en
*Acceptable level of service for a two-lane minor arterial roadway is "0" (14,000 ADT).
10. 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 listed in the Five Year Work Program. The Capital Improvements Plan lists Amity
Road for expansion to a 5-lane roadway in the future.
2 Cottswold Subdivision
B. FindinQs for Consideration
1. Amity Road
District Right-at-Way Policy:
District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-
way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached
sidewalks and bike lanes.
District Offset Policy:
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
District Sidewalk Policy:
District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector
roadways and arterial roadways (7204.7.2).
Applicant Proposal:
The applicant is proposing to dedicate 48-feet of right-of-way, an additional 23-feet, from centerline
along the entire site frontage, and construct a 5-foot detached concrete sidewalk outside of the
right-of-way dedication.
Staff CommentJRecommendation:
The applicant's proposal for Amity Road is approved with this application as proposed. The
applicant is required to provide an easement to the public for any portion of the sidewalk located
outside of the public right-of-way.
2. Entry Road -Rangewood Street
District Street Section and Right-ot-Way 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. Variations of
this width may be allowed, 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.
District Offset Policy:
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
Applicant Proposal:
The applicant proposes to construct Rangewood Way as a local roadway (essentially functioning as
a residential collector) located approximately 330-feet east of the southwest property line
(measured centerline to property line). The applicant proposes to construct a 54-foot street section
within 68-feet of right-of-way, complete with vertical curb, gutter and 5-foot attached concrete
sidewalk within the proposed right-of-way. The applicant does not propose parking or front-on
housing and has indicated intermittent center islands with 21-feet of pavement on all sides of the
islands within the entry road. No existing or proposed roadway offsets the proposed entry road by
less than 300-feet. One roadway, South Whitebark Street, located to the southeast of the subject
site, is proposed to offset Rangewood Way in excess of 550-feet.
Staff Comment/Recommendation:
The applicant's proposal for the entry road meets District Policy and is approved with this
application as proposed.
3
Cottswold Subdivision
3. Internal Public Roadways
District Street Section and Right-of-Way 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. Variations of
this width may be allowed, 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.
District 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).
District 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-foot 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 OO-square foot area.
District Island Policy:
District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4-feet wide with a
minimum area of 1 OO-square feet and designed to safely channel traffic. The roadway on either
side of the traffic island should maintain a minimum of a 21-foot street section. District policy also
requires any proposed landscapeislands/medians within the public right-of-way dedicated by this
plat should be owned and maintained by a homeowners association. Notes of this should be
required on the final plat. The design should be reviewed and approved by ACHD's Development
staff.
Applicant Proposal:
The applicant proposes to construct the following internal roadways as 36-foot street sections within
50-feet of rights-of-way complete with curb, gutter and 5-foot attached concrete sidewalk. No two
roadways are proposed within 125-feet of one another (measured centerline to centerline).
1. North Rangewood Way [120-feet]
2. South Rangewood Avenue [570-feet]
3. Warwick Way [1,1 OO-feet]
4. Burford Street [400-feet]
5. Witney Avenue [970-feet]
6. East Melwood Street [135-feet]
7. West Melwood Street [135-feet]
8. Bilbury Street [400-feet]
9. Daulby Street [200-feet]
The applicant proposes approximately 4,030-feet of new roadways with two cul-de-sac turnarounds,
the first is proposed at the terminus of Warwick Place with a center island and a 53-foot turning
radius and 29-feet of pavement surrounding the island. The second is proposed at the terminus of
Witney Place with no center island and a 43-foot turning radius.
Staff Comment/Recommendation:
The applicant's proposal for the locations and street sections of the internal roadways is approved
with this application, as proposed.
Construct the cul-de-sac turnarounds at the terminus of Witney Place with a minimum 45-foot turn
radius.
4
Cottswold Subdivision
4. Stub Streets
District 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 proposes to connect to two existing stub streets to the north and the west of the
subject site: Rangewood Way, located approximately 340-feet east of the west property line
(measured property line to centerline); Melwood Street, located approximately 560-feet south of the
northwest property line (measured property line to centerline).
The applicant proposes to construct a stub street to the east, Melwood Street, located
approximately 565-feet south of the northeast property line (measured property line to centerline).
This stub street shall align with and connect to a future street to the east of this site. A sign shall be
installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
Staff Comment/Recommendation:
Staff is supportive of the applicant's proposal for interconnectivity. The applicant's proposal for the
stub streets is approved with this application, as proposed.
5. Ten Mile Drain
The applicant will not be required to cross the Ten Mile Drain; however staff notes its presence.
6. Driveways
District Driveway Policy:
Graveled driveways abutting pUblic streets create maintenance problems due to gravel being
tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be
required to pave the driveway its full width and at least 30-feet into the site beyond the edge of
pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing
roadway edge.
District Driveway Width Policy:
District Policy 7207.9.3 restricts residential driveways to a maximum width of 20-feet.
District Driveway Offset Policy:
District policy 72-F4 (1) and 72-F4 (2), requires driveways located on local residential roadways to
offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to
near edge).
Applicant Proposal:
The applicant has not specifically identified the location of any driveways on the Preliminary Plat
application or site plan.
Staff Comment/Recommendation:
5
Cottswold Subdivision
,.
Staff understands that the driveway locations are to be determined at a later time. The applicant is
being provided the current policy in effect at this time and is directed to work with ACHD
Construction Services staff in attaining driveway approach permits.
7. Other Access
Amity Road is classified as an arterial roadway: all access points to Amity Road will be closed
except the access specifically approved with this application: direct lot access to Amity Road is
prohibited and should be noted on the final plat.
8. District Tree Planters
District's Tree Planter Width 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 8-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 10-feet.
Applicant Proposal:
The applicant has not specifically identified trees on the Preliminary Plat application or site plan.
Staff Comment/Recommendation:
Staff understands that the use of trees may be determined at a later time. The applicant is being
provided the current policy in effect at this time and is directed to work with Development Review
Staff in regard to potentially planting trees in the pUblic right-of-way.
C. Site Specific Conditions of AQIlroval
1. Dedicate 48-feet of right-of-way, an additional 23-feet, from centerline along the entire site frontage
on Amity Road. ACHD will purchase the additional right-of-way dedication of 23-feet at Fair Market
Value.
2. Construct a 5-foot detached concrete sidewalk along Amity Road and provide an easement to the
public for any portion of the sidewalk located outside of the public right-of-way.
3. Construct Rangewood Way, located 330-feet east of the southwest property line (measured
property line to centerline), as a 54-foot street section within 68-feet of right-of-way, complete with
vertical curb, gutter and attached 5-foot concrete sidewalk within the proposed right-of-way.
4. Provide the minimum 21-feet of pavement on all sides of the islands located in the entry road.
5. Construct the internal roadways as 36-foot street sections within 50-feet of rights-of-way complete
with curb, gutter and 5-foot attached concrete sidewalk.
6. Locate and construct the cul-de-sac turnaround at the terminus of Witney Place with a minimum 45-
foot turn radius.
7. Locate and construct the cul-de-sac at the terminus of Warwick Place with a minimum 45-foot turn
radius, center island and a minimum 29-feet of pavement surrounding the island as proposed.
6 Cottswold Subdivision
8. Connect to two existing stub streets to the north and the west of the subject site: Rangewood Way
located approximately 340-feet east of the west property line (measured property line to centerline),
and Melwood Street located approximately 560-feet south of the northwest property line (measured
property line to centerline).
9. Construct a stub street to the east, Melwood Street, located approximately 565-feet south of the
northeast property line (measured property line to centerline). This stub street shall align with and
connect to a future street to the east of this site. A sign shall be installed at the terminus of the stub
street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
10. Amity Road is classified as an arterial roadway: all access points to Amity Road will be closed
except the access specifically approved with this application: direct lot access to Amity Road is
prohibited and should be noted on the final plat.
11. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Al!J)roval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees is 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
7 Cottswold Subdivision
shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
8 Cottswold Subdivision
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
4. Develo ment Process Checklist
9
Cottswold Subdivision
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Cottswold Subdivision
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an
error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the
Secretary of Highway Systems, which must be filed within ten (10) working days from
the date of the decision that is the sUbject of the appeal. The notice of appeal shall refer
to the decision being appealed, identify the appellant by name, address and telephone
number and state the grounds for the appeal. The grounds shall include a written
summary of the provisions of the policy relevant to the appeal and/or the facts and law
relied upon and shall include a written argument in support of the appeal. The
Commission shall not consider a notice of appeal that does not comply with the
provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission
hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular meeting to
be held within thirty (30) days following the delivery to the appellant of the ROWDS
Manager's reply to the notice of appeal. A copy of the decision being appealed, the
notice of appeal and the reply shall be delivered to the Commission at least one (1)
week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
11
Cottswold Subdivision
1- J'.
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II
Development Process Checklist
II
0Submit a development application to a City or to the County
0The City or the County will transmit the development application to ACHD
[Z]The ACHD Planning Review Division will receive the development application to review
0The Planning Review Division will do one of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part
of a previous development application and that the site specific requirements from the previous development also
apply to this development application.
[Z]Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
DWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
[Z]The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
· The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by
ACHD, then architectural plans may be submitted for purposes of impact fee calculation.)
· The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER?
Construction Zone
o Driveway or Property Approach(s)
· Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
o Working in the ACHD Right-of-Way
· Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application"
to ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 s.f. of concrete or asphalt.
Construction (Subdivisions)
o Sediment & Erosion Submittal
· At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Stormwater
Division.
o Idaho Power Company
· Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
o Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
12
Cottswold Subdivision
ailey Engineering,lnc. RECEIVED
CIVIL ENGINEERINGIPLANNINGICADD "
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September 19, 2006
Meridian City Planning & Zoning Commission
33 East Idaho St.
Meridian, Idaho 83642
RE: Planning Staff Report (dated September, 2006) Cottswold Subdivision
Dear Commissioners:
After reviewing the Staff report of the Planning Department, I have the following statements
regarding our position:
Throughout the staff report are statements that the proposed subdivision is not in compliance
with the current Comprehensive Plan for Low Density. (See example from page one of the staff
report second paragraph below)
"The gross density of the proposed development is approximately three (3) dwelling units per
acre. The aoolication does not comolv with the Comorehensive Plan for the site which
desifmates the area as "Low Densitv ResidentiaL" However. the proposed density is in accord
with the proposed R-8 zoning district."
I do not wish to belabor this point, however we are in compliance with the Low Density
requirements of the Comprehensive Plan as we have three (3) dwelling units per acre. The zone
requested ofR-8 would allow us to have a few lots below the 8,000 sq ft requirements ofthe R-4
zone. This is not a big issue as the maximum changes required would be to add an additional 224
sq ft to seven of the lots and 123 sq ft to one lot and 28 sq ft two others. We can comply.
OUf design was submitted after we submitted the request for a comprehensive plan change for
Medium Density for this area. Our design has tried to transition from the R-4 zoning to the west
and the R-8 zoning to the north. With these minor changes to the lots below 8000 sq ft is an
effort to mix up the lot size a little so that they were not just cookie cutter with all of the lots
being the same.
The Commission could approve this application with the R-8 zone with the existing requirement
for development agreement to cover any concerns over these smaller than 8000 sq ft lots. If that
requires a request by the applicant for a step in density, consider this that request to do so.
Weare here to be approved and we can comply with the proposed recommended conditions of
approval, however, we would ask that you give some consideration to allow us to be approved
with R-8 zoning.
1500 E. Iron Eagle Drive + Eagle, Idaho 83616 + Tel.: 208-938-0013 + Fax: 208-938-0516
www.baileyengineers.com
If you have any questions or need additional information, please call.
Sincerely,
Bailey Engineering Inc.
Kent Brown
Planner
KB\
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
September 21, 2006
10&11
ITEM #
PROJECT NUMBER
AZ 06-042 & PP 06-044
PROJECT NAME
Cottswold Village Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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