HomeMy WebLinkAboutNursery Subdivision
November 13, 2006
MERIDIAN PLANNING & ZONING MEETING
PP 06-036
November 16, 2006
APPLICANT Gary Fors ITEM NO. 6
REQUEST Continued Public Hearing from November 2,2006 - Preliminary Plat approval
of 25 residential lots and 3 common lots on 5.53 acres in a proposed R-8 zone for
Nursery Subdivision - 570 S. Linder Road
AGENCY
COMMENTS
CITY CLERK:
See AZ Packet ~
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CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTH ER:
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
~ ~:~....~ . S~L DISTRICT HEALTH DEPARTMENT
_HEAI~1rt \-j Environmental Health Division
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Preliminary / Final/Short Plat
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Return to:
o Boise
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We have No Objections to this Proposal.
We recommend Denial of this Proposal.
Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
o high seasonal ground water 0 waste flow characteristics
o or bedrock from original grade 0 other
This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
After wri~nyPproval from appropriate entities are submitted, we can approve this proposal for:
I2sr central sewage 0 community sewage system 0 community water well
o interim sewage ~ntral water
o individual sewage 0 individual water
I2r; The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division ~ironmental Quality:
~ central sewage Q ~munity sewage system 0 community water
o sewage dry lines ~entral water
~ Q. Run-off is not to create a mosquito breeding problem.
o 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
o child care center
o 14. Please see attached stormwater management recommendations
o 15.
Date: ~ /.21/~
15726-001 EH0904
Reviewed By:
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Review Sheet
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-.4395
FAX # 208-.463-0092
15 August 2006
phones: Area Code 208
OFFICE: Nampa .466-7861
SHOP: Nampo .466-0663
Anna Canning
Planning & Zoning Commission
City of Meridian
660 E. Watertower Lane Suite 202
Meridian, ID 83642
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AGe; 2 2 2006
RE: AZ 06H038 & PP 06-036/Nursery Subdivision
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Dear Anna:
Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed, for
review, prior to final platting. Please contact Donna Moore at 466-7861 for further infonnation.
All laterals and waste ways must be protected. The District's Kenney Lateral courses along the
south boundary of this proposed project. This easement must be protected and any
encroachment without a signed License Agreement and approved plan, before any
construction is started, is unacceptable.
All municipal surface drainage must be retained on site. If any municipal surface drainage leaves
the site, the Nampa & Meridian Irrigation District must review drainage plans. The developer
must comply with Idaho Code 31-3805. It is recommended that irrigation water be made
available to all developments within the Nampa & Meridian Irrigation District.
Sincerely,
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Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
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c: File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJEQ RIGHTS - 40,000
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
16 August 2006
phones: Area Code 208
OFFICE: Nompo 466-7861
SHOP: Nampa 466-0663
Kurt Reliford, Project Manager
J.J. Howard Consulting Engineers
1530 E. Commercial Ave., Suite 109
Meridian, 10 83642
RE: Land Use Change Application - Nursery Subdivision
Please note the District now reauires three (3) sets of plans
Dear Mr. Reliford:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P_
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
~UM ~. ~~
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Meridian City Planning & Zoning Commission
Gary Fors, 843 Lilac Street, Meridian, 10 83642
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
Page 1 of 1
Machelle Hill
From: Kurt Reliford [kurtr@fiberpipe.net]
Sent: Monday, October 02, 2006 1 :02 PM
To: Tara Green
Cc: Machelle Hill
Subject: Nursery Subdivision
Tara,
We would like to request a continuance for the aforementioned project as the developer failed to post the property
prior to the required number of days before public hearing.
Thank you, Kurt F?eliford
J.J. Howard Engineers
1530 E. Commercial Ave., Suite 109
Meridian, ID 83642
Phone: 208-846-8937
Fax: 208-846-8822
E-mail: kurtr@fiberpipe.net
10/2/2006
Memo
To: Planning & Zoning Commissioners
From: Justin Lucas, Associate City Planner
cc: Applicant, C. Caleb Hood, Ted Baird, Clerk's Office, Project File
Date: October 2, 2006
Re: Nursery Subdivision (AZ-06-038 / PP.06-036)
Staff has been made aware that the applicant for Nursery Subdivision failed to post
notice of the public hearing on the property for the October 5, 2006, Planning and
Zoning Commission hearing. Staff is requesting the Commission open and
continue the public hearing for Nursery Subdivision (AZ~06~038 & PP~06-036)
to the November 2, 2006 Commission hearing, for the applicant to place
public notice on the property.
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
STAFF REPORT
Hearing Date: 11/16/2006
Continued from 11.2-06
Continued from 10-5-06
Planning & Zoning Commission
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FROM:
Justin Lucas
Associate City Planner
Meridian Planning Department
884-5533
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SUBJECT:
Nursery Subdivision
. AZ-06-038
Annexation and Zoning of 5.59 acres from RUT (Ada County) to R-8
(Medium Density Residential)
. PP.06.036
Preliminary Plat of25 single-family building lots and 4 common lots on 5.59
acres in a proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Garry Fors, has applied for Annexation and Zoning (AZ) of 5.59 acres from RUT (Ada
County) to R-8 (Medium Density Residential) and Preliminary Plat approval of 25 single family
residential lots and 4 common lots for Nursery Subdivision. The site is located on the east side of Linder
Road approximately 1,900 feet south of Franldin Road in Section 13, Township 3 North, Range 1 West,
and is currently referenced as Assessor's Parcel Number SI213233892. The subject site is within the
City's Area ofImpact and Urban Service Planning Area.
Note: This staff report has been updated from the original staff report prepared for the 10-5.06 public
hearing. Two new conditions of approval have been added (see Planning Department condition 1.2.4 and
Public Works condition 2.4). This staff report was revised a second time based on the Planoin!! and
Zooin!! Commission requests that were voiced at the 11-2-06 public he ann!!. Revisions have been
made to Section 10 and Exhibit B ofthe report. These revisions are in bold and underlined.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06~038 and PP-06-036) 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.
3. PROPOSED MOTIONS
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-038 and PP-06-036 as presented in the staff report for the
hearing date of November 16, 2006, with the following modifications to the conditions of
approval: (Add any proposed modifications.)
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-038 and PP-06-036 as presented during the hearing on
November 16, 2006, for the following reasons: (You should state specific reasons for denial of
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
the annexation request, you must state specific reasons for denial of the preliminary plat request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-038 and PP-06-036 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:
570 South Linder Road
Section 13, T3N, Rl W
b. Applicant I Owner:
Gary Fors
843 Lilac Street
Meridian, ill 83642
c. Representative: Jim Howard, 1.J. Howard Engineers
d. Present Zoning: RUT (Ada County)
e. Present Comprehensive Plan Designation: Medium Density Residential
f. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 5.59 acres to R-8 and Preliminary Plat approval of 25
single-family buildable lots and 4 common lots. All of the homes within the development are
proposed to be single-family detached. The gross density of the project is 5.06 dwelling units
per acre and the net density is 7.27 dwelling units per acre. Approximately 5.97 percent of the
site is being set aside for open space.
1. Date of Preliminary Plat (attached in Exhibit A): August 9, 2006
2. Date of Landscape Plan (attached in Exhibit A): August 7, 2006
g. Applicant's Statement/Justification: We are requesting a zoning of R.8, which is in general
compliance with the existing Meridian Comprehensive Plan designation of Medium Density
Residential. The proposed residential net density is 6.41 dwelling units per acre, which
complies with the City's designation of Medium Density Residential requirement of eight
dwelling units per acre. Sewer and water facilities are available for connection within the
Landing Subdivision No. 7 to the south and South Linder Road to the west.
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 detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is
required before the City Council on this matter.
c. Newspaper notifications published on: September 18, 2006, and October 2, 2006
d. Radius notices mailed to properties within 300 feet on: September 8, 2006
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
e. Applicant posted notice on site by: September 25,2006
6. LAND USE
a. Existing Land Use(s): Rural Single Family Residential and Nursery
b. Description of Character of Surrounding Area: To the north, east, and south of this proposed
subdivision are various phases of the Landing Subdivision zoned R-4. To the southwest is an
existing rural residence that also has R -4 zoning. To the west are various rural residences one
of which has an R-4 zoning designation.
c. Adjacent Land Use and Zoning:
1. North: The Landing Subdivision, zoned RA
2. East: The Landing Subdivision, zoned R-4
3. South: The Landing Subdivision, zoned R-4
4. West: Rural Residential, zoned R-4
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: There currently exists a sewer main in S. Linder Road.
Location of water: There currently exist water mains in S. Linder Road and in S.
Tylee Way.
Issues or concerns: 1.) Usability of the irrigation easement for each individual
lot. 2.) Redundancy for the water system. 3.) Possibility for lift station upgrades.
4.) Placing the storm drainage facilities within an easement on a buildable
severely hampers the future lot owner's ability to use that ground encumbered by
the easement.
2. Vegetation: N/ A
3. Floodplain: N/ A
4. Cana1s/Ditches/hrigation: The Kennedy Lateral runs along the southern portion of
this site. The lateral has been partially piped in this area and the applicant intends to
pipe the remaining portion of the lateral that runs through this site.
5. Hazards: N/A
6. Proposed Zoning: R-8
7. Size of Property: 5.59 acres
f. Subdivision Plat Information:
1. Residential Lots: 25
2. Non-residential Lots: 0
3. Total Building Lots: 25
4. Common Lots: 4
5. Other Lots: 0
6. Total Lots: 29
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
7. Open Lots: 0
8. Residential Area: 5.59 acres
9. Gross Density: 5.06 units per acre
10. Lot Sizes: Lot sizes range from approximately 6,000 square feet to 9,534 square feet
with one large lot of 13,005 square feet.
g. Landscaping:
1. Width of street buffer(s): 25 feet along Linder Road
2. Width ofbuffer(s) between land uses: N/A.
3. Percentage of site as open space: 0.33 acres (5.97%)
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12. (Note: lfthe micro path is above a sewer or water line no trees
shall be required)
h. Proposed and Required Non-Residential Setbacks: As per the R-8 zone for single family
dwellings.
1. Surmnary of Proposed Streets and/or Access (private, public, common drive, etc.): The sole
access to the development will be from an existing stub street, South Tylee Way, provided
from The Landing Subdivision. The Landing Subdivision currently has approved direct access
from Linder Road. One stub street will be provided to the 2.27 acre parcel to the southwest
that currently contains an existing home.
7. COMMENTS MEETING
On September 15,2006, 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
from three to eight dwelling units per acre (see Page 99 of the Comprehensive Plan.) The proposed
Preliminary Plat includes 25 residential building lots on 5.59 acres for a gross density of 5.06 dwelling
units/acre.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis in italics below policy):
. Chapter VII, Goal ill, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
· The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
· The subject lands currently lie within the jurisdiction of the Ada County Sheriff's 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
constrnction 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, Obj ective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staff is supportive of the proposed pedestrian connection to Linder Road via the proposed
micropath, as well as the extension of the stub street provided from the south which will provide
for pedestrian connectivity with the Landing Subdivision.
· 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 land use. Staff finds that the surrounding developments,
all single-family dwellings, are compatible with the applicant's proposal.
· Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories
(low-, medium-, and high-density single family, multi-family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
The subject application includes a request for the R-8 zoning designation. All of the adjacent
properties are currently zoned R-4. Staff finds that the requested zoning designation is generally
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
consistent with the Comprehensive Plan designation, and provides some variety of zoning 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 applicant is proposing to extend one existing stub street from the south and construct another
stub street to the underdeveloped parcel to the southwest. Staff believes that the applicant's
proposal will enhance connectivity and traffic flow in this area.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family 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 units per acre and
corresponding housing types that can be accommodated within the density range.
c. Common driveways (Lots 4 and 5 Block 1, see note 12 on Plat): UDC 11-6C-3D describes the
standards for common driveways. All common drives proposed by the applicant should meet
the standards as described in the UDC. These standards are listed below:
1. Maximum dwelling units served: Common driveways shall serve a maximum of four
(4) dwelling units.
2. Width standards: Common driveways shall be a minimum of twenty feet (20') in
width.
3. Maximum length: Common driveways shall be a maximum of one hundred fifty feet
(150') in length or less, unless otherwise approved by the Meridian City Fire Department.
4. Improvement standards: Common driveways shall be paved with a surface
capable of supporting fire vehicles and equipment.
5. Abutting properties: Unless limited by significant geographical features, all
properties that abut a common driveway shall take access from the driveway.
6. Turning radius: Common driveways shall be straight or provide a twenty-eight
foot (28') inside and forty-eight foot (48') outside turning radius.
7. Depictions: For any plats using a common driveway, the setbacks, building
envelope, and orientation of the lots and structures shall be shown on the
preliminary and/or final plat.
8. Easement: A perpetual ingress/egress easement shall be filed with the Ada
County Recorder, which shall include a requirement for maintenance of a
paved surface capable of supporting fire vehicles and equipment.
9. Alternative compliance: The Director may approve or recommend approval of
alternative design or construction standards when the applicant can
demonstrate that the proposed overall design meets or exceeds the intent of
the required standards of this Section and shall not be detrimental to the public
health, safety, and welfare.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
ANNEXATION AND ZONING ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan, and the surrounding land uses and zoning, staff believes that the requested
R-S zone is appropriate for this property. 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 June 15, 2006, by
James J. Howard, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposal with the Unified Development
Code, staff believes that this is a good location for the proposed single-family residential
development. Please see Exhibit D for detailed analysis of facts and findings for a preliminary
plat.
Landscaping;: The landscape plan prepared by Brooks Design Group, on 8-7-06, is
approved with the following modifications/notes:
. The proposed micro pathway (not shown on submitted landscape plan) that
connects Katsura Street to Linder Road shall be constructed in accordance
with UDC 11-3A-8. All landscaping adjacent to the pathway shall meet the
requirements outlined in 11-3B-12. (Note: Micro paths above sewer or water
lines are not required to have trees)
· Per UDC 11-3G-3A, set aside at least 5.97% (0.33 acres) of the site for
useable open space, as proposed.
. Per UDC 11-3B-IO, the applicant should work with the City ATbonst, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11-3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes
mentioned above, with the [mal plat application(s).
Lot Size/Building Envelope: Lot 1, Block 2 and Lot 7, Block 2 are irregular in shape.
Due to required setbacks and the 20 foot irrigation easement that runs along the southern
boundary of this project these lots will contain building envelopes of questionable size
and shape. Staff recognizes the design constraints on this entire parcel but feels that the
applicant should provide, at the public hearing, some assurance that these are viable lots
(e.g. - an exhibit showing how structures could be situated on these lots, and what size
footprint is available on these lots).
Storm Drain Lot: Staff is concerned about the storm drain lot/common area (Lot 18,
Block 1) behind Lot 20, Block 1. As proposed the only access to this storm drain lot is
through an easement across Lot 20, Block 1, which is a single-family buildable lot. Staff
is not supportive of encumbering a single-family lot with an access easement for ACED.
Further, ACHD standards (Section 8009-1-2) will not allow the storm water pipe and
sand and grease trap to be placed in a buildable lot as proposed. Due to this requirement
ACHD will require the proposed easement access to be placed within the common Lot
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
18, which will reduce Lot 20, Block 1 in size by more than 900 square feet. TItis size
reduction will bring Lot 20 below the 5,000 square foot minimum that is required in the
R-8 zone. Staff recommends that this area of the plat be redesigned to accommodate
these required changes. (see Public Works condition 2.2, in Exhibit B) The applicant
has submitted a proposal to redesie:n this area which adeQuately addresses the
concerns raised above. TeD full-size and ODe 8.5" x 11" copy. as well as new PDF
and ip!! copies of a revised preliminary plat that incorporates the proposed redesieD
should be submitted to Staff at least ten days prior to the City Council hearin!! for
this proiect.
Additional Right-of-Way: ACHD is requiring an additional 18 feet of right-of-way to be
dedicated along Linder Road. This will have a significant effect on the location of the
required 25 foot landscape buffer along Linder Road, and Lots 18 and 20, Block 1. The
applicant should be required to redesign this area of the plat to show the additional right-
of-way and new location of the landscape buffer. NOTE: This change and the change
required in the Storm Drain Lot analysis above, may result in the loss of Lot 20, Block 1.
The applicant has submitted a proposal to redesien this area which adequately
addresses the concerns raised above. Further. the applicant has retained Lot 20.
Block 1. but it has been reduced in size from 5.546 SQuare feet to 5.097 SQuare feet.
Ten full-size and one 8.5" x 11" copy. as well as new PDF and ipe copies of a revised
preliminanr plat that incorporates the proposed redesieD should be submitted to
Staff at least ten days prior to the City Council hearin!! for this proiect.
Irrigation Easement: An existing 20 foot wide easement in favor of the Nampa Meridian
Irrigation district runs along the southern boundary of this project. This easement affects
eight buildable lots (Lots 1-7, Block 2 and Lot 1, Block 1). In a letter dated August 15,
2006 the Nampa Meridian Irrigation District stated that "this easement must be protected
and any encroachment without a signed license agreement and approved plan, before any
construction is started, is unacceptable." (See Exhibit B for all ofNMID's requirements.)
As proposed, the applicant shows each of the above mentioned lots with a portion of this
easement in the rear yard. Staff will allow this layout, provided the Applicant is able to
obtain a license agreement from the irrigation district to construct fencing and some
landscaping within this easement. If the license agreement is not obtained, and the plat is
approved as proposed, the future homeowners will be unable to fence-off their property
into the easement area, and each homeowner will be responsible to maintain the easement
area that is part of their property. Further, the future homeowners will be paying taxes on
property that they can not customize as their own. To avoid this staff recommends that
this easement area be placed into a common lot if a license agreement is not obtained. As
a common lot the easement area would be maintained by the home owners association
rather than separate property owners. NOTE: If said license agreement is not obtained,
some of the proposed lot lines may need to be adjusted to meet the minimum 5,000
square foot lot size minimum of the R-8 zone. (see Public Works condition 2.1 and the
Planning Department's condition in Exhibit B) In a letter dated November 8. 2006 the
Nampa and Meridian Irrieation District (NMID) stated that. after preliminary
review. they believed that "a fence placed fifteen feet from the Kennedy Lateral...
would be acceptable." The main reason that this proiect was continued was because
the Commission wanted to know whether or not a license aereement could be
obtained for this area. It appears that a license ae:reement may be obtained. but it
does not appear that NMID will allow fences to encroach verV far into the existine:
easement. This letter from NMID does not fundamentally chan!!e Staffs analysis
above. and it also does not fully answer the question raised by the Commission. Staff
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
still believes that anv part of the said irrie:ation easement that does not have a si2ned
license ae:reement should be placed in a common lot to be maintained bv the home
owners association. Staff has updated the Condition below.
Corrunon Areas: Maintenance of all corrunon areas should be the responsibility of the
Nursery Subdivision Homeowners Association.
Stub Streets: The applicant should be required to provide a public stub street to Parcel
#S1213233965, the Calhoun property, as proposed.
Corrunon Drive: The conunon drive proposed for Lots 4 and 5, Block 1 should be design
in accordance with UDC 11~6C-3D.
Existin!l: Residences/Buildin!l:s: The site currently contains multiple buildings. The
existing buildings span across proposed lot lines and do not meet setback requirements of
the requested zoning. Therefore, all existing buildings should be removed/re-located in
accordance with the building setbacks of the R-8 zone, prior to signature of the final plat
by the City Engineer.
Emer!l:ency Vehicle Turnaround: The current design of the cul-de-sac at the west end of
W. Katsura Street does not meet Fire Department standards for an emergency vehicle
turnaround. The applicant should work with the Fire Department to ensure that the cul-
de-sac meets Fire Department standards.
Fencinl!: No fencing is shown on the preliminary plat or landscape plan. The applicant
should submit a detailed fencing plan with the fmal plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must
be installed around the perimeter prior to issuance of a building permit. All perimeter
fencing must be completed prior to issuance of building permits. Fencing should taper
down to a 3 foot maximum within 20 feet of all rights-of-way. Fencing adjacent to all
micro pathways and conunon areas is also required; this fencing should be constructed as
six foot open vision or four foot solid. All fencing shall be installed in accordance with
UDC 11-3A-7.
Pressure Irri!l:ation: 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 conunon 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.
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. The Kennedy
Lateral runs along the southern portion of this site. The lateral has been partially piped in
this area and the applicant intends to pipe the remaining portion of the lateral that runs
through this site.
Nursery Subdivision AZ~06~038, PP~06~036
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
b. Staff Recommendation: Based on the above analysis, staff finds that applications AZ~06-038 and
PP.06-036 substantially conform to the Comprehensive Plan policies and UDC standards. Staff
recommends approval of said AZ and PP applications subiect to the conditions listed in Exhibit
B.
11. EXamITS
A. Drawings
1. Preliminary Plat (Dated: August 9, 2006)
2. Landscape Plan (Dated: August 7, 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. Nampa/Meridian Irrigation District
9. Central District Health Department
C. Legal Description
D. Required Findings from Zoning Ordinance
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
A. Drawings
1. Preliminary Plat (Dated: August 9, 2006)
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CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF NOVEMBER 16,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (prepared on June 15,2006, by
James I Howard, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian. Any future subdivision, uses, and construction on this property shall comply
with the City of Meridian ordinances in effect at the time of submittal.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet 1, prepared by IJ. Howard Engineers, dated August 9,
2006, is approved, with the conditions listed herein. All comments and any provisions of the
accompanying Annexation and Zoning application (AZ-06-038) shall also be considered
conditions of the Preliminary Plat (PP-06-036).
1.2.2 The landscape plan prepared by Brooks Design Group, on 8-7-06, is approved with the following
modifications/notes:
. The proposed micro pathway (not shown on submitted landscape plan) that connects
Katsura Street to Linder Road shall be constructed in accordance with UDC 11-3A-8.
All landscaping adjacent to the pathway shall meet the requirements outlined in 11-
3B-12. (Note: Landscaping adjacent to micro paths above sewer or water lines are
not required to have trees, but shall be landscaped with grass and other Public Works
allowed landscape materials.)
. Per UDC 11-3G-3A, set aside at least 5.97% (0.33 acres) of the site for useable open
space, as proposed.
. Add the requirement for a 25-foot wide landscape buffer along Linder, EXCLUSIVE
of ROW.
. Per UDC ll-3B-10, the applicant shall 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 shall 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.
All standards of installation shall apply as listed in UDC 11-3B-14. Submit a landscape plan,
reflecting the changes/notes mentioned above, with the final plat application(s).
1.2.3 The storm drain easement encroaching on Lot 20, Block 1 shall be placed into a common lot (or
included within the boundaries of Lot 18, Block 1, which is also a common lot) and maintained
by the Nursery Subdivision Homeowners Association. Lot 20, Block 1, and all buildable lots
shall be designed to meet the minimum lot size requirements in the R-8 zone.
1.2.4 Prior to submittal of the final plat application the applicant shall be required to redesign Lots 18-
20, Block 1 to reflect the additional right-of-way required by ACHD for Linder Road, and the
new location of the required 25-foot wide landscape buffer. All dimensional standards, open
space requirements, landscaping requirements, or any other standards contained in the UDC shall
apply to the redesigned plat. NOTE: This may result in the loss of one buildable lot in this area.
Submit ten full-size copies. one 8.5" x 11" copy and a ip!! and PDF COpy of a revised
prelimiuary plat to the Plannine: Department a minimum of ten days prior to the City
Council hearine:.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
1.2.5
1.2.6
1.2.7
1.2.8
1.2.9
1.2.10
1.2.11
1.2.12
1.3
1.3.1
1.3.2
1.3.3
Exhibit B
Prior to signature of the final plat by the City Engineer, the applicant shall submit a signed license
agreement with Nampa and Meridian Irrigation District which allows the individual lots on the
south side of this plat to fence and landscape to their south property line. H the applicant can not
obtain said license aereement. or can only obtain a license aereement to encroach into a
portion of the easement. the plat shall be revised to include any easement area. without a
siened license a2reement. within a common lot to be owned and maintained by the BOA.
All buildable lots must comply with the minimum dimensional standards of the UDe.
Maintenance of all common areas shall be the responsibility of the Nursery Subdivision
Homeowners Association.
Provide a public stub street to Parcel #51213233965, the Calhoun property, as proposed.
The common drive proposed for Lots 4, and 5, Block 1 shall be designed in accordance with
UDC 11-6C-3D. Lots 4 and 5, Block 1 shall maintain at least 15 feet of public street frontage
(flag) and the common driveway easement shall be depicted and explained on the face of the final
plat; building setbacks should be measured from the edge of the common driveway easement or
property lines, whichever is more restrictive. In accordance with UDC 11-6C-3D7, depict the
required setbacks, building envelopes, and orientation of the lots and structures on Lots 4 and 5,
Block 1, on the face of the final plat. In accordance with UDC 11-3C-6, provide each single-
family detached dwelling with a two-car garage and a 20' x 20' parking pad between the garage
face and the common driveway (the asphalt for the common driveway shall not count towards the
required parking pad area.)
All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature of the final plat by the City Engineer.
The current design of the cul-de-sac at the west end of W. Katsura Street does not meet Fire
Department standards for an emergency vehicle turnaround. The applicant shall work with the
Fire Department to ensure that the cul-de-sac meets Fire Department standards.
Fencing adjacent to all micro pathways and common areas shall be constructed as six foot open
vision or four foot solid fencing. All fencing shall be installed in accordance with UDC 11-3A-7.
Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered. Plans will need to be approved by the appropriate irrigation! drainage district, or
lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department prior to construction plan approval. If lateral users association approval
can not be obtained, alternate plans will be reviewed and approved by the City Engineer.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC 11-3A-17.
The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-l1.
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 cOlUlection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer. An underground, pressurized irrigation system should be installed
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
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 staff has reviewed such plan,
the landscaping shall be consistent with the preliminary plan with modifications as proposed by
staff.
1.3.5 The applicant shall submit a fencing plan with the [mal plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences shall taper down
to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UDC 11-3A~7.
1.3.6 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.3.7 Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 There is a 20-foot wide Nampa and Meridian Irrigation District easement shown on the southerly
boundary of this development. Prior to [mal plat signature the applicant shall submit a signed
license agreement with Nampa and Meridian Irrigation District allowing the individual lots to
fence to their property line. OR revise the plat to include that easement in a common lot to be
owned and maintained by the HOA. lfthe latter of the two is chosen, all lots must still comply
with the minimum dimensional standards of the UDC and the plat must still be in substantial
compliance as determined by the Planning Director.
2.2 The applicant shall include the storm drain easement on Lot 20 Block 1 into a common lot per
ACHD policy 8009.1.2 which specifically requires all stormwater facilities to be located within
the right-of-way or a common lot.
2.3 Sanitary sewer setvice to this development is being proposed via extension of mains that flow to
the Landing Lift: Station. The applicant shall be responsible for any upgrades to the lift: station
that are deemed necessary by the City Engineer.
2.4 The applicant shall be required to wait till the Black Cat Trunk connects to the Glacier Spring
Diversion Manhole or install an "Off-peak pumping Station" in a location coordinated with the
Public Works Department. The stations design and capacity shall be coordinated with the Public
Works Department, the design shall include communication capabilities that are consistent with
the City of Meridian's SCADA system, and odor control. This condition may be rescinded by the
City Engineer if new information arises from ongoing modeling exercises or other subsequent
sources.
2.5 The applicant shall install all sewer mains necessary to provide service; applicant shall coordinate
main size and routing with the Public Works Department, and execute standard forms of
easements for any mains that are required to provide service. Minimum cover over sewer mains
is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
2.6 A 14-foot wide all weather access road shall be required to all manholes not located within the
right-of-way. The applicant shall be responsible to coordinate with the Planning Department to
comply with this condition and meet all landscaping ordinances/requirements.
2. 7 Water service to this site is being proposed via extension of mains in Tylee Way. The applicant
shall be responsible to install water mains to and through this development, coordinate main size
and routing with Public Works.
2.8 The City Engineer has detennined that due to the number oflots on this site a second water
cOlmection shall be required. This cOlU1ection can be by enlarging the common lot that contains
the sewer main and installing the water main in the common lot; or by acquiring an easement
through the property to the south and connecting to S. Linder Road.
2.9 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.10 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.11 The applicant has indicated that the Homeowner's association will own and operate the pressure
irrigation system in this proposed development. Since it is to be maintained as a private system,
plans and specifications will be reviewed by the Public Works Department as part of the
construction plan review. A "draft copy" of the operations and maintenance manual will be
required prior to plan approval with the "final draft" being required prior to final plat signature on
the last phase of this proj ect.
2.12 The City of Meridian requires that pressurized irrigation systems be supplied by a yeaHound
source of water (UDC ll-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the fmal plat by the City Engineer.
2.13 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.14 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.
2.15 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.16 Per UDC ll-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 construction plan approval. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer.
2.17 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building pennits.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
2.18 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.19 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.20 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.21 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.22 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.23 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers.
2.24 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.25 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.26 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation ofthe crawl spaces of homes is at least I-foot above.
2.27 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two~hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fITe hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. FIRE DEPARTMENT
3.1 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 An emergency vehicle turnaround is required at the tenninus of Katsura Street. The turnaround shall
be designed in accordance with fire department standards.
3.3 Acceptance of the water supply for fITe protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.4 Final Approval of the fITe hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 12" 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
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 lFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the proj ect.
3.5 All entrance and internal roads, alleys, and cul-de-sacs shall have a turning radius of 28' inside
and 48' outside radius.
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. Due to the 1,100 foot block length, parking shall be limited to one side.
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 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 ftre 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 offtcial. 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 All interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
4.2 The micro paths shall be adequately lit to afford greater visibility of the site as policed from the
public street.
4.3 The shrubbery along the micro-pathways shall not exceed two feet in height at maturity.
5. P ARKS DEPARTMENT
5.1 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-1O) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-I0) will be followed.
6. SANITARY SERVICE COMPANY
6.1 SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
7.1. SITE SPECIFIC REQUIREMENTS
7.1.1 Dedicate 4S-feet of right-of-way from the centerline of Linder Road, an additional IS-feet.
ACHD will purchase the additional right-of-way to be dedicated and will not compensate for the
existing right-of-way. The right-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat for signature by the
ACHD Commission or prior to issuance of a building pennit (or other required pennits),
whichever occurs first.
7.1.2 Construct a 36-foot street section within 50-feet of right-of-way complete with curb, gutter and 5-
foot attached concrete sidewalk for Katsura Street.
7.1.3 Construct a standard cul-de-sac turnaround at the terminus of Katsura Street. Construct curb,
gutter and sidewalk around the perimeter of the cul-de-sac except for the stub street location.
7.1.4 Extend a stub street into the site from the south, South Tylee Way, located approximately 200-
feet west of the east property line (measured property line to centerline). Construct a 36-foot
street section within 50-feet of right-of~way complete with curb, gutter and 5-foot attached
concrete sidewalk for South Tylee Way.
7.1.5 Construct a stub street to the south, Katsura Street, located approximately 130-feet east of the
west property line (measured property line to centerline). This stub street shall align with and
connect to a future street to the south of the subject site.
7.1.6 Linder Road is classified as an arterial roadway: all access points to Linder Road will be closed:
direct lot access to Linder Road is prohibited and should be noted on the final plat. The applicant
is required to close all existing access to Linder Road (including lot 20) and access the internal
public streets.
7.1.7 Comply with all Standard Conditions of Approval.
7.2 GENERAL REQUIREMENTS
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387~6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width hlterim Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall he in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building pennit
(or other required permits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees is required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 No change in the terms and conditions ofthis approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. NAMP A/MERIDIAN IRRIGATION DISTRICT
8.1 A land use change application must be filed, for review, prior to final platting.
8.2 All laterals and waste ways must be protected.
8.3 The District's Kennedy Lateral courses along the south boundary of this proposed project. This
easement must be protected and any encroachment without a signed license agreement and
approved plan, before any construction is started, is unacceptable.
8.4 All municipal surface drainage must be retained on site.
9. CENTRAL DISTRICT HEALTH DEPARTMENT
9.1 After written approval from appropriate entities is submitted, we can approve this proposal for
central sewage and central water.
9.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality: central sewage and central water.
9.3 Roo-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
ANNEXA TION DESCRJPTION
FOR
PROPOSED NURSERY SUBDIVISION
A parcel of land lying in the NWl/4 of Section 13, Township 3 North, Range 1 West,
Boise Meridian, Ada County, Idaho, said parcel being more particularly described as
follows:
Commencing at a Brass Cap marking the NW Corner of said Section 13, said Brass Cap
bears N.00oOO'35"W. 2657.33 feet (formerly 2657.54 feet) from a 5/8 inch rebar marking
the Wl/4 Corner of said Section 13; thence S.00000'35"E. 1862.31 feet (formerly
1862,19 feet) along the West line of the said NWl/4 of Section 13 and along the
centerline of S. Linder Road to a point marking the SW Corner of The Landing
Subdivision No.2, records of Ada County, Idaho, said point being the POINT OF
BEGINNING;
thence S.89049'00"E. 30.00 feet along the south boundary of The Landing Subdivision
No.2 to a point lying on the east right of way of said S. Linder Road,
Thence continuing S.89049'00"E. 960.16 feet along the south boundaries of The Landing
Subdivision No.2 and The Landing Subdivision No, 3 to a point lying on the westerly
boundary of The Landing Subdivision No.4;
Thence S.00oOO'35"E. 381.34 feet (formerly 3 79,61 feet) along the said westerly
boundary of The Landing Subdivision No.4 to a point lying on the northerly boundary of
The Landing Subdivision No.7, and lying on the centerline of the Kennedy Lateral;
Thence along the said centerline of the Kermedy Lateral the following courses and
distances:
N.60043'1O"W. 164.27 feet (formerly 164.23 feet) along the said northerly boundary of
The Landing Subdivision No.7 to a point;
Thence N.8l o30'40"W. 597.88 feet, a portion of this distance being along the said
northerly boundary of The Landing Subdivision No.7, to a point;
Thence N. 77014 '25"W. 98.02 feet to a point;
Thence N.56005' 40"W. 156.62 feet to a point lying on the said east right of way of S,
Linder Road;
Thence continuing N .56"05' 40"W. 36.15 feet to a point lying on the said West line of the
NWI/4 of Section 13 and lying on the said centerline of S. Linder Road;
Nursery Sub ANNEXA liON d"criplioll 0614061mlll.doc
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
Thence leaving the said centerline ofthe Kennedy Lateral, N.00oOO'35"W. 86.73 feet
(formerly 87.42 feet and 85.34 feet) along the said West line of the NWl/4 of Section 13
and along the said centerline of8. Linder Road to the POINT OF BEGINNING.
Said parcel contains 5.59 acres, more or less, and is subject to all existing easements and
right-of-ways of record or implied.
e~~'~ROVAL ,
ME.RIDIAN PUBLIC
WORKS DEP1,
Nursery S~lb ANNEXATION description U614061mn1.doc
Exhibit C
CITY OF MERIDIAN PLANNINGDEPARlMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at tbe public bearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. Tbe map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to RA8. 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
this Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff fmds that single-family residential uses are allowed within the requested zoning
district of R-8 as a Principally Permitted Uses. The accompanying plat demonstrates the
land will be developed with varying lot sizes and other dimensional requirements which
conform to the proposed zoning designation.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff fmds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon delivery of services by any political subdivision providing services to this site, as
conditioned in the staff report.
5. The annexation is in the best of interest ofthe City (UDC 1l-SB-3.E).
Staff finds that all essential services will be provided by the developer to the subject
property and will not require unreasonable expenditure of public funds. The applicant is
proposing to develop the land in general compliance with the City's Comprehensive Plan;
and this is a logical expansion of the City limits. In accordance with the fmdings listed
above, staff fmds that Annexation and Zoning of this property to R -8 would be in the best
interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff supports the proposed density and proposed plat layout, with
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
recommended changes, as they comply with the provisions of the Comprehensive Plan.
Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed
development. (See Finding Items 3 and 4 above under Annexation Findings for more
details. )
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
own cost, staff fmds 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 Conunents and Conditions, for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff reconunends that
the Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staffreconunends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staffis unaware.
Exhibit D
Meridian Planning & Zoning
November 2, 2006
Page 17 of 53
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Item 7:
Item 8:
Public Hearing: AZ 06-046 Request for Annexation and Zoning of 21.7
acres from RUT to an R-4 zone for Harcourt Subdivision by Great Sky,
Inc. - 3465 & 3595 E. Victory Road and 3432 & 3467 E. Falcon Drive:
Public Hearing: PP 06-048 Request for Preliminary Plat approval of 61
single-family residential lots and 6 common lots on 21.7 acres in a
proposed R-4 zone for Harcourt Subdivision by Great Sky, Inc. - 3465 &
3595 E. Victory Road and 3432 & 3467 E. Falcon Drive:
Rohm: I'd like to open the Public Hearing for AZ 06-046 and PP 06-048, both items
related to Harcourt Subdivision, for the sole purpose of continuing them to the regularly
scheduled meeting of December 21st, 2006.
Moe: So moved.
Zaremba: Second.
Rohm: It's been moved and seconded to forward -- or to continue Items AZ 06-046 and
PP 06-048 to the regularly scheduled meeting of December 21 st, 2006. All those in
favor say aye. Opposed same sign? Motion carried.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Rohm: There were a number of people that came in after we opened our meeting
tonight and there is another project that is to be continued tonight and that's the Una
Mas Day Care, CUP 06-033, and it's going to be continued to 11/16. And the Spurwing
Patio Home Subdivision has already been continued to 11/16. So, if any of you have
come in to hear those items, they will not be heard tonight. Oh, and the Lochsa Falls
project, RZ 06-008 and MCU 06-002, are to be continued to December 21 st, 2006, as
well. So, if any of you came in after we opened the meeting, those have all been
continued.
Item 9:
Item 10:
Continued Public Hearing from October 5, 2006: AZ 06-038 Request
for Annexation and Zoning of 5.53 acres from RUT to an R-8 zone for
Nursery Subdivision by Gary Fors - 570 S. Linder Road:
Continued Public Hearing from October 5, 2006: PP 06-036 Request
for Preliminary Plat approval of 25 residential lots and 3 common lots on
5.53 acres in a proposed R-8 zone for Nursery Subdivision by Gary Fors
- 570 S. Linder Road:
Meridian Planning & Zoning
November 2, 2006
Page 18 of 53
Rohm: Okay. Let's see. Where am I? Okay. At this time I'd like to open the Public
Hearing on AZ 06-038 and PP 06-036, both items related to Nursery Subdivision and
begin with the staff report.
Lucas: Thank you, Chairman Rohm, Commissioners. This project is located on the east
side of Linder Road, approximately 1,900 feet south of the intersection of Linder and
Franklin Road. Right here on the screen. The application includes a request for
annexation and zoning of 5.59 acres from RUT, which is an Ada county designation, to
R-8, medium density residential within the City of Meridian and preliminary plat approval
of 25 single family residential lots and four common lots. Just to give some context of
what's going on out there, the project is almost completely surrounded by The Landing
Subdivision, which is zoned R-4, which is, basically, all of this area around here. To the
south there is one larger parcel that contains a single family home that is zoned R-4, but
hasn't been developed yet within the -- hasn't been -- no new buildings have been
constructed since that zoning occurred. And to the -- to the west there are various rural
residential properties in the county and also some -- some city land that is zoned also
R-4. We will move onto the aerial photograph. This just gives another view of what's
going on in the area. As you can see, this property is almost completely surrounded by
houses, except for this area over here. The preliminary plat request consists of 25
single family residential building lots and four common lots. The total gross density of
the project is 5.06 dwelling units per acre as proposed. The access to the development
will be from an existing stub street, which has been extended from The Landing
Subdivision, which is called South Kilee Way and The Landing Subdivision currently has
direct access from Linder Road. And one stub street will be provided to the parcel to the
-- to the 2.27 acre parcel to the southwest that currently contains an existing home. This
is the stub street right here and this is the stub street that is going to be extended -- or
proposed to be extended. Another feature on this site is the Kennedy Lateral, a Nampa-
Meridian Irrigation District facility, runs along the southern boundary of the site through
here. The lateral is piped up to the edge of The Landing Subdivision and, then, is
uncovered up until it gets to Linder Road and the applicant is proposing to cover that
through the subdivision. The Comprehensive Plan designation for this site is medium
density residential and the proposal is generally -- generally complies with the
Comprehensive Plan. We can take a look at the -- the landscape plan. As you can see
here, the common lots proposed -- there is one common open area here. There is the
storm drainage lot proposed here. This is the required buffer. And those are, basically,
the common lots that have been proposed for this -- for this site. There are a few issues
that came as staff took a look at this project and I will go through those one by one just,
so they are made clear. Staff is concerned about the storm drain lot. Actually, I think I
even have a blow up. What I'm looking at -- and we will go back to the plat. This area of
the plat is kind of confusing. There is a lot going on there. So, I did a little bit of a blow
up, which can be seen on this sheet, which shows that this is the northwest corner of
the plat. This is the cul-de-sac. This is shows the storm drain lot. This storm drain lot,
which is located behind Lot 20, Block 1, has an access point that runs up through here
and this access point has been placed in an easement on Lot 20, Block 1. Staff is not
supportive of encumbering this single family lot with an easement that basically makes
this part of the lot unusable for ,that homeowner. Also, ACHD has a policy that -- it didn't
Meridian Planning & Zoning
November 2, 2006
Page 19 of 53
necessarily come out in the conditions that they included with this report, because they
only do a cursory review, we call it, of the street section. But in their design when they
do the design of the storm drain facilities and when it gets farther along in the process,
ACHD does have a policy, which is outlined in the staff report, that doesn't allow these
storm drain facilities to be included within residential building lots. So, staff is not
supportive of having this easement be placed on this Lot 20, Block 1, and staff
recommends that it be placed into a common lot, so that there would be a common
access to the storm drain lot in that area. The second requirement -- ACHD -- and it
calls out in the staff report -- is requiring an additional 18 feet of right of way to be
included with this project and when that additional 18 feet is included, it basically shifts
everything a little bit to the east. The required landscape buffer will have to shift and that
will also decrease the size of this Lot 20, Block 1, significantly. So, basically, what I'm
saying is these two things -- requiring this to be in a common lot and shifting over this --
the landscape buffer, will reduce Lot 20, Block 1, well below the minimum lot size
standard for the R-8 and staff recommends that this area be redesigned to meet all of
the UDC standards, which currently it appears that it does not. The final thing I'd like to
point out is the existing 20 foot wide easement in favor of the Nampa-Meridian Irrigation
District that runs along the southern boundary of the project. As proposed, each of the
lots basically shares a portion of that easement or the lot line runs all the way back to
the far edge of the easement and includes that easement in the rear yard of these lots.
While that, inherently, is not a problem, it can be a problem if, indeed, the applicant is
unable to get a license agreement from Nampa-Meridian Irrigation District allowing
those homeowners to fence all the way back to their rear property lines. If that license
agreement can't be obtained, basically, that area becomes kind of a no man's land
where the property owners can't fence it and they would -- as what happened in the
past, would basically extend along the easement line and own this piece of property
behind their fence, that they would be responsible to pay taxes on and maintain. And it's
just not seen as a favorable situation. If, indeed, this area can't -- if, indeed, the
applicant cannot get a license agreement from Nampa-Meridian, staff recommends that
that area be placed into a common lot, where the burden of that -- of that maintenance
and everything of that area is placed upon the entire subdivision, rather than each of
those individual homeowners who happen to purchase that lot in the future. I think those
are all the things that staff would like to bring up at this time and I stand for any
questions.
Rohm: Back to that Lot 20. If, in fact, you put a common lot to cover the easement area,
can you -- if you were to eliminate the lot all together and just make that one large
common lot, can you have an easement within a common lot and have that just one
unit?
Lucas: Absolutely. That would be the -- the preference would be to have it placed in a
common lot, because, then, ACHD, when they come to maintain these facilities, isn't
crossing over any specific homeowner's property, they are crossing over the
homeowner's association property, which is favorable to them. So, the answer would be
yes, Chairman.
Meridian Planning & Zoning
November 2. 2006
Page 20 of 53
Rohm: Okay. Thank you.
Zaremba: Mr. Chairman?
Rohm: Commissioner Zaremba.
Zaremba: Just a comment and if you would go to the slide that follows this one. Thank
you. The Nampa-Meridian easement that you have talked about as currently being
depicted where each property owner has part of it, we have an example of that, which,
in my opinion, supports staff's statement that it should not be as presented and that is
along Cherry Lane on the north side of it, between Ten Mile and -- not as far as Black
Cat, but Interlochen, maybe. The situation is the same. The people whose houses back
up to Cherry Lane actually own to the right of way. However, there is a
Nampa-Meridian Irrigation pipe underneath that ground and an easement over the top
of it, they can't fence it, so all of them have built a fence along the north side of the
easement and even though they own more property than it appears that they own, that
area is not being maintained by anybody. The homeowners don't go out there and take
care of it. Nampa-Meridian doesn't feel it's their responsibility. Our parks department
doesn't feel it's their responsibility and I'm speaking in support of staff's request to make
this a separate piece of property that is maintained by the homeowners association,
everybody knows that -- where they could put their fence, which is not across this and I
think that's a good call on staff's part.
Rohm: Commissioner Zaremba, would you be in support of the project as proposed if, in
fact, they can obtain a license agreement with Nampa-Meridian and build the fence right
up to the edge of the property and, then, it will be fully maintained by the property
owners, as opposed to a common lot, if they can obtain a license agreement?
Borup: If it can be attained I could support that one subject before I commit on the
whole. I'd like to hear the presentation --
Rohm: Oh. Okay.
Zaremba: -- and the public testimony.
Rohm: Yeah. Okay. Thank you. And that might be a good segway into the next part of
this. Would the applicant like to come forward and give their presentation.
Reliford: Kurt Reliford, J.J. Howard Engineers. I'm representing Gary Fors. One thing I
would like to note about this easement here that we are talking about, The Landing No.
7 Subdivision has an easement on the same magnitude on their north boundary. They
have a fence along that common line there. They have a license agreement as well. So,
I have dealt with this situation many times. I see no need that we would not obtain a
license agreement in this instance. I mean it's just not common for them to give one guy
one and another guy not, so I don't see an issue with that. As far as Lot 20 goes, I knew
about this going into the hearing. What we would probably propose is to eliminate the
Meridian Planning & Zoning
November 2, 2006
Page 21 of 53
easement for the storm drain. We are proposing to put the sewer along that same
easement in Nampa-Meridian's easement for the City of Meridian. We could put our
storm drain adjacent to the sewer and, then, into -- through the common Lot 19 and,
then, back into the storm drain system and, then, we would lose that 18 feet and move
our buffer over, but, then, we would get that 20 feet back on that lot. So, there might be
some designs that could be worked into that lot, if not and it has to become a common
lot, then, I guess that's the way it is.
Rohm: It appears as if you understand the issue.
Reliford: Oh, yeah. Definitely.
Rohm: Okay. And if, in fact, you can move things in such a manner to maintain enough
square footage within that lot, then, working with staff seems to be in order, but if not,
then --
Reliford: Then, we'd have to come in with some resolve. We understand that. Yeah.
Rohm: Okay.
Reliford: Any questions?
Rohm: Anything else on the subdivision as a whole that you would like to present or are
you satisfied with the staff report as --
Reliford: Yeah. Pretty much it.
Rohm: Okay. Okay.
Reliford: I didn't see anything unusual or out of the ordinary than any other subdivision,
so --
Rohm: Okay. Good. Thank you. Any questions of this applicant? Thank you.
Reliford: You bet.
Rohm: There has not been anybody that has signed up to speak to this application, but
if you would like to now is the time to come forward and say your name and address for
the record once you come forward, please.
Buisman: Good evening, Commissioners. My name is Julie Buisman. Sorry. B, as in
boy, u-i-s-m-a-n. And I currently live in The Landing Subdivision. I actually reside on
1287 West Gandor Drive. I just have one main concern with this subdivision and that
would be the main access -- actually, the only access being through our subdivision
through The Landing. If you could go back to the main map that shows the access road
through Kilee, how you access that is through Gandor up to I believe Otter and Waltman
Meridian Planning & Zoning
November 2. 2006
Page 22 of 53
and, then, through Kilee. There are three main roads right now into The Landings
Subdivision and it is I think -- I believe it's got a 200 plus home subdivision, so you can
imagine those roads are, you know, fairly well trafficked right now. My concern is with
the addition of 25 homes accessing Gandor, each home having two cars, that's an extra
-- that's an additional one hundred trips a day if each car makes one trip back and forth
on that road. And that is a main road for children accessing the elementary school,
which is just right across Linder on the west side. So, I would just ask that perhaps you
address the issue, with that being the only access. It is an usual situation, I believe, with
The Landing surrounding that subdivision and I would ask you to consider perhaps
making an additional access to that subdivision or making Gandor not being the only
access. That's alii have. Thank you.
Rohm: The only thing I would say to that is at the time that The Landing Subdivision
was built that cross-access agreement or the stub street was put there specifically with
the intent to serve that adjacent property and -- and that's the requirement that we try to
make on every single development in a residential perspective as they come through is
so that we minimize that number of ingress and egress to the main arteries and build
out just as this is designed and I can certainly understand your concerns, but at the time
that that was -- your subdivision was built, it was built with the intent of servicing that
adjacent property. Just information for you. Any anybody else like to speak to this
application? Okay. Any additional questions of staff or any comments by Commission
members?
Zaremba: Mr. Chairman, comments, not really questions. Assuming that the easement
problem can be worked out and I'm happy to have it go either way, you either get the
permission from Nampa-Meridian for each property to fence it all the way to the end of
the easement or they put it in a separate common lot, one way or the other, I think. I
don't want to end up with fences along the north end of the easement, but whichever
way it can be worked out is fine with me. I think adding a variety of housing in this area
is a good idea. If this project were standing on its own I would be happy to support it. It,
however, runs into one of my very serious bugaboos, that at what point Linder, as
currently a cul-de-sac, should we stop adding residences until it connects across the
interstate and there are two ways in and out of it. As a cul-de-sac it has already far more
than the 50 homes that the fire department would prefer. Once you hit south of Franklin,
there currently is no other way in or out of the area and we have struggled with this
before. I don't know for myself where I think the straw breaks the camel's back. It's
difficult to add more houses.
Cole: Mr. Chair?
Zaremba: Mr. Cole.
Cole: Mr. Chair?
Rohm: Mike Cole. Go ahead.
Meridian Planning & Zoning
November 2, 2006
Page 23 of 53
Cole: It might be interesting to know for Commissioner Zaremba that there is now an
actual emergency access that runs out of the back of the subdivision. It's not a --
Zaremba: There is a connection that heads across, did that happen?
Cole: It's goes across -- a developer has bought up the property underneath Waltman
Lane, south of Waltman to Meridian Road, and has granted that easement -- gave it to
ACHD -- gave them an easement. It's not platted right away yet, but it's an access
easement and approved for emergency access. So, there now is the second way out.
It's not a cul-de-sac anymore.
Zaremba: I'm thrilled to hear that and I withdraw that objection from this and all future
projects along Linder. Good. Thank you.
Rohm: Okay. Commissioner Moe, do you have any final thoughts on this application?
Moe: Probably not comments or -- just a couple questions. I'm kind of curious in regards
to the common lot issue and whatnot. Are we wanting to move the thing forward or
waiting --
Zaremba: I forgot to answer that on my part, but --
Mae: My biggest concern is is that before this goes to City Council I would like to see
what they finally do to this lot.
Zaremba: Well, the two things. I'd like the easement resolved --
Moe: Right.
Zaremba: -- and the lot that you're talking about.
Moe: Exactly. So, I guess my point is -- and I'm not -- we continue enough hearings as it
is, but I guess my point is is that until I see what they do with this, I don't want to act on
this tonight, other than to continue it.
Zaremba: For the purpose of seeing how those two changes are made.
Moe: That is correct. Yeah. I'm in favor of the project, other than the fact I want to see
what is done with that.
Rohm: Okay. Would the applicant like to come back up, please? Basically, its kind of
the consensus of the Commission that we want to see the answers to those questions
before we make any motion forwarding onto City Council. What kind of a time frame do
you think you're under to obtain an answer?
Meridian Planning & Zoning
November 2, 2006
Page 24 of 53
Reliford: Well, certainly, I could get Nampa-Meridian to act on it within a couple days
and just get me a letter saying that if they will grant us a license agreement -- and if
that's all you need, that's fine. As far as figuring out that Lot 18, 19 and 20, sometime
next week I could have something to you. Would it go on the Consent Agenda for --
Rohm: Okay. All right. So, within this next week you should be able to have answers to
both. Okay. Let me ask staff, then. Caleb, can you tell us when you think the next
opportunity to finish this out would be?
Hood: Mr. Chair, Members of the Commission, I did just pull out our agendas for the
upcoming couple of months. We have continued or will continue a couple items tonight
to the 16th of November. I don't want to put Justin on the spot here with -- if you get
something, as the applicant's testified, next week, you know, our print deadline is next
Friday for the following Thursday for the 16th. The 16th looks a lot better than the
December 7th, which is our next hearing. Now, this is the first time I will talk to you all
about it, but there is five Thursdays in this month. I don't want to have to have another
agenda for just this. If -- and I don't know the direction that you're fully going or if you
want to go this way, but if you wanted just -- although we don't have a Consent Agenda
necessarily for development applications that you haven't officially acted on yet, but if
you want to limit the testimony to just discussing those two items, I feel confident we
could probably get through it on the 16th, if Justin thinks a day or so is enough time to
evaluate a revised plan if the applicant could promise to have us something by
Thursday -- by next Thursday. And, like I say, we have 24 hours, anyways, a working
day, to at least update the staff report and give you an updated memo or whatever. So,
the 16th would -- if it's not the 16th, then, we are looking at December 21 st would be the
next hearing that I would recommend.
Rohm: Okay. Thanks, Caleb.
Reliford: We can meet that.
Rohm: Okay. Well, good, then. I think we are done.
Reliford: Okay. Great. Thank you.
Zaremba: Just so I understand, information to staff by the 9th would get it on the 16th; is
that right?
Reliford: By the 8th.
Zaremba: 8th is fine.
Reliford: No. The 9th. You're right. I'm sorry. A week from today.
Zaremba: Okay.
Meridian Planning & Zoning
November 2,2006
Page 25 of 53
Hood: Next Thursday.
Zaremba: Make sure we are all thinking the same thing.
Rohm: Good. Thank you. Commissioner Zaremba, would you like to make a motion
to --
Zaremba: Mr. Chairman, I move that we continue Items AZ 06-038 and PP 06-036
relating to Nursery Subdivision to our regularly scheduled meeting of November 16,
2006, for the purpose of reconfiguration of two years that we have talked about or a
letter from Nampa-Meridian, either way and expecting it to be a short discussion.
Moe: Second.
Rohm: Okay. It's been moved and seconded to continue Items AZ 06-038 and PP 06-
036 to the regularly scheduled meeting of November 16th, for the sole purpose of
discussing right of way issues and Lot 20. All those in favor say aye. Opposed same
sign? Motion carried. Thank you.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Item 11:
Public Hearing: CUP 06-031 Request for a Conditional Use Permit for
lighted fields adjoining a residential district for Heritage Middle School by
Joint School District NO.2 - 4990 N. Meridian Road:
Rohm: Okay. At this time I'd like to open the Public Hearing on CUP 06-031, Heritage
Middle School and begin with staff report.
Watters: Thank you, Chairman Rohm, Commissioners. The application before you is a
request for a Conditional Use Permit and variance for Heritage Middle School, located
4990 North Meridian Road, on the northeast corner of North Meridian Road and
McMillan Road. If you look up here on the screen, we are looking at that property right
there. To the north of the property is Ventana Subdivision. To the east is Saguaro
Subdivision. And to the south is recently approved Solitude Subdivision. All single family
residential subdivisions. Across Meridian Road there to the west is vacant commercial
property, zoned C-G as part of Paramount Subdivision. The City of Meridian Parks
Department is requesting that the school provide -- schools in general provide lighted
ball fields for the benefit of the community to increase the number of fields available for
evening sports activities. Per this request the applicant is applying for a Conditional Use
Permit as required by the UDC for lighted fields adjoining and within a residential
district. To minimize or alleviate the adverse impacts that this use may pose to nearby
residential properties, staff has requested as a condition of approval that the ball field
lights not be lit passed 11 :00 p.m. at night. Additionally, the applicant is applying for a
variance from UDC 11.3A.11.C that requires light fixtures that have a maximum output
of 1,800 lumens or more to have an opaque top to prevent uplighting and requires that
the bulb not be visible and have a full cut-off shield. The applicant states that they
Page 1 of 1
Machelle Hill
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From:
Justin Lucas
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Sent: Thursday, November 09, 2006 8:43 AM
To: Machelle Hill
Subject: Nursery Sub Info requested by PC
Attachments: PrePlat-Lots 17-20.pdf; NMID Easement Letter,pdf
Nm;o~
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1-'"
Machelle here is some info that the PC requested from Nursery Subdivision. The updated staff report will follow.
Justin Lucas
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From: Kurt Reliford [mailto:kurtr@fiberpipe.net]
Sent: Wednesday, November 08, 2006 4:21 PM
To: Justin Lucas
Subject: RE: Nursery
Justin,
Attached is the layout that we came up with to resolve the lotting issues along the west as discussed at the
hearing. I have spoke with John Anderson at Nampa-Meridian Irrigation District and he has informed me that we
can get fencing along the canal that would result in all of the lots still being buildable and I am awaiting that letter
either today or tomorrow. I will forward a copy to you as soon as I receive it.
Thanks, Kurt
----~Original Message~--~-
From: Justin Lucas [mailto:lucasj@meridiancity.org]
Sent: Tuesday, November 07,200611:44 AM
To: kurtr@fiberpipe.net
Subject: Nursery
Kurt,
I just wanted to touch bases regarding the P&Z requirements for Nursery Sub. From what I understood
they want to see the redesigned Lot 20 area showing the correct ACHD right~of.way and storm drainage.
They also want a letter from NMID stating that a license agreement will be granted to allow fencing in their
easement. I will need these items by no later than Thursday November 9th to include them in my updated
staff report for November 16th, Let me know if you have any questions.
Justin S. Lucas
Associate City Planner
Meridian Planning Department
660 E. Watertower Lane
208.884.5533
208.888.6854 (fax)
11/9/2006
NOV. 8.2006 6:16PM
NAMPA MERIDIAN IRR
. NO. 887
P.1/1
~&~~~i46Ua
'503 fiRST STREET SOUTH NAMPA, IDAHO 93651 -43~5
FAX i# 208.463.0092
S November 2006
PhQl1ss: Area Code 208
OFfiCE: NQmpCl 466-7861
SHOP: NClrnp= 466..0663
Kurt R.eIifo:d
J oJ. Howard Ens.
1530 B. Commercial Ave'i Suite 109
Meridian, m 83642
RE; Nunery SubdivisloD/Proposed Enoroacbment of Nampa & Meridian Irrigation Distrle~8
Kennedy Latt!lral
Dear Kurt:
I am following up on Out tdephone conversation and. fu. received on today's date. Yau asked ifNampa &
MeridUm Iniption District would oonsider ~hment into the easement of the Kennedy Lateral. AB I
explained tlUs is just a prelim!nary diSQussion andreview.
I believe that a fence placed &teen feel (1S') from the Kennedy Lal'.Iml, making a. graveled roadway for the
District paraJlel to the pipeline to the approximately nortbem most twelve feet (12 '), would be aoceptable
with a License ~t tor a romovable fenQo (with no other ea.ctoachmcmts within the t'Qst of the
euement).
However tmal permissiQt1 would not bo given until after plan roview is completed Wdng into consideration
depth of pipe, other propOIle4 encroacl3ments within that area and that type of thing. Final approval would
also be baaed on the District'a Board of Directon' approval with a. Lioense Agreement for the piping and
enerQaobn\ent.
I hope this letter sents your needs. Please foel free to contact me if you feel further diseusaion is Nquired.
SinCmlY'fl~
~Andmoo
Wati:!' Superintendent
Nampa & Meridian Irription District
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File
APPROXjMA'T! IRRlGABLI! ACRES
IWER FlDW ~OliTS . 23.000
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fu 5A.52 sq. ft. 6,000 sq. t\.
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62'-
October 30,2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Gary Fors
P P 06-036
November 2, 2006
ITEM NO.
10
REQUEST Continued Public Hearing from October 5,2006 - Preliminary Plat approval of 25 residential
lots & 3 common lots on 5.53 acres in a proposed R-8 zone for Nursery Subdivision -
570 S. Linder Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
See AZ Packet
COr1f-i n~
pJft ~2~::-Ce
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATlON:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
Meridian Plannina and Zonina Meetina
October 5. 2006
Meeting of the Meridian Planning and Zoning Commission of October 5, 2006, was
called to order at 7:00 p.m. by Chairman Michael Rohm.
Members Present: Michael Rohm, Keith Borup, Wendy Newton-Huckabay, David
Zaremba, and David Moe.
Others Present: Ted Baird, Tara Green, Caleb Hood, Mike Cole, Justin Lucas, and
Dean Willis.
Item 1:
Roll-Call Attendance:
Roll-call
X Wendy Newton-Huckabay X Keith Borup
X David Moe - Vice Chairman X David Zaremba
X Michael Rohm - Chairman
Rohm: Good Evening, ladies and gentlemen. At this time I'd like to open the regularly
scheduled meeting of the Meridian Planning and Zoning Commission and we will begin
with the roll call of attendance.
Item 2:
Adoption of the Agenda:
Rohm: Thank you. The first item is the adoption of the agenda and there are a number
of changes tonight. Page one will stay intact, but page two, for all intents and purposes,
will be omitted. Item 8 for Moose Creek Subdivision, the applicant has requested their
project to be withdrawn. The Nursery Subdivision will be continued to the regularly
scheduled meeting of November 2nd. Danville Place Subdivision will be continued to
the regularly scheduled meeting on November 16th. And Lochsa Falls Office /
Commercial Addition, will be continued to November 2nd. So, those items on page two
will all -- will not be heard tonight and we will only be hearing those items on page one.
With that being said, could I get a motion to accept the agenda?
Zaremba: So moved.
Moe: Second.
Rohm: It's been moved and seconded to accept the agenda as amended. All those in
favor say aye. Opposed same sign? Motion carried.
MOTION CARRIED: ALL AYES.
Item 3:
Consent Agenda:
Meridian Planning & Zoning
October 5,2006
Page 22 of 25
Borup: We are only going to Schweitzer?
Zaremba: Bonding the sidewalk east of Schweitzer --
Borup: Oh. Right.
Zaremba: -- and widening the roadway west of Schweitzer.
Borup: That was your motion; right?
Newton-Huckabay: Yes. That was my intention.
Borup: Second.
Rohm: Okay. It's been moved and seconded that we forward onto City Council
recommending approval of AZ 06-032 and PP 06-032, to include all staff comments with
the aforementioned modifications. All those in favor say aye. Opposed same sign?
Motion carried.
MOTION CARRIED: ALL AYES.
Item 8:
Continued Public Hearing from August 31, 2006: PP 06-037 Request
for Preliminary Plat approval for six single-family residential building lots
and one common lot on 1.96 acres within the R-4 zone for Moose Creek
Subdivision by Moose Creek Construction - 4275 N. Jones Creek Lane:
Rohm: Thank you folks for coming in. Okay. At this time I'd like to open the Public
Hearing of PP 06-037 solely for the purpose of accepting a withdrawal by the applicant.
Zaremba: Mr. Chairman?
Rohm: Commissioner Zaremba.
Zaremba: I move that we accept the applicant's request to withdraw PP 06-037.
Moe: Second.
Rohm: It's been moved and seconded to accept the applicant's application to withdraw
for Moose Creek Subdivision. All those in favor say aye. Opposed same sign? Motion
carried.
MOTION CARRIED: ALL AYES.
Item 9:
Public Hearing: AZ 06-038 Request for Annexation and Zoning of 5.53
acres from RUT to an R-8 zone for Nursery Subdivision by Gary Fors -
570 S. Linder Road:
Meridian Planning & Zoning
October 5,2006
Page 23 of 25
Item 10:
Public Hearing: PP 06-036 Request for Preliminary Plat approval of 25
residential lots and 3 common lots on 5.53 acres in a proposed R-8 zone
for Nursery Subdivision by Gary Fors - 570 S. Linder Road:
Rohm: At this time I'd like to open the Public Hearing for AZ 06-038 and PP 06-036 for
the sole purpose of continuing them to the regularly scheduled meeting of November
2nd.
Zaremba: So moved.
Moe: Second.
Rohm: It's been moved and seconded to continue Items AZ 06-038 and PP 06-036 to
the regularly scheduled meeting of November 2nd, 2006. All those in favor say aye.
Opposed same sign? Motion carried.
MOTION CARRIED: ALL AYES.
Item 11:
Public Hearing: RZ 06-007 Request for a Rezone of 2.28 acres from an
R-4 to an R-8 zone for Danville Place Subdivision by Danville Home,
LLC - 1812 & 1838 Leisure Lane:
Item 12:
Public Hearing: PP 06-043 Request for Preliminary Plat approval of 8
residential lots on 2.28 acres in a proposed R-8 zone for Danville Place
Subdivision by Danville Home, LLC - 1812 & 1838 Leisure Lane:
Rohm: At this time I'd like to open the Public Hearing for RZ 06-007 and PP 06-043,
both items related to Danville Place Subdivision, for the sole purpose of continuing them
to the regularly scheduled meeting of November 16th, 2006.
Zaremba: So moved.
Moe: So moved.
Rohm: It's been moved --
Moe: Second.
Zaremba: Second.
Rohm: -- and seconded to continue these two items to the regularly scheduled meeting
of November 16th, 2006. All those in favor say aye. Opposed same sign? Motion
carried.
MOTION CARRIED: ALL AYES.
STAFF MEMO
Planning & Zoning Conunission
Hearing Date: November 2, 2006
P&Z Commission
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TO:
FROM:
SUBJECT:
Michael Cole, Development Services Coordinator
Nursery Subdivision
. AZ-06-038
Annexation and Zoning of 5.59 acres from RUT (Ada County) to R-8
(Medium Density Residential)
. PP-06-036
Preliminary Plat of25 single.family building lots and 4 common lots on 5.59
acres in a proposed R-8 zone
SUMMARY:
After the staff report was generated for this application a new sewer issue was discovered in regards to
this site. The mains propose to be connected to flow to the Landing Lift Station. The Landing Lift
Station at this time discharges to mains that are accepting flow from development south of the freeway
that were master planned to flow to the Black Cat Trunk, thereby causing some peak flow concerns.
Public Works staff requests that the Corrunission add the following condition:
2.3.1 The applicant shall be required to wait till the Black Cat Trunk connects to the Glacier Spring
Diversion Manhole or install an "Off-peak pumping Station" in a location coordinated with the
Public Works Department. The stations design and capacity shall be coordinated with the Public
Works Department, the design shall include communication capabilities that are consistent with
the City of Meridian's SCADA system, and odor control. This condition may be rescinded by
the City Engineer if new information arises from ongoing modeling exercises or other
subsequent sources.
If you have any questions please feel free to contact me at (208) 898-5500 or Colem@MeridianCitv.ofl!.
OCT i: :; 20C{j
CITY OF MERIDIAN PLANNING DEP ARlMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
STAFF REPORT
Hearing Date: 11/2/2006
Continued from 10-5-06
Planning & Zoning Commission
,.'
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TO:
FROM:
Justin Lucas
Associate City Planner
Meridian Planning Department
884-5533
Nursery Subdivision
. AZ-06-038
Annexation and Zoning of 5.59 acres from RUT (Ada County) to R-8
(Medium Density Residential)
. PP-06-036
Preliminary Plat of 25 single-family building lots and 4 common lots on 5.59
acres in a proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Garry Fors, has applied for Annexation and Zoning (AZ) of 5.59 acres from RUT (Ada
County) to R-8 (Medium Density Residential) and Preliminary Plat approval of 25 single family
residential lots and 4 common lots for Nursery Subdivision. The site is located on the east side of Linder
Road approximately 1,900 feet south of Franklin Road in Section 13, Township 3 North, Range 1 West,
and is currently referenced as Assessor's Parcel Number S1213233892. The subject site is within the
City's Area of Impact and Urban Service Planning Area.
Note: This staff report has been updated from the original staff report prepared for the 10-5-06 public
hearing. Two new conditions of approval have been added (see Planning Department condition 1.2.4 and
Public Works condition 2.4).
SUBJECT:
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-038 and PP-06-036) 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.
3. PROPOSED MOTIONS
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-038 and PP-06-036 as presented in the staff report for the
hearing date of November 2, 2006, with the following modifications to the conditions of
approval: (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-06-038 and PP-06-036 as presented during the hearing on
November 2, 2006, for the following reasons: (You should state specific reasons for denial of the
annexation request, you must state specific reasons for denial of the preliminary plat request.)
Continuance
Nurse!)' Subdivision AZ.06.038, PP-06-036
PAGEl
CITY OF MERIDIAN PLANNING DEP ARlMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06.038 and PP-06-036 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:
570 South Linder Road
Section 13, T3N, Rl W
b. Applicant / Owner:
Gary F ors
843 Lilac Street
Meridian, ill 83642
c. Representative: Jim Howard, J.J. Howard Engineers
d. Present Zoning: RUT (Ada County)
e. Present Comprehensive Plan Designation: Medium Density Residential
f. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 5.59 acres to R-8 and Preliminary Plat approval of 25
single-family buildable lots and 4 common lots. All of the homes within the development are
proposed to be single.family detached. The gross density of the project is 5.06 dwelling units
per acre and the net density is 7.27 dwelling units per acre. Approximately 5.97 percent of the
site is being set aside for open space.
1. Date of Preliminary Plat (attached in Exhibit A): August 9,2006
2. Date of Landscape Plan (attached in Exhibit A): August 7, 2006
g. Applicant's Statement/Justification: We are requesting a zoning of R.8, which is in general
compliance with the existing Meridian Comprehensive Plan designation of Medium Density
Residential. The proposed residential net density is 6.41 dwelling units per acre, which
complies with the City's designation of Medium Density Residential requirement of eight
dwelling units per acre. Sewer and water facilities are available for connection within the
Landing Subdivision No.7 to the south and South Linder Road to the west.
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 detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is
required before the City Council on this matter.
c. Newspaper notifications published on: September 18, 2006, and October 2, 2006
d. Radius notices mailed to properties within 300 feet on: September 8, 2006
e. Applicant posted notice on site by: September 25,2006
6. LAND USE
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
a. Existing Land Use(s): Rural Single Family Residential and Nursery
b. Description of Character of Surrounding Area: To the north, east, and south of this proposed
subdivision are various phases of the Landing Subdivision zoned RA. To the southwest is an
existing rural residence that also has R-4 zoning. To the west are various rural residences one
of which has an R-4 zoning designation.
c. Adjacent Land Use and Zoning:
I. North: The Landing Subdivision, zoned R-4
2. East: The Landing Subdivision, zoned RA
3. South: The Landing Subdivision, zoned R-4
4. West: Rural Residential, zoned R-4
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: There currently exists a sewer main in S. Linder Road.
Location of water: There currently exist water mains in S. Linder Road and in S.
Tylee Way.
Issues or concerns: 1.) Usability of the irrigation easement for each individual
lot. 2.) Redundancy for the water system. 3.) Possibility for lift station upgrades.
4.) Placing the storm drainage facilities within an easement on a buildable
severely hampers the future lot owner's ability to use that ground encumbered by
the easement.
2. Vegetation: N/ A
3. Floodplain: N/ A
4. Canal sID itches/Irrigation: The Kennedy Lateral runs along the southern portion of
this site. The lateral has been partially piped in this area and the applicant intends to
pipe the remaining portion of the lateral that runs through this site.
5. Hazards: N/A
6. Proposed Zoning: R-8
7. Size of Property: 5.59 acres
f. Subdivision Plat Information:
1. Residential Lots: 25
2. Non-residential Lots: 0
3. Total Building Lots: 25
4. Conunon Lots: 4
5. Other Lots: 0
6. Total Lots: 29
7. Open Lots: 0
8. Residential Area: 5.59 acres
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CITY OF MERIDIAN PLANNING DEP AR1MENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
9. Gross Density: 5.06 units per acre
10. Lot Sizes: Lot sizes range from approximately 6,000 square feet to 9,534 square feet
with one large lot of 13,005 square feet.
g. Landscaping:
1. Width of street buffer(s): 25 feet along Linder Road
2. Width ofbuffer(s) between land uses: N/A.
3. Percentage of site as open space: 0.33 acres (5.97%)
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B~12. (Note: If the micro path is above a sewer or water line no trees
shall be required)
h. Proposed and Required Non.Residential Setbacks: As per the R-8 zone for single family
dwellings.
1. Sununary of Proposed Streets and/or Access (private, public, common drive, etc.): The sole
access to the development will be from an existing stub street, South Ty1ee Way, provided
from The Landing Subdivision. The Landing Subdivision currently has approved direct access
from Linder Road. One stub street will be provided to the 2.27 acre parcel to the southwest
that currently contains an existing home.
7. COMMENTS MEETING
On September 15, 2006, Planning Staffheld 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
from three to eight dwelling units per acre (see Page 99 of the Comprehensive Plan.) The proposed
Preliminary Plat includes 25 residential building lots on 5.59 acres for a gross density of 5.06 dwelling
units/acre.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis in italics below policy):
. Chapter VII, Goal ill, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
. 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.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
· 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 allland.use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
. Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link: subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staff is supportive of the proposed pedestrian connection to Linder Road via the proposed
micro path, as well as the extension of the stub street provided from the south which will provide
for pedestrian connectivity with the Landing Subdivision.
. 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 land use. Staff finds that the surrounding developments,
all Single-family dwellings, are compatible with the applicant's proposal.
. Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories
(low-, medium-, and high.density single family, multi-family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
The subject application includes a request for the R-8 zoning designation. All of the adjacent
properties are currently zoned R-4. Staff finds that the requested zoning designation is generally
consistent with the Comprehensive Plan designation, and provides some variety of zoning 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.
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CITY OF MERIDIAN PLANNING DEP AR1MENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
The applicant is proposing to extend one existing stub street from the south and construct another
stub street to the underdeveloped parcel to the southwest. Staff believes that the applicant's
proposal will enhance connectivity and traffic flow in this area.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC 11-2A.2 lists single.family developments as a
Permitted Use in the R-8 zone.
b. Purpose Statement of Zone: 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.
c. Common driveways (Lots 4 and 5 Block 1, see note 12 on Plat): UDC 11-6C-3D describes the
standards for common driveways. All common drives proposed by the applicant should meet
the standards as described in the UDC. These standards are listed below:
1. Maximum dwelling units served: Common driveways shall serve a maximum of four
(4) dwelling units.
2. Width standards: Common driveways shall be a minimum oftwenty 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, arid welfare.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION AND ZONING ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan, and the surrounding land uses and zoning, staff believes that the requested
R.8 zone is appropriate for this property. Please see Exhibit D for detailed analysis of the
required facts and [mdings for annexation.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
The annexation legal description submitted with the application (prepared on June 15, 2006, by
James J. Howard, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposal with the Unified Development
Code, staff believes that this is a good location for the proposed single-family residential
development. Please see Exhibit D for detailed analysis of facts and [mdings for a preliminary
plat.
Landscaping: The landscape plan prepared by Brooks Design Group, on 8-7-06, is
approved with the following modifications/notes:
. The proposed micro pathway (not shown on submitted landscape plan) that
connects Katsura Street to Linder Road shall be constructed in accordance
with UDC 11-3A-8. All landscaping adjacent to the pathway shall meet the
requirements outlined in 11-3B-12. (Note: Micro paths above sewer or water
lines are not required to have trees)
· Per UDC 11-3G-3A, set aside at least 5.97% (0.33 acres) of the site for
useable open space, as proposed.
. Per UDC 11-3B-I0, 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 final plat application(s).
Lot Size/Building Envelope: Lot I, Block 2 and Lot 7, Block 2 are irregular in shape.
Due to required setbacks and the 20 foot inigation easement that runs along the southern
boundary of this project these lots will contain building envelopes of questionable size
and shape. Staff recognizes the design constraints on this entire parcel but feels that the
applicant should provide, at the public hearing, some assurance that these are viable lots
(e.g. - an exhibit showinl! how structures could be situated on these lots, and what size
footprint is available on these lots).
Storm Drain Lot: Staff is concerned about the storm drain lot/common area (Lot 18,
Block I) behind Lot 20, Block 1. As proposed the only access to this storm drain lot is
through an easement across Lot 20, Block I, which is a single-family buildable lot. Staff
is not supportive of encumbering a single-family lot with an access easement for ACIID.
Further, ACHD standards (Section 8009-1-2) will not allow the storm water pipe and
sand and grease trap to be placed in a buildable lot as proposed. Due to this requirement
ACHD will require the proposed easement access to be placed within the common Lot
18, which will reduce Lot 20, Block I in size by more than 900 square feet. This size
reduction will bring Lot 20 below the 5,000 square foot minimum that is required in the
R-8 zone. Staff recommends that this area of the plat be redesigned to accommodate
these required changes. (see Public Works condition 2.2, in Exhibit B)
Nursery Subdivision AZ-06-038, PP-06-036
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
Additional Right-of-Wav: ACHD is requiring an additional 18 feet of right-of-way to be
dedicated along Linder Road. This will have a significant effect on the location of the
required 25 foot landscape buffer along Linder Road, and Lots 18 and 20, Block 1. The
applicant should be required to redesign this area of the plat to show the additional right-
of-way and new location of the landscape buffer. NOTE: This change and the change
required in the Storm Drain Lot analysis above, may result in the loss of Lot 20, Block 1.
hrigation Easement: An existing 20 foot wide easement in favor of the Nampa Meridian
Irrigation district runs along the southern boundary of this project. This easement affects
eight buildable lots (Lots 1-7, Block 2 and Lot 1, Block 1). In a letter dated August 15,
2006 the Nampa Meridian hrigation District stated that "this easement must be protected
and any encroachment without a signed license agreement and approved plan, before any
construction is started, is Wlacceptable." (See Exhibit B for all ofNMID's requirements.)
As proposed, the applicant shows each of the above mentioned lots with a portion of this
easement in the rear yard. Staff will allow this layout, provided the Applicant is able to
obtain a license agreement from the irrigation district to construct fencing and some
landscaping within this easement. If the license agreement is not obtained, and the plat is
approved as proposed, the future homeowners will be unable to fence-off their property
into the easement area, and each homeowner will be responsible to maintain the easement
area that is part of their property. Further, the future homeowners will be paying taxes on
property that they can not customize as their own. To avoid this staff recommends that
this easement area be placed into a common lot if a license agreement is not obtained. As
a common lot the easement area would be maintained by the home owners association
rather than separate property owners. NOTE: If said license agreement is not obtained,
some of the proposed lot lines may need to be adjusted to meet the minimum 5,000
square foot lot size minimum of the R-8 zone. (see Public Works condition 2.1 and the
Planning Department's condition in Exhibit B)
Common Areas: Maintenance of all common areas should be the responsibility of the
Nursery Subdivision Homeowners Association.
Stub Streets: The applicant should be required to provide a public stub street to Parcel
#SI213233965, the Calhoun property, as proposed.
Common Drive: The common drive proposed for Lots 4 and 5, Block 1 should be design
in accordance with UDC 11-6C-3D.
Existing Residences/Buildings: The site currently contains multiple buildings. The
existing buildings span across proposed lot lines and do not meet setback requirements of
the requested zoning. Therefore, all existing buildings should be removed/re-located in
accordance with the building setbacks of the R-8 zone, prior to signature of the final plat
by the City Engineer.
Emergency Vehicle Turnaround: The current design of the cul-de-sac at the west end of
W. Katsura Street does not meet Fire Department standards for an emergency vehicle
turnaround. The applicant should work with the Fire Department to ensure that the cul-
de-sac meets Fire Department standards.
Fencing: No fencing is shown on the preliminary plat or landscape plan. The applicant
should submit a detailed fencing plan with the final plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
be installed around the perimeter prior to issuance of a building permit. All perimeter
fencing must be completed prior to issuance of building permits. Fencing should taper
down to a 3 foot maximum within 20 feet of all rights-of-way. Fencing adjacent to all
micro pathways and common areas is also required; this fencing should be constructed as
six foot open vision or four foot solid. All fencing shall be installed in accordance with
UDC 11-3A-7.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized, the developer will be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-15
and MCC 9-1-28.
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. The Kennedy
Lateral runs along the southern portion of this site. The lateral has been partially piped in
this area and the applicant intends to pipe the remaining portion of the lateral that runs
through this site.
b. Staff Recommendation: Based on the above analysis, staff finds that applications AZ-06-038 and
PP-06-036 substantially conform to the Comprehensive Plan policies and UDC standards. Staff
recommends approval of said AZ and PP applications subject to the conditions listed in Exhibit
B.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (Dated: August 9, 2006)
2. Landscape Plan (Dated: August 7, 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. NampalMeridian Irrigation District
9. Central District Health Department
c. Legal Description
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 9
CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
D. Required Findings from Zoning Ordinance
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
A. Drawings
1. Preliminary Plat (Dated: August 9, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (prepared on June 15, 2006, by
James J. Howard, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian. Any future subdivision, uses, and construction on this property shall comply
with the City of Meridian ordinances in effect at the time of submittal.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet 1, prepared by J.1. Howard Engineers, dated August 9,
2006, is approved, with the conditions listed herein. All comments and any provisions of the
accompanying Annexation and Zoning application (AZ-06-03S) shall also be considered
conditions of the Preliminary Plat (PP-06-036).
1.2.2 The landscape plan prepared by Brooks Design Group, on S-7 -06, is approved with the following
modifications/notes:
· The proposed micro pathway (not shown on submitted landscape plan) that connects
Katsura Street to Linder Road shall be constructed in accordance with UDC 11-3A-S.
All landscaping adj acent to the pathway shall meet the requirements outlined in 11-
3B-12. (Note: Landscaping adjacent to micro paths above sewer or water lines are
not required to have trees, but shall be landscaped with grass and other Public Works
allowed landscape materials.)
· Per UDC ll-3G-3A, set aside at least 5.97% (0.33 acres) of the site for useable open
space, as proposed.
· Add the requirement for a 25-foot wide landscape buffer along Linder, EXCLUSIVE
of ROW.
· Per UDC 11-3B-1O, the applicant shall 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 shall be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan. All standards of
installation should apply as listed in UDC ll-3B-14.
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 fmal plat application(s).
1.2.3 The storm drain easement encroaching on Lot 20, Block 1 shall be placed into a common lot (or
included within the boundaries of Lot IS, Block 1, which is also a common lot) and maintained
by the Nursery Subdivision Homeowners Association. Lot 20, Block 1, and all buildable lots
shall be designed to meet the minimum lot size requirements in the R-S zone.
1.2.4 Prior to submittal of the final plat application the applicant shall be required to redesign Lots IS-
20, Block 1 to reflect the additional right-of~way required by ACHD for Linder Road, and the
new location of the required 25-foot wide landscape huffer. All dimensional standards, open
space requirements, landscaping requirements, or any other standards contained in the UDC shall
apply to the redesigned plat. NOTE: This may result in the loss of one buildable lot in this area.
1.2.5 Prior to signature of the final plat by the City Engineer, the applicant shall submit a signed license
agreement with Nampa and Meridian Irrigation District which allows the individual lots on the
south side of this plat to fence and landscape to their south property line. If the applicant can not
Exhibit B
1.2.9
1.2.10
1.2.11
1.2.12
1.3
1.3.1
1.3.2
1.3.3
1.3.4
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
1.2.6
obtain said license agreement, the plat shall be revised to include the easement area within a
common lot to be owned and maintained by the HOA. All buildable lots must comply with the
minimum dimensional standards of the UDC.
Maintenance of all common areas shall be the responsibility of the Nursery Subdivision
Homeowners Association.
1.2.7
Provide a public stub street to Parcel #SI213233965, the Calhoun property, as proposed.
1.2.8
The common drive proposed for Lots 4, and 5, Block 1 shall be designed in accordance with
UDC 11-6C-3D. Lots 4 and 5, Block 1 shall maintain at least 15 feet of public street frontage
(flag) and the common driveway easement shall be depicted and explained on the face of the [mal
plat; building setbacks should be measured from the edge of the common driveway easement or
property lines, whichever is more restrictive. In accordance with UDC 11-6C-3D7, depict the
required setbacks, building envelopes, and orientation of the lots and structures on Lots 4 and 5,
Block I, on the face of the final plat. In accordance with UDC 11-3C-6, provide each single-
family detached dwelling with a two-car garage and a 20' x 20' parking pad between the garage
face and the common driveway (the asphalt for the common driveway shall not count towards the
required parking pad area.)
All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature ofthe final plat by the City Engineer.
The current design of the cul-de-sac at the west end of W. Katsura Street does not meet Fire
Department standards for an emergency vehicle turnaround. The applicant shall work with the
Fire Department to ensure that the cul-de-sac meets Fire Department standards.
Fencing adjacent to all micro pathways and common areas shall be constructed as six foot open
vision or four foot solid fencing. All fencing shall be installed in accordance with UDC 11-3A-7.
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 inigationldrainage district, or
lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department prior to construction plan approval. If lateral users association approval
can not be obtained, alternate plans will be reviewed and approved by the City Engineer.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC 11-3A-17.
The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-Il.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant should be required to utilize any existing surface or well water for
the primary source. If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer. An underground, pressurized irrigation system should be installed
to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and
MCC 9-1-28.
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 [mal plat application. Where
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan,
the landscaping shall be consistent with the preliminary plan with modifications as proposed by
staff.
1.3.5 The applicant shall submit a fencing plan with the fmal plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences shall taper down
to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UDC 11-3A-7.
1.3.6 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.3.7 Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 There is a 20-foot wide Nampa and Meridian Irrigation District easement shown on the southerly
boundary of this development. Prior to fmal plat signature the applicant shall submit a signed
license agreement with Nampa and Meridian Irrigation District allowing the individual lots to
fence to their property line. OR revise the plat to include that easement in a common lot to be
owned and maintained by the HOA. Ifthe latter of the two is chosen, all lots must still comply
with the minimum dimensional standards of the UDC and the plat must still be in substantial
compliance as detennined by the Planning Director.
2.2 The applicant shall include the storm drain easement on Lot 20 Block 1 into a common lot per
ACHD policy 8009.1.2 which specifically requires all stormwater facilities to be located within
the right-of-way or a common lot.
2.3 Sanitary sewer service to this development is being proposed via extension of mains that flow to
the Landing Lift Station. The applicant shall be responsible for any upgrades to the lift station
that are deemed necessary by the City Engineer.
2.4 The applicant shall be required to wait till the Black Cat Trunk connects to the Glacier Spring
Diversion Manhole or install an "Off-peak pumping Station" in a location coordinated with the
Public Works Department. The stations design and capacity shall be coordinated with the Public
Works Department, the design shall include communication capabilities that are consistent with
the City of Meridian's SCADA system, and odor control. This condition may be rescinded by the
City Engineer if new information arises from ongoing modeling exercises or other subsequent
sources.
2.5 The applicant shall install all sewer mains necessary to provide service; applicant shall coordinate
main size and routing with the Public Works Department, and execute standard forms of
easements for any mains that are required to provide service. Minimum cover over sewer mains
is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.6 A 14-foot wide all weather access road shall be required to all manholes not located within the
right-of-way. The applicant shall be responsible to coordinate with the Planning Department to
comply with this condition and meet all landscaping ordinances/requirements.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
2.7 Water service to this site is being proposed via extension of mains in Tylee Way. The applicant
shall be responsible to install water mains to and through this development, coordinate main size
and routing with Public Works.
2.8 The City Engineer has determined that due to the number of lots on this site a second water
connection shall be required. This connection can be by enlarging the common lot that contains
the sewer main and installing the water main in the common lot; or by acquiring an easement
through the property to the south and cOlUlecting to S. Linder Road.
2.9 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.10 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.11 The applicant has indicated that the Homeowner's association will own and operate the pressure
irrigation system in this proposed development. Since it is to be maintained as a private system,
plans and specifications will be reviewed by the Public Works Department as part of the
construction plan review. A "draft copy" 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.
2.12 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.13 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.14 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.
2.15 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic putposes such as landscape irrigation.
2.16 Per UDC ll-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 construction plan approval. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer.
2.17 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.18 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
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 fmal 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 Pennitting that
may be required by the Envirorunental Protection Agency.
2.23 Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Anny Corps of Engineers.
2.24 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.25 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.26 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.27 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
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 detennined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and pennit from Building Department prior to
commencing installations.
3. FIRE DEPARTMENT
3.1 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 An emergency vehicle tumaroWld is required at the tenninus of Kat sura Street. The turnaround shall
be designed in accordance with fire department standards.
3.3 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.
3.4 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 pennits.
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 IFe Section 509.5.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.5 All entrance and internal roads, alleys, and cul-de-sacs shall have a turning radius of 28' inside
and 48' outside radius.
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 Dl03A. The roadway shall be able to accommodate an imposed load of
75,000 GVW. Due to the 1,100 foot block length, parking shall be limited to one side.
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 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 ftre 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).
4. POLICE DEPARTMENT
4.1 All interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
4.2 The micro paths shall be adequately lit to afford greater visibility of the site as policed from the
public street.
4.3 The sluubbery along the micro-pathways shall not exceed two feet in height at maturity.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape
Ordinance (UDC ll-3B-1O) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC Il-3B-I0) will be followed.
6. SANITARY SERVICE COMPANY
6.1 SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1. SITE SPECIFIC REQUIREMENTS
7.1.1 Dedicate 48-feet of right-of-way from the centerline of Linder Road, an additional 18-feet.
ACHD will purchase the additional right-of-way to be dedicated and will not compensate for the
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
7.1.2
7.1.3
7.1.4
7.1.5
7.1.6
7.1.7
7.2
7.2.1
7.2.2
7.2.3
7.2.4
7.2.5
7.2.6
7.2.7
7.2.8
7.2.9
7.2.10
Exhibit B
existing right-of-way. The right-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat for signature by the
ACHD Commission or prior to issuance of a building permit (or other required permits),
whichever occurs first.
Construct a 36-foot street section within 50-feet of right-of-way complete with curb, gutter and 5-
foot attached concrete sidewalk for Katsura Street.
Construct a standard cul-de-sac turnaround at the tenninus of Katsura Street. Construct curb,
gutter and sidewalk around the perimeter of the cul-de-sac except for the stub street location.
Extend a stub street into the site from the south, South Tylee Way, located approximately 200-
feet west of the east property line (measured property line to centerline). Construct a 36-foot
street section within 50-feet of right-of-way complete with curb, gutter and 5-foot attached
concrete sidewalk for South Tylee Way.
Construct a stub street to the south, Katsura Street, located approximately l30-feet east of the
west property line (measured property line to centerline). This stub street shall align with and
connect to a future street to the south of the subject site.
Linder Road is classified as an arterial roadway: all access points to Linder Road will be closed:
direct lot access to Linder Road is prohibited and should be noted on the final plat. The applicant
is required to close all existing access to Linder Road (including lot 20) and access the internal
public streets.
Comply with all Standard Conditions of Approval.
GENERAL REQUIREMENTS
Any existing irrigation facilities shall be relocated outside ofthe right-of-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Comply with the District's Tree Planter Width Interim Policy.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required pennits), which incorporates any required design changes.
Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees is required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confmnation of any change from the Ada County Highway District.
7.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with allrnles, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. NAMP A/MERIDIAN IRRIGATION DISTRICT
8,1 A land use change application must be filed, for review, prior to final platting.
8.2 All laterals and waste ways must be protected.
8.3 The District's Kennedy Lateral courses along the south boundary of this proposed project. This
easement must be protected and any encroachment without a signed license agreement and
approved plan, before any construction is started, is unacceptable.
8.4 All municipal surface drainage must be retained on site.
9. CENTRAL DISTRICT HEALTH DEPARTMENT
9.1 After written approval from appropriate entities is submitted, we can approve this proposal for
central sewage and central water.
9.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Enviromnental Quality: central sewage and central water.
9.3 Run-off is not to create a mosquito breeding problem.
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARlMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
c. Legal Description
ANNEXA TION DESCRIPTION
FOR
PROPOSED NURSERY SUBDIVISION
A parcel ofland lying in the NWI/4 of Section 13, Township 3 North, Range 1 West,
Boise Meridian, Ada County, Idaho, said parcel being more particularly described as
follows:
Commencing at a Brass Cap marking the NW Corner of said Section J 3, said Brass Cap
bears N.00oOO'35"W. 2657.33 feet (formerly 2657.54 feet) from a 5/8 inch rebar marking
the W 1/4 Corner of said Section 13; thence S.00oOO'35"E. 1862.31 feet (formerly
1862.19 feet) along the West line of the said NWI/4 of Section 13 and along the
centerline of S. Linder Road to a point marking the SW Corner of The Landing
Subdivision No, 2, records of Ada County, Idaho, said point being the POINT OF
BEGINNING;
thence S.89049'00"E. 30,00 feet along the south boundary of The Landing Subdivision
No.2 to a point lying on the east right of way of said S. Linder Road,
Thence continuing S.89049'00"E. 960.16 feet along the south boundaries of The Landing
Subdivision No.2 and The Landing Subdivision No.3 to a point lying on the westerly
boundary of The Landing Subdivision No.4;
Thence S.00000'35"E. 381.34 feet (fonnerly 379.61 feet) along the said westerly
boundary of The Landing Subdivision No.4 to a point lying on the northerly boundary of
The Landing Subdivision No.7, and lying on the centerline of the Kennedy Lateral;
Thence along the said centerline of the Kennedy Lateral the following courses and
distances:
N.60043'10"W. 164.27 feet (formerly 164.23 feet) along the said northerly boundary of
The Landing Subdivision No.7 to a point;
Thence N.81 o30'40"W. 597.88 feet, a portion of this distance being along the said
northerly boundary of The Landing Subdivision No.7, to a point;
Thence N.77014'25"W. 98.02 feet to a point;
Thence N.56005'40"W. 156.62 feet to a point lying on the said east right of way ofS.
Linder Road;
Thence continuing N .56005' 40"W. 36,15 feet to a point lying on the said West line of the
NW I /4 of Section 13 and lying on the said centerline of S. Linder Road;
Nursery Sub ANNEXATION dos.riplioll 061406Imm.do.
Exhibit C
CITY OF MERlDIANPLANNINGDEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
Thence leaving the said centerline of the Kennedy Lateral, N.00oOO'35"W. 86.73 feet
(tonnerly 87.42 feet and 85.34 feet) along the said West line of the NW 1/4 of Section 13
and along the said centerline ofS. Linder Road to the POINT OF BEGINNING.
Said parcel contains 5.59 acres, more or less, and is subject to all existing easements and
right-or-ways of record or implied.
e~ep-.?jROVAl,
MERIDIAN PUBLIC
WORKS DEP1.
NutSery Sub ANNEXATION description 0614061mrn,doc
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subj ect property to R -8. Staff fmds that the
proposed zoning map amendment complies with the applicable provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of
this Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that single.fami1y residential uses are allowed within the requested zoning
district of R-8 as a Principally Permitted Uses. The accompanying plat demonstrates the
land will be developed with varying lot sizes and other dimensional requirements which
conform to the proposed zoning designation.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff fmds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this fmding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon delivery of services by any political subdivision providing services to this site, as
conditioned in the staff report.
5. The annexation is in the best of interest ofthe City (UDC 11-5B-3.E).
Staff finds that all essential services will be provided by the developer to the subj ect
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, staff fmds that Annexation and Zonimr of this Drovertv to R -8 would be in the best
interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff supports the proposed density and proposed plat layout, with
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
recommended changes, as they comply with the provisions of the Comprehensive Plan.
Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff [mds that public services can be made available to accommodate the proposed
development. (See Finding Items 3 and 4 above under Annexation Findings for more
details.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
own cost, staff [mds 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 COWlcil rely upon comments from the public
service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit
B, Agency Comments and Conditions, for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
development of this subdivision that should be brought to the COWlcil or Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that
the Commission and COWlcil reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is Wlaware of any natural, scenic, or historic features on this site. Therefore, staff
[mds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and COWlcil reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit D
i. ..
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AFFIDAVIT OF POSTING ,~, i ,
STATE OF IDAHO )
) S
COUNTY OF ADA )
I,
Mike Arnold,
(name)
Premier Signs, Inc 2100 E Fflirview Avenue, Suite 7
(address)
855-0380
(phone)
Meridian
Idaho
(state)
, being first duly sworn upon
oath I depose and say:
( city)
I personally posted the subject property with the hearing notice sign a minimum of 10 days prior
to the City Council hearing for the Annexation & Zoning of 5.59 acres from RUT to R-8 zone
and Preliminary Plat approval of 25 bui/ding lots and 4 common lot.t; on 5.59 acres in
proposAd R-8 zone for Nursery Subdivision.
Dated this
12
day of
October , 2006
~-/~~
(s~ature)
SUBSCRIBED AND SWORN ~,e me the day and year first above written.
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1
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
November 2, 2006
ITEM #
9, 10
PROJECT NUMBER
AZ 06-038, PP 06-036
PROJECT NAME
Nursery Subdivision
NAME (PLEASE PRINT)
FOR AGAINST NEUTRAL
Project: Nursery Subdivision
Location, size of property and existing zoning: The east side of Linder Road approximately 1,900 feet
south' of Franklin Road. The application'includes annexation and zoning of 5.59 acres from RUT (Ada
County) to R-8 (Medium Density Residential) and Preliminary Plat approval of 25 single family
residential lots and 4 common lots. All of this property is currently zoned RUT in Ada County.
Adjacent Land Use and Zoning:, .
1. North: The Landing Subdivision, zoned R-4
2. East: The Landing Subdivision, zoned R-4
3. South: The Landing Subdivision and one large parcel, zoned R-4
4. West: Single-family homes, zoned RI (Ada County)
Applications: Annexation and Zoning, and a Preliminary Plat of the entire site.
Overall Project Description & Subdivision Information:
1. Residential Lots: 25 (single family)
2. Non-residential Lots: None
3. Common Lots: 4
4. Gross Density: The gross density of Nursery Subdivision is 5.06 dwelling units per
acre.
Summary of Proposed Streets and/or Access: The sole access to the development will be from an existing
stub street, South Tylee Way, provided from The Landing Subdivision. The Landing Subdivision .
currently has approved direct access from Linder Road. One stub street will be provided to the 2.27 acre
parcel to the southwest that currently contains an existing home.
Existing Constraints and Opportunities: The Kennedy Lateral runs along the southern portion of this site.
The lateral has been partially piped in this area and tile applicant intends to pipe the remaining portion of
the lateral that runs tlrrough tllis site.
Comprehensive Plan Designation: Medium Density Residential
Compliance with Comprehensive Plan: Generally complies with the existing Comprehensive Plan and
Future Land Use Map.
Compliance with ODC: Generally complies with conditions.
Proposed DA requirements: None
History of Previous Actions: None
Other: None
Elevations: No
Outstanding Issue(s) for Commission:
1. Staff is concerned about the storm drain lot/common area (Lot 18, Block 1) behind Lot 20, Block
1. As proposed the only access to this storm drain lot is through an easement across Lot 20, Block
1, which is a single-family buildable lot. Staff is not supportive of encumbering a single-family
lot with an access easement for ACHD.
2. AClID is requiring an additional ,18 feet of right-of-way to be dedicated along Linder Road. This
will have a significant effect on the location of the required 25 foot landscape buffer along Linder
Road, and Lots 18 and 20, Block 1. The applicant should be required to redesign this area of the
plat to show the additional right-of-way and new location of the landscape buffer.
3. An existing 20 foot wide easement in favor of the Nampa Meridian Irrigation district runs along
the southern boundary of this project. This easement affects eight buildable lots (Lots 1 ~ 7, Block
2 and Lot 1, Block 1). In a letter dated August 15,2006 the Nampa Meridian Irrigation District
stated that "this easement must be protected and any encroaclunent without a signed license
agreement and approved plan, before any construction is started, is unacceptable." (See Exhibit B
for all ofNMID's requirements.) As proposed, the applicant shows each of the above mentioned
lots with a portion of this easement in the rear yard. Staff will allow this layout, provided the
Applicant is able to obtain a license agreement from the irrigation district to construct fencing and
some landscaping within this easement.
Staff Recommendation: Staff is recommending approval of AZ-06-03 8 and PP-06-036 subject to the
conditions listed in Exhibit B of the staff report. . '.
Notes:
October 2, 2006
MERIDIAN PLANNING & ZONING MEETING
PP 06-036
October 5, 2006
APPLICANT Gary Fors ITEM NO. 1 0
REQUEST Public Hearing - Preliminary Plat approval of 25 residential lots and 3
common lots on 5.53 acres in a proposed R-8 zone for Nursery Subdivision -
570 S. Linder Road
AGENCY
COMMENTS
CITY CLERK:
See AZ Packet
CITY ENGINEER:
CITY PLANNING DIRECTOR:
^J-j~ It/djo~
Qp{~' 1i
pi tt
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
...fi't:
o{;GCITYor'~ 'u''
.J' '-\
eriaian _M'~; ~~,
V
IDAHO ~
~" f
n .'
'''-'-v" ,
""f<l.TJ<CASUI<"VAll.,c, SINCE To insure that your comments and recommendations will be considered by
'903 the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Joseph W. Borton
Charles M. Rountree
Shaun Wardle
Attn: Will Berg, City Clerk, by: ASAP
Transmittal Date: September 26, 2006 File No.: AZ 06-038 I PP 06-036
Hearing Date: October 5, 2006
Request: REVISED. Preliminary Plat for Nursery Subdivision
CITY DEPARTMENTS
City Attorney/HR
703 Main Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
By: Gary Fors
Location of Property or Project: 570 S. Linder Road
Fire
540 E. Franklin Road
888-1234 I fax 895-0390
David Zaremba (no FP)
David Mae (no FP)
Wendy Newton-Huckabay (No FP)
Michael Rohm (No FP)
Keith Borup (No FP)
Tammy de Weerd, Mayor
Charlie Rountree, C/C
Joe Borton, C/C
Keith Bird, C/C
Shaun Wardle, C/C
Water Department
Sewer Department
Sanitary Services(No VAR, VAG, FP)
Building Department I Rich Greene
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Parks & Recreation
11 W. Bower Street
888-3579 I fax 898-5501
Plalming
660 E. Watertower Lane
Suite 202
884-5533 I fax 888-6844
Police
1401 E. Watertower Lane
888-6678 I fax 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500 I fax 895-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 I fax 887-1297
- Wastewater
3401 N. Ten Mile Road
888-2191 I fax 884-0744
- Water
2235 N.W. 8th Street
888-5242 I fax 884-1159
Your Concise Remarks:
Meridian School District (No FP)
Meridian Post Office(FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrig. District
Idaho Power CO. (FP,PP,GUP)
Qwest (FP/PP only)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Dept. (No FP)
Ada County Ass. Land Records
Meridian Development Corp.
Historical Preservation Comm.
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK _ FAX 888.4218 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119
Prinled on recycled paper
CITY OF MERIDIAN
PUBLIC HEARING
SIGN..UP SHEET
October 5, 2006
ITEM #
9, 10
DATE
PROJECT NUMBER
AZ 06..038, PP 06..036
PROJECT NAME
Nursery Subdivision
NAME (PLEASE PRINT)
FOR AGAINST NEUTRAL
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
STAFF REPORT
TO:
olferi;/!!t,
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Hearing Date: 10/5/2006
Planning & Zoning Commission
FROM:
Justin Lucas
Associate City Planner
Meridian Planning Department
884-5533
SUBJECT:
Nursery Subdivision
· AZ-06-038
Annexation and Zoning of 5.59 acres from RUT (Ada County) to R-8
(Medium Density Residential)
. PP-06-036
Preliminary Plat of 25 single-family building lots and 4 common lots on 5.59
acres in a proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Garry Fors, has applied for Annexation and Zoning (AZ) of 5.59 acres from RUT (Ada
County) to R-8 (Medium Density Residential) and Preliminary Plat approval of 25 single family
residential lots and 4 common lots for Nursery Subdivision. The site is located on the east side of Linder
Road approximately 1,900 feet south of Franklin Road in Section 13, Township 3 North, Range 1 West,
and is currently referenced as Assessor's Parcel Number S1213233892. The subject site is within the
City's Area of Impact and Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-038 and PP-06-036) 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.
3. PROPOSED MOTIONS
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-038 and PP-06-036 as presented in the staff report for the
hearing date of October 5, 2006, with the following modifications to the conditions of approval:
(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-06-038 and PP-06-036 as presented during the hearing on
October 5, 2006, for the following reasons: (You should state specific reasons for denial of the
annexation request, you must state specific reasons for denial of the preliminary plat request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-038 and PP-06-Q36 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
Nursery Subdivision AZ-06-038, PP-06-036
PAGEl
,:'-:,
SEP
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'..<,"""7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DA IE OF OCTOBER 5, 2006
a. Site Address/Location:
570 South Linder Road
Section 13, T3N, Rl W
b. Applicant / Owner:
Gary F ors
843 Lilac Street
Meridian, ID 83642
c. Representative: Jim Howard, IJ. Howard Engineers
d. Present Zoning: RUT (Ada County)
e. Present Comprehensive Plan Designation: Medium Density Residential
f. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 5.59 acres to R-8 and Preliminary Plat approval of 25
single-family buildable lots and 4 common lots. All of the homes within the development are
proposed to be single-family detached. The gross density of the project is 5.06 dwelling units
per acre and the net density is 7.27 dwelling units per acre. Approximately 5.97 percent of the
site is being set aside for open space.
1. Date of Preliminary Plat (attached in Exhibit A): August 9,2006
2. Date of Landscape Plan (attached in Exhibit A): August 7,2006
g. Applicant's Statement/Justification: We are requesting a zoning of R-8, which is in general
compliance with the existing Meridian Comprehensive Plan designation of Medium Density
Residential. The proposed residential net density is 6.41 dwelling units per acre, which
complies with the City's designation of Medium Density Residential requirement of eight
dwelling units per acre, Sewer and water facilities are available for connection within the
Landing Subdivision No. 7 to the south and South Linder Road to the west.
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: September 18, 2006. and October 2, 2006
d. Radius notices mailed to properties within 300 feet on: September 8, 2006
e. Applicant posted notice on site by: September 25, 2006
6. LAND USE
a. Existing Land Use(s): Rural Single Family Residential and Nursery
b. Description of Character of Surrounding Area: To the north, east, and south of this proposed
subdivision are various phases of the Landing Subdivision zoned R-4. To the southwest is an
existing rural residence that also has R-4 zoning. To the west are various rural residences one
of which has an R-4 zoning designation.
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
c. Adjacent Land Use and Zoning:
1. North: The Landing Subdivision, zoned R-4
2. East: The Landing Subdivision, zoned R-4
3. South: The Landing Subdivision, zoned R-4
4. West: Rural Residential, zoned R-4
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: There currently exists a sewer main in S. Linder Road.
Location of water: There currently exist water mains in S. Linder Road and in S.
Ty1ee Way.
Issues or concerns: 1.) Usability of the irrigation easement for each individual
lot. 2.) Redundancy for the water system. 3.) Possibility for lift station upgrades.
4.) Placing the storm drainage facilities within an easement on a buildable
severely hampers the future lot owner's ability to use that ground encumbered by
the easement.
2. Vegetation: N/A
3. Floodplain: N/A
4. Canals/Ditches/Irrigation: The Kennedy Lateral runs along the southern portion of
this site. The lateral has been partially piped in this area and the applicant intends to
pipe the remaining portion of the lateral that runs through this site.
5. Hazards: N/A
6. Proposed Zoning: R-8
7. Size of Property: 5.59 acres
f. Subdivision Plat Information:
1. Residential Lots: 25
2. Non-residential Lots: 0
3. Total Building Lots: 25
4. Common Lots: 4
5. Other Lots: 0
6. Total Lots: 29
7. Open Lots: 0
8. Residential Area: 5.59 acres
9. Gross Density: 5.06 units per acre
10. Lot Sizes: Lot sizes range from approximately 6,000 square feet to 9,534 square feet
with one large lot of 13,005 square feet.
g. Landscaping:
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
I. Width of street buffer(s): 25 feet along Linder Road
2. Width ofbuffer(s) between land uses: N/A.
3. Percentage of site as open space: 0.33 acres (5.97%)
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12. (Note: If the micro path is above a sewer or water line no trees
shall be required)
h. Proposed and Required Non-Residential Setbacks: As per the R-8 zone for 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 stub street, South Ty1ee Way, provided
from The Landing Subdivision. The Landing Subdivision currently has approved direct access
from Linder Road. One stub street will be provided to the 2.27 acre parcel to the southwest
that currently contains an existing home.
7. COMMENTS MEETING
On September 15, 2006, Planning Staffheld 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
from three to eight dwelling units per acre (see Page 99 of the Comprehensive Plan.) The proposed
Preliminary Plat includes 25 residential building lots on 5.59 acres for a gross density of 5.06 dwelling
units/acre.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis in italics below policy):
. Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plan.s 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.
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
. The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
. The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
. Chapter VI, Goal II, Objective A, Action 3 . Consider "Accommodating Bicycle and
Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and
Walking in all land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
. Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staff is supportive of the proposed pedestrian connection to Linder Road via the proposed
micro path, as well as the extension of the stub street provided from the south which will provide
for pedestrian connectivity with the Landing Subdivision.
. 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 land use. Stafffinds that the surrounding developments,
all single.Jamily dwellings, are compatible with the applicant's proposal.
. Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories
(low-, medium-, and high-density single family, multi-family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
The subject application includes a request for the R-8 zoning designation. All of the adjacent
properties are currently zoned R-4. Stafffinds that the requested zoning designation is generally
consistent with the Comprehensive Plan designation, and provides some variety of zoning 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 applicant is proposing to extend one existing stub street from the south and construct another
stub street to the underdeveloped parcel to the southwest. Staff believes that the applicant's
proposal will enhance connectivity and traffic flow in this area.
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 5
CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIlE HEARING DATE OF OCTOBER 5, 2006
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family developments as a
Permitted Use in the R-8 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
c. Common driveways (Lots 4 and 5 Block 1, see note 12 on Plat): UDC 11-6C-3D describes the
standards for common driveways. All common drives proposed by the applicant should meet
the standards as described in the UDC. These standards are listed below:
1. Maximum dwelling units served: Common driveways shall serve a maximum of four
(4) dwelling units.
2. Width standards: Common driveways shall be a minimum of twenty feet (20') in
width.
3. Maximum length: Common driveways shall be a maximum of one hundred fifty feet
(150') in length or less, unless otherwise approved by the Meridian City Fire Department.
4. Improvement standards: Common driveways shall be paved with a surface
capable of supporting fire vehicles and equipment.
5. Abutting properties: Unless limited by significant geographical features, all
properties that abut a common driveway shall take access from the driveway.
6. Turning radius: Common driveways shall be straight or provide a twenty-eight
foot (28') inside and forty-eight foot (48') outside turning radius.
7. Depictions: For any plats using a common driveway, the setbacks, building
envelope, and orientation of the lots and structures shall be shown on the
preliminary and/or final plat.
8. Easement: A perpetual ingress/egress easement shall be filed with the Ada
County Recorder, which shall include a requirement for maintenance of a
paved sunace capable of supporting fire vehicles and equipment.
9. Alternative compliance: The Director may approve or recommend approval of
alternative design or constmction standards when the applicant can
demonstrate that the proposed overall design meets or exceeds the intent of
the required standards of this Section and shall not be detrimental to the public
health, safety, and welfare.
10. ANALYSIS
a, Analysis of Facts Leading to Staff Recommendation
ANNEXATION AND ZONING ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan, and the surrounding land uses and zoning, staff believes that the requested
R-8 zone is appropriate for this property. Please see Exhibit D for detailed analysis of the
required facts and findings for annexation.
The annexation legal description submitted with the application (prepared on June 15,2006, by
James 1. Howard, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
Nursei)' Subdivision AZ-06-038, PP-06-036
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposal with the Unified Development
Code, staff believes that this is a good location for the proposed single-family residential
development. Please see Exhibit D for detailed analysis of facts and findings for a preliminary
plat.
Landscaping: The landscape plan prepared by Brooks Design Group, on 8-7-06, is
approved with the following modifications/notes:
. The proposed micro pathway (not shown on submitted landscape plan) that
connects Katsura Street to Linder Road shall be constructed in accordance
with UDC 11-3A-8. All landscaping adjacent to the pathway shall meet the
requirements outlined in 11-3B-12. (Note: Micro paths above sewer or water
lines are not required to have trees)
. Per UDC 11-3G-3A, set aside at least 5.97% (0.33 acres) of the site for
useable open space, as proposed.
· 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 final plat application(s).
Lot Size/Building Envelope: Lot I, Block 2 and Lot 7, Block 2 are irregular in shape.
Due to required setbacks and the 20 foot irrigation easement that runs along the southern
boundary of this project these lots will contain building envelopes of questionable size
and shape. Staff recognizes the design constraints on this entire parcel but feels that the
applicant should provide, at the public hearing. some assurance that these are viable lots
(e.g. - an exhibit showing how structures could be situated on these lots. and what size
footorintis available on these lotst
Storm Drain Lot: Staff is concerned about the storm drain lot/common area (Lot 18,
Block I) behind Lot 20, Block 1. As proposed the only access to this storm drain lot is
through an easement across Lot 20, Block I, which is a single-family buildable lot. Staff
is not supportive of encumbering a single-family lot with an access easement for ACHD.
Further, ACHD standards (Section 8009-1-2) will not allow the storm water pipe and
sand and grease trap to be placed in a buildable lot as proposed. Due to this requirement
ACHD will require the proposed easement access to be placed within the common Lot
18, which will reduce Lot 20, Block I in size by more than 900 square feet. This size
reduction will bring Lot 20 below the 5,000 square foot minimum that is required in the
R-8 zone. Staff recommends that this area of the plat be redesigned to accommodate
these required changes. (see Public Works condition 2.2, in Exhibit B)
Irrigation Easement: An existing 20 foot wide easement in favor of the Nampa Meridian
Irrigation district runs along the southern boundary of this project. This easement affects
eight buildable lots (Lots 1-7, Block 2 and Lot 1, Block 1). In a letter dated August IS,
2006 the Nampa Meridian Irrigation District stated that "this easement must be protected
and any encroachment without a signed license agreement and approved plan, before any
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DAlE OF OCTOBER 5, 2006
construction is started, is unacceptable." (See Exhibit B for all ofNMID's requirements.)
As proposed, the applicant shows each of the above mentioned lots with a portion of this
easement in the rear yard. Staff wiJI allow this layout, provided the Applicant is able to
obtain a license agreement from the irrigation district to construct fencing and some
landscaping within this easement. If the license agreement is not obtained, and the plat is
approved as proposed, the future homeowners will be unable to fence-off their property
into the easement area, and each homeowner will be responsible to maintain the easement
area that is part of their property. Further, the future homeowners will be paying taxes on
property that they can not customize as their own. To avoid this staff recommends that
this easement area be placed into a common lot if a license agreement is not obtained. As
a common lot the easement area would be maintained by the home owners association
rather than separate property owners. NOTE: If said license agreement is not obtained,
some of the proposed lot lines may need to be adjusted to meet the minimum 5,000
square foot lot size minimum of the R-8 zone. (see Public Works condition 2.1 and the
Planning Department's condition in Exhibit B)
Common Areas: Maintenance of all common areas should be the responsibility of the
Nursery Subdivision Homeowners Association.
Stub Streets: The applicant should be required to provide a public stub street to Parcel
#SI213233965, the Calhoun property, as proposed,
Common Drive: The common drive proposed for Lots 4 and 5, Block 1 should be design
in accordance with UDC 11-6C-3D.
Existing Residences/Buildings: The site currently contains multiple buildings. The
existing buildings span across proposed lot lines and do not meet setback requirements of
the requested zoning. Therefore, all existing buildings should be removed/re-located in
accordance with the building setbacks of the R-8 zone, prior to signature of the final plat
by the City Engineer.
Emergency Vehicle Turnaround: The current design of the cul-de-sac at the west end of
W. Katsura Street does not meet Fire Department standards for an emergency vehicle
turnaround. The applicant should work with the Fire Department to ensure that the cul-
de-sac meets Fire Department standards.
Fencing: No fencing is shown on the preliminary plat or landscape plan. The applicant
should submit a detailed fencing plan with the final plat application for the subdivision. If
pennanent fencing is not provided, temporary construction fencing to contain debris must
be installed around the perimeter prior to issuance of a building permit. All perimeter
fencing must be completed prior to issuance of building pennits. Fencing should taper
down to a 3 foot maximum within 20 feet of all rights-of-way. Fencing adjacent to all
micro pathways and common areas is also required; this fencing should be constructed as
six foot open vision or four foot solid. All fencing shall be installed in accordance with
UDC ] ]-3A-7.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized, the developer will be responsible for the payment of
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
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.
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. The Kennedy
Lateral runs along the southern portion of this site. The lateral has been partially piped in
this area and the applicant intends to pipe the remaining portion of the lateral that runs
through this site.
b. Staff Recommendation: Based on the above analysis, staff finds that applications AZ-06-038 and
PP-06-036 substantially confonn to the Comprehensive Plan policies and UDC standards. Staff
recommends approval of said AZ and PP applications subiect to the conditions listed in Exhibit
B.
Il. EXHIBITS
A. Drawings
I. Preliminary Plat (Dated: August 9, 2006)
2. Landscape Plan (Dated: August 7,2006)
B. Conditions of Approval
I. 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. NampalMeridian Irrigation District
9. Central District Health Department
C. Legal Description
D. Required Findings from Zoning Ordinance
Nursery Subdivision AZ-06-038, PP-06-036
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006
A. Drawings
1. Preliminary Plat (Dated: August 9, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (prepared on June 15, 2006, by
James J. Howard, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian. Any future subdivision, uses, and construction on this property shall comply
with the City of Meridian ordinances in effect at the time of submittal.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet I, prepared by U. Howard Engineers, dated August 9,
2006, is approved, with the conditions listed herein. All comments and any provisions of the
accompanying Annexation and Zoning application (AZ-06-038) shall also be considered
conditions of the Preliminary Plat (PP-06-036).
1.2.2 The landscape plan prepared by Brooks Design Group, on 8-7-06, is approved with the following
modifications/notes:
. The proposed micro pathway (not shown on submitted landscape plan) that connects
Katsura Street to Linder Road shall be constructed in accordance with UDC 11-3A-8.
All landscaping adjacent to the pathway shall meet the requirements outlined in 11-
3B-12. (Note: Landscaping adjacent to micro paths above sewer or water lines are
not required to have trees, but shall be landscaped with grass and other Public Works
allowed landscape materials.)
. Per UDC 11-3G-3A, set aside at least 5.97% (0.33 acres) ofthe site for useable open
space, as proposed.
. Per UDC 11-3B.1O, the applicant shall 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 sh.!!lJ,._~~,..P!~..P!'I!:~~_~.Y__tJ:l~J~~~_s.C;:~P~__~_~l1i!~_~t,...../{ Deleted: ould
designer, or qualified nursety11lan responsible for the landscape plan. All standards of
installation should apply as listed in UDC 11-3B-14.
All standards of installation shall apply as listed in UDC 11-3B-14. Submit a landscape plan,
reflecting the changes/notes mentioned above, with the final plat application(s).
1.2.3 The storm drain easement encroaching on Lot 20, Block I shall be placed into a common lot (or
included within the boundaries of Lot 18, Block I) and maintained by the Nursery Subdivision
Homeowners Association. Lot 20, Block I shall be redesigned to meet the minimum lot size
requirements in the R-8 zone.
1.2.4 Prior to signature of the final plat by the City Engineer, the applicant shall submit a signed license
agreement with Nampa and Meridian Irrigation District which allows the individual lots on the
south side of this plat to fence and landscape to their south property line. If the applicant can not
obtain ,said license agreement, the plat shall be revised to include the easement area within a
common lot to be owned and maintained by the HOA. All buildable lots must comply with the
minimum dimensional standards of the UDC.
1.2.5 Maintenance of aU common areas shall be the responsibility of the Nursery Subdivision
Homeowners Association.
1.2.6
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Exhibit B
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
1.2.7
The common drive proposed for Lots 4, and 5, Block I shall be designed in accordance with
UOC 11-6C-3D. Lots 4 and 5, Block I shall maintain at least IS feet of public street frontage
(flag) and the common driveway easement shall be depicted and explained on the face of the final
plat; building setbacks should be measured from the edge of the common driveway easement or
property lines, whichever is more restrictive. In accordance with UDC 11-6C-3D7, depict the
required setbacks, building envelopes, and orientation of the lots and structures on Lots 4 and 5,
Block 1, on the face of the final plat. In accordance with UDC ll-3C-6, provide each single-
family detached dwelling with a two-car garage and a 20' x 20' parking pad between the garage
face and the common driveway (the asphalt for the common driveway shall not count towards the
required parking pad area.)
All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature of the final plat by the City Engineer.
The current design of the cul-de-sac at the west end of W. Katsura Street does not meet Fire
Department standards for an emergency vehicle turnaround. The applicant shall work with the
Fire Department to ensure that the cul-de-sac meets Fire Department standards.
Fencing adjacent to all micro pathways and common areas shaH be constructed as six foot open
vision or four foot solid fencing. AH fencing shaH be installed in accordance with UDC 11-3A-7.
Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or
lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department prior to construction plan approval. If lateral users association approval
can not be obtained, alternate plans will be reviewed and approved by the City Engineer.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC 11-3A-17.
The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A -II.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant should be required to utilize any existing surface or well water for
the primary source. If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer. An underground, pressurized irrigation system should be installed
to aHlandscape areas per the approved specifications and in accordance with UOC 11-3A -15 and
MCC 9-1-28.
1.2.8
1.2.9
1.2.10
1.2.11
1.3
1.3.1
1.3.2
1.3.3
1.3.4
A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as
noted in this report, shall be submitted for the subdivision with the final plat application. Where
the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan,
the landscaping shall be consistent with the preliminary plan with modifications as proposed by
staff,
The applicant shall submit a fencing plan with the final plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences shaH taper down
to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UOC 11-3A-7.
1.3.5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR mE HEARING DATE OF OCTOBER 5, 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 nwnber of caliper inches of trees that were removed,
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.3.7 Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 There is a 20-foot wide Nampa and Meridian Irrigation District easement shown on the southerly
boundary of this development. Prior to final plat signature the applicant shall submit a signed
license agreement with Nampa and Meridian Irrigation District allowing the individual lots to
fence to their property line. OR revise the plat to include that easement in a common lot to be
owned and maintained by the HOA. If the latter of the two is chosen, all lots must still comply
with the minimum dimensional standards of the UDC and the plat must still be in substantial
compliance as determined by the Planning Director.
2,2 The applicant shall include the storm drain easement on Lot 20 Block 1 into a common lot per
ACHD policy 8009.1.2 which specifically requires all stormwater facilities to be located within
the right-of-way or a common lot.
2.3 Sanitary sewer service to this development is being proposed via extension of mains that flow to
the Landing Lift Station. The applicant shall be responsible for any upgrades to the lift station
that are deemed necessary by the City Engineer.
2.4 The applicant shall install all sewer mains necessary to provide service; applicant shall coordinate
main size and routing with the Public Works Department, and execute standard forms of
easements for any mains that are required to provide service. Minimum cover over sewer mains
is three feet, if cover from top of pipe to sub~grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.5 A 14-foot wide all weather access road shall be required to all manholes not located within the
right-of-way. The applicant shall be responsible to coordinate with the Planning Department to
comply with this condition and meet all landscaping ordinances/requirements.
2.6 Water service to this site is being proposed via extension of mains in Tylee Way. The applicant
shall be responsible to install water mains to and through this development, coordinate main size
and routing with Public Works.
2.7 The City Engineer has determined that due to the number of lots on this site a second water
connection shall be required. This connection can be by enlarging the common lot that contains
the sewer main and installing the water main in the common lot; or by acquiring an easement
through the property to the south and connecting to S. Linder Road.
2.8 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.9 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.10 The applicant has indicated that the Homeowner's association will own and operate the pressure
irrigation system in this proposed development. Since it is to be maintained as a private system,
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006
plans and specifications will be reviewed by the Public Works Department as part of the
construction plan review. A "draft copy" of the operations and maintenance manual will be
required prior to plan approval with the "final draft" being required prior to final plat signature on
the last phase of this project.
2.11 The City of Meridian requires that pressurized inigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.12 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.13 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.14 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.15 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to construction plan approval. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer.
2.16 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.17 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.18 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized inigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.19 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.20 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.22 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.23 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR mE HEARING DATE OF OCTOBER 5, 2006
2.24 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.25 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.26 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or 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. FlREDEPARTMENT
3.1 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 An emergency vehicle turnaround is required at the terminus of Katsura Street. The turnaround shall
be designed in accordance with fire department standards.
3.3 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.
3.4 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 !h" 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 !FC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.5 All entrance and internal roads, alleys, and cul-de-sacs shall have a turning radius of 28' inside
and 48' outside radius.
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' !FC Table DI03.4. The roadway shall be able to accommodate an imposed load of
75,000 GVW. Due to the 1,100 foot block length, parking shall be limited to one side.
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 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
Exhibit B
CITY OF MERlDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
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).
4. POLICE DEPARTMENT
4.1 All interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
4.2 The micro paths shall be adequately lit to afford greater visibility of the site as policed from the
public street.
4.3 The shrubbery along the micro-pathways shall not exceed two feet in height at maturity.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-I 0) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-I0) will be followed.
6. SANlTARVSERVICECOMPANY
6.1 sse has no comments related to this application.
7. ADA COUNTY HIGHWA V DISTRICT
7.1. SITE SPECIFIC REQUIREMENTS
7. Ll Dedicate 48-feet of right-of-way from the centerline of Linder Road, an additional 18-feet.
ACHD will purchase the additional right-of-way to be dedicated and will not compensate for the
existing right-of-way. The right-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat for signature by the
ACHD Commission or prior to issuance of a building permit (or other required permits),
whichever occurs first.
7.1.2 Construct a 36-foot street section within 50-feet of right-of-way complete with curb, gutter and 5-
foot attached concrete sidewalk for Katsura Street.
7.1. 3 Construct a standard cul-de-sac turnaround at the terminus of Katsura Street. Construct curb,
gutter and sidewalk around the perimeter of the cul-de-sac except for the stub street location.
7.1.4 Extend a stub street into the site from the south, South T y1ee Way, located approximately 200-
feet west of the east property line (measured property line to centerline). Construct a 36-foot
street section within 50-feet of right-of-way complete with curb, gutter and 5-foot attached
concrete sidewalk for South Tylee Way.
7.1.5 Construct a stub street to the south, Katsura Street, located approximately 130-feet east of the
west property line (measured property line to centerline), This stub street shall align with and
connect to a future street to the south of the subject site.
Exhibit B
7.2.12
7.2.13
Exhibit B
CITY OF MERlDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006
7.1.6
Linder Road is classified as an arterial roadway: all access points to Linder Road will be closed:
direct lot access to Linder Road is prohibited and should be noted on the final plat. The applicant
is required to close all existing access to Linder Road (including lot 20) and access the internal
public streets.
Comply with all Standard Conditions of Approval.
GENERAL REQUIREMENTS
Any existing irrigation facilities shall be relocated outside of the right-of-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Comply with the District's Tree Planter Width Interim Policy.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building pennit
(or other required permits), which incorporates any required design changes.
Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees is required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
7.1.7
7.2
7.2.1
7,2.2
7.2.3
7.2.4
7.2.5
7.2.6
7.2.7
7,2.8
7.2.9
7.2.10
7.2.11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR lHE HEARING DATE OF OCTOBER 5, 2006
8. NAMPAlMERlDlAN IRRIGATION DISTRICT
8.1 A land use change application must be filed, for review, prior to final platting.
8.2 All laterals and waste ways must be protected.
8.3 The District's Kennedy Lateral courses along the south boundary of this proposed project. This
easement must be protected and any encroachment without a signed license agreement and
approved plan, before any construction is started, is unacceptable.
8.4 All municipal swface drainage must be retained on site.
9. CENTRAL DISTRICT HEALTH DEPARTMENT
9.1 After written approval from appropriate entities is submitted, we can approve this proposal for
central sewage and central water.
9.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality: central sewage and central water.
9.3 Run-off is not to create a mosquito breeding problem.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
C. Legal Description
ANNEXATION DESCRIPTION
FOR
PROPOSED NURSERY SUBDIVISION
A parcel of land lying in the NW1/4 of Section 13, Township 3 North. Range I West,
Boise Meridian, Ada County, Idaho, said parcel being more particularly described as
follows:
Commencing at a Brass Cap marking the NW Corner of said Section 13, said Brass Cap
bears N.00oOO'35"W. 2657.33 feet (formerly 2657.54 feet) from a 5/8 incb rebar marking
the W 114 Corner of said Section 13; thence S.00oOO'35"E. 1862.31 feet (formerly
1862.19 feet) along the West line of the said NWII4 of Section 13 and along the
centerline of S. Linder Road to a point marking the SW Corner of The Landing
Subdivision No.2, records of Ada County, Idaho, said point being the POINT OF
BEGINNING;
thence S.89049'OO"E. 30.00 feet along the ,outh boundary of The Landing Subdivision
No.2 to a point lying on the east right of way of said S. Linder Road,
Thence continuing S.89049'OO"E. 960.16 feet along the south boundaries of The Landing
Subdivision No.2 and The Landing Subdivision No.3 to a point lying On lhe we'terly
boundary of The Landing Subdivision No.4;
Thence S.00oOO'35"E. 381.34 feet (formerly 379.61 feet) along the said westerly
boundary ofTbe Landing Subdivision No.4 to a point lying on the northerly boundary of
The Landing Subdivision No.7, and lying On the centerline oflhe Kennedy Lateral;
Thence along the said centerline of the Kennedy Lateral the following courses and
distances:
N.60043'1O''W. 164.27 feet (formerly 164.23 feet) along the said northerly boundary of
The Landing Subdivision No.7 to a point;
Thence N.81 o30'40"W. 597.88 feet, a portion ofthis distance being along the said
northerly boundary of The Landing Subdivision No.7, to . point;
Thence N.7r14'25"W. 98.02 feet to a point;
Thence N.56005'40"W. 156.62 feet to a point lying on the said east right of way ofS.
Linder Road;
Thence continuing N.56005'40"W. 36.15 feet to a point lying on the said West line of the
NWI/4 of Section 13 and lying on the said centerline ofS. Linder Road;
Nursery Sub ANNEXAI"ION d~5cripti{]n 0614061mm.doc
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
Thence leaving the said centerline of the Kennedy Lateral, N.OOOOO'35"W. 86.73 feet
(formerly 87.42 feet and 85.34 feet) along the said Weslline of the NWI/4 of Section 13
and along the said centerline of S. Linder Road to tbe POINT OF BEGINNING.
Said parcel contains 5.59 acres, more or less, and is subject to all exi,ting easements and
right-of-ways ofrecord Or implied.
eP:ft"pjROYA~
MERIOIAl'l PUBLIC
WORKS OEP1.
Nursery Sub ANNcXA'tION d~scrlplion O/j 140tilmm,c1oc
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF ruL Y 20,2006
I ~ ~I: 1
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council sball 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. 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
this Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that single-family residential uses are allowed within the requested zoning
district of R-8 as a Principally Permitted Uses. The accompanying plat demonstrates the
land will be developed with varying lot sizes and other dimensional requirements which
conform to the proposed zoning designation.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
4. The map amendment sball not result in an adverse impact upon tbe delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon delivery of services by any political subdivision providing services to this site, as
conditioned in the staff report.
5. The annexation is in tbe best of interest of the City (UDC II-SD-3.E).
Staff finds that all essential services will be provided by the developer to the subject
property and will not require unreasonable expenditure of public funds. The applicant is
proposing to develop the land in general compliance with the City's Comprehensive Plan;
and this is a logical expansion of the City limits. In accordance with the findings listed
above, staff finds that Annexation and Zonine: of this property to R-8 would be in the best
interest ofthe City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance witb the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff supports the proposed density and proposed plat layout, with
Exhibit D
CITY OF MERIDIAN PLANNING DEP ARlMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
recommended changes, as they comply with the provisions of the Comprehensive Plan.
Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed
development. (See Finding Items 3 and 4 above under Annexation Findings for more
details. )
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
own cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, AcHD, etc.) to determine this finding. (See Exhibit
B, Agency Comments and Conditions, for more detaiL)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. AcHD considers road safety issues in their analysis, Staff recommends that
the Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or dlllnage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature( s) of maj or importance of which staff is unaware.
Exhibit D
q\d
Joint School District No.2
911 Meridian Road · Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
I, . -""-""
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August 1 0, 2006
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City of Meridian
660 E. Watertower Lane
Suite 202
Meridian, ill 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of the Nursery Subdivision will have a significant impact on school enrollments
at Peregrine Elementarv. Meridian Middle and Meridian High School.
We can predict that these homes, when completed, will house six (6) elementary aged
children, eight (8) middle school aged children, and five (5) senior high aged students.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it may be necessary to bus
students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Since~t.R lkJ 4~
~i7Ad ~~~~
WendefB1~(
Building & Construction Manager
Aug. 24. 2006 3:18PM
No. 5435 p, 1/12
""'.~-.
~.~-r"""" '-;!i~
e.
(k~ut1;, ~
John S. Franden, President
Carol A, McKee, 1st VIce President
Dave Bivens, 2nd Vice PresIdent
Sherry R. Huber, Commissioner
Rebecca W. Arnold, CommissIoner
August 22. 2006
To:
Gary Fors
843 Lilac Street
Meridian, 10 83642
RECEIVED
AUG 2 4. 2006
SUbject:
MPP-06-036 I MAl-OB-03B
Nursery Subdivision
570 South Linder Road
City of Meridian
City Clerk Office
On August 22. 2006, the Ada County Highway District acted ,on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street Improvements, which are required.
If you have any questions, please feel free to contact me at 208-387.6174.
Ryan MoD nlel
Planner I
Right-of.way & Development Services
Ada County Highway District
CC: Project file, Utilities
City of Meridian
JJ Howard
1530 East Commercial, #109
Meridian, 10 83642
Ada County Highway District - 3775 Adams Street. Garden CIty, 10 · 83714 . PH 208.387.6100 . FX 345-7650 _ www.achd.ada.ld.us
Au g, L4, LUUb j: 1 ~PM
Project/File:
Lead Agency:
Site address:
Staff Leyel
Approval:
Owner/Applicant:
Representative:
Staff Contact:
Tech Review:
No, 5435 p, 2/12
~~;;.~Right-O.f-Way & Development Services Department
.cttfIf' -.....~. ~
~
Oo--arutt; ~
Nursery Subdivision MPP-QS-Q3S/ MAZ..o6-038
This is a Preliminary Plat Subdivision / Annexation and Zoning applicat/on for 25-
residential lots and 3 common lots on 5.53 sores
CIty of Meridian
570 South Linder Road
August 22. 2006
Gary Fors
843 Lilac Street
Meridian, Ie 83642
J.J. Howard
1530 East Commercial #109
Meridian, 10 83642
Ryan McDaniel
Phone: 387-6174
Email: rmedaniel@achd.ada.ld.us
August1S,2006
Application Information:
Acreage: 5.53
Current Zoning: RUT
Proposed Zoning: R-8
Residential Lots: 25
Common Lots: 3
A. Findings of Fact
Existing Conditions
1. Site Information:
The site is currently used by a single
family dwelling for agricultural purposes.
1
RUG 24 '06 16:46
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Nursery SubdIvision
PAGE. 02
Aug. H, LUUt) .i;I~rM
No. ?43? P. 3/12
2.
Zonln
R-4
R-4
R-4
R4
3. Existing Roadway Improvements and Rlght"of-Way Abutting or Noar the Site:
South Linder Road is currently improved with 2-traffic lanes, 2B-feet of
pavement with curb, gutter and sidewalk abuttIng the site. There is 55~feet of
right..of.way existing for South Linder Road (3D-feet from centerllne).
Franklin Road is currently improved wIth 5-traffic lanes, 67..feet of pavement
with vertical curb, gutter and sidewalk abutting the site. There is 82.feet of
right-of-way existing for Franklin Road (41-feet from centerline).
South Tylee Way is currently improved with 2-traffic lanes. 34-f99t of
pavement with curb, gutter and sidewalk abutting the site. There is 50-feet of
right..of-way existing for South Tylee Way.
4, Existing Access: There is one defined access poInt to Linder Road and one defined access to
Tylee Way from this property.
5. Site History: ACHD has not previously reviewed this site for a development application.
Development Impacts
6. Trip Generation:
7.
Impact Foes:
This development Is estimated to generate 240 addItional vehicle trips per
day (10 existing) based on the Institute of Transportation Engineers Trip
Generation Single Family Detached Dwelling land use designation.
There will be an Impact fee that is assessed and due prior to Issuance of any
building permits. The assessed impact fee will be based on the impact fee
ordinance that Is In effect at that time.
8.
9.
Traffic Study:
A traffic impact study was not required with thiS application.
lmuacted Roadwavs:
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service. Limit
South Linder 264.Feet Minor Arterial 6,732 south of Better than 35 MPH
Road Franklin Road on II C"
10/12/05
Franklin Road O-Feet Principal Arterial 9,018 east of Ten Better than 35 MPH
Mile Road on 4/28/04 "C"
5,351 west of
Meridian Road on
8/25/04
South Tylee 50-Feet Local Residential N/A Acceptable 20 MPH
Way planning
threshOld for
this Road is
2000 ADT
2
AUG 24 '06 16:46
Nur&ery SubdivIsion
PAr.1= Vl"l
Aug. 24. 2006 3:19PM
No. 5435 P. 4/12
trAcceptable level of service for a two~'ane minor arterial roadway Is "0" (14,000 ADT).
"Acceptable level of service for a fJve~Iane principal arterial roadway is "0" (33,000 ADT),
10. Capital Imp rove menta Plan/Five Year Work Program
There are currently no roadways, bridges or intersections In the general vicinIty of the project that
are currently listed In the Five Year Work Program. The Capital Improvements Plan identifies the
South Linder Road and '-84 overpass as an upcoming project. '
B. Findinas for Consideration
1. South Linder Road
District Right-of-Way Policy:
District polley requires 9S-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right.of.
way allows for the construction of a 5-lane roadway with curb, gutter. 5-foot concrete detached
sidewalks and bike lanes.
District Sidewalk POlicy:
District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector
roadways and arterial roadways (7204.7.2).
Applicant Proposal:
The applicant does not propose right-of-way dedication or roadway improvements to South Linder
Road. The applicant has not indicated direct lot access to Linder Road from Lot 20.
Starr Comment/Recommendation:
The applicant)s required to dedicate 48-feet of right.of.way from the centerline of Linder Road. an
additional 1 a-feet. ACHD will purChase the additional right-of-way to be dedicated and will not
compensate for the existing right-of-way. The right-of..way purchase and sale agreement and deed
must be completed and signed by the applicant prior to scheduling the final plat for signature by the
ACHD Commission or prior to Issuance of a building permit (or other required permits), whichever
occurs first.
The applicant Is not required to construct a second sidewalk on South Linder Road. The applicant
may utilize the existing roadway Improvements.
2. Internal Public Roadways
District Street Section and Right-of-Way Policy:
District policy 7204.4.2 states, -developments with any buildable lot that is less that 1-acre In size
will typically provide streets having a minimum pavement width of 32-fget with curb. gutter and
sidewalks, The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of
this width may be allowed. depending on traffic volumes forecast to be generated by the
development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated
from the curb 5-feet or more In whIch case the sidewalk shall be a minimum of 4~fget In width.
District Knuckl. Polley:
District poliCY District policy 7202.7 and 7207.5 and the local Fire District standards require an
Island wIthIn a knuckle to be constructed with the island being a minimum of 4-feet wide with a
minimum area of 100-square feet and designed to safely channel traffic. The roadway around the
traffic Island should maintain a minImum of a 29.foot street sectIon, The desIgn should be reviewed
and approved by ACHO's Development staff.
3 Nursery Subdivision
AUG 24 '06 16:47
cor:c "'"
Au g, 24, 2006 3: 19PM
No, 5435 p, 5/12
Applicant Proposal:
The applicant proposes to construct a 36-foot street section within 50..teet at right-of..way complete
with curb, gutter and 5*foot attached concrete sidewalk. The applicant proposes to construct a
knuckle at the western terminus of Katsura Street. The applicant proposes to utilize the knuckle as
the turnaround.
staff Comment/Recommendation:
The applicant's proposal for the internal street section Is approved with this application as
proposed. The applicant Is required to construct a standard cul-de-sac turnaround at the terminus
of Kstsura Street and extend the right-or-way to the south property line. The applicant is requIred to
construct curb, gutter and sidewalk around the cul-de-sac, except for at the location of the stub
street listed below. The applicant Is required to work with Development Review staff to
accommodate drainage for that particular portion of the roadway where the stub street Is located.
The applicant is required to access the newly created public streets for access to the public
transportation system. The applicant is required to close all existing access to Linder Road
(including lot 20) and access the internal public streets.
3. Stub Streets
District Stub Street POlicy:
District' policy 7203.5.1 states that the street design in a proposed development shall cause no
undue hardship to adjoining property. An adequate and convenient access to adjoining property for
use In future development may be required. If a street ends at the development boundary, it shall
meet the requirements of sub section 7205, "non-continuous streets." District policy 7205.5 states
that stub streets will be required to provide intra-neighborhood circulation or to prOVide access to
adjoining properties, Stub streets will conform with the requirements descrlbed In Section 7204.5,
7204,6 and 7204.7, except a temporary cul-de~sac will not be required if the stub street has a length
no greater than 150-fee1. A sign shall be Installed at the terminus of the stub street stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE",
Applicant Proposal:
The applicant proposes to extend a stub street Into the site from the south, South Tylee Way,
located approximately 200-feet west of the east property line (measured property line to centerline).
The applicant proposes to construct a stub street to the south, Katsura Street, located
approximately 130..feet east of the west property line (measured property line to centerline). This
stub street shall align with and connect to a future street to the south of the subject site. The
applicant proposes to pipe the Kennedy Lateral to the south allowing for the stub street to be
extended to the property line.
Staff Comment/Recommendation:
The applicant's proposals for South Tylee Way and Katsura Street Is approved with this application
as proposed. Construct a 36..foot street section within 50-feet of right-of-way complete with curb,
gutter and 5-foot attached concrete sidewalk for Katsura Street and South Tylee Way.
4. Piping the Kennedy lateral
The applicant should pipe the Kennedy Lateral as proposed allowing fot the future extension of the
stub street, Katsura Street, and the future construction of sidewalk on Linder Road to the south,
DistrIct staff is supportive of the application's proposal for piping the Kennedy Lateral.
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5. Driveways
District Driveway Policy:
Graveled driveways abutting public streets create maintenance problems due to gravel being
tracked onto the roadway. In accordance with District pOliCy, 7207.9.'. the applicant should be
required to pave the driveway its full width $nd at least 30.feet into the site beyond the edge of
pavement of the roadway and Install pavement tapers with 15.foot radii abutting the existing
roadway edge.
District Driveway Width POlicy:
District Driveway Offset Policy:
District policy 72-F4 (1) and 72.F4 (2), requires driveways located on local residential roadways to
offset a controlled and/or uncontrolled Intersection a minimum of 50-feet (measured near edge to
near edge).
Applicant Proposal:
The applicant has not specifically identified the location of any driveways on the Preliminary Plat
application or site plan.
staff Comment/Recommendation:
Staff understands that the driveway locations are to be determined at a later time. The applicant is
being provided the current policy in effect at this time and is directed to work with ACHD
Construction Services staff In attaining driveway approach permits.
6. District Tree Planters
District's Tree Planter Width Policy prohibits all trees in planters less than 6.feet in width. In
addition to prohibiting trees in planters less than 6-feet In width, the policy requires a minimum
planter width of 6-feet for class II tress with the installation of root barriers on both sides of the
planter strip or a minimum planter width of 8-feet without the Installation of a root barrier. The policy
also requires Class I and Class III trees to provide a minimum planter width of 10-feet.
Applic:ant Proposal:
The applicant has not speCifically Identified trees On the Preliminary Plat application or site plan.
Staff Comment/Recommendation:
Staff understands that the use Of trees may be determined at a later time. The applicant is being
provided the current policy in effect at this time and is directed to work with Development Review
Staff in regard to potentially planting trees in the public right..of-way.
7. Other Access
LInder Road is classified as an arterial roadway: all access points to Linder Road will be closed:
direct lot access to Linder Road is prohibIted and should be noted on the final plat. The applicant is
required to close all existing access to Linder Road (including lot 20) and access the Internal public
streets.
c. Site S..o8clfic Conditions of Aeproval
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1, Dedicate 48~feet of rI9ht~of-way from the centerline of Linder Road, an additional 18-feet. ACHD
will purchase the additional right-of-way to be dedicated and will not compensate for the existing
right~of-way. The rlght.of-way purchase and sale agreement and deed must be completed and
signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or
prior to issuance of a building permit (or other required permits), whichever occurs first.
2. Construct a 36~foot street section withIn 50~feet of right~of.way complete with curb, gutter and 5~foot
attached concrete sidewalk for Katsura Street.
3. Construct a standard cul-de-sac turnaround at the terminus of Katsura Street. Construct curb,
gutter and sidewalk around the perimeter of the cul-de.sac except for the stub street location,
4, Extend a stub street into the site from the south, South Tylee Way, located approximately 200-feet
west of the east property line (measured property line to centerline). Construct a 36-foot street
section within 50-feet of right..of-way complete with curb, gutter and 5-foot attached concrete
sidewalk for South Tylee Way.
5. Construct a stub street to the south, Katsura Street, located approximately 130-feet east of the west
property line (measured property line to centerline). This stub street shall align with and connect to
a future street to the south of the subject site.
6. Linder Road is classified as an arterial roadway: all access points to Linder Road will be closed:
direct lot access to Linder Road Is prohibited and should be noted on the final plat. The applicant is
requIred to close all existing access to Linder Road (Including lot 20) and access the Internal public
streets.
7. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Agproval
1. Any exIsting irrigation facilities shall be relocated outside of the rlght-of.way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of~way.
3. All utility relocation costs associated with ImprOVing street frontages abutting the site shall be borne
by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Constructlon Services at 387.6260 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved In writing by
the District. Contact the District's Utility Coordinator at 367-6258 (with file numbers) for details.
7. All design and construction shall be In accordance wIth the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
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8, The applicant shall submit revised plans for staff approval, prior to Issuance of building permit (or
other required permits), which incorporates any required design changes.
9, Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10, Payment of applicable road impact fees Is required prior to building construction In accordance wIth
Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11, It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call OIGLINE (1~600-342-15B5) at least two full business days prior to breaking
ground within ACHD right-at-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
12, No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorIzed representative and an authorized
representative of the Ada County Highway District. The burden Shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant In the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulatlons, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District ot its intent to change the planned use of the subject property unless a
waiverlvariance of said requirements or other legal relief is granted pursuant to the law In effect at
the time the change in use is sought.
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are Intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity Impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3, Appeal Guidelines
4, Development Process Checklist
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Request for Appeal of Staff Decision
1. Appall of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an
error of fact or law, abused discretion or acted arbitrarily and capriciously In the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The CommissIon may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the
Secretary of Highway Systems, which must be filed within ten (10) working days from
the date of the decision that 1$ the subject of the appeal. The notice of appeal shall rafer
to the decision being appealed, Identify the appellant by name, address and telephone
number and state the grounds for the appeal. The grounds shall include a written
summary of the provisions of the policy relevant to the appeal and/or the facts and law
relied upon and shall Include a written argument in support of the appeal. The
Commission shall not consider a notice of appeal that does not comply wIth the
provisions of this subsection,
C. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission
hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular meeting to
be held within thirty (30) days following the delivery to the appellant of the ROWDS
Manager's reply to the notice of appeal. A copy of the decision being appealed, the
notice of appeal and the reply shall be delivered to the Commission at least one (1)
week prior to the hearing,
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action Is adequatelY supported by the law and evidence presented at
the hearing.
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Development Process Checklist
=-
]
r8lSubmit a development applioatlon to a City or to the County
t81The City or the County will transmit the development application to ACHD
~The ACHO PlannIng Review Division will receive the development application to revIew
C8:1The PlannIng Review DivisIon will do 2Q! of the following:
OSend a "No RevIew" letter to the applicant stating that there ara no site specific requirements at this time.
OSend a "Comply With" letter to the applicant stating that if the development Is within a platted subdivision or part
of a previous development application and that the sIte specific requirements from the previous development elso
apply to tl1ls development application,
~Write e Staff Level report analyzing the Impacts of the Qevelopment on the transportation system and evaluating
the propoaal for Its conformance to District Policy,
OWrlte a Comml8Glon Level report analyzing the Impacts of the development on the transportation system and
evaluating the proposal for Its confonnance to District Polley.
~The Planning Review DivisIon will hold a Technical Review meeting for all Staff end CommissIon Level reports.
DFor ALL development applications, Including those receIving a "No Review" or "Comply With" letter;
· The applicant should submit two (2) sets of engineered plans directly to ACHD for revIew by the Development
Revlaw DIvision for plan review and assessment of Impact fees. (Note: If there are no site Improvements required
by ACHD. then archItectural plane may be submitted for purposes of impact fee calculation.)
· The applicant IS required to get a permit from Construction Services (ACHD) for ~ work in the right-of-way.
including, but not limited to, driveway approachea, street Improvements end utility cuts.
DPay Impact Fees prior to issuanee of building permit. Impact fees cannot be peld prlor to plan review approval.
DID YOU REMEMBER"?
Construction Zone
o Driveway or Property Approach(l)
· Submit a "Driveway Approach Request" form to Ada County Highway DIstrict (ACHO) Construction (for approval by
Development Services & Tramc Servleee), There Is a one week turnaround for this approval.
o Working In the ACHD Rlght.of.Way
· Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application"
to ACHD Conetructlon - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench Is >50' or you are
piecing >600 d. of concrete or asphalt.
Construction (SUbdIVIsions)
o SedIment" Erosion SubmIttal
· At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be tumed into ACHD Construction - Subdivision to be revlewed and approved by the ACHD Stormwater
DivIsion.
o Idaho Power Company
· Vie Steelman at Idaho Power must have his JPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
o Final Approval from Development Sarvl,a.
ACHO Construction - SubdivisIon must have received approval from Development Services prior to scheduling a Pre..con.
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