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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
STAFF REPORT
TO:
Hearing Date: 11/16/2006
Planning & Zoning Commission
. RZ-06-007
Rezoning of 2.28 acres from R-4 (Medium Low-Density Residential) to R-8
(Medium Density Residential)
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FROM:
Amanda Hess, Planning Dept.
Mike Cole, Public Works Dept.
SUBJECT:
Danville Place Subdivision
. PP-06-043
Preliminary Plat of.g. Lsingle-family building lots in a proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Danville Home, LLC, has applied for rezoning of 2.28 acres from R-4 (Medium Low-
Density Residential) to R.8 (Medium Density Residential) and preliminary plat approval of -8--1 single
family residential lots for Danville Place Subdivision. The site has not been previously platted. The
subject property is generally located 500 feet north of Cherry Lane and 1/3 mile east of Linder Road in
Section 1, Township 3 North, Range 1 West, B.M., and is currently referenced as Assessor's Parcel
Numbers S1201346740 and S120l346745.
2. SUMMARY RECOMMENDATION
The subject applications, RZ-06-007 and PP.06-043, were submitted to the Planning Department for
concurrent review and scheduled to be heard before the Planning and Zoning Commission on October 5,
2006. At that time, Staff had recommended denial of the project. The applicant has submitted a revised
preliminary plat. which Staff believes is more compatible with the 20als and policies of the
Comprehensive Plan and the Unified Development Code. The revised preliminary plat includes one
less buildable lot. and a proposed public street from 11th Avenue. Staff has provided updated analyses
of the requested Rezoning and Preliminary Plat applications. Staff is recommendin2 approval of the
proposed Danville Place Subdivision.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers RZ-06-007 and PP-06-043 as presented in the staff report for the hearing
date of November 16, 2006, with the following modifications to the conditions of approval: (Add any
proposed modifications)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers RZ-06-007 and PP.06~043 as presented during the hearing on November 16,
2006: (State specific reasons for denial of the rezone and preliminary plat requests)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers RZ-06-
007 and PP-06-043 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
Danville Place Subdivision - RZ-06-007, PP-06-043
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
a. Site Address / Location:
1812 & 1838 Leisure Lane
Meridian, ill 83642
b. Applicant:
Danville Home, LLC
3192 S. Daybreak Avenue
Meridian, ill 83642
c. Owners:
Gary Weeks & Margaret Wallett
1812 & 1838 Leisure Lane
Meridian, ill 83642
d. Representative: Sabrina Whitehead, Briggs Engineering
e. Present Zoning: R-4 (Medium Low-Density Residential)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request:
1. Date of Preliminary Plat (See Exhibit A): Julv 26. 2006 (stamped REVISED bv the
Plannin2 Department on 11-7-06)
h. Applicant's Statement/Justification: The proposed overall density (3.5 dwellings per acre) of the
project complies with the City's designation of Medium Density Residential (R-8) which allows
for residential densities between 3 and 8 dwelling units per acre. The subdivision will provide lot
sizes ranging from approximately 5,500 square feet to 28,500 square feet.
5. PROCESS FACTS
a. 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.
b. The subject application will, in fact, constitute a 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.
c. Newspaper notifications published on: September 18, 2006; October 2, 2006
d. Radius notices mailed to properties within 300 feet on: September 8, 2006
e. Applicant posted notice on site by: September 25,2006
6. LAND USE
a. Existing Land U see s): Residential
b. Description of Character of Surrounding Area: Single Family Residential
c. Adjacent Land Use and Zoning:
1. North / West: Residential, zoned R-4
2. East: Residential, Deerfield Subdivision, zoned R-4
Danville Place Subdivision - RZ-06-007, PP-06-043
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
3. South: Residential, Whitetail Subdivision, zoned R-4
d. History of Previous Actions: This property has already been annexed into the City, with R-4
zoning. The residential properties along Leisure Lane currently are provided with water service
from the City, but not sewer.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: There is currently a sewer main in N.W. 11th Avenue.
Location of water: There is currently a water main in N.W. 11th Avenue.
Issues or concerns: Public Works concerns with this proposed subdivision are as
follows:
A) The applicant's lack of public roadway within this development causes concern as to
where the required sewer and water main extension would be placed. At the
minimum it would have to be in an easement expressly dedicated to the City of
Meridian. However, it has been the Public Work's policy in the past not to have
sewer and water mains installed within easements of buildable lots. Most often when
a main has to be installed outside of the right-of-way, it has been in a common lot,
not buildable lot. This policy has to do with access. Public Works requires a 14-foot
all weather access road to be able to operate and maintain the sewer system.
Maintenance of this road through somebody's backyard is often problematic.
B) The applicant's preliminary plat shows no mention of a pressurized irrigation
system being proposed as required by UDC 11-3A-15. This requirement is
necessary to reduce the impact of the use of potable water as an irrigation source.
2. Vegetation: Three mature trees at east property boundary are to be retained or mitigated for.
3. Floodplain: N/ A
4. Canals/Ditches/Irrigation: An irrigation ditch runs the entire eastern boundary and provides
irrigation water to several large lot properties to the immediate northwest.
5. Hazards: N/A
6. Current Zoning: R-4
7. Size of Property: 2.28 acres
f. Subdivision Plat Infonnation:
1. Residential Lots: 7
2.
3.
4.
5.
6.
7.
8.
9.
Non-residential Lots: 0
Total Building Lots: 7
Common Lots: 0
Other Lots: 0
Total Lots: 7
Open Lots: 0
Residential Area:
1.83 acres
Gross Density: 3.5 dwelling units / acre
Danville Place Subdivision - RZ-06-007, PP-06-043
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
10. Lot Sizes: Lot sizes range from approximately 5,500 square feet to 28,500 square feet. The
average lot size is roughly 11,500 square feet.
g. Landscaping:
1. Width of street buffer(s): A landscape street buffer is not required along 11 III Street, and none
is proposed.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: Because this property is less than 5 acres in size, no open
space is required by Ordinance. The applicant is not proposing to provide any open space
with this development.
h. Required 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.): Five of the
proposed building lots front and will take direct access from N.W. 11th Avenue, a public street.
Currently, the two existing homes take access from an existing private county road, Leisure Lane.
Leisure Lane intersects Cherry Lane, just south of this project. Leisure Lane is improved with
approximately 20 feet of pavement, no curb or gutter. The applicant has proposed to construct a
public street, W. Danville Drive, connecting N.W. 11th Avenue and Leisure Lane, which allows
the two existing homes to take direct access from a public street, and the existing homes on
Leisure to access lllh Avenue via Danville Drive when additional re-development occurs. ACHD
has provided Site Specific and General Requirements for this project (See Exhibit B-7).
7. COMMENTS MEETING
On October 26, 2006, Planning Staff held an agency comments meeting to discuss the revised site plan.
The agencies and departments present included: Meridian Fire Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. The Comprehensive Plan calls for single-family homes at densities of three to eight dwelling units
per acre on this site. (See Page 95 of the Comprehensive Plan) There are 7 building lots proposed on the
subject 2 acres. There is a maximum density of 8 dwelling units per acre allowed in the R-8 zone by the
UDC; the proposed gross density of Danville Place Subdivision is 3.5 dwelling units per acre. Staff does
find that the proposed zoning designation, R-8, and density of 3.5 dwellings per acre, is in accordance
with the 2002 Comprehensive Plan and Future Land Use Map. 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.
The City of Meridian plans to provide municipal services to the subject development in the
following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
. The public roadway adjacent to the subject lands is currently owned and maintained by
the Ada County Highway District (ACHD). This service will not change. However, the
private roadway adjacent to the subject lands is maintained by the homeowners who
Danville Place Subdivision - RZ-06-007, PP-06-043
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
utilize it. Staff envisions that Leisure Lane will be vacated as a private road easement in
the future.
. 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.
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 reconstrnction projects, in a manner that is safe, accessible and convenient. A
sidewalk is to be constrncted along N WIth Avenue which will offer means for bicycle and
pedestrian travel for those lots abutting said public road. Additionally, sidewalk will be
constrncted on W Danville Drive, a proposed street connection between N WIth and Leisure
Lane. However, two of the proposed lots abut Leisure Lane, a private roadway. Leisure Lane is
in poor condition and the street section in front of the subject properties totals 18 to 20 feet,
where no curb or walkway is currently provided for, and no provisions for bicycle or pedestrian
travel have been suggested. Therefore, Staff does not believe that the subject applications fully
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.
The applicant would be required to complete the portion of the N WIt" Avenue street section
which lies adjacent to the property, including constructing sidewalk which will provide
appropriate pedestrian connectivity along said road. Per the request of Staff, the applicant has
proposed a public street, W Danville, Drive, which will provide jor pedestrian access between
Deerfield Manor Subdivision and those properties who currently utilize Leisure Lane. However,
provisions for pedestrians are not proposed along Leisure Lane.
. Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
Although the existing and proposed land uses are compatible, the five proposed 5,000-6,000
square foot lots which front N WIth Avenue do not provide an appropriate transition between
the one to 1f2-acre parcels to the north and west and the 8,000 square foot lots to the east and
south. Staff believes that, at minimum, 7,000 square feet lots would better suit the area.
. 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.
Danville Place Subdivision - RZ-06-007, PP-06-043
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
The subject property is currently zoned R-4, and is not located adjacent to lands zoned R-8.
However, the site is designated Medium Density Residential on the Comprehensive Plan Future
Land Use Map, and the proposed zoning designation of R-8 is generally consistent with the Map
designation for this site.
. Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
Currently, the sole access to Cherry Lane for the roughly one-acre parcels to the west is by way
of Leisure Lane, a private street. Per UDC 11-3F-l, single family developments are not to take
access from private streets. The applicant is has proposed to construct a public street, W
Danville Drive, to provide connectivity between Deerjield Manor Subdivision and those
properties who utilize Leisure Lane. This street connection will provide the neighboring
properties with access to a public street, thus providing the opportunity for their future
redevelopment. Staff believes that this provision of a public street connection is needed for
development of this property to be in the best interest of the City. Staff further believes that the
existing homes that are to remain in this development should be required to take access from,
W. Danville Drive, not Leisure Lane.
. Chapter V, Goal I, Objective A, Action 8 - Develop policies and incentives to encourage infill
and contiguous development.
Staff believes that the best way for this property to develop is in conjunction with the other one-
acre parcels along Leisure Lane. However, the applicant has provided the public street
connection which, as stated above, does allow for the opportunity for redevelopment of the area
future.
. Chapter VII, Goal V, Objective A, Action 11 - Apply design and performance standards to
infilling development in order to reduce adverse impacts upon existing adjacent development.
Staff has concerns about the lack of an appropriate transition between the 8,000 square foot lots
to the east and the 'is to one-acre lots to the north and west. Staff believes that, at minimum,
7,000 square feet lots would better suit the area.
Staff finds that the zoning proposal is harmonious with the Future Land Use Map designation for this
site, and is only generally harmonious with the surrounding area and the goals and policies of the
Comprehensive Plan.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family developments as a Permitted
Use in the R-4 and R-8 zones.
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
Danville Place Subdivision - RZ-06-007, PP-06-043
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
ZONING ANALYSIS: The Future Land Use Map designates this property as "Medium Density
Residential." The requested zoning and density of the proposed subdivision is consistent with said
Comprehensive Plan designation. However, as stated above, Staff believes that the addition of
five, 5,000-6,000 square-foot lots at this location does not provide an appropriate transition
between the one to Y2-acre parcels to the north and west and the 8,000 square foot lots to the east
and south. Therefore, Staff believes that an increase of all lot sizes to a minimum of 7,000 square
feet is warranted in this location.
PRELIMINARY PLAT ANALYSIS: Staff is generally supportive of the proposed
development. Please see the analysis in Section 8 above, within this section of the Staff Report,
and Exhibit C for detailed analysis of facts and findings for a preliminary plat.
1. Access: The applicant is proposing to have the five new homes take direct lot access off of
N.W. 11th Avenue. N.W. 11th Avenue is a local street with a 50' right-of-way that runs
parallel with the eastern boundary of Danville Place. The remaining two large lots/homes
currently take access off of a private road, Leisure Lane. The applicant has proposed a 42'
right-of-way for Danville Drive, which will connect N.W. 11 tli Avenue and Leisure Lane.
ACHD is requiring that the applicant construct 11th Avenue to one-half of a 36-foot street
section with rolled curb, gutter, and 5-foot concrete sidewalk to match the exiting
improvements provided by the northern and southern adjacent properties. ACHD is requiring
the public street, W. Danville Drive, be constructed as a 29-foot street section with rolled
curbs, gutter and 5-foot concrete sidewalks.
As previously stated, the provision of a public street connection between N.W. 11th Avenue
and Leisure Lane does afford the neighboring properties who utilize Leisure Lane
redevelopment opportunities, as they will now have access to a public street connection, as
well as city water and sewer services.
2. Leisure Lane: Leisure Lane is a private street, improved with two travel lanes and paved
shoulders oruy. At this time, Leisure Lane is the sole access to Cherry Lane for approximately
twelve single family dwellings. Two businesses at the comer of Cherry Lane and Leisure
Lane also take primary access from Leisure Lane.
Neither the city nor ACHD maintains private roadways. Leisure Lane is in poor condition and
is substandard to serve the many homes and business which take access from it. At the
entrance, the street section totals 29 feet including an 8-inch curb and 3.5-foot walkway.
However, at the terminus of the commercial property boundary, the street section tapers down
to 18 to 20 feet wide, where no curb or walkway is provided for.
The Meridian Fire and Police Departments have requested that all lots within the subject
development take access onto a public road. Additionally, the UDC (Section 11-3F) does not
allow single family dwellings to take access via private streets, with the exception of mew
developments.
Staff is not supportive of the two existing homes continuing to take access onto Leisure Lane
(on proposed Lots 1 and 2). Said homes should utilize W. Danville Drive and not Leisure
Lane as access to the public roadway system. The property owners should, therefore,
vacate their interest in Leisure Lane, so that, upon redevelopment of all neighboring parcels
who utilize Leisure Lane, Leisure Lane will cease to exist and all access for the area will be
taken from a public street system (please see Conditions of Approval in Exhibit B). This
Danville Place Subdivision - RZ-06-007, PP-06-043
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
requirement shall also apply to all heirs of the properties that currently take access to Leisure
Lane.
3. Public Street Frontal!e: As mentioned above, the two existing homes on Lots 1 & 2 currently
take access from Leisure Lane, a private street. All residential properties must meet minimum
public street frontage requirements established in the UDC. Per UDC ll-2A-3B-2, if there
will be a shared driveway between two properties, the street frontage for each property shall
be 15 feet for each property. The preliminary plat depicts Lot 2 as having an ll-foot wide
flag which then becomes 30 feet at W. Danville Drive. All flags with a shared driveway must
be uniform, of 15 feet minimum width, the entire length to tenninus at a public right-of-way.
Unless otherwise approved for a reduction in dimension via the variance process, the
applicant should revise the preliminary plat to reflect said l5-foot requirement.
4. Canals / Ditches / Irrigation: An irrigation ditch runs the entire length of the eastern property
boundary which services the large lot properties to the north and northwest. Accessing the six
small lots would require piping / tiling of the irrigation ditch. All irrigation facilities, along
with their easements, must be protected and continue to function. And any changes to the
existing irrigation system such as relocation, tiling, and landscaping must be approved by
Nampa / Meridian Irrigation District.
5. Pressure Irril!ation: The City of Meridian requires that pressurized irrigation systems be
supplied by a yeaHound 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.
6. Fencing: At the public hearing, the applicant should state whether the existing fencing
will remain or if alternate permanent fencing will be installed around the perimeter of
the subdivision. The applicant should submit a detailed fencing plan with the fmal plat
application for the subdivision. If permanent fencing is not provided, temporary construction
fencing to contain debris must be installed around the perimeter prior to issuance of a
building permit. All perimeter fencing must be completed prior to issuance of building
pennits. 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.
7. Tree Mitil!ation: 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.
b. Staff Recommendation: Based on the above analysis, Stafffmds that applications RZ-06-007 and
PP-06.043 generally conform to Comprehensive Plan policies and UDC standards. Due to the
applicant's good-faith effort in supplying a public street connection to the neighboring properties,
thus supplying redevelopment potential for the area, Staff is recommending approval of said RZ
and PP applications.
11. EXHmITS
Danville Place Subdivision - RZ-06-007, PP-06-043
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
A. Drawings
1. Vicinity Map
2. Preliminary Plat (Dated: July 26, 2006. Stamped REVISED on 11-7-06 by the Meridian
Planning Department)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Ada County Highway District
5. Nampa / Meridian Irrigation District
C. Legal Description
D. Required Findings from the Unified Development Code
Danville Place Subdivision - RZ-06-007, PP-06-043
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16,2006
A. Drawings
1. Vicinity Map
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
2. Preliminary Plat (Dated: July 26, 2006)
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Exhibit A
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (dated July 31, 2006, stamped by
Wayne K. Barber, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
1.1.2 Any future subdivision, uses, and construction on this property shall comply with the City of
Meridian ordinances in effect at the time of submittal.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet 1, prepared by Briggs Engineering, Inc., dated July 26,
2006, stamped REVISED on 11-7~06 by the Meridian Planning Department is approved,
with the conditions listed herein. All comments and provisions of the accompanying Annexation
and Zoning application (RZ-06-007) and any future development agreement shall also be
considered conditions of the Preliminary Plat (PP-06-043).
1.2.2 Provide a public street connection between N.W. 11 th Avenue and Leisure Lane, as depicted on
the preliminary plat. Dedicate and construct W. Danville Drive as a 29-foot street section, with 42
feet of right-of-way, with curb, gutter and 5-foot attached concrete sidewalk to meet ACHD's
road design standards.
1.2.3 Dedicate and construct N.W. 11th Avenue as a 36.foot street section, with 50 feet of right-of-way,
with curb, gutter and 5-foot attached concrete sidewalk to meet ACHD's road design standards.
1.2.4 Prior to signature of the final plat by the City Engineer, the applicant shall be required to submit a
copy of a recorded document, a release of dominant parcel interest, for the interest that these
parcels have in Leisure Lane (coordinate the drafting of this document with the City's Legal
Department.) Further, all lots within the subdivision shall take access to Danville Drive and/or
NW 11 th Avenue. Place a note on the face of the [mal plat, prohibiting access for the lots in this
development to Leisure Lane.
1.2.5 Lots 1 and 2 shall each have at least 50 feet of public street frontage. Otherwise, they shall be
required to share a driveway. Amend the preliminary plat so that Lot 2, Block 1, contains at least
15 feet of public street frontage. Depict the shared driveway access easement on the face of the
final plat.
1.2.6 All lots shall total, at minimum, 7,000 square feet.
1.2.7 All lot lines common to a public right-of-way shall reserve a 10' utility easement.
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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
1.3.2 The applicant shall comply with the outdoor lighting standards shown in UDC ll-3A-l1.
1.3.3 The applicant has indicated that the Nampa / Meridian Irrigation District will own and operate the
pressurized irrigation system within this development. 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 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.
1.3.6 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 Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC ll-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer for this development is being proposed via extension of mains in NW lllh
Avenue. The applicant shall install mains to and through this development; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2 The applicant shall be required to install sewer mains to the end of the newly proposed right-of-
way shown on the plat. Also a sewer main shall be required to be installed to parcel
S1201346620.
2.3 This development is proposing water service via extension of mains in NW 11 tho The applicant
shall be responsible to install water mains to and through this development, coordinate main size
and routing with Public Works. City of Meridian standard forms of easement are required for all
mains not located in the right-of-way.
2.4 The applicant shall be required to install water mains along the westerly boundary line of this
development to the edge of this property, stubbed to Leisure Lane.
2.5 The Fire Marshall has required two fire hydrants to be located within the westerly frontage of this
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
development within Leisure Lane. Fire hydrant number and placement shall be coordinated with
the Public Works Department during construction plan review.
2.6 All required sewer and water mains not located within the right-of-way shall be required to be in
common lots owned and maintained by the HOA.
2.7 Any sewer manholes not located in the right-of-way shall have an all-weather access road
installed to them per City of Meridian Standard Specifications.
2.8 The existing houses shall be required to connect to City services. The applicant shall be required
to pay assessments prior to signature on the final plat by the City Engineer, and be responsible for
the actual physical connection prior to Certificate of Occupancies being issued.
2.9 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.
2.10 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).
2.11 Per UDC 11-3A15 the applicant shall be responsible to install a pressurized irrigation system that
serves all lots within this development. The use of surface water shall be used if Public Works
deems it necessary. If it is to be maintained as a private system, plans and specifications will be
reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre-construction meeting.
2.12 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC ll-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.
2.13 Any irrigation pump stations shall be required to be installed in a common lot per UDC 11-3B-
6E.
2.14 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.
2.15 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.
2.16 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.
2.17 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
2.18 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.
2.19 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.
2.20 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.
2.21 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 fmal plat.
2.22 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.
2.23 Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
2.24 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.25 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.
2.26 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.
2.27 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.
2.28 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
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 fITe 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 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. futernational Fire Code Appendix C.
3.2 Acceptance of the water supply for fITe 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 fITe 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements 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 proj ect.
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turnaround.
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 Operational fire hydrants, temporary or pennanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.8 Building setbacks shall be per the International Building Code for one- and two-story
construction.
3.9 Provide exterior egress lighting as required by the International Building and Fire Codes.
3.10 There shall be a fire hydrant within 100' of all Fire Department connections.
3.11 Parking shall be restricted to the south side of W. Danville Drive. Provide "No Parking" signage on
the south side of said right-of-way,
4. ADA COUNTY HIGHWAY DISTRICT
4.1 SITE SPECIFIC REQUIREMENTS
4.1.1 Construct 11th Avenue to one-half of a 36-foot street section with rolled curb, gutter, and 5.foot
concrete sidewalk to match existing improvements to the north and south.
4.1.2 Construct W. Danville Drive as a 42-foot right-of-way, with a 29-foot street section with rolled
curb, gutter, and 5-foot concrete sidewalk.
4.1.3 Construct any access to Lots 1 through 6 a minimum of 50-feet from the nearest public
intersection to be no greater than 20-feet wide, paved the entire width and at least 30 feet into the
site.
4.1.4 Comply with all Standard Conditions of Approval.
4.2 GENERAL REQUIREMENTS
4.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
4.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
4.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
4.2.4 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.
4.2.5 Comply with the District's Tree Planter Width Interim Policy.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
4.2.6 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.
4.2.7 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 ofldaho shall prepare and certify all improvement plans.
4.2.8 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.
4.2.9 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.
4.2.10 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.
4.2.11 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 at 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
4.2.12 No change in the terms and conditions of this approval shall be valid uruess 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.
4.2.13 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.
5. NAMP A / MERIDIAN IRRIGATION DISTRICT
5.1 Coordinate with John Anderson, Water Superintendent for NMill, concerning installation of a
underground, pressurized irrigation system.
5.2 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 to recording of the final plat.
5.3 All laterals and wasteways must be protected.
5.4 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
nESClUPTION fOR
PROPOSIJ) BANVILLE SVD>>MSJON
July 31, 2006 '
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
D. Required Findings from the Unified Development Code
1. Rezone 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:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
Staff finds that the proposed zoning map amendment is generally compatible with the
applicable provisions of the Comprehensive Plan. Please see Comprehensive PIan
Policies and Goals, Section 8, of this Staff Report.
b. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that single-family residential uses are allowed within the requested zoning
district of R-8 as a Principally Permitted Use. The accompanying plat demonstrates the
land will be developed with varying lot sizes and other dimensional requirements which
conform to the proposed zoning designation.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff 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 finding.
d. 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 riot 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.
e. The rezone is in the best of interest ofthe City.
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.
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:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application generally conforms to the adopted
Comprehensive Plan Future Land Use Map designation for this site. See Section 10 of
this staff report (Zoning and Preliminary Plat Analysis) for details.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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.)
c. 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.
d. 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.)
e. 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.
f. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, Staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which Staffis unaware.
Exhibit D