HomeMy WebLinkAboutStaff Comments
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
STAFF REPORT
TO:
FROM:
Hearing Date: 11/16/2006
Planning & Zoning Commission
Justin Lucas
Associate City Planner
Meridian Planning Department
208-884-5533
c::M'e;;dlfr1t~~ ;\~
":
I, IIJ,\HO ~
~'tl_, " ,,;!
~~ "J
"~~'f.",._"" \'~.!-;;: '~l
lta;
SUBJECT:
Kilgore Heights Subdivision
AZ-06-051
Annexation and Zoning of21.94 acres from RUT and Rl (Ada County), to R-
8 (Medium Density Residential).
PP-06-052
Preliminary Plat approval of 52 single-family residential building lots and 12
common lots on 20.16 acres, in the proposed R-8 zone.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Ron Bath of Salmon Point Development, has applied for Annexation and Zoning
(AZ) to R-8 (Medium Density Residential) for 21.94 acres of property currently zoned RUT and
R1 in Ada County. The site is located on the south side of Victory Road, approximately a half
mile west of Meridian Road. Currently, there are two single-family homes and associated
outbuildings on this site. One of the existing homes will be moved/removed and the other will
remain on a lot in the proposed subdivision. The subject property is within the Urban Service
Planning Area and Area of Impact.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Annexation and Zoning and Preliminary Plat applications. Staff is
recommending approval of the proposed Kilgore Heights Subdivision (AZ-06-051 and PP-
06-052) witb the conditions listed in Exhibit B of tbe Staff Report which includes a
recommendation to zone Pbase 1 of tbe proposed project to R-4, not R-8.
3. PROPOSED MOTION (to be considered after tbe public hearing)
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-051 and PP-06-052 as presented in the staff report for the
hearing date of November 16,2006 with the following modifications: (Add any proposed
modifications. )
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-051 and PP-06-052 as presented during the hearing of
November 16, 2006 for the following reasons: (You should state specific reasons for denial of
the annexation and you must state specific reason(s) for the denial of the plat.)
Continuance
Kilgore Heights Subdivision AZ-06-051/PP-06-052
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
I move to continue File Numbers AZ-06-051 and PP-06-052 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 835 and 655 West Victory Road; south of Victory Road
approximately a half mile west of Meridian Road; in Section 25, Township 3 North, Range 1
west.
b. Owner(s):
Francisco Sabala
1100 W. Riodosa Drive
Meridian, ill 83642
c. Applicant:
Ron Bath, Salmon Point Development
1729 S. Whitby Lane
Eagle, ill 83616
d. Representative: Megan Johnson, WRG Design
Merle Hansen
655 W. Victory Road
Meridian, ill 83642
e. Present Zoning: RUT and R1 (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential and Low Density
Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 21.94 acres to R-8 and Preliminary Plat approval of 52
single-family buildable lots and 12 common lots. All ofthe homes within the development are
proposed to be single-family detached. The average lot size in the proposed development is
11,508 square feet. The total gross density of the project is 2.58 dwelling units per acre.
Approximately 5.2 percent of the site is being set aside for open space.
1. Date of preliminary plat (attached in Exhibit A):
2. Date oflandscape plan (attached in Exhibit A):
9/15/06
9/15/06
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason ofthe provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions ofthe Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: October 30th and November 15th, 2006
d. Radius notices mailed to properties within 300 feet on: October 20th, 2006
e. Applicant posted notice on site by: November 6th, 2006
6. LAND USE
Kilgore Heights Subdivision AZ-06-051/PP-06-052
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
a. Existing Land Use(s): There are two single-family homes and some associated outbuildings
on this site. The home and outbuildings located at 655 W. Victory Road are to be removed.
The home currently located at 835 W. Victory Road is to remain on Lot 16, Block 1 of the
proposed subdivision.
b. Description of Character of Surrounding Area: This area is transitioning from rural to urban.
Residential projects that have been constructed or proposed in this area including the
Kentucky Ridge Subdivision (Ada County), Meridian Heights Subdivision (Ada County), and
Bear Creek Subdivision.
c. Adjacent Land Use and Zoning:
1. North: Bear Creek Subdivision, zoned R-4
2. East: Meridian Heights Water and Sewer Association Sewage Ponds, zoned RUT
(Ada County)
3. South: Rural Property and Kentucky Ridge Estates Subdivision zoned RUT and R4
(Ada County)
4. West: Single-family home on large rural parcels, zoned RUT (Ada County)
d. History of Previous Actions:
None.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is currently a sewer manhole in Victory Road.
Location of water: There is currently a 12.inch water line in Victory Road.
Issues or concerns: Public Works concerns on tbis development are as
follows:
1.) This development is next to the treatment ponds for tbe Meridian
Heights and Kentucky Ridge county developments. DEQ separation
requirements bave been administratively applied as 300-feet. There is
currently a bill proposed to tbe legislature (450.01.C) that would confirm
this. It requires 300-feet of separation between tbe sewage treatment ponds
and a residential property line. The applicant bas indicated tbat they would
not build any portion of pbase II and Lot 3 Block 1 until sucb time as tbe
effluent ponds are taken off-line. However staff feels tbat Lot 4 Block 1, and
Lots 7 and 6 Block 3 are within 300-foot of tbe effluent ponds.
2.) Public Works staff bas concerns in relation to tbe 300-foot separation in
relation to odor issues. Tbis is a DEQ minimum and tbey encourage
individual communities to determine if a larger setback should be required.
Tbe City of Meridian bas limited residential development within
approximately 1500-feet of our treatment plant, but is currently doing a
study to determine if this is overly conservative. Commission and Council
should determine if tbe 300-feet separation is adequate.
3.) This property is proposing to sewer to mains that flow to tbe Bear Creek
Lift Station. At the present time no new flows will be allowed to this Lift
Station.
4.) To and tbrougb compliance in relation to water and sewer mains as
detailed in Public Works conditions below.
Kilgore Heights Subdivision AZ-06-051/PP-06-052
PAGE 3
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER] 6,2006
2. CanalslDitches Irrigation: The Ridenbaugh Canal borders the north eastern portion of
the proposed subdivision for approximately 65 feet.
3. Hazards: See Public Works comments above.
4. Proposed Zoning: R-8 (Medium Density Residential)
5. Size of Property: 20.16 acres
f. Subdivision Plat Information:
1. Residential Lots: 52
2. Non-residential Lots: 0
3. Total Building Lots: 52
4. Common Lots: 12
5. Other Lots: 0
6. Total Lots: 64
7. Gross Density: 2.58 units per acre (net density is 3.78 d.u./acre)
8. Minimum House Size: N/A
g. Landscaping
1. Width of street buffer(s): 25 feet on Victory Road
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 5.2%
h. Off-Street Parking: UDC 11-3C-6 requires single-family detached dwellings to have 2
enclosed parking spaces ( a garage) and a 20' x 20' parking pad in front of each garage.
1. Summary of Proposed Streets and/or Access: The applicant is proposing to construct two
public streets, Bushmill Drive and Ballybunion Avenue. Bushmill Drive generally runs from
west to east and will intersect South Kentucky Way which connects to the arterial street
Victory Road. As proposed the connection to South Kentucky Way will be the main point of
access to this subdivision. Ballybunion Avenue extends south from the eastern terminus ofthe
proposed Bushmill Drive and ends as a stub street to the Center's parcel to the south
(#SI225131210). The applicant is also proposing one other stub street (Lahinch Street) that is
extended to the Meridian Heights Water and Sewer Association property to the east. All of the
internal streets are local streets with 36-feet wide street sections (measured back of concrete
ribbon curb to back of concrete ribbon curb) and contain 5-foot wide detached sidewalks
within 50 feet of right-of.way. Staff is generally supportive of the proposed street system.
ACHD bas not submitted final comments and conditions back to the City regarding this
project because it is scheduled to be beard before tbe ACHD Commission on November
15, 2006. Draft ACHD comments bave been included in Exhibit B.
7. COMMENTS MEETING
On October 27,2006, ajoint agency and departments meeting was held with service providers in
this area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, Meridian Police Department, and the
Sanitary Services Company. Staff has included comments, conditions and recommended actions
in Exhibit B below.
Kilgore Heights Subdivision AZ-06-05I1PP-06-052
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The majority ofthis project (approx. 16.28 acres) is designated "Medium Density Residential" on
the Comprehensive Plan Future Land Use Map. Medium density residential areas are anticipated
to contain between three and eight dwellings units per acre (see Page 99 of the Comprehensive
Plan). A portion of the western side of the property (approx. 3.88 acres) is shown as "Low
Density Residential" on the Future Land Use Map. Low Density Residential areas are anticipated
to contain up to three dwellings units per acre. The proposed Preliminary Plat includes 52 single-
family lots on 20.16 acres for total a gross density of 2.58 dwelling units/acre. While this number
of dwelling units per acre meets the low density standard, it is below the higher standard of three
to eight units per acre that was envisioned on the Future Land Use Map for the majority of the
project area.
Even though the proposed density is lower than the projected density portrayed on the Future
Land Use Map, Staff believes that the proposed density is still in general compliance with the
Comprehensive Plan because of the "step" provision. This provision described on the
Comprehensive Plan Future Land Use Map allows for the City to consider, on a case-by-case
basis, other residential densities than those shown on the Future Land Use Map, as long as the
proposed density is within one "step" (e.g - medium to low) of the density shown on the map.
Due to this flexibility and the fact tbat the proposed subdivision borders low density areas
to tbe west and nortb, staff finds tbat tbe proposed development is in general compliance
witb tbe Comprebensive Plan.
Although this development is in general compliance with the comprehensive plan as described
above, Staff believes it is important to note that the applicant has requested an R -8 zoning
designation for the entire development. Under this zoning designation many of the lots in this
subdivision may have redevelopment potential in the future, due to their size and configuration.
For example Lot 16, Block 1 is proposed at 39,074 square feet. This lot contains an existing home
that will be retained with the subdivision. Even though there may be no current plans to redevelop
this lot, it does have future development potential, especially with an R-8 zoning designation. In
the R-8 zone the minimum lot size is required to be 5,000 square feet, a 39,074 square foot lot
configured like Lot 16, Block 1 could potentially re-subdivide into at least five separate lots that
still meet the minimum dimensional standards of the R-8 zone. While this may be the most
extreme example there are various other proposed lots within Phase 1 of the proposed subdivision
that have similar potential to re-subdivide in the future under the R-8 standards, if this
development and proposed zoning is approved.
After carefully reviewing this future development potential Staff believes that some modifications
should be made to the zoning designation proposed by the applicant. To help maintain the low
density character in this area, which has been established by the Bear Creek Subdivision to the
north and the Kentucky Ridge Subdivision to the west, Staff recommends that all of Phase 1 of
the proposed subdivision be designated as R-4 (Medium Low Density Residential) and tbat
all of Pbase 2 be designated as R-8 (Medium Density Residential). Staff believes that the
addition of the R-4 zoning designation on the northern portion of this project will help this
development remain consistent with the comprehensive plan designations for this area and also
ensure that any future redevelopment is consistent with surrounding properties. Staff views the
R-8 area as a good transitional zone between the established county subdivisions to the east and
west. Staff would also like to point out that the properties that would receive the R-4 designation
already meet the dimensional standards of the R-4 zone (this recommendation for a zone change
has no impact on the proposed preliminary plat).
Beyond what has been discussed above the following Comprehensive Plan policies apply to this
application (staff analysis in italics below policy):
Kilgore Heights Subdivision AZ-06-051/PP-06-052
PAGE 5
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16,2006
Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
J.Vhen 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 thefollowing manner:
· Sanitary sewer and water service will be extended to the project at the developer's
expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
· The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
. The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 8 ~ Develop alternative modes of transportation through
pedestrian improvements, bicycle lanes, off-street pathways, and transit oriented development as
appropriate.
Although not shown on the landscape plan the conditions of approval for this development
include a multi-use pathway that is consistent with the Comprehensive Plan Future Land Use
Map. If required this pathway will help to promote connectivity and alternative forms of
transportation in this area.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes two stub streets, one to the south and one to the east.
Both of these stub streets extend to parcels currently zoned RUT in Ada County" which staff
Kilgore Heights Subdivision AZ-06-051IPP-06-052
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
anticipates will re~develop in the nearfuture. Stall believes that the applicant has done a nice job
of providingfor future connectivity to the south and east.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
Prior to house construction. fencing should be constmcted around the perimeter of this site. See
Analysis below and Exhibit B for more information.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to constmct two micro pathways within the proposed subdivision. One
of these pathways will connected to the sidewalk network along Victory Road and the other will
connect to future development to the east. Along with these pathways the applicant is also
proposing to construct five foot sidewalks throughout the subdivision.
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See above.
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 ex/stzng single-family
residential properties in the near vicinity are compatible with the proposed development.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's zoning and development request is
appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached
homes as permitted uses in the R-8 zoning district.
b. Purpose Statement of Zone: R-8 Medium Density Residential: The purpose ofthe 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.
Kilgore Heights Subdivision AZ-06-051/PP-06-052
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
c. Common driveways: UDC 11-6C-3D describes the standards for common driveways. All
conunon drives proposed by the applicant shall 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.
d. General Standards: All of the proposed lots comply with the standard street frontage and lot
size requirements of the R-8 zone established in the UDC. No dimensional modifications are
being requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-8 zone is appropriate for Phase 2 of this
property. As described in Section 8 above Staff is recommending that Pbase 1 of
tbis project be given an R-4 zoning designation. Please see Exhibit D for detailed
analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application (stamped on
September 25, 2006 by Michael s. Byrns, PLS) shows the property as contiguous to
the existing corporate boundary of the City of Meridian. However, Staff is
recommending tbat Phase 1 of this development be annexed and zoned R-4. New
legal descriptions for this property will be required, prior to tbe annexation
ordinance being approved.
Special Considerations:
Kilgore Heights Subdivision AZ-06-051/PP-06.052
PAGE 8
CITY OF MERIDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
Development Agreement: UDC 11-5B-3.D.2 and Idaho Code 9 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 is consistent with the
comprehensive plan designation and 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 subj ect 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:
single-family detached homes and allowed accessory uses of the R.8
zone.
. Tbat the applicant agrees to construct a 10-foot wide multi-use
pathway from Victory Road, to tbe southernmost boundary of tbe
property.
. Tbat Lots 2,3,5,6, and 7 of Block 3 be restricted to one-story
homes.
. That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified
Development Code.
2. PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Multi-Use Patbway: The preliminary plat and landscape plan submitted by the
applicant do not show a multi.use pathway on this site. The Comprehensive Plan
Future Land Use Map calls for a multi-use pathway on the eastern boundary of the
proposed development. Staff believes that a pathway connection in this area is
essential to maintain the integrity of the pathway network in this part of the city,
especially with the Bear Creek Park being so close and with the area to the south of
Kilgore Heights Subdivision AZ-06-051/PP-06.052
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
this project developing in the future. Staff believes that a 10 foot wide multi-use
pathway should be extended from Victory Road to the southernmost boundary of the
proposed development. This pathway should be designed in accordance with UDC 11-
3A-8 and the City of Meridian Parks and Recreation Master Plan.
Zoning Designation: Based on the analysis provided in Section 8, Staff recommends
that all of Phase 1 of the proposed subdivision be designated as R-4 (Medium Low
Density Residential), and that all of Phase 2 be designated as R-8 (Medium Density
Residential). Staff believes that the combination of these two zoning designations will
help this development remain consistent with the comprehensive plan designation for
this area and also ensure that this development is consistent with surrounding
properties.
Landscaping: The landscape plan prepared by WRG Design Inc., on 9-15-06, is
approved with the following modifications/notes:
. Per UDC 1l.3G-3A, set aside at least 5.2% (1.05 acres) of the site for useable
open space, as proposed.
. The applicant should construct a minimum 25-foot wide street buffer along
the entire length of Victory Road, exclusive of ACHD right-of-way. Said
buffer shall be designed and constructed in accordance with UDC 11-3B-7.
. Per UDC 11-3B-IO, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11-3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
above, with the fmal plat application(s).
Stub Streets: The applicant should be required to provide public stub streets to the
Meridian Heights Water and Sewer Association property to the east (parcel
#SI225120700) and to the Centers property to the south (Parcel #S1225131210) as
proposed.
735 W. Victory Road (out parcel): If the proposed subdivision is developed as
shown on the preliminary plat there would be little opportunity for the parcel located
at 735 W. Victory Road (parcel #SI225120900) to efficiently develop in the future. If
the owners of this parcel ever wished to subdivide, and requested annexation into the
City, the only access they would have to a public street would be Victory Road which
is an arterial street. To avoid having direct lot access to Victory Road in the future,
Staff believes that some type of access should be given to this out parcel though the
proposed subdivision. Staff would support either of the following solutions:
a. Realign the proposed Buslunill drive to provide a minimum of 30 feet of local
street frontage to parcel #S1225120900. Staff believes that this amount of
street frontage would be sufficient to allow the out parcel to develop in the
future (with a common driveway for up to 4 lots).
b. Provide parcel #S1225120900 with access to a common driveway that meets
the common driveway standards as described in UDC 11-6C-3D. With this
option the applicant should be required to grant a cross access easement to
Kilgore Heights Subdivision AZ-06-051IPP-06-052
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
parcel #S 1225120900 which allows future lots that may be developed on the
out parcel to access Bushmill Drive through a common driveway.
Due to tbe nature of this recommended redesign, Staff believes tbat tbe applicant
should be required to submit ten full-size and one 8.5" x 11" copy, as well as new
PDF and jpg copies of a revised preliminary plat tbat incorporates one of tbe
proposed options described above. Tbis redesign sbould be submitted to Staff at
least ten days prior to tbe City Council bearing for tbis project.
Pbase Restrictions: Phase 2 of this project is adjacent to the existing sewage ponds to
the east that are owned and operated by the Meridian Heights Water and Sewer
Association. The applicant has proposed that no building will commence on any lot
within Phase 2, or Lot 3, Block 1 within Phase 1, until the adjacent sewage ponds
serving the Meridian Heights and Kentucky Ridge Subdivisions have been
decommissioned and declared clean by the Central District Health Department. Staff
believes it is important to note that phase 2 of this development may not be
constructed for some time due to the existing sewage ponds. Staff believes tbat tbe
applicant sbould address tbis situation at tbe public hearing to clarify wbat will
happen witb Pbase 2.
Building Restrictions: The applicant is proposing to restrict Lots 2,3,5,6, and 7 of
Block 3 to one-story homes. This restriction is designed to lessen the visual impact of
the proposed subdivision on homeowners in the adjacent Kentucky Ridge Subdivision.
Staff is supportive of this restriction.
Access to Victory Road: The applicant is proposing to relinquish all of the existing
access points to Victory Road that currently exist on this property. Staff is supportive
of this proposal by the applicant.
Existing Residences/Buildings: The site currently contains multiple buildings. Some
of the existing buildings span across proposed lot lines and do not meet setback
requirements of the requested zoning district. Therefore, any existing building that
does not meet setback requirements of the requested zoning district shall be located/re-
located in accordance with the building setbacks of the R-8/R-4 zone, prior to
signature ofthe final plat by the City Engineer.
Fencing: The submitted landscape plan shows proposed fencing around some of the
site. Tbe applicant sbould make it clear during tbe public hearing how they will
address fencing on the entire site. A detailed fencing plan should be submitted upon
application of the final plat. If permanent fencing is not provided before issuance of a
building permit, temporary construction fencing to contain debris must be installed
around the perimeter. Perimeter, common open space, and micro-path /multi-use
fencing shall be designed according to UDC 11-3A-7.
Common Areas: Maintenance of all common areas shall be the responsibility of the
Kilgore Heights Home Owners' Association.
Ditcbes, Laterals, and Canals: Per UDC 11~3A-6 all irrigation ditches, laterals or
canals, exclusive of any natural waterways that intersect, cross or lie within the area
being subdivided shall be covered. This requirement doe not apply to the Ten Mile
Creek which is classified as a natural waterway and must be protected as stated in
UDC 11-6A-IH.
Kilgore Heights Subdivision AZ-06-051/PP-06.052
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of NOVEMBER ]6, 2006
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 use
any existing surface or well water for the primary source. If a surface or well source is
not available, a single-point connection to the culinary water system shall be required.
If a single-point connection is used, the developer will be responsible for the payment
of assessments for the common areas prior to signature on the [mal plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-
15 and MCC 9.1-28.
b. Staff Recommendation: Staff recommends approval of tbe subject applications AZ-
06-051 and PP-06-052, witb tbe conditions listed in Exbibit B of the Staff Report for the
bearing date of Novemher 16, 2006.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: 9-15-06)
2. Landscape Plan (dated: 9-15-06)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District (Draft Comments)
8. Central District Health Department
C. Legal Description
D. Required Findings from Unified Development Code
Ki]gore Heights Subdivision AZ-06-051/PP-06-052
PAGE 12
CITY OF MERIDiAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
A. Drawings
1. Preliminary Plat (dated: 9-15-06)
-'------1
~l;IDI-" ~.1
... CI~ llIIId....ll~
_L.L...J_
OHVCJI 'N'VlOIt:l3W ~O AlIO I
.Li./3V1ld013^30 .LNIOd NOV'n'<'S
NOISIAIOSns SlHOl3H 380811>1
.1. Vld Al:NNllfin31::1d
~ IIP.HI ~
~. ," I . \ ~ ~:5 8
- I' 1~1l tilO-u
h.h g:
~ !l
$l~
I'.
! '\
'I .
-;! (~-""
..., , I .
.""U_~~__~:_.~
'l--~--'-
/
,/
/
''--____. i i
')----:'
//.--" :
//
'--l----i
I :
I-------j
;
.....__LL__
;-'__n.._j
, I
: i
'-----'
, I
. J
I
~-l
. I
-- -----------i
~
I
i
I
i
I
I
Exhibit A - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
-'--'-'-1
~~ ~1IU
Uft QI'tIIII!l ~__.._
-rnlizil
~'II!'HI ~
~ II!: Z/-N
: ,.! ~,id ~i8
a f ~ I!l.~ C g:
OlfVOI 'NvIOIll31'l ~ AJJO I
.l.N3I'\1dO':lA30 .l.NIOd NOl'\llVS
NOISIAlosns SlHEll3H 3~Oml}f
.l. Vld AHlfNII'\II131::1d
$i~
· ' i
"' .
" '
~: / i
l!'~ I
'j'
,/
/
/
~
~
~
'"
~
~
~ H
i rj ! f i -..
~jll~ i!~~i' li~iW~~i
a!~!I!lliisli;.~ili~.
!1111~11;li~i!~~i~~I!
,. """ "ll II I I "" I
..;~t.O.~ILiiiI."j4c'd '
, : I
i
. ;
~ I U ~
H! .. ,
1'1 II !
m HUI
; IIII
i [I
Ii
.
~ i~
~ i;
~
m
II'
~--'1
.
,~
"
;,
i~
; i
~ . ~ j'
II;! U";2g
dl!~d!h
uu~~~sm
II I """ II
i"I~..'H
- ---~-~---.-,~,i
: ~
~ ; j
~ I I
i
l'
,~
.~
,;
Exhibit A - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
-'--'-'-1
~YIroI ~.J.
~Q""" mlillllIIIfIIIJIIjI1;m
.~ N I N III , . . (I
_r.. -..-
OHVOl 'NVl011l3111 ~O AJ.JO I
.J.N3~d013^30 .J.NIOd NOl^llYS
NOfSI^IOSnS SlH813H 31::10811>1
.J.Vld A1dVNII^I113l:ld
>-
IrH 1 ~
I, ~~ ~
i!iii ~~ u
I ~ i ~ U
· H! f I H ~ ! . I ""
; ::!~ ~ II~i ~ il!llila. il;5:lgll~:I.~~i
I i~llij !lfllii!!!!!!II!!11 !IIIS~~i ~~.
~ ~,~~,'~ 1~~,~~~!~~"I~~!~~~,ft~~I'~~I~~~~
Ii I'll j j' 1 : j I
:J, ':'",' I: :' -I I
I : i I ~. .""I"I'''~'" ~H"<~' )"".,;.'
$l(
;!
~:
- -1-- ~- -1-- -- -In -- - -! -- - - -l---
: I U) I :
\.
",
'"
!~
ii
'~,
................. ",
Exhibit A - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
-'------1
~.... antAaI: 11>.1.
....m...... 1ll11ii--"1jI~
...ci::Jiii.i
OHVOl 'NVKlIllllIl ~O AJ.lO
.LN3V11d013^30 .l~JIOd NOVII1'<fS
NOISI^'OSns SlH813H 3l:l0ml>l
.l Vld Al:l'<fNIYIIIl31::1d
~IWill~
f'llfiil i~ ~
'\
$i(
I I . ~ il
· ! ~ U ~ I I '..
il~;~~; il~i Ili~llliill f!;;iiv1riiii!i
liil;;!;ii!;;I!i~iil;;II;II;;;!~I;i;;!~~;i
., I" '. J,!,! II f I,I,I! I' " 'I" 'I, " '1"1",
~ : j I ill I i..j...,.lj81.ei.l....~ji.m..+\((.""
~ II i II! I I; , I
.
I .~; .
,
: \
._~ __ _~\ _~ __ r\~
........ '~~/"""""
\, 1/ '.............,
'-'-..,</ ',....~
./,/1 ............. J"
.,./ ..................,;
y-:.....
oj'
.__.!...~_.._..
f
I
"
t.
,1
Exhibit A - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
Landscape Plan (dated 9-15-06)
----'-'-1
tIIl~lilII, ~tI>..&.
11.II0 IIl1j1l!!1 ~~."
.~ H' N ill I . ill '"
~I.'~
OH'tOI 'N\lIOI1:l3V. dO Air.! I
.1N3V1ldO'3A30 .1NIQd NO~""S
NOISI^IOSnS SlHE>13H 3l:l0EnI>t
N\f"ld 9NI.1N\f"ld 3dVOSONIrl
I,po I ~
: ~.. ~~ ~
hhi ~
11111 III III'" '"''''
~~lIt, ;~' ~~~:;~ ~%t::r:t:
n!/! Iu U!!!! !U!!H I
11,111,1 ill nili, IliP!!1
II I ill Illln 11I111l!
! I.
I \I II II L IiplP II
I I II Ii Id ndll IIdol ! I
'~-' ~ 0; ~o
l ! I '11;'1 ~dll
I ~ hi!!; i mi,
I III i illlll' I! ~H!I
~l 'In till ,I I I i ~;!/O
II pnllil,il I ~ i :!!lU
IPUII :111I11;!1'1
!dUl iif!ld,ih
1'11111 'lIhl II
t. 1.1 I II. '.. illS
~
I : I
-E1-
d
0;
~
G
;;;
.! ,/'-_/
II i /~-/
Ujl/'-
11:-
/ IUhl
ludl
L__
Ulll
nIlll
l
~~ ---
I
I
Ii
!
'r
I
i
/
,j
. ~l /
,fr"<-j
t'
";(
/ - --, -----------
/
/
-_/
A'9M ^>l::Jnl.N~)I "S /
~/
----,-------
/
//----
I
J
i -'-,'--',-,.','
l
Exhibit A - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
Q~~ lmDv.c-l"J.
Mn 1I"P"i ~"""'1Im-
OHVOI 'NVlal~3j'l ;0 AlIO
.lN3V11dOl3^30 .LNIOd NOVII1"S
NOISIAIOSnS SlH813H 3l;1091I>l
N'Ifld 8NI.LNVld 3dVOSQN'Ifl
IHHII~~_
..&lsa
i~iii ~~ '"
--
~ .. I N II" I . .. <;I
-~----~
_CIJ..
! Ii!!! It! !!!i~: ~i:~~~i
I
I' :::" '" ";:;' :;;;i:; I
11!1I1l! Ii! lidl: Id!.ill ,
1.111 II II L Ipllll II
llillill" ndllllllllt ! I
~ Q) % C5l) ruo
b~1 C\I
! II Ili!liI Iii!! l~
i 'H i' I IUt. .
II illliliiljl I ;! :i1i1
~, . jP illl' . /ll'I'1l
II ~ !j!! \i~ I i i!PIl
IP ~nl I W 1~11'1 Iii
!d ill II UIIIII I
~n 21 ~I ~ ! I ill'lli! i I :::J
h l~ 1 hHl U
I ~:
-{1-
I ~
\\ \
'" \ I
--[5 ___m_--\1 j
o \
-I ' ~
C!l ~ \ ~
\-----
_~~~___~_ ______ _ _~~ _ _~__~____ J
"cOl.'..L33HS 3~ nH~.L,!!t_,!__
--..----..............------..........-...--.... --...
'"
Exhibit A - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
-'--'-'-1
~...~ ~-
~gr~1I.J mllld~.'ilI
'~III I t.j D I . . Q
_L..!!..-J_
OHlfOI 'NVlOll:l31'l :10 A..L1:l 1
l.N3V<d013^30 l.NIOd NOV<l'o'S
NOISIAIOSnS SlH813H 380811>1
NVld ElNll.NVld 3dYOSONVl
I WO I ~
; oj ~~ ~
idil ~<>...,
II--
I I !I!!! !I! !!lm nnn:
I l
U ~~~~~ ~!~ ~!!~!~ !~~!~!~ i
II' .j !l I 1III I
I HIli III nhllj!L III !
Il II I I Ilpllll Ii
I ili[J !II dllll hllllll,l
C5 t C5; f:JQ
II!
Hln
.i'lll
!I!.PI
;!!iOI
nnnl
I, ~illl
I 'nl'
I ! I !iill
~ p '''~n
I ,IMIII
ulll;illl
· illlllIlll
Iii H.imd!
"<;;j-
,,0
li'r""
I , ,; .....I
i
-(po
....~...- .
"
-........~~-
'''1 ·
i
I
I
----~_...........~-~---~--- - ---- ------............., /"'.....---- ----- - ~,
.~ ~:l
w"
::1::1:
iii
g\i
~I:
~l
,
.
.
.
,
,
,
,
,
,
,
_I
,/ .
---" .
~- :
-------- ~:
__---~ 'ip-w.fi;) \ :
------ :f.u-<' '\'<1- :
\ ~--------- ~ :
'-......--------------- II ~ \.!;!2 \ ~
!ll~ ' \ I
"'': ~~~
"\l;:'Y6UI'lION "vE-. ~
-~~~~
~~ '\" :
-f'-- - \ \ \
\, :
\ I I.. ~
15 '\...- \ <0 ~:
O \ "', 1;;:
, -' "" ' w,
, \ ii'
lID' , Ill:
, '1 ' \ : '\'
'. 1 "--- .-.--17------ ,-"
r. -~--- --T.-----.J......... """"II
I In i::
: .- : ~ __!_~_~~~!~~!'?:..._ .....~l
,.-_._.....-----~+...-...---.j.-_...--_.- .--_..... -::.;,."
~
i
I
.\.
\
\
I
. ~:..1
:~<'
,.,1(:.. I
'--.J ,,,~-,l
p~
}tl
\ }
~l(m
[, Inl
I m
I
I~,
, "'J
..t.
"
Exhibit A - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
-'----'-1
i:lEInW'GlIEU~ ~1IJ.
1lA't1l'ttmi lIliIW~llmo
_00_
OH'fOI 'N'o'IQI1l31'1 ~O A.LI:)
.lN3l/1ld013^30 .lNIOcI NOVIJ1VS
NOISIAIOSnS SlHE>13H 380811>i
NVld ~NIJ.N\f'ld 3dV:JSONVl
IIPUI ~
d G~'"
iiiii ~~ 3
11111 III III'" ...""
't~1~'1 ~~~ ~~~::: ~~~~::~!'
I
!HH ~!! !!!Hl H!!Hl I
qtil, IlIiln ,I
Idlil Iililll .
! I
III II I' I 1111111 I;
111111 Iii lilllllllllil ! I
L(!j ~ CSl) rno
I II Ild:1 !~ili
I I' ~.!;I. I 1"'1
I a I Ii itlih l i I !'ilj
, J I p,l.i.
ilnn, i i I !ilU !
1!!I1i1 II II ! lnll
I'! I'll " 111'11
n II I . I... diu
I fl I
III ill i '"
II l III
:...
:~_. -_.-..............._-~-~~-....
ii
:~
'w
i~
i1
:4IIl
--
- _.~~.~~
~-"---
",
"//'.~
I
"
\.
\
~
~
~
o
~
i
~
I
/
/
~
\2
~ . B~LL'IBUNIO~~_~~
: --~ -- ,
, ~ I
:-~ \\',: 'OJ-
: ~ \ [5;:
! " i'': '\ ': 0> \2 g
:: \." !I\ " I.D
!... \ ..., II ': : ': \
'll <r> , \ ' \ ' ,
l-L~\
l j! \ III I
Exhibit A - Page 8
~
o
I ,--
--.J
i
-E1-
.d I
~!! I ".
i5:: .
w::
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
OH\t(J1 '11I\110I1:131'.1 ~ A,L10 I
.iN3I/1ld013^30 .iNIOd NOl/lllltS
NQISIAIOSnS SlH813H 3l:10911>l
Nlfld r::lNI.iNlfld 3dYOSONIfl
~:d_ ~)lJ.
__ q~ ~--W'!il'lll
'c N! N. I . . <;II
_I Ii J-."':
!!f!! !!~ !!!~~~ ~r~~:~~
! ; : H i U H ~ !!! !! i ; : II i I i ~ Ili!l! I ~illl
lllli! lllmlillllmll !, mllfll'~ i II~~!
I I "i ! Illl 1111, I! II i II II ' IUiIlI 1111 lil',1I
I diD ,d ,111111"1111 i I 1'1 II I! qlUI',h
a CJ ~ C5; ru6 II 1 15'''111,
__J~_
,
.' ,
i i Ii
I I ~ 1:
II"'-' JI
:- I f~
: t Ii
: I !(
: J I
r- - ~--
: (0 ()
r. ~ g
! '''. tD
: U') "-
: ,...
:..
I~
:~
I
,
,
,
,
, ,
"~J
Exhibit A - Page 9
.. L___
Iwnl~~~
iliii ~~~
- .
i
~-
- __ _.1
~/
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
B. Conditions of Approval
1. Planning Department
1.1 ANNEXA nON 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. Tbe applicant sball contact tbe City Attorney, Bill Nary, at 888-4433 to
initiate tbis process.
1.1.2 The applicant sball submit revised legal descriptions to tbe Planning Department tbat
designate Phase 1 of the proposed subdivision as an R-4 zoning district and Phase 2 of tbe
proposed subdivision as an R-8 zoning district. Tbese legal descriptions sball be submitted
to Planning Department a minimum of 10 days prior to tbe City Council bearing for tbis
project.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-052)
1.2.1 All comments and conditions of the accompanying Annexation and Zoning (AZ-06-051)
application and associated Development Agreement shall also be considered conditions of the
Preliminary Plat (PP-06-052).
1.2.2 The applicant shall construct a 10-foot wide multi~use pathway from Victory Road, to the
southernmost boundary of the property. The pathway shall be designed in accordance with UDC
11-3A-8 and the City of Meridian Parks and Recreation Master Plan. Coordinate the location of
the multi~use pathway with City Staff.
1.2.3 The landscape plan prepared by WRG Design Inc., on 9-15-06, is approved with the following
modifications/notes:
. Per UDC 11-3G- 3A, set aside at least 5.2% (1.05 acres) of the site for useable open
space, as proposed.
. The applicant shall construct a minimum 25-foot wide street buffer along the entire
length of Victory Road, exclusive of ACHD right-of-way. Said buffer shall be
designed and constructed in accordance with UDC 11- 3B-7.
. Per UDC 11-3B-1 0, 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.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
1.2.4 The applicant shall provide public stub streets to the Meridian Heights Water and Sewer
Association property to the east (Parcel #S1225120700) and to the Center's property to the south
(Parcel #81225131210) as proposed.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
1.2.5 Local public street access shall be given to parcel #S1225120900 through the proposed
subdivision. The applicant shall realign the proposed Bushmill drive to provide a minimum of 30
feet of local street frontage to parcel #S1225120900. or Provide parcel #SI225120900 with
access to a common driveway that meets the common driveway standards as described in UDC
11-6C-3D. With this option the applicant shall be required to grant a cross access easement to
parcel #S 1225120900 which allows future lots that may be developed on the out parcel to access
Bushmill Drive through a common driveway. The applicant shall submit ten full-size, and one
8.5" x 11" copy, as well as new PDF and jpg copies of a revised preliminary plat tbat
incorporates one of tbe proposed options described above. This redesigned plat shall be
submitted to Staff at least ten days prior to tbe City Council bearing for this project.
1.2.6 Lots 2,3,5,6, and 7 of Block 3 shall be limited to one-story homes as proposed by the applicant.
1.2.7 All of the existing access points to Victory Road that currently exist on this property shall be
relinquished. The applicant shall place a note upon the final plat that prohibits direct lot access to
Victory Road.
1.2.8 A detailed fencing plan shall be submitted upon application of the [mal plat. Ifpermanent fencing
is not provided before issuance of a building permit, temporary construction fencing to contain
debris must be installed around the perimeter. Perimeter, common open space, and micro-path
fencing shall be designed according to UDC 11- 3A-7.
1.2.9 Maintenance of all common areas shall be the responsibility of the Kilgore Heights Home
Owners' Association.
1.2.10 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway,
that intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
1.2.11 Underground, pressurized irrigation must be provided to all lots within this development.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-052)
1.3.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application(s).
1.3.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.3.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of fmal construction.
1.3.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.3.5 Staffs failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.3.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B.7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains in Victory
Road. These mains flow to the Bear Creek Lift Station that the City Engineer and Public Works
Director have determined is not eligible to take any new flows until the lift station is
decommissioned by Black Cat Trunk. The City of Meridian does not guarantee sewer in the
timelines outlined in the UDC.
2.2 The City Engineer shall not sign the fmal plat for any phase of this development until such time
as the Bear Creek Lift Station is decommissioned.
2.3 Per Meridian City Code 9-4-8B, all new development shall have the responsibility, at their
expense, to install sewer main to the boundary of their development which is farthest away from
the point to which initial connection is made. The applicant shall be responsible to install a sewer
main to the intersection of Bushmill and S. Kentucky Way.
2.4 All lots that are within 300-feet of the effluent ponds, including aU of pbase II and Lot 4
Block 1, and Lots 7 and 6 Block 3, sball be required to be non-build lots until such time as
tbe effluent ponds are decommissioned. Tbere sbaU be a note on tbe final plat stating wbicb
lots are affected. This condition may be superseded by Councilor Commission action
whicb requires a greater separation.
2.5 The applicant shall install sewer and water mains to and through this subdivision; 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.
2.6 The applicant shall be required to have two water connections as shown on the preliminary plat.
2.7 The applicant shall be required to install a 12-inch water main along their frontage of Victory
Road, and a minimum of 8-inch in their frontage of S. Kentucky Way.
2.8 To comply with the City of Meridian's master water plan the applicant shall be required to install
a 12-inch main through this property to the south end of Bally bunion Ave. Routing of this line to
be coordinated with the Public Works Department.
2.9 Any houses that are to remain within the subdivision shall be required to connect to City of
Meridian water and sewer service. The applicant shall be responsible for payment of assessments
prior to signature on the final plat. The applicant shall be responsible for the actual physical
connection to the services prior to Certificates of Occupancy being issued.
2.10 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
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.
2.11 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way. Said mains shall not be allowed to be within buildable lots.
2.12 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part ofthe construction plan review. A "draft
copy" ofthe 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 ofthis 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.
2.13 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
water for the primary source. If a surface 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.
2.14 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the [mal 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.
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 final 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.
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
2.23 Applicant shall be responsible for application and compliance with and NPDES Permitting 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 1.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 ofthe streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light 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 not exceeding 3600 square feet will require a frre-flow of 1,000
gallons per minute available for duration of 2 hours to service the entire project. One and two story
family dwellings 3600 square feet and greater will require a fIre flow of 1500 gallons per minute.
Fire hydrants shall be placed an average of 500' apart. International Fire Code Appendix C
3.2 Acceptance of the water supply for frre protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
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 ofthe project.
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
3.5 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.
3.6 Requirements for dead-end fire apparatus access roads that are between 500'-750' in length. The
roadways shall be built to Ada County Highway Standards cross section requirements and shall
have a clear driving surface, available at all times, which is 26' wide. Streets with less than a 35'
street width shall have no parking. Streets with less than 39' shall have parking only on one side.
These measurements shall be based on the face of curb dimension. Special approval required
over 750' IFC Table D103.4. The roadway shall be able to accommodate an imposed load of
75,000 GVW.
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 To increase emergency access to the site a minimum of two points of access will be required for
any portion of the project, which serves more than 50 homes. The two entrances should be
separated by no less than Yz the diagonal measurement of the full development. The applicant
shall provide a stub street to the property to the (east and south).
3.9 Parking shall be restricted t one side along the proposed Bushmill Drive and Ballybunion Avenue
until Ballybunion Avenue is connected to future development to the south.
3.10 Tbe applicant sball construct an approved fire department turnaround at tbe temporary
terminus of BushmilI Drive.
3.11 Tbe applicant shall relocate tbe proposed Ballybunion place to within 150 feet of the
southern property line.
3.12 The fire Where a portion of the facility or building hereafter constructed or moved into or within
the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior ofthe facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
4. Police Department
4.1 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
4.2 Provide adequate lighting on all micro-pathways and walkways.
5. Parks Department
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance will be followed.
5.3 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed ill
accordance with the Meridian Park Department's requirements.
5.4 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one maj or arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
6. Sanitary Service Company
6.1 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius.
6.2 SSC will not provide trash pick-up services utilizing the common driveway. The developer shall
install a concrete pad at the end of the common drive no more than five (5) feet behind the
sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the residences
that take access from the common driveway.
6.3 Receptacles shall be placed on the concrete pad on collection day in a manner that does not cause
a nuisance.
7. Ada County Highway District (DRAFT COMMENTS)
Site Specific Conditions of Avproval
7.1 Construct the internal streets as a 36-foot street sections with rolled curb, gutter, and 5-foot
attached concrete sidewalk, within 50pfeet of right-of-way. Any curves in the internal roadways
should have a minimum centerline radius of 100-feet.
7.2 Construct a 5-foot concrete sidewalk no closer than 28-feet from the centerline of Victory Road.
If any portion of the sidewalk is located outside of the right-of-way, then the applicant should
provide ACHD with a public access easement.
7.3 Construct a 5-foot detached concrete sidewalk along the western edge of Lots 19,20, and 21 of
Block 1, in lieu of constructing vertical curb, gutter and sidewalk for the site's frontage on
Kentucky Ridge Way (with a modification of policy). These improvements should be continuous
from the internal streets, out to Victory Road; and a public access easement should be provided.
7.4 Construct the cul-de-sac turnaround for Ballybunion Place with a minimum turning radius of 45-
feet
7.5 Construct Lahinch Street (stub) as the internal street section, intersecting Ballybunion Avenue
approximately 195-feet south of Bushmill Drive (measured centerline to centerline; providing for
a future connection to the east); with a sign at the terminus stating "THIS STREET WILL BE
EXTENDED IN THE FUTURE."
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
7.6 Construct Ballybunion Avenue (stub) as the internal street section intersecting the south property
line approximately 275-feet east of the west property line (measured near edge to property line);
with a sign at the terminus stating "THIS STREET WILL BE EXTENDED IN THE FUTURE."
7.7 Comply with all Standard Conditions of Approval.
Standard Conditions of Avvroval
7.1 b Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2b Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.3b All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7 Ab Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction ofthe proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.5b Comply with the District's Tree Planter Width Interim Policy.
7.6b Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.7b 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 ofIdaho shall prepare and certify all improvement plans.
7.8b The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
.7.9b Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.10b Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.11 b It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.12b 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
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
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.
7.13b Any change by the applicant in the planned use of the property which is the subj ect of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Healtb Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Envirollffiental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
9. Idaho Power
9.1 The applicant should contact the local Idaho Power Company Operations Center with a formal
request for service.
Exhibit B - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16,2006
C. Legal Description
I
, II I
w.
I
...
o Ii: V E t.o'" "Ul: NT
StRvICE&
~
L.ANtI
PL,i,NNiNG
II
Cr'll'IL
ENGIN&I.AING
LANOItCAP"E
ARCt-lIT!:eTu.1'II1I:
453 $. Filness Pla<e
Eagle. 10'
83616
PH 208/246,9300
FX 208/246.8320
www,wrgd,<om
Exhibit C - Page I
......
DES I G N I N C,
Boundary Descriptio..
of Kilgore SubdiVision ADnexation
for Retail Developers of North America LLC,
Job No. 6065931.00
A parcel ofland situate in the,northwest quarter of the nonheast quarter of Section 25,
Township 3 North. Range 1 West, Boise Meridian, and Lot 1 of Block: 1, Kentucky Ridge
Estates, recorded in the records of Ada County in BOok 70 of Plats at Page 7191, Meridian
City, Ada County, Idaho, being more particularly described as follows: .
Commencing at the north quarter-section corper OfSectiOD 25, Township 3 North, Range 1
West, Boise Meridian, the POINT OF BEGINNING:
Thence S89048'OS"E, 200.00 feet along the north line of the northwest quarter of the
northeast qU8lterj
Thence SOooOO'39"W, 220.00 feet parallel with the west line of the northwest quarter
oftbe northeast ~er; .
Thence S89048'OS"E, 200.00 feet parallel with the north line of the northwest quarter
of the northeast quarter;
Thence NOooOO'39"E, 220.00 feet parallel with the west line of the northwest quarter
of the northeaSt quarter;
Thence S89048'05"E, 452.49 feet along the north line 'ofthe northwest quarter of the
northeast quarter to the centerline of the Ridenbaugb Canal;
Thence S22096'04"E, 12.91 feet along the centerline of the Ridenbaugh Canal to the
former centerline of the Ridenbaugh Canal;
Thence 248.25 feet OD a curve to ~ right, having a radius of 857.22 feet,' a central.
angleof16035'34", a chord bearing of S13048'17"E, and a chord length of 247.38
feet, along the former centerline oCthe Ridenbaugb canal;
Thence S05030'30"E, ]25.99 feet along the fonner centerline of the Ridenbaugh
Canal;
Thence 99.]2 feet on a curve to the left, having a radius of305.45 feet, a central
angle of 18035'34", a chord bearing of S14048'17"E, and a chord length of 98.69
feet, along the fonner centerline of the Ridenbaugh Canal;
Thence S24006'04''E, 295.00 feet along the fonner centerline of the Ridenbaugh
Canal;,
Thence 800001 '04"E, 240.00 feet;
Page 1 on
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
Exhibit C - Page 2
, "
Thence 831025'32"E, 365.69 feet;
Thence 889049'59"E, 55.00 feet parallel with the south line of the northwest quarter
of the northeast quarter to the east line of the northwest quarter of the northeast
quarter;
Thence 800001'04"E, 30.00 feet along the east line of the northwest quarter of the
northeast quarter to the southwest comer of the northwest quarter of the northeast
quarter;
Thence N89049' S9"W, 523.99 feet along the south line of the northwest quarter of
the northeast quarter to the easterly boundary of Kentucky Ridge Estates Subdivision;
Thence N07008'27"W, 773.94 feet along the easterly boundary of Kentucky Ridge
Estates Subdivision;
Thence N78"51 '43"W, 375.27 feet along the northerly boundary of Kentucky Ridge
Estates Subdivision;
Thence N88034'03"W, 183.15 feet along the northerly boundary of Kentucky Ridge
Estates Subdivision; -
Thence 884018'39''W, 128.00 feet along the northerly boundary of Kentucky Ridge
Estates 8ubdivision;
Thence S61 o09'07"W, 24.12 feet along the northerly boundary of Kentucky Ridge
Estates Subdivision;
Thence NOOoOO' 48"E, 185.25 feet along the easterly boWldary of Lot 2 of Block I,
Kentucky Ridge Estates Subdivision to the southeast comer of Lot 1 of Block 1,
Kentucky Ridge Estates Subdivision;
Thence N89"49'21"W, 160.07 feet along the southerly boundary of Lot 1 of Block 1,
Kentucky Ridge Estates Subdivision;
Thence 835"31' 15''W, 170.75 feet along the southerly boundary of Lot lof Block ~,
Kentucky Ridge Estates Subdivision;
Thence 832017'OP"W, 30.00 feet to the centerline of South Kentucky Way; ,
Thence N57"43 'OO"W, 189.84 feet along the centerline of South Kentucky Way;
Page 2 of3
......
DES I G N I N C,
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
;'.'JI.,
Thence 229.76 feet on a CUIVe to the right, having ariadius of22S,OD feet, a central
angle of57044' 1 5", a chord bearing ofN28050'53''W, and a chord length of22D.16
feet, along the centerl~e of South Kentucky Way;
Thence NOooOl 'lS"E, 191.57 feet along centerline of South Kentucky Way to the
north line of the northwest quarter;
Thence S89"47'37"E. 542.00 feet along the north line of the northwest quarter to the
POINT OF BEGINNING.
The above-described parcel contains 21.94 acres, more or less,
Subject to any easements or rights-of-way of record or apparent.
~:>Jp..~
Rf,\/1 ~
e.~
~ r')r{i'i,';j
S'V" 1) ,.1,'
~ ?l.Ie\.\C
\'lI~R\O\~S Of,1'1.
""OR"
Page 3 of3
......
DES I G N I N C,
Exhibit C - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
\)1
fJ,
':'~I~
,r;;
. '....
~-
j:
II
g~ i ~.~ W -.oJ
'-OJ -l I ~ ~~
i>'!3:::h 1 :'- w<
(DN I I "'~ 2' u
~_w I! ~~ ::;J:
.....ot=; I! {'oJ w...."'g
~.~p,'.., 1 III >::'"
~~.g ~ ~~
.0'1<<:1 ("..j ,.~.., r-i.-j Q:'g ..
, ~ ~ ~ : L-I: ~Ct: ",l?::. "'-
~ ) :.._..rg" a:W ~ ,~
Ii c:J f?if.,., ----
-, "'k / ~
i,!3"~~O~~O:N ~ 0 ~ ~~-h$5 ~:~~~~\
Ii ~ ~ ~ -/~ :?; ~i\~'.\
i: o~Gt ~ i 1" ~ ~ _:,-J.~m ~~ ~ :; i~
i '- III '" ~. '-1; r~("'<
,w iM,,5~,OO.oos o!'" ~ \ ~ "'....'I:r '9"-: t;;
"'001 OCCl Z-::.-~< ~ /,1.g W
C(J :i r"--~_~_ ~ " ~ /
IIi: ~ ~ N;}j \ \, ~
o....C>> ....(11 \..~.. ~
Ii >~ 185.25 - >-
I OO'OO'39.E ~ }'J ij
I \. \BN 2
il,f' \ ~; ~
.~ UiN ::.:=-
o ~of/l ~
I 0 ('.,\' .... 0 '.
~i <:, ;;l '<'I 7 ~ ~
~~ f'" .~"",v>
~ ~ ~' .<9 ",JS
~ i " ",;>.,If
9 j ,~p~\t
'" t' (-:::::_~-~:_::-~:::::.-~ '.-, ~
~ I .....l.() ~
u I ~r Vi
Jl ,: aiP
..: _0 ~
~ ~ ~
~ a:
w ~
'"
))
<)
~ w
mo/':".
mO 90
;'t~ p~
ml gl")
III III
~
U
>{
i
$~
.11
....
~
......
G
v,
Exhibit C - Page 4
C:l
Q.., ~$~
15"1 00:\"':
",00 "'0>....
u'" '" '"
fJ ~~~
~.~ "'........
"'~-
~8 ~"'<O
"'. Co~:r
ll!; .......,
"'--
>::VJ:>;
~~ ~~ "''''
lIlt<> -'"
~l5 "":0; ~~
"l",
~ -' '" '"
~~ ~:2 ........
"''''
u-' ':- .~ io'in
~ b~ ..,..,
"'''' ~~
"'8 0"''''
0....'"
;;" a:ilri f"..'
~o
~'" "'0"'
'" N...,,,,
~
"'- "'...,'"
8U uuu
~
....
~
8
i~
~~~~~
~ ~
@ ..
~~~~!
"
a. a.
"'"'
.-;a.
"'....
!r.m
'"
2:
~
!~i
~Q~!
~~il .J, 0
ol[ ~,Cl :::::...-:
S?
~ 1Ii,,-
=>w
0..0
~8 ~"'''J ~~
"""
Z...J ill Q~
<2 ffi~
V) ::<
~
: !j'
iff
. : ~ I
I: U'
o I;! f
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from tbe Commission, the Council sball make a full investigation
and sball, at tbe public hearing, review the application. In order to grant an annexation
and/or rezone, tbe Council sball make tbe following findings:
1. Tbe map amendment complies witb tbe applicable provisions of the comprehensive
plan;
The applicant is proposing to zone the subject property to R-4 and R-8. Staff finds that
the proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. Tbe map amendment complies with the regulations outlined for the proposed
district, specifically tbe purpose statement;
Staff finds that future development of this property will comply with the established
regulations and purpose statement of the R-4 and R-8 zones, ifthe applicant enters into a
development agreement with the city.
3. Tbe map amendment sball not be materially detrimental to tbe public healtb, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
4. Tbe map amendment sball not result in an adverse impact upon tbe delivery of
services by any political subdivision providing public services within tbe City
including, but not limited to, scbool districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. Tbe annexation is in tbe best of interest of tbe City (UDC 11-5B-3.E).
The R-4 and R-8 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity, and transitions well to the future development in the
vicinity. Staff finds that all essential services are available or will be provided by the
developer to the subject property and will not require unreasonable expenditure of public
funds. The applicant is proposing to develop the land in general compliance with the
City's Comprehensive Plan. This is a logical expansion of the City limits. In accordance
with the findings listed above, staff fmds that Annexation and Zoning of this property to
R-4 and R-8 would be in the best interest of the City. ifthe applicant enters into a
Development Agreement (DA) with the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or sbort plat,
the decision-making body sball make the following findings:
Exhibit D - Page I
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
1. Tbe plat is in conformance witb tbe Comprebensive Plan;
Staff fmds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, and
Analysis, Section 10 of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate tbe proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See Exhibit B of the Staff Report for more details from public service providers.)
3. Tbe plat is in conformance witb scbeduled public improvements in accord witb tbe
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for tbe 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 finding
Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in
Exhibit B for more detail.)
5. Tbe development will not be detrimental to tbe public bealth, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. Tbe development preserves significant natural, scenic or historic features.
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, if the Ten Mile
Creek is left open and protected. Staff recommends that the Commission and Council
reference any public testimony that may be presented to detennine 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 - Page 2