HomeMy WebLinkAboutLarkspur South Subdivision
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF nEfj~IvED
STAFF REPORT
City Council Hearing
Hearing Date: 12/12/2006
Mayor & City Council
DECO 7 2006
~ICit Of Meridian
..' lerk Office
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TO:
FROM:
Amanda Hess, Associate Planner
Meridian Planning Department
SUBJECT:
Larkspur South Subdivision
. AZ-06-049
Annexation and Zoning of 13.25 acres from RUT (Ada County) to R-S
(Medium Density Residential) zone
. PP-06-051
Preliminary Plat of 67 single-family building lots and 4 common lots on 12.S1
acres, in a proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Greenspur Investments, LLC, has applied for Annexation and Zoning of 13.25 acres from
RUT (Ada County) to R-8 (Medium Density Residential) and Preliminary Plat approval of 67 single
family residential lots and 4 common lots for Larkspur South Subdivision. The site is located on the east
side of Meridian Road, approximately 1/3 mile north of Victory Road on Lots 5 & 6, Edmonds
Subdivision. Edmonds Subdivision is a County-approved plat that was recorded in the 1970s.
The gross density of the proposed development is approximately 5.23 dwelling units per acre. The
application does not comply with the Comprehensive Plan for the site which designates the area as "Low
Density Residential." However, per the Comprehensive Plan Future Land Use Map, the Commission and
Council can consider a "step up" in residential densities on a case by case basis without the requirement
of a Comprehensive Plan Amendment. To approve this development, a "step up" in density as shown
on the Map (from low to medium) is required. The proposed density is in accord with the proposed R-8
zoning district.
NOTE: Based on some requirements from the Fire Department, the preliminary plat has been modified
from the version originally accepted and transmitted by the City. Staff has based the analysis in this report
on the updated preliminary plat, dated October 31, 2006.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-049 and PP-06-051) were submitted to the Planning Department for
concurrent review. Staff has provided a detailed analysis and recommended conditions of approval for the
requested Annexation and Zoning and Preliminary Plat applications. Staff is recommending approval of
the proposed Larkspur South Subdivision subject to the conditions listed in Exhibit B of the Staff Report.
The Meridian Plannin!! and Zonin!! Commission heard the item on November 16. 2006. At the
public hearin!! they moved to recommend approval to the Citv Council.
a. Summary of Public Hearin!!:
i. In favor: Ron Sargent (Applicant)
ii. In oooosition: None
iii. Commenting: Charles Biner
iv. Staff presenting apolication: Amanda Hess
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER l2, 2006
v. Other staff commenting on aoolication: Bruce Freckleton
b. Key Issues of Discussion bv Commission:
i. None
c. Kev Commission Chan!!es to Staff Recommendation:
i. The following shall be made conditions of aooroval for Larkspur South
Subdivision:
1) The maioritv oflots adiacent to Meridian Greens Subdivision No.3 shall
be. at minimum, 6,500 square feet in size with no lot being less than
6,200 square feet.
2) The homes adiacent to Meridian Greens Subdivision No. 3 shall be
constructed with 40-year architectural shingles on the roofs.
3) All lots adiacent to Meridian Greens Subdivision No.3 shall be subiect
to a 25-foot rear setback.
4) A 10-foot landscaoe buffer shall be installed along the east boundary of
the proposed Larksour South Subdivision.
d. Outstandioe Issue(s) for Citv Council:
i. None.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-049 and PP-06-051 as presented in the staff report for the hearing date of December 12, 2006,
with the following modifications to the conditions of approval: (Add any proposed modifications)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06-
049 and PP-06-051 as presented during the hearing of December 12, 2006, for the following
reasons: (State specific reasons for denial of the annexation and / or preliminary plat request)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-049 and PP-06-051 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:
230 / 240 Edmonds Court
Meridian, ill 83642
b. Owners:
Greenspur Investments, LLC
1883 N. Wildwood Avenue
Boise, ill 83713
Hellhake Family
100 Rosalyn Court
Meridian, ill 83642
c. Applicant: Greenspur Investments, LLC
d. Representative: Ron Sargent, Greenspur Investments, LLC
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Low Density Residential
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER l2, 2006
g. Description of Applicant's Request:
1. Date of Revised Preliminary Plat (attached in Exhibit A): October 31,2006
2. Date of Landscape Plan (attached in Exhibit A): October 31, 2006
3. Date of Conceptual Housing Layout (attached in Exhibit A): November 1, 2006
h. Applicant's Statement/Justification:
The gross density of the proposed development is 5.23 dwelling units per acre. The proposed
density is in accord with the proposed R-8 zoning district but does not comply with the
Comprehensive Plan for the site which designates the area as "Low Density Residential."
Per the Comprehensive Plan Future Land Use Map, the Commission and Council can consider
residential densities on a case by case basis without the requirement of a Comprehensive Plan
Amendment. This development would be considered a "step up" in density, from low to
medium.
The subdivision will provide a large central common area with gazebo, parkways, and a mix
of lot sizes ranging from approximately 4,000 square feet to 34,650 square feet. The average
lot size is approximately6 6,000 square feet. There will be 0.72 acres (5.7% of the site) of
useable open space provided, which exceeds the UDC requirements. (Please see Applicant's
submittal letter for more infonnation.)
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:
October 30, 2006, and November 13, 2006 (Planning & Zoning Commission)
November 20,2006, and December 4,2006 (City Council)
d. Radius notices mailed to properties within 300 feet on:
October 20, 2006 (Planning & Zoning Commission)
November 17, 2006 (City Council)
e. Applicant posted notice on site by:
November 6,2006 (Planning & Zoning Commission)
December 2,2006 (City Council)
6. LAND USE
a. Existing Land Use(s): Existing homes, several outbuildings, and vacant land. The two
existing homes and associated outbuildings are to remain.
b. Description of Character of Surrounding Area: A mix of single family residential and vacant
land, some of which has recently been proposed for residential development.
c. Adjacent Land Use and Zoning:
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12, 2006
1. North: Larkspur Subdivision No.2, zoned R-8
2. East: Meridian Greens Subdivision No.3, zoned R-8
3. South: Proposed Bitterbrush Point Subdivision, zoned R-4
4. West: Residential & Veterinary Clinic, zoned RUT (Ada County); Office, zoned L-O
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is proposing to sewer to mains planned
Larkspur #2.
Location of water: This property is proposing to sewer to mains planned in
Larkspur #2, and a connection in Meridian Road.
Issues or concerns: None.
2. Vegetation: Primarily vacant land. Existing trees should be retained or mitigated for.
3. Floodplain: N/A
4. Canals/Ditches/Irrigation: Kennedy Lateral, to be tiled.
5. Hazards: N/A
6. Proposed Zoning: R-8
7. Size of Property: 13 .25 acres
f. Subdivision Plat Information:
1. Residential Lots: 67
2. Non-residential Lots: 0
3. Total Building Lots: 67
4. Common Lots: 4
5. Other Lots: 0
6. Total Lots: 71
7. Open Lots: 0
8. Residential Area: 12.81 acres
9. Gross Density: 5.23 units per acre (6.47 net density)
10. Lot Sizes: Lot sizes range from 4,000 square feet to 34,650 square feet. The average
lot size is approximately 6,000 square feet.
g. Landscaping:
1. Width of street buffer(s): N/A (all residential streets)
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 1.07 acres (8.42%)
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12. Common, open-space lots should include at least one deciduous
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12, 2006
shade tree per 8,000 square feet (UDC 11-3G-3-E2).
h. Proposed and Required Non-Residential Setbacks: As per the R-8 zone for attached and
detached single family dwellings.
1. Sununary of Proposed Streets and/or Access (private, public, common drive, etc.): The
primary access to the development will be from an existing public street, Edmonds Court,
which connects with Meridian Road. Additionally, three stub streets will be constructed to
connect with future residential subdivisions; one at the north property line to connect with
Larkspur Subdivision No.2, one to the south to access Bitterbrush Point Subdivision, and one
to the west to provide redevelopment potential to the neighboring 4.5-acre county parcel.
Please see Exhibit B-7 for comments submitted bv ACHD regarding this develooment.
7. COMMENTS MEETING
On October 27, 2006, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Low Density Residential" on the Comprehensive Plan Future Land Use Map.
Low density residential areas are anticipated to contain single family residences at densities up to three
dwelling units per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes
67 residential building lots on 12.81 acres for a gross density of 5.23 dwelling units per acre. The
proposed density is not within the "Low Density" range outlined in the Comprehensive Plan. However,
the Comprehensive Plan Future Land Use Map, allows the Commission and Council to consider a bump
in residential densities on a case by case basis without the requirement of a Comprehensive Plan
Amendment. To approve this development a "step up" in density, from low to medium, would need to be
approved by the Commission and Council. Staff believes that the following Comprehensive Plan policies
apply to this application (Staff analysis in italics):
. 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 plans to provide municipal services to the lands proposed
to be annexed in thefollowing manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
. The suqject 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 suqject lands are currently serviced by the Meridian School District #2. This service
will not change.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER l2, 2006
· 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.
Staffis supportive of the proposed pedestrian connections, via stub streets and micropathways.
. Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing an R-8 zone. Staff finds that the proposed developments to the north
are compatible with the proposed development, and that the existing residences to the east and
south have been buffered with appropriately sized lots.
. 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 pwpose of providing the City with a range of
affordable housing opportunities.
This area is shown as low density on the Future Land Use Map. Staff recommends that the
Commission and Council consider all public, agency and staff comments when determining if
zoning this property to R.8 is appropriate.
However, the subject application does propose a mix of single family attached and detached
dwellings. Staff finds that, if approved, the development will contribute to the variety of
residential housing in this area
. Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
Three stub streets have been proposed to connect with the currently undeveloped properties to the
north, south, and west. Several of these properties have been proposed to be developed in a
manner similar to the subject parcel.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER l2, 2006
Staff believes that the proposed density (5.23 d.u.lacre) and zoning (R-8) for this property is
appropriate. However, the proposed development and zoning requires a step up in density/zoning.
Therefore, Staff recommends that the Commission and Council rely on any verbal or written
testimony that may be provided at the public hearing when determining if the applicant's zoning
and development request is appropriate for this property.
9. ZONING ORDINANCE
a, Zoning Schedule of Use Control: UDC 11-2A-2 lists single.family, two-family (duplex), and
townhouse 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.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS: Based on the compliance of the proposed development with the
Unified Development Code and the general conformance to policies and goals contained in the
Comprehensive Plan, if the Commission and Council grant a step up in residential density, staff
believes that this is a good location for the proposed single-family development. 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 September 14,
2006, by Robert G. Hinckley, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
PRELIMINARY PLAT ANALYSIS: Based on the compliance of the proposed development
with the Unified Development Code and the general conformance to policies and goals contained
in the Comprehensive Plan, staff believes that this is a good location for the proposed single-
family residential products. Please see Exhibit D for detailed analysis of facts and fmdings for a
preliminary plat.
1. Access: Edmonds Way will serve as the primary access to the proposed development.
Although not fully developed at this time, Larkspur No.2 and Bitterbrush Point Subdivisions
have supplied Larkspur South Subdivision with two street connections, thus providing
Larkspur South with two additional access points.
2. Edmonds Court: As Edmonds Court, currently a cul-de-sac, is to become Edmonds Way, a
thru street, the applicant will be required to vacate the unused portions of the cul-de-sac.
Idaho Code 50.1306 establishes City Council as the decision-making body for vacation of all
rights-of.way. Therefore, application for vacation of said cul-de-sac should be made as soon
as possible so it can be heard before City Council concurrently with the subj ect annexation /
zoning and preliminary plat applications.
3. Internal Streets: Internal streets sections are proposed to be at least 34-feet wide with 5~foot
wide attached sidewalks. The Fire Department requires all roads to have a turning radius of
28' inside and 48' outside. Additionally, residential construction should be limited to 50 lots
until such time that at least one additional access to the subdivision can be provided via the
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12, 2006
Larkspur No.2 or Bitterbrush Point Subdivisions (See Fire Department Development Review
Comments and Requirements, Exhibit B).
4. Common Driveways: The applicant is proposing two common driveways. Lots 5, 6, & 7,
Block 9, will take access via S. Marlow Way, while Lots 2,3, & 4, Block 9, will take access
via E. Edmonds Way. Parking stalls will be provided next to said driveway, per the request of
the Fire Department, to eliminate the potential for on-street parking on the shared driveway.
Staff is supportive of the common driveway proposal. UDC 11-6C-3D7 requires setbacks,
building envelopes, and orientation of the lots and structures to be shown on the plat; building
setbacks should be measured from the edge of the common driveway easement or property
lines, whichever is more restrictive. Further, UDC 11-3C-6 requires every single-family
detached dwelling to have a two-car garage and a 20' x 20' parking pad on the lot. The
asphalt for the common driveway should not count towards the required parking pad area. All
lots should maintain at least 10 feet of public street frontage (flag) and the common driveway
easement should be depicted and explained on the face of the fmal plat. Comply with all
common driveway provisions listed in UDC 11-6C-3D.
5. Landscaping: The applicant has provided 1.07 acres (8.42%) of landscaped open space,
meeting the 5% minimum required by UDC 11-3G-3A-1. The majority of the open space is
provided in the form of a large common area centered on the Kennedy Lateral. All common
areas approved as open space shall be vegetated and usable by residents. Maintenance of all
common areas shall be the responsibility of the Larkspur South Homeowners Association.
The applicant has proposed a 10-foot wide landscaping buffer to be installed along the entire
length of the eastern property boundary, to provide buffering of the larger lots of the
Meridian Greens Subdivision.
6. Multi-use / Micropathways: One 5-foot micropathway and one lO-foot multi-use path is
proposed with this application. The 5.foot micropath will provide connectivity from the east
section of the subdivision to the west. The 10-foot multi-use path is proposed along the
Kennedy Lateral. The Kennedy will be tiled at this site. Staff is supportive of the proposal to
construct the multi-use pathway, as depicted All micropathways shall be constructed in
accordance with UDC 11-3A-8. Landscaping adjacent to all micro-paths should comply with
UDC 11-3B.
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.
8. Fencing: The applicant should submit a detailed fencing plan with the fmal plat application.
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 micropathways is also required. Said fencing can be up to six feet in height, if open
vision. If closed vision is used, it cannot exceed four feet in height. The applicant should
state at the hearing the type of fencing to be constructed adjacent to the micropathways,
Larkspur South Subdivision - AZ-06-049, PP-06-05l
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12, 2006
as none is proposed at this time. All fencing shall be installed in accordance with UDC
11-3A-7.
9. 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.
10. Tree Mitigation: Any existing, on-site tree over 4" in caliper that is removed from the
property shall be replaced by installing additional trees, being the equivalent number of
caliper inches of those removed. Required landscaping trees will not be considered as
replacement trees for those that are removed. The applicant should coordinate a mitigation
plan with Elroy Huff at the Meridian Parks Department.
11. Existing Structures: The site currently contains multiple buildings. All buildings that span
across proposed lot lines should be removed or relocated, prior to signature of the final plat
by the City Engineer.
12. Housing Types: The applicant is proposing 36 single-family attached dwelling unit lots and
31 single~family detached dwelling lots. Staff is generally supportive of this ratio.
b. Staff Recommendation: Staff recommends approval of the subject AZ/PP applications with the
conditions shown in Exhibit B. As of the print deadline for the Planning and Zoning
Commission hearing, Staff had not received a report from ACHD. On November 17, 2006,
Staff received ACHD's report for Larkspur South and has included the comments with City
Council's Staff Report for the hearing date of December 12, 2006. The Meridian PlanniD!!
and Zoninl! Commission heard the item on November 16. 2006. At the public hearine they
moved to recommend aDDroval to the Citv Council.
11. EXHmITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (Updated: October 31, 2006)
3. Landscape Plan (Updated November 1, 2006)
4. Conceptual Housing Layout (Updated October 31, 2006)
5. Sample Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER l2, 2006
C. Legal Description
D. Required Findings from Unified Development Code
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER l2, 2006
A. Drawings
1. Vicinity Map
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER l2, 2006
2. Preliminary Plat (Updated October 31, 2006)
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER l2, 2006
3. Landscape Plan (Updated November 1,2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
4. Conceptual Housing Layout (Updated October 31, 2006)
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER l2, 2006
5. Sample Elevations
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER l2, 2006
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1.2
1.2
1.2.1
1.2.2
1.2.3
1.2.4
1.2.5
1.2.6
1.2.7
1.2.8
1.2.9
1.2.10
1.2.11
Exhibit B
1.1
1.1.1
ANNEXATION COMMENTS
The annexation legal description submitted with the application (dated September 14,2006, and
prepared by Robert G. Hinckley, 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 permit submittal.
SITE SPECIFIC REQUIREMENTS~PRELIMINARY PLAT
The preliminary plat labeled as Sheet PI, prepared by Treasure Valley Engineers and updated
October 31, 2006, is approved, with the conditions listed herein. Any future development
agreement shall also be considered conditions of the Preliminary Plat (PP-06.051).
The maioritv of lots adiacent to Meridian Greens Subdivision No.3 shall be. at minimum. 6,500
square feet in size with no lot beinl! less than 6,200 square feet.
The homes adiacent to Meridian Greens Subdivision No.3 shall be constructed with 40-year
architectural shine:les on the roofs.
All lots adiacent to Meridian Greens Subdivision No.3 shall be subiect to a 25-foot rear setback.
A 10-foot landscape buffer shall be installed along the east boundary of the oroposed Larkspur
South Subdivision.
Dedicate and construct all public internal roadways to meet ACHD's road design standards.
The applicant shall vacate the cul-de-sac right-of-way at the terminus of Edmonds Court.
Provide a street connection to Assessor's Parcel Number R2114050305 to the west, as depicted
on the preliminary plat.
All internal roads and common driveways shall meet the Meridian Fire Department's requirement
of 28' inside / 48' outside turning radius and be constructed in accordance with ACHD' s
requirements. No parking signs shall be installed along the common driveway on Block 9.
Provide a temporary turnaround for emergency vehicles on Lot 10, Block 12, as proposed.
The landscape plan prepared by Jensen Belts Associates, on November 1, 2006, no label, is
approved with the following modifications/notes:
· Provide 1.07 acres (8.42% of the site) for landscaped open space.
· Per UDC 11-3G-3B5, all parkways that are used as common open space shall be a
minimum of eight feet wide from street curb to edge of sidewalk and contain one Class II
tree for every 35 linear feet of parkway.
· Provide a lO-foot landscape buffer along the eastern property boundary to help the
transition in lot sizes between the proposed subdivision and Meridian Greens, as
proposed.
· The proposed micropathways shall be constructed in accordance with UDC 11-3A-8. All
landscaping adjacent to the pathways shall meet the requirements ofUDC 11-3B-12.
· Per UDC 11-3A-7A-7b, all fencing adjacent to micropathways shall be either four feet
(4') in height, if closed vision, or six feet (6') tall if open vision fencing is used. Modify
the applicable areas within the landscape plan to reflect this requirement.
· Coordinate a tree mitigation plan with Elroy Huff of the Meridian Parks Department.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER l2, 2006
1.2.12
1.2.13
1.3
1.3.1
1.3.2
1.3.3
1.3.4
1.3.5
1.3.6
1.3.7
Exhibit B
· A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature of the Final Plat.
The landscape plan is not to be altered without approval of the Planning Department. No field
changes to the landscape plan are permitted. 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).
All existing 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.
Maintenance of all common areas shall be the responsibility of the Larkspur South Subdivision
Homeowners Association.
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-11.
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
fma1 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 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 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.
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.
All irrigation ditches, laterals, or canals intersecting, crossing, or lying adjacent and contiguous to
the area being subdivided shall be tiled per UDC 11-3A~6, unless otherwise approved by the
appropriate Irrigation District. Plans will need to be approved by said irrigation/drainage district,
or lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer prior to final plat signature.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
1.3.8 Staff's failure to cite specific ordinance prOVlSlons or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.9 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7,
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains planned in
Larkspur #2. These mains flow to sections of trunk mains that are currently accepting flow from
out of shed development causing capacity concerns. The applicant shall be required to install an
"off-peak pumping station" at a location coordinated with the Public Works Department. The
design shall be coordinated during construction plan review and shall include, but not be limited
to the following, odor control, duplex pumping, capacity of 150 gallons per ERU, and
communication capabilities consistent with our SCADA. This condition may be rescinded by the
City Engineer if new information arises from ongoing modeling exercises or other subsequent
sources.
2.2 The applicant shall install mains to and through this subdivision; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.3 As part of the City of Meridian's to and through policy the applicant shall be required to install
sewer mains along this properties frontage on E. Edmonds Way.
2.4 Water service to this site is being proposed via extension of mains planned in Larkspur #2 and
Meridian Road. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.5 A water connection shall be required in Meridian Road.
2.6 This property is on the edge of a pressure zone boundary, and therefore the applicant shall be
required to install a Pressure Reducing Vault in a location coordinated with the Public Works
Department.
2.7 The existing houses that are to be retained on-site shall be required to connect to City Services.
The applicant shall be required for payment of the assessments prior to signature on the final plat.
The applicant shall be responsible for the actual physical hook-up of the house to the municipal
services prior to "Certificates of Occupancy" being issued in any phase containing the house.
2.8 With the final plat the applicant shall be required to dedicated a lO-foot wide Public Utilities,
Drainage, and Irrigation Easement centered on all interior lot lines not being spanned by an
attached structure.
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 had indicated that the pressurized irrigation system in this development is to be
owned and operated by the Nampa and Meridian Irrigation District. Therefore a letter of plan
approval shall be submitted prior to scheduling of a pre-construction meeting.
2.12 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER l2, 2006
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, a single-point connection to the
culinary water system shall be required. If a single~point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
[mal 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 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.17 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.18 A letter of credit or cash surety in the amount of 11 0% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.19 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.20 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.21 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.22 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.23 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.24 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.25 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.26 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER l2, 2006
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 determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. FIRE DEPARTMENT
3.1 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for ftre protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 24' wide.
3.5 No parking shall be allowed along the common driveway on Block 9. Provide signage "No
Parking."
3.6 Operational ftre hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.7 The proposed 67.lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 194 residents at build out.
3.8 All portions of buildings locate on Lot 9, Block 9, and Lots 8 & 9, Block 10, must be within 150' of
a paved surface, as measured around the perimeter of the building.
3.9 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). Final Approval of the fIre hydrant
locations shall be by the Meridian Fire Department.
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m)
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12, 2006
b. For buildings equipped throughout with an approved automatic sprinkler system installed
in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600
feet (183 m).
4. POLICE DEPARTMENT
4.1 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
5. PARKS DEPARTMENT
5.1 Pathway and Trail Standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
5.2 Standard for City to Assume Maintenance of a Section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
5.3 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-10) will be followed.
5.4 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-1O) will be followed.
6. SANITARY SERVICE COMPANY
6.1 Turning Radius: The applicant shall provide a minimum of a 50-foot turning radius.
6.2 SSC will not provide trash pick-up services utilizing the common driveway. The developer shall
install a concrete pad at the end of the common drive no more than five (5) feet behind the
sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the residences
that take access from the common driveway.
6.3 Trash collection for the existing residence needs to be from a local street, not from a collector or
arterial.
7. ADA COUNTY HIGHWAY DISTRICT
7.1. SITE SPECIFIC REQUIREMENTS
7.1.1 Construct the internal streets as 34-foot street sections with rolled curb, gutter, and 5-foot
attached concrete sidewalk. within 46 feet of right-of-way. Obtain Fire Deoartment aporoval for
the reduced street section widths: and construct any curves in the internal streets with a minimum
centerline radius of 100 feet.
7.1.2 Construct all stub / connectinll streets, where proposed, as 34- foot street sections with rolled curb.
gutter. and 5-foot concrete sidewalk within 46 feet of right-of-way. East Whitehall Drive should
have Silmalle at the terminus statinll: "THIS STREET WILL BE EXTENDED IN THE
FUTURE." Additionally, the aoolicant should orovide a turnaround easement encomoassinll the
entirety of Lot 11. Block 12. for E. Whitehall Drive due to the fact that the street is greater than
150 feet in length. A notation of this easement should be made on the final plat.
7.1.3 Construct Edmonds Court to one-half of a 36-foot street section with rolled curb. gutter, and 5-
foot attached concrete sidewalk within the existing rillht-of-way for the existing (not vacated)
section of Edmonds Court: AND construct the internal portion of Edmonds Court as the internal
street section within 46 feet of rillht-of-way. All street imorovements for Edmonds Court should
be constructed along the vacated frontage to orovide a complete and continuous transition from
the improved (internal) section to the existing (off-site) section.
7.1.4 Comolv with the City of Meridian, lTD. and Fire Department's requirements for the ootential
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
7.1.5
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
7.2.12
7.2.13
Exhibit B
installation of removable bollards at the driveway intersection on Edmonds Court from Lots 2
through 7, Block 9; as well as along the southern edlle of the intersection of Marlon Way and
Edmonds Court (approximately at the northern edge of existing cul-de-sac); therebv restricting
access out to Meridian Road.
Comply with all Standard Conditions of Aoproval.
GENERAL REQUIREMENTS
Any existing irrigation facilities shall be relocated outside of the rig:ht.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 imoroving street frontages abutting the site shall be
borne by the develooer.
Replace any existing damaged curb, gutter and sidewalk and any that mav be damaged during the
construction of the prooosed 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 aoproved 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 aporoved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State ofIdaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approvaL orior to issuance of building permit
(or other required permits), which incorporates any required design changes.
Construction, use and prooerty development shall be in conformance with all applicable
requirements of the Ada County Highway District orior to District aoproval for occuoancy.
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 resoonsibilitv of the aoplicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existin€! utilities damaged by the aoplicant. The
applicant shall be reouired to call DIGLINE 0.800-342-1585) at least two full business days
orior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (soare 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 aoolicant or the aoolicant's authorized representative and an authorized
representative of the Ada Countv Highwav District. The burden shall be uoon the aoolicant to
obtain written confirmation of anv change from the Ada County Highway District.
Any change by the applicant in the olanned use of the property which is the subiect of this
application, shall require the apolicant to comoly with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the apolicant or its successors in interest
advises the Highway District of its intent to change the p1alUled use of the subi ect prooerty unless
a waiver/variance of said reauirements or other legal relief is granted pursuant to the law in effect
at the time the chanlle in use is soul!ht.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER l2, 2006
8. CENTRAL DISTRICT HEAL TH DEPARTMENT
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
Exhibit B
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
C. Legal Description
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ANNEXATION AND REZONEOESCRIPTION
FOR LARKSPUR SUBPM$ION No.3
Job No. 06160 September 14. 2006
Late:; and 6 in Edmot'ld$ $ubdMsion. Sook 33, Page 29(i0jAda County Plat Records, within the
NY/1/4SW1/4 of SEtctlon 19. TSN. R1E. S.M" City ofMefidian. Ada COunty, Idaho, desClibed by
~and~~~'~~:
COMMENCtNG at the West 114 Comer Qf said SectIon 19. marked by 8n AlutninumCap
Monurrumt 8$ J*mmet perpetuaaonrecord lost No. ~1497061 .
thenCe, along th& W$$t U1ad.-JdSection 19, South QO"6t'09~ West. 1330.58 feet. to the
SOultlwest Com.- of'" NW1 14SW1 14 (Soulh 1/16'COmer),also being the Southwest Comer
.ofsald Edmonds Subcl~
~, .tong the South lr. Of.-id Edmonds SubdMslon. South 89"56'43" East, 641.49 feet.
totl'le SouthweSt Comer of said Lot 6 thereof. and the POIN'r OFSECMNNING:
1henc:e al9ngthe WA$tlJrle:of said Lot 6. North OO~02'21~,st,317.73 feet, to a point on the
southerly right-c>J,wav of ~$ COurt; ..'
~ along a non4Ingcant ~.OO foot radius curve tolbe right, 8$1 arc Ie/'lgth of36.25 reet,
ttmJuOh.1iI central.angte of. 48-oe'SS- . and haVing a chord which beatS. .
1'f011h66.5~'11.W_ 35.27 feet, and 8 20.00 foot radius .nwerslftO curve to the left;
tf1en<* along Mid curve and r1ght-of.:waY I an are length Qf 16.12 feet. through a central angle of
46"11'13", haVing aOhOI~fwtooh bears North 66054'20W-' 16.69 feet;
thence oontinuingalOnOsaId right-of..w1ilY, North 89.5~W"t. 254.33fEiet;
thence North OO~'1S-l!_ 00.00 feet, to the southwM-'Y qomer Of said Lot 5;
~ along theWest Uoe ~. biling coincident wJth ... East line of Volmafl Subdivision,
~& per tn, Plat ~f, in 8oI:ltt 53. at Page 4652, Ada. Couftty Plat Reeords, North
OO",~'02"East ~ 19 feet:
t{1encEl CIOntinuin9 atong Jatd Common tine, North 01Q()7'04r'iaSt. 181.80 feel to the NorthWeSt
COtner of said LQt 6; . .
~ .a!ong the North line tl'Mtreof, South 89057'15"Eest _.20 feet. to the Northeast COtner
orsaid Lot 5:
.thenee along the East Une$ d sald Lots 5 and 6 of Edmonds $ubdMSl(H'l. cbincident wl1h tne
. ~'Y Qf The Meridian ~. Unit No.3. as per the?t8J1 thereof, In Book 33. at pages ~02
"~h~405. Ma COunty..Plsl RecordS, South 00"45'5," West. 858.$2 feet, to the South_at
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Exhibit C
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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No. J
ANNEXATION AND
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Exhibit C
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full 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 the subject property R-8 (Medium Density Residential). The
Commission finds that the proposed zoning map amendment generally 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;
The Commission fmds that single-family residences are allowed within the requested zoning
district ofR-8 as a Principally Permitted Use. The accompanying plat demonstrates the land will
be developed with varying lot sizes and other dimensional requirements which conform to the
proposed zoning designation.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that 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,
The Commission 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).
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. The Commission 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 Commission finds that Annexation and Zoning
of this would be in the best interest of the City, if Council believes it is appropriate to allow
a step up in density and zoning for this property.
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;
The Commission finds that the proposed application is generally compatible with the adopted
Comprehensive Plan. The Commission supports the proposed density and proposed plat layout,
with recommended changes, as they generally 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
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
the proposed development;
The Commission 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, the Commission 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;
The Commission recommends that Council rely upon comments from the public service
providers (i.e., police, fire, ACHD, etc.) to determine this fmding. (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. The Commission recommends that 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 the Commission 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, the
Commission fmds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance. The Commission
recommends that 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 the Commission is unaware.
Exhibit D