HomeMy WebLinkAboutWhitebark Subdivision
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARfNG DATE OF OCTOBER 17, 2006
FROM:
Justin Lucas
Associate City Planner
Meridian Planning Department
884-5533
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STAFF REPORT
TO:
Hearing Date: 10/17/2006
Mayor and City Council
SUBJECT:
Whitebark Subdivision
. AZ-06-044
Annexation and Zoning of 19 acres from RUT (Ada County) to R-4 (Medium
Low-Density Residential) zone
. PP-06-046
Preliminary Plat of 48 single-family building lots and 8 common lots on 19
acres in a proposed R -4 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Dan Wood, has applied for Annexation and Zoning (AZ) of 19 acres from RUT (Ada
County) to R-4 (Medium Low-Density Residential) and Preliminary Plat approval of 48 single family
residential lots and 8 common lots for the Whitebark Subdivision. The site is located on the south side of
Amity Road approximately half way between Locust Grove and Eagle Roads in Section 32, Township 3
North, Range 1 East, and is currently referenced as Assessor's Parcel Number Sl132212600.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-044 and PP-06-046) 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 Whitebark Subdivision (AZ-06-044 and PP-06-046) with the conditions listed in Exhibit B
of the Staff Report. The Meridian Planninl! and Zoninl! Commission heard these items on September
21. 2006. At the public hearinl! they moved to recommend approval.
a. Summary of Commission Public Hearing:
i. In favor: Kent Brown, Dan Wood
ii. In opposition: None
iii. Commenting: None
iv. Staff presenting application: Justin Lucas
v. Other staff commenting on application: Caleb Hood
b. Key Issues of Discussion by Commission:
i. Design of cul-de-sac/hammerhead at the tenninus of the proposed South Limber
Pine Street.
c. Key Commission Changes to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-044 and PP-06-046 as presented in the Staff Report for the hearing date of October 17, 2006,
Whitebark Subdivision AZ-06-044, PP-06-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17,2006
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 deny File Numbers AZ.06-
044 and PP-06-046 as presented during the hearing on October 17, 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-06-044 and PP-06-046 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:
2135 E Amity Road
Section 32, T3N, RlE
b. Applicant / Owner:
Cindy K. Lewis Trust
9754 W. Milclay Street
Boise, ill 83704
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 (attached in Exhibit A): August 3, 2006
2. Date of Landscape Plan (attached in Exhibit A): August 4,2006
g. Applicant's Statement/Justification: I believe the design of the Whitebark neighborhood meets
the needs of the governmental agencies reviewing this application. The neighborhood design
provides for quality of life in affordable design. The following design elements are present in
the Whitebark Neighborhood:
1. Whitebark has created a pedestrian friendly environment for the future residents with
the short block lengths and street design that will not encourage drive through traffic.
2. Whitebark has larger lots for homebuyers that may want shops in their back yards.
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.
Whitebark Subdivision AZ-06-044, PP-06-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
c. Newspaper notifications published on: September 4, 2006, and September 18, 2006 (Planning
Commission); September 25,2006 and October 9,2006 (City Council)
d. Radius notices mailed to properties within 300 feet on: August 25, 2006 (Planning
Commission); September 22, 2006 (City Council)
e. Applicant posted notice on site by: September 11, 2006 (Planning Commission); October 7,
2006 (City Council)
6. LAND USE
a. Existing Land Use(s): Rural Single Family Residential/Agriculture
b. Description of Character of Surrounding Area: Rural land uses and some single family homes.
Much of the land to the north has already been annexed in to the city and zoned for residential
uses. This area is in transition from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Rural Residential! Agriculture zoned RUT (Ada County).
2. East: Rural Residential/Agriculture zoned Rl (Ada County).
3. South: Rural Residential!Agriculture zoned RUT (Ada County).
4. West: Rural Residential/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 a trunk main
located in Messina Meadows.
Location of water: This property is proposing water service to future mains
installed in Amity Road.
Issues or concerns: 1.) Main size and routing. 2.) This property is currently not
serviceable. 3.) Depending on the applicants timelines an "Off-Peak Pumping
Station" may bt: rt:quired.
2. Vegetation: N/ A
3. Floodplain: N/A
4. Canals/Ditches/Irrigation: No major facilities are located on this site.
5. Hazards: N/A
6. Proposed Zoning: RA
7. Size of Property: 19 acres
f. Subdivision Plat Information:
1. Residential Lots: 48
2. Non-residential Lots: 0
3. Total Building Lots: 48
4. Common Lots: 8
Whitebark Subdivision AZ-06-044, PP-06-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
5. Other Lots: 0
6. Total Lots: 56
7. Open Lots: 0
8. Residential Area: 19 acres
9. Gross Density: 2.52 units per acre
10. Lot Sizes: Lot sizes range from approximately 10,000 square feet to 15,827 square
feet.
g. Landscaping:
1. Width of street buffer( s): 25 feet along Amity Road.
2. Width ofbuffer(s) between land uses: N/A.
3. Percentage of site as open space: 1.44 acres (7.6%)
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12.
h. Proposed and Required Residential Setbacks: As per the R-4 zone for 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 the proposed South Whitebark Street which connects
to Amity Road. Beyond this access point the applicant has proposed three different stub streets
East Bird Pine to the west, East Scrub Pine to the East and South Whitebark to the south. The
applicant is also proposing eight foot parkway planters with four foot detached sidewalks
along all of the proposed streets. In general staff is supportive of the street layout and design.
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
48 residential building lots on 19 acres for a gross density of 2.52 dwelling units/acre.
City Council 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 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.
Whitebark Subdivision AZ-06-044, PP-06-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
. 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 qffice.
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 connection to Amity Road via the proposed
sidewalks, as well as the proposed stub streets provided to the west, east and south, which will
provide for pedestrian connectivity with future developments in those areas.
. 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 surrounding developments are
compatible with the proposal.
. 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-4 zoning designation with a proposed density
of2.56 d.u./acre. Stafffinds that the requested zoning designation is generally consistent with the
Whitebark Subdivision AZ-06-044, PP-06-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
Comprehensive Plan designation for this site and, due to the larger lot sizes, will add to the
variety of housing offered in this area of the city.
. Chapter VI, Goal II, Objective A, Action 6 - Require stre~t connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
Three stub streets will provide cross-access with the properties to the west, east and south when
they develop.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family developments as a
Permitted Use in the R-4 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.
c. Common driveways: UDC 11-6C-3D describes the standards for common driveways. All
common drives proposed by the applicant should meet the standards as described in the UDC.
These standards are listed below:
1. Maximum dwelling units served: Common driveways shall serve a maximum of four
(4) dwelling units.
2. Width standards: Common driveways shall be a minimum of twenty feet (20') in
width.
3. Maximum length: Common driveways shall be a maximum of one hundred fifty feet
(150') in length or less, unless otherwise approved by the Meridian City
Fire Department.
4. Improvement standards: Common driveways shall be paved with a surface
capable of supporting fire vehicles and equipment.
5. Abutting properties: Unless limited by significant geographical features, all
properties that abut a common driveway shall take access from the driveway.
6. Turning radius: Common driveways shall be straight or provide a twenty-eight
foot (28') inside and forty-eight foot (48') outside turning radius.
7. Depictions: For any plats using a common driveway, the setbacks, building
envelope, and orientation of the lots and structures shall be shown on the
preliminary and/or final plat.
8. Easement: A perpetual ingress/egress easement shall be filed with the Ada
County Recorder, which shall include a requirement for maintenance of a
paved surface capable of supporting fire vehicles and equipment.
9. Alternative compliance: The Director may approve or recommend approval of
alternative design or construction standards when the applicant can
demonstrate that the proposed overall design meets or exceeds the intent of
the required standards of this Section and shall not be detrimental to the public
health, safety, and welfare.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
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CITY OF MERIDIAN PLANNINODEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
ANNEXATION AND ZONING ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan, staff believes that the requested R-4 zone is appropriate for this property.
Please see Exhibit D for detailed analysis of the required facts and fmdings for annexation.
While currently this property is not contiguous to the City of Meridian corporate boundary, there
is another proposed annexation (Cottswold Village Subdivision, AZ-06-042, PP-06-044) that if
approved would create an annexation path for this property. Due to this concurrent application
staff was able to process the request for annexation made by the applicant with the understanding
that annexation of the property would be contingent upon City Council approval and signature of
the annexation ordinance for the Cottswold Village Annexation.
The annexation legal description submitted with the application (prepared on May 3,2006, by D.
Terry Peugh, PLS) shows the property as contiguous to the corporate boundary of the City of
Meridian contingent upon approval of the Cottswold Village Subdivision (AZ-06-042, PP-06-
044) annexation application.
Special Considerations:
Development Agreement: UDC ll-5B-3.D.2 and Idaho Code ~ 65-6711A provides the
City the authority to require a property owner to enter into a Development Agreement
(DA) with the City that may require some written commitment for all future uses. Staff
believes that a DA is necessary to ensure that this property is developed in a fashion that
does not negatively impact nearby properties.
Prior to the annexation ordinance approval, a Development Agreement (DA) shall be
entered into between the City of Meridian, property owner (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 incorporate the following:
. That 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.
. That all future development of the subject property shall be constructed in
accordance with City of Meridian ordinances in effect at the time of
development.
. That the applicant will be responsible for all costs associated with the sewer
and water service extension.
. That 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.
. That the following shall be the only allowed uses on this property: detached
single family homes and allowed accessory uses of the R-4 zone.
. That a maximum of 48 units will be constructed on this site.
. That prior to issuance of any building permit, the subj ect property be
subdivided in accordance with the City of Meridian Unified Development
Code.
. That a street buffer, constructed in accordance with City Code, be installed
Whitebark Subdivision AZ-06-044, PP-06-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
along Amity Road prior to occupancy of any new dwelling units.
. That the Cottswold Village Subdivision (AZ-06-042, PP-06-044) annexation
ordinance receives approval and signature from the City Council thereby
creating a path of annexation for the proposed Whitebark Subdivision.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposal with the Unified Development
Code, staff believes that this is a good location for the proposed single-family residential
development. Please see Exhibit D for detailed analysis of facts and findings for a preliminary
plat.
Landscaping:: The landscape plan prepared by Jensen Belts Associates, on 8-4-06, is
approved with the following modifications/notes:
. Per UDC ll-3G-3B5 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 two tree for every 35 linear feet of parkway.
. The proposed micro pathways shall be constructed in accordance with UDC
ll-3A-8. All landscaping adjacent to the pathway shall meet the
requirements outlined in 11- 3B-12.
. Per UDC 11-3G-3A, set aside at least 7.6% (1.44 acres) of the site for
useable open space, as proposed.
. Per UDC 11-3B-1O, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11-3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes
mentioned above, with the [mal plat application(s).
Common Areas / Open Space: The applicant is proposing to set aside approximately
7.6% (1.44 acres) of the site as common usable open space. The majority of this open
space is located in the parkways adjacent to the streets and one micro-pathway. Even
though the open space provided meets the minimum requirements, Staff is concerned
about the lack of a common neighborhood gathering area such as a small park or picnic
area. Maintenance of all common areas shall be the responsibility of the Whitebark
Subdivision Homeowners Association.
Stub Streets: The applicant should be required to provide public stub streets to the
Huffman property to the west (Parcel #Sl132212650), the Warrick Property to the east
(Parcel #Sl132l2ll00) and the Providence property to the south (Parcel #Sl1322447l5)
as proposed.
Parcel No. Sl132212540 and S1l322l25l0: As proposed, the applicant is not proposing
to provide access to the two out parcels to the northeast. ACHD is requiring the applicant
to dedicate right-of-way along the entire length of the out parcels located to the northeast
abutting the proposed entry road. Staff is supportive of ACHD's requirements because it
Whitebark Subdivision AZ-06-044, PP-06-046
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17,2006
will help these parcels redevelop in the future without having to take access off of Amity
Road.
Existing ResidenceslBuildings: The site currently contains one out building. All existing
buildings shall be removed/re-located in accordance with the building setbacks ofthe R-4
zone, prior to signature of the final plat by the City Engineer.
Hammerhead: Both the Fire Department and ACHD are not supportive of the
hammerhead that is located at the terminus of South Limber Pine. Both of these agencies
recommend a standard cul-de-sac design. Staff supports these other agencies and believes
that a standard cul-de-sac would be more appropriate for this location.
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 11-3A-15
and MCC 9-1-28.
Fencing: Six foot solid fencing is shown on the landscape plan around the perimeter of
the project. Four foot fencing is shown adjacent to micro pathways. The applicant should
submit a detailed 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 pennit. 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. All fencing shall be
installed in accordance with UDC ll-3A-7.
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.
b. Staff Recommendation: Based on the above analysis, staff finds that applications AZ-06-044 and
PP-06-046 substantially conform to the Comprehensive Plan policies and UDC standards. Staff
recommends approval of said AZ and PP applications subiect to the conditions listed in Exhibit
B. The Meridian Planninl! and Zoninl! Commission heard these items on September 21.
2006. At the public hearinl! they moved to recommend approval.
Whitebark Subdivision AZ-06-044, PP-06.046
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
11. EXHffiITS
A. Drawings
1. Preliminary Plat (Dated: August 3, 2006)
2. Landscape Plan (Dated: August 4, 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
D. Required Findings from Zoning Ordinance
Whitebark Subdivision AZ-06-044, PP-06-046
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
A. Drawings
1. Preliminary Plat (Dated: August 3, 2006)
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2. Landscape Plan (Dated: August 4, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17,2006
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 applicant shall contact the City Attorney. Bill Nary. at 888-4433 to initiate
this process.
1.1.2 The annexation legal description submitted with the application (prepared on May 3,2006, by D.
Terry Peugh, PLS) shows the property as contiguous to the corporate boundary of the City of
Meridian contingent upon approval of the Cottswold Village Subdivision (AZ-06-042, PP-06-
044) annexation application.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet 1, prepared by The Land Group, dated August 23, 2006, is
approved, with the conditions listed herein. All comments and provisions of the accompanying
Annexation and Zoning application (AZ-06-044) and any future development agreement shall
also be considered conditions of the Preliminary Plat (PP-06-046).
1.2.2 The landscape plan prepared by Jensen Belts Associates, on 8-4-06, is approved with the
following modifications/notes:
. Per UDC ll-3G-3B5 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
two tree for every 35 linear feet of parkway.
. The proposed micro pathways shall be constructed in accordance with UDC ll-3A-8.
All landscaping adjacent to the pathway shall meet the requirements outlined in 11-
3B-12.
. Per UDC 11-3G-3A, set aside at least 7.6% (1.44 acres) of the site for useable open
space, as proposed.
. Per UDC ll-3B-10, the applicant should work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the
existing trees on site.
. A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan. All standards of
installation should apply as listed in UDC ll-3B-14.
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 ll-3B-14. Submit a landscape plan, reflecting the changes/notes mentioned above,
with the final plat application(s).
1.2.3 Provide public stub streets to the Huffman property to the west (Parcel #S1l32212650), the
Warrick Property to the east (Parcel #S1l32l21100) and the Providence property to the south
(Parcel #Sl1322447l5) as proposed.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
1.2.4 Provide public street frontage along South White Bark Street abutting parcel numbers
Sl1322l2540 and Sl1322l251O.
1.2.5 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature of the final plat by the City Engineer.
1.2.6 The applicant shall replace the proposed hammerhead at the terminus of South Limber Pine with
a standard cul-de-sac that meets Fire Department turning radius standards.
1.2.7 Maintenance of all common areas shall be the responsibility of the Whitebark Subdivision
Homeowners Association.
1.2.8 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 prior to construction plan approval. If lateral users association approval
can not be obtained, alternate plans will be reviewed and approved by the City Engineer.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.3.1 Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC ll-3A-17.
1.3.2 The applicant shall comply with the outdoor lighting standards shown in UDC ll-3A-1l.
1.3.3 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.
1.3.4 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.
1.3.5 The applicant shall submit a fencing plan with the [mal 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 ll-3A-7.
1.3.6 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.
1.3.7 Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC ll-6B-7.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17,2006
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed and shall be required to be via
extension of an 18-inch trunk main planned in Messina Meadows. This property is currently not
serviceable and the City of Meridian does not guarantee sewer-ability in the timelines established
in the UDC.
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. Ifnew information arises from ongoing modeling exercises or
other subsequent sources, then this condition may be rescinded by the City Engineer.
2.3 The applicant shall install mains to and through this development; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.4 The applicant shall be responsible to install a l5-inch sewer line through this development as
shown on the preliminary plat.
2.5 Water service to this site is being proposed via extension of mains planned in Amity Road. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.6 The applicant shall be responsible to upgrade the water main in S. Whitebark Street to 12-inch.
This is necessary to comply with the City of Meridian's policy of 12-inch mains on the mile and
half~mile.
2.7 The applicant shall be responsible to install sewer and water mains to the end of all stub streets
proposed in this development.
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). No trees shall be allowed within the sewer
easement on Lot 7, Block 4.
2.10 The applicant has indicated Nampa and Meridian Irrigation District will own and operate the
pressure irrigation system in this proposed development. Therefore 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 ofthe UDC
shall be removed prior to signature on the [mal plat by the City Engineer.
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
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 Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
needs to be sufficient to allow for 10 feet of "free and clear" easement past the sidewalk.
2.15 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.
2.16 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.
2.17 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 sidewalk 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, 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 of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
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 contractor 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 fIre-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fIre protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fIre hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' 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 corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around. (The proposed cul.de-
sac at the north end ofN. Bright Angel Avenue does not meet the turnaround requirements.)
3.5 All entrance and internal roads, alleys, and cul-de-sacs shall have a turning radius of 28' inside
and 48' outside radius. The hammerhead at the terminus of South Limber Pine shall be converted
into a cul-de-sac that meets emergency vehicle road way requirements.
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 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.
3.8 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
4. POLICE DEPARTMENT
4.1 The micro paths shall be adequately lit to afford greater visibility of the site as policed from the
public street.
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns with the site as submitted with the application.
6. SANITARY SERVICE COMPANY
6.1 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius.
7. ADA COUNTY HIGHWAY DISTRICT
7.1. SITE SPECIFIC REQUIREMENTS
Exhibit B
7.1.1
7.1.2
7.1.3
7.1.4
7.1.5
7.1.6
7.1.7
7.1.8
7.1.9
7.1.10
7.1.11
7.1.12
7.2
7.2.1
7.2.2
7.2.3
7.2.4
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
Dedicate 48-feet of right-of-way, an additional 23-feet, from centerline of Amity Road along the
entire site frontage. Construct a 5-foot detached concrete sidewalk not closer than 41-feet from
the centerline of Amity Road and provide an easement to the public for any portion of the
sidewalk located outside ofthe public right-of-way.
Construct South Whitebark Street as a local roadway located approximately 470- feet east of the
northwest property line (measured centerline to property line) as a 50-foot street section within
64-feet of right.of-way, complete with vertical curb, gutter and 5-foot attached concrete sidewalk
within the proposed right-of-way.
Locate a center island in the entry road at the intersection of Amity Road and provide 2l-feet of
pavement on all sides of the island.
Dedicate right-of-way along the entire out-parcel located to the northeast abutting the proposed
entry road.
Construct the internal roadways as 36-foot street sections within 54-feet of rights-of.way
complete with curb, gutter and 4-foot detached concrete sidewalk. Provide an easement to the
public for any portion of the sidewalks located outside of the public right-of-way.
Construct three knuckles within the development with center islands as proposed, with a
minimum 29-feet of pavement surrounding the islands in the knuckles.
Construct a standard cul-de-sac turnaround at the terminus of South Limber Pine.
Construct a stub street to the east, East Scrub Pine Street, located approximately 500.feet north of
the southeast property line (measured property line to centerline). This stub street shall align with
and connect to a future roadway to the east of this site. A sign shall be installed at the terminus of
the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Construct a stub street to the west, East Bird Pine Street, located approximately 830-feet north of
the southwest property line (measured property line to centerline). This stub street shall align
with and connect to a future roadway to the west of this site. A sign shall be installed at the
tenninus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
Construct a stub street to the south, South Whitebark Street, located approximately 165-feet west
of the southeast property line (measured property line to centerline). This stub street shall align
with and connect to a future roadway to the south of this site. A sign shall be installed at the
tenninus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE" .
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.
Comply with all Standard Conditions of Approval.
GENERAL REQUIREMENTS
Any existing irrigation facilities shall be relocated outside of the right-of-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
7.2.5
7.2.6
7.2.7
7.2.8
7.2.9
7.2.10
7.2.11
7.2.12
7.2.13
Exhibit B
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Comply with the District's Tree Planter Width Interim Policy.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
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.
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.
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.
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.
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.
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.
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.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
C. Legal Description
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R, I fe, B,M" Ada COli Illy, Idaho, mure particularly cl<:SCI il,lcd as fo!luw,;: CIH\HIICIlCilli',;:l
the comer conunollto Sections 29, 30,31, Dmi 32 ofl.3N" KIF" J3,M,; TI"'!H'C' ,)0111),
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32. said point bell\g the REAL POINT OF BEG1NNING.
Thence continuing along tile Norlh bOllmhry ors~lid Section 32 SOllt/! 81)"113 '')(1''
East, 500,72 feet;
Thenu,: SOllth 000 18'40" W~st, 356.50 fect;
Thence South 89043' 50" East, ) 60,5() feet (0 a point on (he NOI,th~Soulh mid,
,",,,tim\ liJle or said Section 32;
Thence South 000) 8'40" Wesl, 980,66 feel to the eN 1116 come,;
Thence Nonh s~r45' 14" West, 66] _99 fed 10 a 3/4" irnn pin set in a concretc
filleLi 6"0<5' iron pOSI;
Thence North 00020'39" Easl, 1337.43 feet Lo the Point ofBc,,'lI)ning_ Containlllg
19,0 acr~s, more or le:is,
~CANNED TO COMPUTER FILE
QY'COPIED TO PROJECT FILE
cg/COPIED TO: K 5
Prepared By:
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E1\hibit C
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DA IE 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-4. City Council fmds
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;
City Council finds that single-family residential uses are allowed within the requested
zoning district of R-4 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;
City Council fmds 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 fmding.
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,
City Council 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 ofthe City (UDC 11-5B-3.E).
City Council 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, City Council fmds that Annexation and Zonine: of this
property to R-4 would be in the best interest ofthe 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;
City Council fmds that the proposed application is in substantial compliance with the
adopted Comprehensive Plan. City Council supports the proposed density and proposed
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
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;
City Council 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, City Council finds that the subdivision will not require the expenditure of
capital improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
City Council 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.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
City Council is not aware of any health, safety, or environmental problems associated
with the development of this subdivision that should be brought to the Councilor
Commission's attention. ACHD considers road safety issues in their analysis. 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.
City Council is unaware of any natural, scenic, or historic features on this site.
Therefore, City Council finds that the proposed development will not result in the
destruction, loss or damage of any natural, scenic or historic feature(s) of major
importance. Staff recommends that the Commission and Council reference any public
testimony that may be presented to determine whether or not the proposed development
may destroy or damage a natural or scenic feature(s) of major importance of which staff
is unaware.
Exhibit D