HomeMy WebLinkAboutTrilogy Subdivision AZ-06-032 PP-06-032
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
RECEIVED
NOV 1 6 2006
C~.tY.O" eridian
C. Office
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In the Matter of Annexation and Zoning of 29.31 acres from RUT to R-8 AND Preliminary
Plat approval for 145 single-family building lots, 12 common lots, 4 private street lots, and
1 future right-of-way lot for Trilogy Subdivision, by Conger Management Group.
Case No(s). AZ-06-032 and PP-06-032
For the City Council Hearing Date of: November 8, 2006 (Findings on the November 21,
2006 City Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of November 8, 2006
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of November 8, 2006
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of
November 8, 2006 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of November 8, 2006 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.e. g67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code S
II-SA.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-032 and PP-06-032
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
thc applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, Landscape Plan,
and the Conditions of Approval all in the attached Staff Report for the hearing date of
November 8, 2006 incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of
the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code S 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated September 20,2006 is hereby conditionally approved;
2. The following modifications to the Staff RepOlt were made at the City Cuuncil hearing:
That additional Develooment Allfeement orovisions be added that reauire the aoolicant
to: orovide a utilitv easement to the Janicek orooertv to the northeast: that the aoolicant
make additionallandscaoe imofovements to the west side ofRamblin Court and enter
into a license allt"eement for said imorovements with ACHD: and that a more formal
entrY be made at the entrance to this develooment (from Ramblin Court).
3. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of November 8, 2006 incorporated by reference.
D. Notice of Applicable Time Limits
Notice of Twelve (12) Month Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years ofthe approval ofthe preliminary plat or one (1) year of the
combined preliminary and final plat or short plat. In thc cvcnt that the dcvelopment of
the preliminary plat is made in successive phases in an orderly and reasonable manner,
and conforms substantially to the approved preliminary plat, such segments, if
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-032 and PP-06-032
submitted within successive intervals of eighteen (18) months, may be considered for
final approval without resubmission for preliminary plat approval. 1 Jpon written request
and filed by the applicant prior to the termination of the period in accord with ll-6B-
7.A, the Director may authorize a single extension oftime to record the final plat not to
exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as
determined and approved by the City Council may be granted. With all extensions, the
Director or City Council may require the preliminary plat, combined preliminary and
final plat or short plat to comply with the current provisions of Meridian City Code
Title II. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again.
E. Notice of Final Action and Right to Regulatory Takings Analysis
I. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action ofthe governing body ofthe City of
Meridian, pursuant to Idaho Code S 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of November 8,2006
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-032 and PP-06-032
By action of the City Council at its regular meeting held on the 2l.t"p day of
NpV'el/h,-!xA., 2006.
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VOTED ~
VOTED~
VOTED~
VOTED fie^-
COUNCIL MEMBER SHAUN WARDLE
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
TIE BREAKER
MAYOR TAMMYdeWEERD
VOTED
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WILLIAM G. BERG, JR., ITY CLI:.~() >VC{t, 1S\ . ~!
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Copy served upon: ApplIcant
~ Planning Department
~ Public Works Department
J City Attorney
By':A. A ~u
~office
ATTEST:
Dated: \ \.. 2 ~ ...()<.,
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S), AZ-06-032 and PP-06-032
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8,2006
STAFF REPORT
TO:
Hearing Date: 11-8-06
Mayor & City Council
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FROM:
Caleb Hood
Meridian Planning Departmcnt
884-5533
SUBJECT:
Trilogy Subdivision
. AZ-06-032
Annexation and Zoning of 29.31 acres from RUT (Ada County) to R-8
(Medium Density Residential) zone
. PP-06-032
Preliminary Plat of 145 single-family building 10tf1, 12 common lots, 4 private
street lots, and 1 future right-of-way lot on 28.17 acres, in a proposed R-8
zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The suhject applications were scheduled for the July 20, 2006 Planning & Zoning Commission
hearing. Prior to the hearing, the applicant requested that this project be continued so they could
revise the project. The applicant has revised the proposed Preliminary Plat by incorporating
changes recommended by Staff in the Staff" Report for the July 20, 2006 Commission meeting.]he
applicant, Conger Management Group, has applied for Annexation and Zoning (AZ) of 29.31 acres from
RUT (Ada County) to R-8 (Medium Density Residential) and Preliminary Plat approval of 145 single
family residentia110ts, 12 common lots, 4 private street lots, and 1 future right-of-way lot for Trilogy
Subdivision. The site is located on the south side of Chinden Boulevard, approximately 2S0-feet east of
Black Cat Road. This area is commonly known as Lot 2, Block 1, Rambo Subdivision. Rambo
Subdivision is a County-approved plat that was recorded in 1993, with the subject lot being the deed
restricted open space lot. The subject site is within the City's Area ofImpact and Urban Service Planning
Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-032 and PP-06-032) were submitted to the Planning Department for
concurrent review. Staff has provided a detailed analysis and recommended conditions of approval for
the requested Annexation and Zoning and Preliminary Plat applications. Staff is recommending approval
of the proposed Trilogy Subdivision subject to the conditions listed in Exhibit B ofthe Staff Report. The
Meridian Planning and Zoning Commission heard these items on Julv 20th. August 31 st and October 5th.
2006. At the October Sth public hearing the Commission moved to reconunend approval.
a. Summary of Commission Public Hearing:
i. ill favor: Dave McKinnon
ii. ill opposition: None
iii. Conunentin\!: None
IV. WriUt:n tt:stimunv rt:ct:ivt:d: Nune
v. Staffpresentin~ application: Caleb Hood
vi. Other staff conunentinl! on annlication: None
b. Kev Issues of Discussion bv Commission:
i. Sidewalk and asphalt improvements alonl! Ramblin Court: and,
Trilogy Subdivision AZ-06-032, PP-06-032
PAGEl
CITY OF MERIDIAN PLANNING DEP ARlMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
ii. Location of Schwitzer Avenue so the adjacent property can use effectively.
c. Kev Commission Chane:es to Staff Recommendation:
i. Required the applicant to road trust for the sidewalk on Ramblin Court. east of
Schwitzer Avenue. and widen the pavement to at least 30 feet. west of Schwitzer
Avenue.
d. Outstandine: Issue(s) for City Council:
i. The revi_sed landscape plan now shows a large fltonnwater detention pond in Lot
8. Block 5. This pond is not consistent with the previous landscape plan and has a
significant effect on the amount of qualified open space provided with this
project.
11. The applicant should be required to construct Schwitzer Avenue to their west
proDertv line. from Ramblin Court to Lookout Pass (it still does not appear that
the rillht.of-way is directlv adjacent to the west propertv line - potential spite
strip ).
The Meridian City Council heard the!ile item!il on November 8. 2006. At the DubHc heari02 thev
annroved the nroiect. with chao!!es.
a. SummarY of City Council Public Henno!!:
i. ill favor: Dave McKinnon
ii. ill oooosition: Am:ela Brown. Brian Carrico. Maflmret Carrico
iii. Commentinl!: Brad Janicek
iv. Written testimonv: None
v. Staff orescntiull apolication: Anna Borchers Canning
vi. Other staff commentinlZ on application: None
h.. Kev I!il!ilue!il of Discu!ilsion ~y~ouncil:
i. - Imnrovements to Ramblin Court:
ii. - Housinll nroducts~
lll. - Providing utility east:mt:nt to Janicek Dfopertv alonl! Chinden
Boulevard:
iv. - Imorovements to the main entrance,
h Kev Council Chaol!es to Commi!il!ilion Recommendation:
i. - Develooment AlITeement reauirinl! that the aoplicant provide a utilitv
easement to the Janicek propertv to the northeast: that the annlicant make
additionallandscaoe imorovements to the west side of Ramblin Court
and enter into a license agreement for said improvements with ACHD:
and that a more formal entrY be made at the entrance to this
develooment.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-032 and PP-06-032 as presented in the staff report for the hearing date of November 8, 2006,
with the following modifications to the conditions of approval: (Add any proposed
modifications. )
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06-
032 and PP-06-032 as presented during the hearing on November 8, 2006, for the following
reasons: (State specific reasons for denial of the annexation and/or preliminary plat request.)
Trilogy Subdivision AZ-U6-U32, PP-U6-032
PAGE 2
CITY OF MERIDIAN PLANNING DEP ARlMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8,2006
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-032 and PP-06-032 to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
East of Rlack Cat Road and South of Chin den Boulevard / 4325 Chinden Boulevard
Section 27, T4N, Rl W
b. Owner:
Dyver Development
1977 E. Overland Road
Meridian, ill 83642
c. Applicant:
Conger Management Group
405 S. Sth Street, Suite 290
Boise, ill 83702
d. Representative: David McKinnon, Conger Management Group
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request:
1. Date of Preliminary Plat (attached in Exhibit A): September 20,2006
2. Date of Landscape Plan (attached in Exhibit A): Octobcr 30,2006
h. Applicant's Statement/Justification: The proposed overall density (5.1 dwellings per acre) of
the project complies with the City's designation of Medium Density Residential R-8 whil,;h
allows for densities of up to S dwellings per acre. The subdivision will provide large open
spaces and a mix of housing types including a common mew, attached single family
dwellings, and detached single family dwellings.
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public
hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is
required before the City Council on this matter.
c. Newspaper notifications published on: July 3, 2006, and July 17, 2006 (for P& Z
Commission), and October 16 and 30. 2006 (for Citv Council)
d. Radius notices mailed to properties within 300 feet on: June 23, 2006 (for P & Z
Commission), and October 13. 2006 (for Citv Council)
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 3
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
e. Applicant posted notice on site by: July 10, 2006 (for P & Z Commission), and October 30.
2006 (for City Council)
6. LAND USE
a. Existing Land Use(s): Existing home, several outbuildings, and vacant land. All existing
structures will be removed from the site.
b. Description of Character of Surrounding Area: A mix of siugll: family residential and vacant
agricultural land, some of which has recently been proposed for residential development.
c. Adjacent Land Use and Zoning:
1. North: Residential and Agriculture, zoned RR (Ada County).
2. East: Proposed Bainbridge Subdivision, zoned R-8.
3. South: Residential and Agriculture/Proposed Keego Springs Subdivision, zoned RIff
(Ada County)IR~8.
4. West: Residential and Agriculture, zoned RUT (Ada County).
d. History of Previous Actions: N/A
e. Existing Cunstraints and Opportunities:
1. Public Works
Location of sewer: This property is master planned to sewer to the future North
Black Cat trunk. It is not currently selViceable.
Location of water: This property would receive water from future mains in N.
Black Cat Road and future stubs from approved nearby development.
Issues or concerns: This property is currently not serviceable by the City of
Meridian's sewer or water system.
Upsizing of sewer and water mains through this site.
2. Vegetation: Primarily agriculture. Existing trees will he retained or relocated on sik
3. Floodplain: N/A
4. Canals/Ditches/Irrigation: The preliminary plat shows a number of ditches around the
edges of this development.
5. Hazards: N/ A
6. Proposed Zoning: R-8
7. Size of Property: 29.31 acres
f. Subdivision Plat Information:
1. Residential Lots: 145
2. Non-residential Lots: 0
3. Total Building Lots: 145
4. Cormnon Lots: 12
5. Other Lots: 5 (4 private street lots and 1 future right-of~way lot)
6. Total Lots: 162
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 4
CITY OF MERIDIAN PLANNiNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
7. Open Lots: 0
8. Residential Area: 28.17 acres
9. Gross Density: 5.1 units per acre
10. Lot Sizes: Lot sizes range from 4,000 square feet to 9,200 square feet. The average lot
size is approximately 5,000 square feet.
g. Landscaping:
1. Width of street buffer(s): As per the Future Land Use Map, Chinden Boulevard is
designated as "Entryway Corridors." The UDC (Table 11-2A-5) requires a 35-foot
wide street buffer adjacent to Entryway Corridors. The landscape plan proposes a 35-
foot wide landscape buffer along Chinden Boulevard.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 2.17 acres (7.71 %)
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12. Common, open-space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC 11-3G-3-E2).
h. Proposed and Required Non-Residential Setbacks: Per the R-8 zone for attached and detached
single family dwellings.
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The sole
access to the development will be from an existing public street, Ramblin Court, that connects
with N. Black Cat Road. Additionally, lwo stub streets will be constructed to connect with
future residential subdivisions; one at the east property line to access Bainbridge Subdivision,
and one to the southwest to access Keego Springs Subdivision. Four 24-foot wide private
streets are proposed within Blocks 6 and 7, which contain rear-loaded garages. There is a
proposed public alley that bisects the private streets. ACHD has required that this north-south
alley be private. If the alley is private, then it should be constructed in accordance with UDC
6C-3B5.
7. COMMENTS MEETING
On June 30, 2006, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. Medium density residential areas are anticipated to contain single family residences at densities of
three to eight dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 145 residential building lots on 28.17 acres for a gross density of 5.11 dwelling units/acre. The
gross density is within the range outlined in the Comprehensive Plan, staff fmds that the proposed
development is in general compliance with the Comprehensive Plan. The following Comprehensive Plan
policies apply to this application:
· Chapter VII, Goal ill, Objective A, Action 1 . Require that development projects have
planned for the provision of all public services.
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 5
CITY Of' MHRlDJAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
· Sanitary sewer and water service will be extended to the project at the developer's
expense.
· The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
· The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed, the lands will be serviced by the Meridian Police Department (MPD).
· The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
· The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
· The subject lands are current(v senJiced by the Meridian Tibrary District. This senJice
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 Dppartment, the Meridian Water Department, the },{eridian 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 Reconunended Approach" from the National Center for Dicycling 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.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
· Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
wmmunity pathway system.
Staff is supportive of the proposed pedestrian connections to future adjacent subdivisions, via
stub streets.
· Chapter VII, Goal IV, Objective C, Action I - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the proposed developments to the
east and southwest are compatible with the proposed development, and that the existing
residences to the southwest have been buffered with appropriately sized lots.
· Chapter VII, Goal IV, Objcctivc C, Action 10 - Support a variety of residential l.;att:gurit:s
(low-, medium-, and high-density single family, multi-family, townhouses, duplexes,
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 6
CITY OF MEIUl>1AN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
The subject application includes a request for the R-8 zone. Stafffinds that the requested zoning
designation contributes to the variety of residential zoning c:utegories in this area and is
generally consistent with the Comprehensive Plan designation for this site.
· Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
Two stub streets have been proposed to connect with the previously approve Bainbridge and
Keego Springs developments. These properties have been proposed to be developed in a manner
similar to the subject parcel. In addition, the applicant is now proposing to construct Schwitzer
Avenue along the west property line so that the undeveloped property to the west can efficiently
re-develop with /i'ont-on housing.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2lists single-family, two-family (duplex), and
townhouse developments as a Pennitted Use in the R-8 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling wilts per acre and
corresponding housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Pacts Leading to Staff Recommendation
ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Unified Development
Code, staff believes that this is a good location fm the propuseu single-family development.
Please see Exhibit D for detailed analysis of the required facts and [mdings for annexation.
The annexation legal description submitted with the application (prepared on February 21,2006,
by Charles Hardes, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
A Development Agreement (DA) will he required as part of annexation of this property. Prior to
annexation approval, a DA shall be entered into between the City of Meridian, the property
owner(s) at the time of annexation ordinance adoption, and the developer. The applicant shall
contact the City Attorney, Bill Nary, at 888-4433 to initiate this process. The DA shall
include the following:
· The applicant will be responsible for all costs associated with the sewer and water service
extension. Any existing domestic wells and/or septic systems within this project will be
removed from their domestic service, per City Ordinance Section 5-7-517, when services
are available from the City of Meridian. Wells may be used for non-domestic purposes such
as lanuscape irrigation.
Trilogy Subdivi:siull AZ-06-032, PP-06-032
PAGE 7
CITY OF MERIDIAN PLANNINlj UhPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
· All future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development. All future uses shall not
involve uses, activities, processes, materials, equipment and conditions of operation that
will be detrimental to any persons, property or the general welfare by reason of excessive
produl;tion uf traffic, noise, smoke, fumes, glare or odors.
· Access to Chinden Boulevard shall be prohibited for this site. The applicant shall be required
to dedicate the right-of-way, construct landscaping, a pathway, and noise mitigation along
Chinden Boulevard, as required by ITD and the City of Meridian.
· Provide a utilitv easement to the Janicek orooertv to the northeast: make additionallandscaoe
imorovements to the west side of Ramblin Court and enlt:[ into a license allfeement for said
imnrovements with ACHD: and that a more formal entry be made at the entrance to this
develonment.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Unified
Development Code, staff believes that this is a good location for the proposed single-family
residential products. Please see Exhibit D for detailed analysis of facts and findings for a
preliminary plat.
1. Access: Chinden Boulevard is a state highway. UDC 11-3H-4B prohibits access to state
highways at locations other than at section line roads, or at the Yz mile between sections.
The existing access to Chinden Boulevard should be abandoned. Further, a note should
be placed on the face of the plat prohibiting direct lot access to Chinden Boulevard. The
applicant should be required to construct noise abatement in compliance with UDC 11-
3H-4D and ITD's design requirements adjacent to the residential uses. The applicant
should dedicate right-of-way, in accordance with lID's requirements, to allow for futun:
highway expansion (lOO-feet from centerline proposed). The applicant should construct a
10-foot wide pathway along Chinden Boulevard (not currently shown on the plans)(see
UDC 11-3H-4C3).
Ramblin Court, a public street, is proposed as the sole access to serve the 145 proposed
homes within the subdivision. In addition, stub streets are proposed to the recently
approved Keego Springs Subdivision to the south and Bainbridge Subdivision to the east.
Once the subdivisions to the south and east develop, alternative accesses onto Chinden
Boulevard, Black Cat Road, and Ten Mile Road will be provided to the residents in this
area. However, until secondary access can be provided to this site, the Meridian Fire
Department is limiting residential construction to SO homes. See Exhibit B for all
comments and conditions from the Fire Department.
All of the internal streets, except for the private streets and Tamarak Street (southeast
comer of the development), are proposed with a 33-foot street sections and 5-foot wide
attached sidewalks. Portions of Tamarak Street are proposed as 29-feet wide (measured
back-of-curb to back-of-curb) within a 42-foot wide right-of-way,
2. Schwitzer Avenue: During the pre-application meetings with the applicant, staff directed
the applicant to construct the main entrance into the development, Schwitzer Avenue,
along the west property line. After ACHD acquires right-of-way for Black Cat Road (48-
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR lHE HEARING DATE OF NOVEMBER 8, 2006
feet from centerline), and the owner of Parcel #R733016001O constructs a street buffer
(35-feet wide), there will only be about 145 feet of remaining depth for the parcel, which
is approximately 3 acres in size. This remainder depth is not sufficient to develop a street
with lots on both sides. Therefore, it is critical for the redevelopment of Parcel
#R7330160010 that Schwitzer Avenue be constructed, from Ramblin Court to
Lookout Pass Street, along the western boundary of the subject site, as proposed
with the revised preliminary plat.
3. Private Streets: Four private streets are proposed within this development. The proposed
private streets will serve as access to the lots within Block 6 and 7. The applicant has
submitted a Private Street application as required by UDC 11.3F-3. The applicant shall
design and construct the private streets in compliance with the standards listed fur Private
Streets in UDC 11-3F, Private Streets. The applicant is proposing to construct a 24-foot
wide improved area for the private streets (22 feet of paving and 1 foot of ribbon curb on
each side.) Staff is supportive of the proposed private streets. (Please see the required
private street findings in Exhibit D.)
The proposed private streets are bisected by a northMsouth alley. The proposed alley is 16-
feet wide. The ACIID has stated that they do not want to accept or maintain this proposed
alley. If the alley is indeed private, then it should be constructed in accordance with UDC
6C-3B5. No on-street parking shall be allowed along the two private streets, Brighton and
Snow Basin, but may be allowed off of the alley. Vehicles shall be parked in garages,
driveways, in the parking lots off of the alley, or along public roads within the
subdivision. The priv<lte roads shall be signed as "No Parking" per the Meridian Fil-e
Department's comments.
4. Conunon Drivewavs: Three common driveways and several shared driveways, which
are not shown on the plat, are proposed within this development. The UDC allows R-8
7.oned lots sharing a common driveway, or that are access from an alley/privatI;: street, to
be a minimum of 4,000 square feet. There are 38 lots that must be paired, sharing a
driveway. Further, Lots 13-15, Block 3; Lots 6-9, Block 9; and, Lots 29-32, Block 1,
shall take access from conunon driveways. UDC 11-6C-3D7 requires setbacks, building
envelopes, and orientation of the lots and structures to be shown on the plat; building
setbacks should be measured from the edge of the conUIlon driveway easement or
property lines, whichever is more restrictive. Further, UDC 11-3C-6 requires every
single-family dwelling to have a two-car garage and a 20' x 20' parking pad on the lot.
The asphalt/concrete for the common driveway should not count towards the required
parking pad area. Comply with all common driveway provisions listed in UDC ll-6C-
3D.
NOTE: There are five lots that are adjacent to the common driveway in Block 9.
The UDC allows a maximum of four dwellings to share a driveway, and all lots
abutting a common driveway are to take access from the driveway. Staff
recommends that the location of the common driveway easement for Lots 6-9, Block
9, should be shifted 5-feet to the south so that Lot 10 is not adjacent to the driveway.
5. House Orientation: Staff has concerns about the orientation of the houses on the lots
using common driveways. Generally, when reviewing the layout of a plat, staff likes for
like yards to match (e.g. - side yard of one lot to abut the side yard of another.) With the
configuration of the connnon driveways, staff recommends that the orientation of the
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 9
, ,CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8,2006
houses on these lots be restricted. Staff recommends that the houses on Lots 13 and 14,
Block 4, should be oriented to the east; the house on Lot 15, Block 4, should be oriented
to the north; the houses on Lots 6-9, Block 2, should be oriented to the north; and the
houses on Lots 29-31, Block 1, should be oriented to the south, and the house on Lot 32,
Block 1, should be oriented to tht: wt:st, to match the yards of the adjacent lots.
6. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized, the developer will be responsible for the payment of
assessments for the common areas prior to signature on the final plat by thc City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-15
and MCC 9-1-28.
7. Fencinl!: Except along Chinden Boulevard where a 6-foot tall fence is propust:u,
perimeter fencing is not shown on the submitted landscape plan or preliminary plat. The
applicant has testified that a 6-foot tall cedar fence will be constructed aJ:.ound the
perimeter of the development (shown on the revised landscape plan as well), Fencing
adjacent to all micro-paths is required. The applicant should submit a detailed fencing
plan with the final plat application for the subdivision. If pt:rrnanent fencing is not
provided, temporary construction fencing to contain debris must be installed around the
perimeter prior to issuance of a building permit. All perimeter fencing must be
completed prior to issuance of building permits. All fencing should taper down to a 3 foot
maximum within 20 feet of all rights-of-way. Fencing shall be installed in accordance
with UDC 11-3A-7.
8. Ditches. Laterals. and Canals: As per UDC 11-3A-6. all irrigation ditches, laterals or
canals, exclusive of natural waterways and waterways being used as amenities, which
intersect, cross or lie within the area being subdivided shall be covered.
9. Landscapinll: The landscape plan prepared by South Landscape Architecture, P.C., on 4-
12-06, labeled Sheet Ll.O - Ll.3 is approved with the following modifications/notes:
· Provide a 35-foot wide landscape street buffer along Chinden Boulevard as
depicted. The landscape buffer along the street shall be designed in
accordance with UDe 11-3B-7 and UDC 11-3H-4C&D.
· Provide noise abatement, in accordance with UDC 11-3H-4D, along Chinden
Boulevard.
· Provide a micro-path connection through Lot 18, Block 1. Provide
landscaping in compliance with ODe 11-3B-12, adjacent to the micro-paths.
· A written certificate of completion shall be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape plan
and submitted priur to City Council signature of the Final Plat. All standards
of installation shall apply as listed in UDC 11- 3B-14.
Submit a landscape plan, reflecting the changes/notes mentioned above, with the
final plat application(s).
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
Landscape Buffer along: Chinden Boulevard: Chinden Boulevard, adjacent to the
property, is classified as an Entryway Corridor on the 2002 Future Land Use Map, and
requires a 3S-foot landscape buffer per UDC 1l.2A.5. The applicant has proposed to
construct a 35-foot wide landscape buffer along Chinden Boulevard, located outside of
the future 100 foot right-of-way for the highway. There is approximately 55 additional
feet that will be improved with grass, until !TO purchases it for the widening of Chinden
Boulevard. This proposal meets the 35 foot minimum landscape huffer requirement and
accommodates the 55 feet of additional area needed by ITO for future roadway expansion
(see Landscaping above.)
10. Common Areas: All common lots which are approved as open space and will function as
drainage areas shall be vegetated and usable hy residents_ Maintenance of all common
areas shall be the responsibility of the Trilogy Homeowners Association.
11. Opt:ll Space/Amenities: Originally the applicant was proposing to set aside 2.51 acres
(8.91 % of the property) for open space. The revised plan shows 2.17 acres of open space,
and the open space is configured quite differently. Staff is supportive of the revised
design as it centralizes the larger open space areas, and provides good access for all of the
residents. The applicant has two large common areas that are centrally located within the
subdivision. Pedestrian pathways (micro-paths) and a picnic shelter are a part of the open
space design, as well. The revised landscape plan shows a lare:e storm water
detention facilitv where ODen sllace was Drcviouslv shown (Lot 8. Block 5). This
chanl!e has a sb!Dificant impact on the percentae:e of this site bem!!: set aside for
useable open space. Staff recommends that the applicant explain this chane:e and
that the Council determine if the chane:e is appropriate.
12. Micro-paths: In the applicant's submittallctter, he states that a palhway connection from
Chinden Boulevard will be provided into the development. However, this pedestrian path
is not shown on the plans. Staff believes that a micro-path from Chinden Boulevard into
this site should be provided (on Lot 18, Block 1). All micro-paths shall be constructed in
accordance with UDC 11-3A-8. Landscaping adjacent to all micro-paths should comply
with UDC ll-3B.
13. Tree Mitigation: There are large trees on the site which the applicant 1S proposing to
remove or relocate. Any tree over 4" in caliper that is removed from the property shall be
replaced by installing additional trees, being the equivalent number of caliper inches of
those removed. Required landscaping trees will not be considered as replacement trees
for those that are removed. The applicant should coordinate a mitigation plan with Elroy
Huff at the Meridian Parks Department.
14. Existing Structures: The site currently contains multiple buildings. Because the existing
strul,;lures span across proposed lot lines, all buildings should be removed or relocated,
prior to signature ofthe fmal plat by the City Engineer.
15. Sidewalk: UDC ll-3A-170 requires sidewalks on both sides of public streets. Rambin
Street is currently improved with pavement only. The applicant is not proposing to
construct sidewalk along Ramblin Court, where the property is adjacent to the existing
right-of-way. Staff believes that the large lots in Rambo Subdivision will re-develop in
the future. When these properties redevelop the City wi1l100k to acquire sidewalk along
the portion of Ramblin Court that is being developed. Therefore, if a 5.foot wide concrete
sidewalk is not required on Ramblin Court adjacent to this parcel (adjacent to Lots 1-3,
Trilogy Subdivision AZ-06-032, PP.06-032
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8,2006
Block 5), there will be a gap in the sidewalk infrastructure. Staff recommends that the
applicant be required to construct a 5-foot wide sidewalk along Ramblin Court, where
they abut the existing right-of-way. The Planninl! & Zoning Commission required the
applicant to road trust. not construct the sidewalk along Ramblin Court. east of Schwitzer
Avenue.
b. Staff Recommendation: Based on the above analysis, staff [mds the AZ/PPIPS applications
substantially conform to the Comprehensive Plan policies and UDC standards. As noted under
the Conditions of Approval in Exhibit B, staff recommends residential construction be limited
to 50 lots until such time that at least onc additional access to the subdivision can be provided
via the Bainbridge or Keego Springs Subdivisions. (See Fire Department Development
Review Comments and Requirements, Exhibit B) Staff recommends approval of the subject
AZIPPIPS applications with the conditions shown in Exhibit B. 00 October 5. 2006 the
Meridian Plaonio!! & Zooio!! Commission voted to recommend approval of this proiect.
On November 8. 2006. the Meridian Citv Council voted to ann rove this nroiect. with
chanl!es.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: September 20,2006)
2. Landscape Plan (dated: Q~t9ber 30,2006)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
C. Legal Description
D. Required Findings from Unified Development Code
Trilogy Subdivision AZ-06-032, PP-06-032
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
A. Drawings
1. Preliminary Plat (Dated: September 20, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 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. The applicant shall contact the City Attorney, Bill Nary, at 888-4433 to
initiate this process.
1.1.2 The annexation legal description submitted with the application (dated February 21, 2006,
stamped by Charles Hardes, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
1.1.3 Any future subdivision, uses, and construction on this property shall comply with the City of
Meridian ordinances in effect at the time of pennit submittal.
1.1.4 Access to Chinden Boulevard shall be prohibited for this site. The applicant shall be required to
dedicate the right-of-way, construct landscaping, pathway(s), and noise mitigation along Chinden
Boulevard, as required by ITD and the City of Meridian.
1.1.5 Provide a utilitv easement to the Janicek DroDertv to the northeast: make additional
landscaDe imDrovements to the wed side of Ramhlin Court and enter into a license
apreement for said imnrovementli with ACHD: and that a more formal entry he made at the
entrance to this develoDment.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheets 1.0 and 2.0, prepared by W & H Pacific, dated September
20, 2006, is approved, with the conditions listed herein. All comments and provisions of the
accompanying Annexation and Zoning application (AZ-06-032) and future development
agreement shall also be considered conditions of the Preliminary Plat (PP-06-032).
1.2.2 The landscape plan prepared by Jensen Belts. on 10-30-06. is annroved with the following
modifications/notes (the additioB af the storm dFaiB BaDd aD Lat 8. Blaek 5. and the
reduetiaB in redudian in useable aBen SBaee. should be diseussed by the Applieant and
CaUBeill the Dond on I Jot 8. Rlock 5 is an irril,ation Dond. not a storm drain Dond:
. Provide 2.17 acres (7.71 % of the site) for common open space.
. Provide a 35~foot wide landscape street buffer along Chinden Boulevard as depicted. The
landscape buffer along the street shall be designed in accordance with UDC 11-3B-7 and
UDC 11-3H-4C&D.
. Provide a 6-foot tall solid fence and noise abatement, in accordance with UDC 11-3H-
4D, along Chinden Boulevard.
. Provide a micro-path connection through Lot 18, Block 1. Provide landscaping in
compliance with UDC 11-3B-12, adjacent to the micro-paths. Provide fencing adjacent to
micro-paths as required by UDC ll-3A-7 A 7 a.
. Construct a picnic shelter and any other amenties proposed during the public hearing
process.
. Coordinate a tree mitigation plan with Elroy Huff of the Meridian Parks Department.
. A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature of the Final Plat. All standards of installation shall apply as listed in
UDC II-3B-14.
Eil.hibilB
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT l'OR THE HEARING DATE OF NOVEMBER 8,2006
Submit a landscape plan, reflecting the changes/notes mentioned above, with the final plat
application(s).
1.2.1 Place a note on the face ofthe fmal plat prohibiting access to Chinden Boulevard. Construct noise
abatement in compliance with UDC 11-3-H-4D and ITD's design requirements adjacent to
Chinden Boulevard. Construct a 35-foot wide street buffer and a lO-foot wide pathway adjacent
to Chinden Boulevard. The applicant shall meet the Idaho Transportation Department's right-of-
way dedication requirement of 100 feet from street centerline for Chinden Boulevard, the 35 foot
landscape buffer shall not be included within this measurement.
1.2.4 Provide stub streets to Keego Springs Subdivision to the south and Bainbridge Subdivision to the
east. Until a Meridian Fire Department approved secondary access can be provided to this
site, no more than 50 homes shall be constructed.
1.2.5 Design Tamarak Street to comply with ACHD and the Meridian Fire Department's requirements
for street section, right-of-way, emergency access and parking restrictions.
1.2.6 Construct Schwitzer Avenue, from Ramblin Court to Lookout Pass Street, along the western
boundary ofthe site; provide continuous frontage to ParL;t:! #R7330160010 from Schwitzer
Avenue.
1.2.7 Construct Brighton and Snow Basin, both private streets, to comply with the standards listed in
UDC 11-3F. Parking shall be prohibited along the private streets. Obtain approval from the Ada
County Street Name Committee for the private street names. Prior to signature of the final plat,
the applicant shall provide documentation of a binding contract that establishes who is
responsible for the repair and maintenance of the private streets. The private streets shall be
depicted on the face of the final plates). The applicant shall redesign all entryways to private
roads to meet the Fire Department's requirement of28' inside / 48'outside turning radius. These
changes would eliminate the tightness of the turning radius at all entranccs to private roads to
better accommodate emergency service vehicles.
1.2.8 If ACHD will not accept the proposed north-south alley bisecting Blocks 6 and 7, then the alley
should be constructed in accordance with UDC 6C-3B5. Parking may be allowed off ofthe alley,
provided thcrc is at least a 25-foot wide back up area (measured from the back of stall to baL;k uf
stall).
1.2.9 All lots between 4,000 and 4,999 square feet shall either share driveways, or take access from a
private street. Lots 13-15, Block 3; Lots 6-9, Block 9; and, Lots 29-32, Block 1, shall take access
from common driveways. All of the lots adjacent to tile cunUIluIl urivt:way shall maintain at least
10 feet of public street frontage (flag) and the common driveway easement should be depicted
and explained on the face of the final plat. Place the building setbacks/envelopes and orientation
of the lots and structures that use the common driveway on the face of the final plat. Building
setbacks shall be measured from the edge of the common driveway easement or property lines,
whichever is more restrictive. Provide a two-car garage and a 20' x 20' parking pad on each lot.
The asphalt for the common driveway shall not count towards the required parking pad area.
Comply with all common driveway provisions listed in UDC 11-6C-3D.
1.2.10 The houses on Lots 13 and 14, Block 4, should be oriented to the east; the house on Lot 15, Block
4, should be oriented to the north; the houses on Lots 6-9, Block 9, should be oriented to the
Exhibit B
CITY OF MERlDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE at NUYhMBER 8,2006
north; and the houses on Lots 29-31, Block 1, should be oriented to the south, and the house on
Lot 32, Block 1, should be oriented to the west, to match the yards of the adjacent lots.
1.2.11 All homes within the subdivision shall contain at least 1,200 square feet of living area, as
proposed.
1.2.12 Maintenance of all common areas shall be the responsibility of the Trilogy Subdivision
Homeowners Association. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of
natural waterways, and waterways being used as amenities, that intersect, cross or lie within the
area being subdivided shall be covered. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owners), with written approval or
non-approval submitted to the Public Works Department. If lateral users association approval can
not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final
plat signature.
1.2.13 Underground, pressurized inigation must be provided to all lots within this development.
1.2.14 Because the existing structures span across proposed lot lines, all buildings should be removed or
relocated, prior to signature of the [mal plat by the City Engineer.
1.2.15 The aoolicant shall eORstruet road trust with ACHD for a 5-foot wide sidewalk alone:
Ramblin Court. east of Schweitzer Avenue. The applicant shall widen the asphalt 00
Ramblio Court. west of Schweitzer Avenue to at least 30 feet. as proposed. where the.,' ahut
the existiB2 ri2ht of wav (adiaeeBt to Lots 1 J. Bloek 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 11-3A-17.
1.3.2 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-II.
1.3.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant should be required to utilize any existing surface or well water for
the primary source. If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
bt: rt:spunsiblt: fur the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer. An underground, pressurized irrigation system should be installed
to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and
MCC 9-1-28.
1.3.4 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 Rtaffhas reviewed such plan,
the landscaping shall be consistent with the preliminary plan with modifications as proposed by
staff.
1.3.5 The applicant shall submit a fencing plan with the [mal plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences shall taper down
to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UDC 11-3A-7.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8,2006
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 All irrigation ditches, laterals, or canals intersecting, crossing, or lying adjacent and contiguous to
the area being subdivided shall be tiled per UDC 11-3A-6, unless otherwise approved by the
appropriate Irrigation District. Plans will need to be approved by said irrigation/drainage district,
or lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer prior to final plat signature.
1.3.8 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.
1.3.9 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via the future N. Black Cat Trunk.
This property is currently not serviceable by the City of Meridian's sanitary sewer system and the
City of Meridian does not guarantee service in the timelines outlined in the UDC.
2.2 No "temporary" or "interim" lift stations shall be allowed on this site.
2.3 The applicant shall install a 4-inch service to the out-parcel (#S0427212500) and dedicate with
the final plat a sanitary sewer service easement along an interior lot line to protect this service.
2.4 Water service is being proposed via extension of future mains in N. Black Cat Road and
connections to planned mains in adjacent development. This property is currently not serviceable
by the City of Meridian's potable water system and the City of Meridian does not guarantee
service in the timelines outlined in the UDC.
2.5 The applicant shall be required to upsize the water main to l2-inch from Black Cat through W.
Ramblin Court, up Schwitzer, to the northerly most road Lookout Pass St., then to the stub street
to the Bainbridge Subdivision.
2.6 The master sewer plan shows an 18-inch trunk routing through this property. The applicant shall
coordinate with the Public Works Department the routing for this trunk prior to construction plan
submittal.
2.7 The applicant shall install water and sewer mains to and through this site; applicant shall
comdinate 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.
2.8 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.9 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.10 The applicant has indicated Settlers will own and operate the pressure irrigation system in this
proposed development. Therefore a letter of plan approval from Settlers shall be submitted prior
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEAKJNU DATE OF NOVEMBER 8, 2006
to construction plan approval.
2.11 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (ODC 11- 3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.12 Any water meters located in common driveways shall be constructed of upgraded materials per
City of Meridian Standard Specifications.
2.13 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.14 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.15 Per UDC 11 ~3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternat~ plans will be
reviewed and approved by the City Engineer.
2.16 The applicant has not indicated how the stonn drainage from the proposed pri vate streets will be
disposed. A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas.
Storm water treatment and disposal shall be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for
Idahu Cities and Counties and City of Meridian standards and policies. Off-site disposal into
surface water is prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant is responsible
for filing all necessary applications with the Idaho Department of Water Resources regarding
Shallow Injection Wells.
2.17 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building pennits.
2.18 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the [mal plat.
2.19 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.20 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined during the plan review process, prior to signature on the final plat.
2.21 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.22 Applicant shall be responsible for application and compliance with and NPDES Permitting that
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF IlliPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
may be required by the Environmental Protection Agency.
2.23 Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Army Corps of Engineers.
2.24 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalks the applicant shall comply with all American with Disabilities
Act requirements for unobstructed sidewalk access.
2.25 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.26 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.27 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final dcsign locations and quantity are detennillcu aftt:r power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
3. FIRE DEPARTMENT
1. One and two family dwcllings will require a fire-flow of 1,000 gallow; pt:r minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
2. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on 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 project.
4. The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
5. All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
6. All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
7. Provide a 20.foot wide Fire Lane for all internal roadways, including Tamarak Street and the
private streets. All roadways shall be marked in accordance with Appendix D, Section D103.6 -
Signs.
S. For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
9. Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
10. To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project, which serves more than 50 homes. The two entrances should be separated by
no less than ~ the diagonal measurement of the full development. The applicant shall provide a stub
street to the property to the west for futw"e connection to Tamarak Street, and one to the east for
futw"e connection to Danner Ridge Street. Until a secondary access can be provided, no more than
50 homes shall be allowed within this development.
11. The proposed 148-lot subdivision with an estimalw 2.9 residents per household would have a total
estimated population of 420 residents at build out.
12. The Fire Dept. has concems abuut the ability tu address the project, specifically the lots to the south
of Block 5 and those with common driveways, and have the addresses visible from the street which
the project is addressed off of. Please contact the Public Works Dept. Addressing Specialist at
898-5500 to address this concern prior to the public hearing.
13. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on.site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R- 3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
14. Emergency response routes and fire lanes shall not be allowed to have speed bumps.
15. Alleys that serve mews shall be at least 24' wide.
4. POLICE DEPARTMENT
1. Blocks one, tour, and six create residences that will be isolated from their surrounding neighbors.
Such areas have an increased crime potential. Prior to the next public hearing, the applicant shall
work with the Police Chief and/or Planning Staff to revise the plat/site plan such that the
houses/dwelling units in the general area are oriented toward one another and encourage
interaction between more neighbors. The site plan shall be revised in accord with those
discussions.
5. PARKS DEPARTMENT
1. Pathway and Trail standards: The proposed pathway and/or trail shall be constructed ill
accordance with the Meridian Park Department's requirements.
2. Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
3. Standard for Mitigation of trees: The standard established in the City of Meridian Landsl,;ape
Ordinance (UDC 11-3B-IO) will be followed.
4. Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-1O) will be followed.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAt'f' RJ:<:PURT FOR THE HEARING DATE OF NOVEMBER 8, 2006
6. SANITARY SERVICE COMPANY
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certiticate of zoning compliance application.
2, SSC will not provide trash pick-up services utilizing the conunon driveway. The developcr shall
install a concrete pad at the end of the common drive no more than five (5) feet behind the
sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the residences
that take access from the common driveway.
7. ADA COUNTY HIGHWAY DISTRICT
1. Comply with requirements of ITD and the City of Meridian for the SH HWY 20/26 frontage.
Submit a letter to the District from ITD regarding said requirements prior to District approval of
the final plat or issuance of a building pcrmit (or other required permits), whichever occurs fIrst.
2. Construct a southbound left turn bay and a north bound right turn lane and taper on Black Cat
Road only if the warranted turn lanes can fit in the existing right-of-way.
3. Construct curb, gutter, and 5-fout attached concrete sidewalk on Ramblin Court only adjacent to
the entrance road (Schwitzer Avenue) for approximately 20-feet to the east and to the west ofthe
roadway.
4. Construct all intemallocal streets as a 33-foot street section (with local fITe department approval)
with curb, gutter, and attached 5-foot concrete sidewalk within 50-feet of right-of-way.
5. Provide 29-foot street section on each side ofthe proposed center island_ Any proposed
landscape island/medians within the public right-of-way dedicated by this plat shall be owned and
maintained by a homeowners association. Note of this are required on the final plat. The design
should be approved by ACHD' s Development statl~
6. Provide traffic calming (i.e. chokers, bulb-outs, traffic circles, etc.) along Lookout Pass Road.
The applicant shall coordinate the location and design of the traffic calming devices with District
Traffic Services staff.
7. Construct stub streets to the surrounding properties as identified below. Install a sign at the
terminus of each roadway stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
. First stub street to the east, Banner Ridge Street, is proposed to be located 460-feet north of
south east property line (measured property line to centerline).
· First stub street to the west, Tamarak Street, is proposed to be located 200-feet north of the
south west property line (measured property line to centerline).
· Second stub street to the west, Lookout Pass Street, is proposed to be located 220-feet south
of the north property line (measured property line to centerline)_
8. Construct one roadway to intersect Ramblin Court located 270-feet east of the Black Cat/Ramblin
Court intersection.
9. Construct two private roadways (Snow Basin Street and Brighton Street) to intersect the public
roadway system approximately 600-feet north of the south property line and approximately 360-
feet south of the north property line, as proposed.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARlMENT STAff KbPORT FOR THE HEARING DATE OF NOVEMBER 8, 2006
10. The applicant shall construct the one proposed north-south 16.foot alley as a private alley, not
dedicated to the public.
11. Other than the access specifically approved with this application, direct lot access is prohibited to
Chinden Blvd and shall be noted on the final plat.
12. Comply with all Standard Conditions of Approval.
8. CENTRAL DISTRICT HEAL TH DEPARTMENT
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of HeaIth &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THe HeARlNG DATE OF JULY 20,2006
C. Legal Description
Exhibit C
An_lion LagaI DeecrIPlIon
A -""" '" LotZ,1Mo<* 1, __ ~1Qn and .....lnInG w.. Chm.n ~...
(stlh ~ 2lln 26) RIghI of WlI)'
Two ~ <:If lend, Ihoo fi.. ~ being.. pal\Of'l of lo! 2. _ '. _100 s..l><Ih,..I"" '-"led
in lIMI N 112 dIN ,.",114 of Seclion 27, Township 4 Narlh, Range 1 West. Bol8e MertdlDn. Ada
Counly, Idaho, and 1/18 8800Ild parooI belng al>Qltlon d \he acIjo101ng RIght of Way of West
ChlndM 9oulev8I'd (Shoe Hlghwey 20 IlI1d 26), mora parllaIllwty deeal1bed all lalow&:
fm:III.Qat
Commenclng. lhe 114 ear. common to Seollcns 27 _ 2lI, OlJrrenIIy morunO!nlsd b)I " lIT
Rebor (No Cap) In 8". ptpe call1Il (Cornw Re<:ord. Instrum..t NumbEl' &e1132851;
The""" Ncrlh 00"2&'03" E8Ilt. _I wflh !he '/Wl818I1y II"" of SecIIan 27, " dlltanoe of
269lI.li&lgetto allOlnt on lhol ~ RJghI otWIIIY"l'o1>ofW_~ ilouhMIrd, as_
on Id8ho TranlIpDrIBIIon Depertmenl pilIns lllled "Plan and PIulIe of I'rOpoHd FranlCln Highway,
FedefalAId s-llDy Project,.,. FAS, 161..o-(1), Ada & Canyon~. BokI...s.p1.
1931l".1Ind llUed .Plan end PIVlIleofP/'OPDMd HI_ U,S, 2O.:K\ & 30, FIlOIftI....o Pral- No,
F - 3031 (5), p....... Cenyon & Ada CounIle&. Ontallo 9rldga to Bal-. BdN ...",., 11156.,
(,..;lIIld AprI2. 1951l). ..d 81 CllIIillt1bed In a Rlghtot WsyDeed dal8d 09f1111939,1eCXll'd9d
()QIl1l11938, 1l18tru11*1t Number 1 ll22S4, Ada County ~ Reo::orOa. oaId point being South
00"29'03' West a dI8IlInc:e of 40.00 _I frojn .. NW Camer of SocIIon 71. <:unwIlIy
manumen\1lld by a 'r tllam_ AMnInu'" ClIp Mooumenl lc..rn. _. lM1f\lm,,", Number
99113294);
Th8nc::e SOUd1 89"19'16' Eat. colncldlInl wllh MId sauthoorIy Rlgt1t of Way lItlll d W. Chlndan
Boule...-cl, a d___ of 237 21 "'10 the POINT OF llEGINNlNO. uld Palm Of BeoInnIng
btIIl1Q!he _1__01 Lot 2 and !he _ _ alLot " Sloc:t 1. Rambo
Subdlvtalon, """""-l 08I24J1W3, InMrument Number 937l10301, Ade County Rslard", ~:
Thence continuing South 119"IV'18' ElIIl. colnoldenl wt1h lI8kl toIlII8ty RlgtII afWay IIfl1lafWeat
Chinden Bcdev8rd and the northerly line of Lot 2. BIoc~ 1, ~bo SUbdMolon. " d"'_ of
1232.51 foot to !he mOll_Dfy _ of a ~ ""and llhown "" R1ecord 01 Survey 3122,
ProptltIy Line Ad]ualrne<t SII....y......." ll2I23I191l6, Ins1tIJment Number 95012320, Ade
CDlJnt)' Record.. RaoofIl8;
ThMao South 1;1 "OIl'08' El>$!. <<>lnc.Iden. _ ..... -.U-Iorly II"e of _ P8"l8l Of 1llnCI, a
distance of 1 0ll,04 t.et;
ThlIt1ce South 71"21' 1 0' E8lI~ aontlnulne coIncldent wItl11lw ~1etIy line Dl oaIcI ~ 01
land, a d.lllnce of 104,58 r-t to th.. eulet1y II~ of Lot 2. Blook 1. Rambo Subdivision:
Thence South OO"2e'jU" w-. <XIIncklvnl wt1h the _liwiy II"" <A Lot 2, 81<>01< 1, Rambo
Subdivi.ion. a dlallww;:e <A 1179.90 Ieel 10 !he lI<lUIl..et _ '" Lot 2, 8k1ol< 1, Rembel
Subcllvttllon:
Thence Nor1h 89.18'44' WINt. COInoIdent wt1l11he moot lI<lUIl'1etIy line at Lol2, Blook " Rambo
5u~, a di-.;,a <A ~l,07 r-t 10 the mOllt -.th...ty soIIIIn>eII ........ af Lal2, eIock 1 >
fUrnbo SubdMolon:
Then"'" NortI> 00"27'18' Eas~ c'*'_ wl\I18 ~ line af Lat 2. DU* 1, Rambo
SUbdlY1Slon, .. dl6Ianoe of 32llAll... to an In..,.. CCII'n<<; ,
Thence Nor1h 89"'18'23" west. c:olt-.r. wllh " 8OIJltWl<1y line af Lol2, BIocl< 1, Rambo
Subdlvlabn. a dlstar<:le of 4IlO.31 r.t \0 1119 soulheest ~ d Lot 4, Block 1, Rambo
.Gobdlviebn;
Th8nca North 00"29'38" E8It, coInddenl with lhe easlarfy lit1lI d 1-014 atld lat3. BlOllk 1, Rambo
SubdMslon, a dlStal10ll of 347_76 feat to lhal1<ll1heasl ~ af l.Dl3, 9lock 1, Rambo
Subdl\llslon;
T~ North 89"34'32" we.t, coinddlInl.,;!h the oortherty line d Lot S. BJock 1, Aambo
$ubdlYlaion, a dblance 01444.60 teet 10 a p<*lt on the ~y RlQlIt d. W~ line d. West
RllmPlIn Ccut;
Thence canllrUtlg Nonh lI9"34'32' W88l. COInoIdeI1l wI1h the notlheo1y RIght ofWwy line of West
Ramblln Court. a dl8Iance of 112.04 ,.. \0 tI1e MUth.... cor.- of Let 1, El/(Jck 1, Rambo
SubdlvlllOO;
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARJNG DAl'}<; OF JULY 20,2006
._r'-"
ThlI'lClll North 00029'03" Eat. coInCIcIGrIt wtth 8 -*'"Y II.. of Let 1, Block 1, RMlbo
Subdlvl8lan, II dl_nee d 604.71 _10 the POINT OF BEGINNING.
The .. at Parcel One desctibed IIboYe CDnIIIIn8 approxlnlalllly 28_175 NItea,
Basis at bNnnlll' Is GRID NORm, IdahO Stele Plane CocII'dr.ele Syll8m. WIl$t Zone,
fiIrllllI.Il!l5
Commenolng Illlho 1/4 Comer l.lQIIlIl1Of1 III secttona Z7ll1ld 28. CUtflInlIv monull\8ltood by a 112"
_r (No Cap) In a 4" plpe CllSInQ (c:orner R8oord, 1,.1rumenl Number 99113295);
Theno;:e NOf1h 00"29'03. EN!. colnddent wtlh the ......a.iy line at SeolIon 27, a dlllMncCo af
215911.118 feet It> a polnl an IhlllCUlher1y ~ r:iI WIlY llna r:iI Weet CI1Inlle<I ElII\IlIIItanl, "8hown
on Idaho TranspOl'bltion OepowtmW1l plana tilled 'p"", '""" PrcdUe of ~ F....,kItn HIghWay.
Fedlll'lli Aid 6econdluy ProjecI No. FAS. 181..Q.{1). Ada & CIIn~ Coullllas,llaI98- Sepl
1939", and lllIed "Plan and ProfIle of ProPoeed Hlw8ya U.S. 20. 28 & 30, Fed.... AId ProJect No_
F - 3031 (5),~, C8nyao & Ada CouI"lllM. 0nlerI0 Bridge to BoIIMt, 80Iee MwalI195e".
(revtMd ApttI2. 19118), iI/Id u....ribed In a Rlghtol'WIlYOeed d.e.d 08111/1"3". ~
oat1!V1939, IMlnlITlenl NU_,92234. AlJ/iJ County RecI:nW Reaards. eald polnt beII1g SOUth
OIl"2l1'03' Welle dlBmnce 01'40.00 f8et fI1lm lit. NW Ccmero/ 8eOIIon 27 (H~ Sllltlon
581 +27.80, ...tIown on IIOld 1939 Hi9/11Qv P~). ClJI'renIJy monumlWlled by a 'Z' dlam....
Aluminum Cap Monument (COt'nar~. Il1IIlrument Number 00113204):
Thence South 89"19'18" E_~ coi1cidont wtth ""Id eoulhor1y RIQht afWIlY line of West Chlnden
Bo<IJBVlII'd. a dIB1lInoe 01' 237.21 feet to the POINT OP B!<JINNING.1I9ld Polnl ofBeglnnlng
t.l~ the ~ comer r:iI Lot 2 Mld tile nOrthe88t comer d Loll, ElIook 1. RIImbo
SUbdlvl8lon. r1KlIIIded 0llI24/1993, lnetl\Jmant Number 9S7l1034, Ada Countv Reoorder Racord.;
Thence North 00"40'44. e.... polIpendi<:Ula' 10 II8ld 80Ulher1y RIl)ht at WI1'J line of Wast Chlnden
Bwlevanl. a dIB1ance II 40.00 feet to " point on the IUMl)' canterilne alignment III ahown on
said 1939 Highway Plam. atoalculllled HighwaySlDUon fi63-t6S.14;
Thanc:a South 89"19'16" Eaa~ coincident wtth tho :lUr...,.cantar1lne alignment as ehown on said
1938 ~ PlIIna. a dlIll8nCIt ol1232.111ltlat 10 & paint ~ Highway Sl8tlon 117&+97.66:
TharQ South 0\)"40'44. Wwt, petpendlculat to seld SOI.IlhIriY RIght at Wwy Una of W891 Chlnden
BOuIeWtl1. a dlIllllnce or 40.00 ,. to a pOInt on Mid souII1efty Rlght or Way 1m. of W.t Chlnden
&U~, aaId pOlnlbalnglhen>Olll__orIy _ or. parcel 01 land ehown on Roloonl 01
Survl1'J 3122, Property Una Adjuebnent Surwv. ~ed 0212311005. lnslrument Numbllr
95012310, Ada County R-uer R8o;oIda;
Thaooa H<IIIh ea-1g'1e. w.t. c:olI\Cldan\...... aald o.outhorIy Rleht'" Way IInoo 01 W.,.Chlnd..,
SouIlMWd end \he .....ul&I1y line at Lot 2. BIook 1. RambO SUtJdlvlelon, II dlelIInaa ol1232.61 feet
III the POINT OF 8EG1NN1NG.
1"" _ d P&roel T'Ml ~ aboYa oonlains apprQldm~ 1.132 Aawl,
T"" tl>l81 a_ at Peraela One and Two COII\blnIld cotIt8t.... appIOlIlmal8ly 29.307 /'o.aea,
BM'" tit lMsringa '" GRID NOIIlTH. Idaho Bill.. Plane C~~, W....t z.me.
~i,~
02/21 J'l<<*
ReJ~ ~f;tJ V-
'O'l~
, '.. "l'iJ\ju
WS'. ' '
\1\ pu'O\..1C
MEfl,\Ole~ OEP'"
-.NOR"
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
SKETCH FOR PARCEL ONE
I A PARCBL OF LAND BEING A PORTION OF LOT S, BLOCK 1, lWlBO
, SUBDIVlSlON. LOC4mo IN TH11: NORm 1/8 OF 2'm: mr I . OF
N SECTION 137, T.4N., R.l Jr., B.M., ADA. COUNTY, ID'Lft
BOOS
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MAR (:\ 2006
MERIDIAN PUBLIC
WORKS DEPT.
Exhibit C
CITY OF MERIDIAN PLANNING DhF ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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CITY OF MERIDIAN t'LANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investi2ation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-8. City Council finds
that the proposed zoning map amendment complies with the applicable provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, St:clion 8, of
this Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
City Council finds that single-family residential ust:s are allowed within the requested
zoning district of R-8 as a Principally Pennitted Use. The accompanying plat
demonstrates the land will be developed with varying lot sizes and other dimensional
requirements which conform to the proposed zoning designation.
3. The map amendment shall not be materially detrimental to the public health, liafety,
and welfare;
City Council finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff reconunends that the Commission and Council rely
on any oral or written testimony that may be provided when detennining this fmding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
Including, but not limited to, school districts; and,
City Council finds that the proposed zoning amendment will not result in any adverse
impact upon delivery of services by any political subdivision providing services to this
site, as conditioned in the staff report.
S. The annexation is in the best ofinterest ofthe City (VOl: 11-5H-3.E).
City Council finds that all essential services will be provided by the developer to the
subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in general compliance with the City's
Comprehensive Plan; and this is a logical expansion of the City limits. In accordance
with the findings listed above, City Council fmds that Annexation and Zoning of this
propertv to R-8would be in the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Exhibit D
CITY OF MERIDIAN PLANNING DEP ARlMENT STAFF KbPURT FOR THE HEARING DATE OF JULY 20, 2006
City Council finds that the proposed application is in substantial compliance with the
adopted Comprehensive Plan. City Council supports the proposed density and proposed
plat layout, with recommended changes, as they comply with the provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policics and Goals, Section 8, of
the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
City Council fmds that public services can be made available to accommodate the
proposed development. (See finding Items 3 and 4 above under Annexation Findings for
more details.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the devdopt:r is installing sewer, water, and utilities for the development at their
own cost, City Council finds that the subdivision will not require the expenditure of
capital improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
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 detai1.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
City Council is not aware of any health, safety, or envirorunental problems associated
with the development of this subdivision that should be brought to the Council'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, safcty or
envirorunental problems of which staff is unaware.
6. The development preserves significant natural, sccnic or historic features.
City Council is unaware of any natural, scenic, or historic features on this site.
Therefore, City Council finds that the proposed development will not result in the
destruction, loss or damage of any natural, scenic or historic feature(s) of major
importance. Staff recommends that thc 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.
3. Private Street Findings:
1. :the Design of the private street meets the requirements of this Article;
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THb: Hb:AR1NG DATE OF JULY 20, 2006
City Council fmds that the design of the private streets meets the standards as set forth in
UDC 11-3F.4.
2. Granting approval of the private street would not cause damage hazard, or
nuisance, or other detriment to persons property, or uses in the vicinity; and
City Council does not anticipate any hazard, nuisance or other detriment from the private
streets if they are installed and maintained as designed, and comply with the UDC.
3. The use and location of the private street shall not conflict with the comprehensive
plan and/or the regional transportation plan.
City Council fmds that the use and location of the proposed private streets will not
conflict with the comprehensive plan or the regional transportation plan.
Exhibit D