HomeMy WebLinkAboutCottswold Villages Subdivision AZ-06-042 PP-06-044
RECEIVED
DEe 0 7 2006
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
City 0f Meridian
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In the Matter of Annexation and Zoning of 20.18 acres from RUT to R-4 AND Preliminary
Plat Approval for 62 single family residential lots and 9 common lots on 20.18 acres, for
Cottswold Villages Subdivision, by Cherie A. Dalton.
Case No(s). AZ-06-042, PP~06-044
For the City Council Hearing Date of: October 17, 2006 (continued to October 24,
November 8, November 21, and November 28, 2006, with fmdings on the December 12,
2006 City Council consent agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of October 17, 2006,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of October 17, 2006,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of October
17,2006, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of October 17,2006, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. ~67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code ~
11-5A.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-042 and PP-06-044
(PAGE I of4)
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, and the
Conditions of Approval all in the attached Staff Report for the hearing date of October
17, 2006, incorporated by reference. The conditions are concluded to be reasonable and
the applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code ~ 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The Applicant's Preliminary Plat, as evidenced by having submitted the
Preliminary Plat, dated July 12, 2006, is hereby conditionally approved;
2. A Development Agreement (DA) shall not be required as part of annexation of this
property;
3. Cottswold Villages shall be subject to the UDC standards of the R-4 (Medium Low-
Density Residential) zoning district. Further, the Applicant shall amend the
preliminary plat to meet the R-4 zoning district standards for development; and,
4. The site specific and standard conditions of approval are as shown in the attached
Staff Report for the hearing date of October 17, 2006, incorporated by reference.
D. Notice of Applicable Time Limits
Notice of Twelve (12) Month Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years of the approval of the preliminary plat or one (1) year of the
combined preliminary and final plat or short plat. In the event that the development of the
preliminary plat is made in successive phases in an orderly and reasonable manner, and
conforms substantially to the approved preliminary plat, such segments, if submitted
within successive intervals of eighteen (18) months, may be considered for final approval
without resubmission for preliminary plat approval. Upon written request and filed by the
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-042 and PP-06-044
(PAGE 2 of 4)
applicant prior to the termination of the period in accord with 11-6B-7.A, the Director
may authorize a single extension of time to record the final plat not to exceed eighteen
(18) months. Additional time extensions up to eighteen (18) months as determined and
approved by the City Council may be granted. With all extensions, the Director or City
Council may require the preliminary plat, combined preliminary and final plat or short
plat to comply with the current provisions of Meridian City Code Title 11. If the above
timetable is not met and the applicant does not receive a time extension, the property
shall be required to go through the platting procedure again.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis. Such
request must be in writing, and must be filed with the City Clerk not more than twenty-
eight (28) days after the final decision concerning the matter at issue. A request for a
regulatory takings analysis will toll the time period within which a Petition for Judicial
Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code ~ 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of October 17, 2006
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-042 and PP-06-044
(PAGE 3 of4)
By action of the City Council at its regular meeting held on the {Z;'ay of
~C~~
,2006
COUNCIL MEMBER JOE BORTON
VOTED~
VOTED~
VOTED~
VOTED ~
COUNCIL MEMBER SHAUN WARDLE
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
TIE BREAKER
MAYOR TAMMY de WEERD
-
VOTED
By:
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WILLIAM G, BERG, JR" cm CLERK ~ (>" 6.l!:c'.L ~
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Copy served upon: V Applicant '/Ill, '-(~jN1"{ . .,,:.s
V Planning Departme~tl!1111111111\\\\\"
v"" Public Works Department
V City Attorney
By~ k.a..rMJ\...O...QJ-J
City Clerk's Office
Dated: \J~:lO-Ou
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-042 and PP-06-044
(PAGE40f4)
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
SUBJECT:
Cottswold Villages Subdivision
. AZ-06-042
Annexation and Zoning of 20.18 acres from RUT (Ada County) to R 8 (Medium
Del'lsity Resideetial) !{-4 {Medium Low-Densitv Resjd~iian zone
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STAFF REPORT
TO:
Hearing Date: 10/17/2006
Mayor & City Council
FROM:
Amanda Hess, Associate City Planner
. PP-06-044
Preliminary Plat of 62 single.family building lots and 9 common lots on 20.18
acres in a proposed R -8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Cherie A. Dalton Living Trust, has applied for Annexation and Zoning (AZ) of 20.18 acres
from RUT (Ada County) to R-8 (Medium Density Residential) and Preliminary Plat approval of 62 single
family residential lots and 9 common lots for Cottswold Villages Subdivision. The site has not been previously
platted. The subject property is located on the north side of Amity Road, approximately ~ mile east of Locust
Grove Road in Section 29, Township 3 North, Range 1 East, B.M., and is currently referenced as Assessor's
Parcel Number S1129346700.
The gross density of the proposed development is approximately three 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, the proposed density is in accord with the proposed R.8 zoning district.
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.
Additionally, a Comprehensive Plan Amendment application has been submitted to and is being processed by
the Planning Department to amend the land use designation of this site to Medium Density Residential. If the
Amendment were to be approved, then the applicant's request for an R-8 (Medium Density Residential)
zoning designation will appropriately reflect the land use designation of Medium Density Residential for this
site.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-042 and PP-06-044) 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 Cottswold Villages Subdivision subject to the R-4 standards and the conditions listed in Exhibit B of
the Staff Report. The Meridian Plannin\! and Zooin\! Commission heard these items on September 21.
2006. At the public hearin\! they moved to recommend approval to the City Council.
a. Summary of Public Hearin\!:
i. In favor: Kent Brown (Applicant); Cherie Dalton (Propertv Owner)
ii. In opposition: None
iii. Commenting: Jolm Huffman
iv. Stafforesenting application: Amanda Hess
Cottswold Villages Subdivision AZ-06-042, PP-06-044
P AGE I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
v. Other staff commenting; on application: Caleb Hood
b. Key Issues of Discussion by Commission:
i. Micropathway fencing.
ii. Applicant's request for an R-8 (Medium Density Residential) zoning district where
the Comprehensive Plan desi!Z1lates the area as "Low Density Residential. "
c. Key Commission Chanees to Staff Recommendation:
i. Recommended approval of the Applicant's request for an R-8 zoning district and
dimensional standards of the R-8 zone.
d. Outstandine Issue(s) for City Council:
i. None.
The Meridian City Council heard these items on October 17. October 24. November 8. November 21.
and November 28. 2006. On November 28.2006. City Council ann roved the suhiect annlications.
a. SummarY of Public Hearinp-:
i. In favor: Kent Brown (Applicant): Cherie Dalton (Property Owner)
ii. In opposition: None
iii. Commentin2:: D.an...W.Qoo
iv. W.Iittm1es1itnonv: None
v. .~taff mesenti1U!: aoolication: Anna Borchers Cannilll!
vi. Other staff commentilll! on_lY?yjication: None
b. Kev Issues of Discussion bv Council:
1. Aoolicant's reauest for an R-8 (Medium Densitv Residential) zonilll!: districLwlle.r.e.
the <;::_Qmd1r~h_~:Q-Jli.Y~_~!~c1~silffiates the_.!"!.~l!. as "Low Den~.ilv Resi5Jent~!!l. "
ii. Dedication of ri!!ht-of-wav alolllz Amitv Road.
c. Kev Council Chanp-es to Commission Recommendation:
i. The nronertv shall be annexed to R-4 and shall be subiect to the R-4 zonin2: district
standards for develooment. The ot:.eliminarv olat shall also be amended to meet said
standards..
11. Removed the requirement for a_d~lQoment al!feement on this mooem.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ.06-
042 and PP-06-044 as presented in the Staff Report for the hearing date of October 17, 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.06-042
and PP-06-044 as presented during the hearing on October 17,2006, 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-
042 and PP-06-044 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:
2180 East Amity Road
Meridian, ill 83642
Cottswold Villages Subdiyjsion AZ-06-042, PP-06-044
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
Section 29, T3N, R1E
b. Owner / Applicant:
Cherie A. Dalton Living Trust
P.O. Box 140057
Garden City, ill 83714
c. Representative: Kent Brown, Bailey Engineers
d. Present Zoning: RUT (Ada County)
e. Present Comprehensive Plan Designation: Low Density Residential
f. Description of Applicant's Request:
1. Date of Preliminary Plat (See Exhibit A): July 12,2006
2. Date of Landscape Plan (See Exhibit A): July 26,2006
g. Applicant's Statement/Justification:
The current Comprehensive Plan designation for this area (Low Density Residential) does not
comply with the applicant's request for an R-8 (Medium Density Residential) zoning designation.
The gross density of the proposed development is 3.07 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."
However, a Comprehensive Plan Amendment application has been submitted to and is being
processed by the Planning Department to amend the land use designation of this site to Medium
Density Residential. Ifthe Amendment were to be approved, then the applicant's request for an R-8
(Medium Density Residential) zoning designation will appropriately reflect the land use
designation of Medium Density Residential for this site.
The subdivision will provide a large central common area with gazebo, parkways, and a mix of lot
sizes ranging from approximately 7,750 square feet to 15,000 square feet.
5. PROCESS FACTS
a. The subject application will in fact constitute an alUlexation 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 4, 2006 & September 18, 2006 (Commission)
September 25,2006, & October 9, 2006 (Council)
d. Radius notices mailed to properties within 300 feet on:
August 25,2006 (Commission)
September 22, 2006 (Council)
e. Applicant posted notice on site by:
September 11, 2006 (Commission)
Cottswold Villages Subdivision AZ-06-042, PP-06-044
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
October 9,2006 (Council)
6. LAND USE
a. Existing Land Use(s): Existing home and vacant land. All existing structures will be removed from
the site.
b. Description of Character of Surrounding Area: A mix of single family residential and vacant
agricultural land, some of which has recently been proposed for residential development.
c. Adjacent Land Use and Zoning:
1. North: Bellingham Park Subdivision & Messina Meadows Subdivision, zoned R-8
2. East: Residential, zoned RUT (Ada County) & Messina Meadows Subdivision, zoned R-8
3. South: Residential, zoned RUT (Ada County)
(Proposed White Bark Subdivision to the southeast)
4. West: Estancia Subdivision zoned R-4
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is proposing to sewer through mams under
construction in Estancia Subdivision.
Location of water: This property is proposing to provide water service through mains
under construction in Estancia Subdivision and mains planned in Bellingham.
Issues or concerns: 1.) The need for an off~peak pumping station. 2.) There is a
FEMA designated zone-A flood plain on this property.
2. Vegetation: Primarily agriculture. Existing trees will be retained or relocated on site.
3. Floodplain: Zone A (100- Year Floodplain)
4. CanalslDitches/Irrigation: Ten Mile Drain
5. Hazards: N/A
6. Proposed Zoning: R-8
7. Size of Property: 20.18 acres
f. Subdivision Plat Information:
1. Residential Lots: 62
2. Non-residential Lots: 0
3. Total Building Lots: 62
4. Common Lots: 9
5. Total Lots: 71
6. Open Lots: 0
7. Residential Area: 20.18 acres
8. Gross Density: 3.07 units per acre (4.2 net density)
Cottswold Villages Subdivision AZ-06-042, PP-06-044
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
9. Lot Sizes: Lot sizes range from 7,750 to 15,000 square feet. The average lot size is
approximately 8,900 square feet.
g. Landscaping:
1. Width of street buffer(s): As per the Future Land Use Map, Amity Road is designated as
an arterial road. The UDC (Table 11-2A~5) requires a 25~foot wide street buffer adjacent to
arterials. The landscape plan (Sheet Ll.O) proposes a 25-foot wide buffer along Amity
Road.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 2.07 acres (10.3%)
4. Percentage of site as useable open space: 7.9%
5. Other landscaping standards: Landscaping adjacent to micro-paths should comply with
UDC 11~3B-12. Common / open-space lots should include at least one deciduous shade
tree per 8,000 square feet (UDC 11-3G-3-E2).
h. Proposed and Required Non-Residential Setbacks: As per the R-8 zone for detached single family
dwellings.
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The sole access
to the development at this time will be from Amity Road. Stub streets to the north and west have
been provided by the Bellingham Park and Estancia Subdivisions. Additionally, one stub street at
the east property line will be constructed to provide connectivity to that County parcel upon
development. ACHD is supportive of the proposal as long as all Site Specific and General
Requirements are met (See Exhibit B-7).
7. COMMENTS MEETING
On September 1, 2006, Plarming 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 SelVices 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 62
residential building lots on 20.18 acres for a gross density of 3.07 dwelling units/acre. The gross density is not
within the range outlined in the Comprehensive Plan. As stated above, the application does not comply with
the Comprehensive Plan for the site which designates the area as "Low Density Residential." However, the
proposed density is in accord with the proposed R-8 zoning district.
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 following Comprehensive
Plan policies apply to this application:
. Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned for
the provision of all public selVices.
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:
Cottswold Villages Subdivision AZ-06-042, PP-06-044
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
. Sanitary sewer and water service will be extended to the project at the developer's expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department,
who currently shares resource and personnel with the Meridian Rural Fire Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once
annexed, the lands will be serviced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service will
not change.
. The subject lands are currently serviced by the Meridian Library District. This service will not
change and the Meridian Library District should suffer no revenue loss as a result of the
subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
. Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land~use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient. Staff
believes that the subject applications comply with the policies listed in the literature noted above.
. Chapter VI, Goal II, Objective A, Action 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 connections to future adjacent subdivisions, via stub
streets and micro pathways.
. Chapter VII, Goal IV, Objective C, Action I - Protect existing residential properties from
incompatible land use development on adjacent parcels.
Staff finds that the residential developments to the north and west are compatible with the proposed
development.
. 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 zone. The subject property is located adjacent to
lands zoned R-4 and R-8. Stafffinds that the requested zoning designation is generallv consistent with
the Comprehensive Plan designationfor this site.
Cottswold Villages Subdivision AZ-06-042, PP-06-044
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
· Require street connections between subdivisions at regular intervals to enhance connectivity and
better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
Two stub streets have been proposed to connect with the currently undeveloped properties to the east
and southwest. These properties have been proposed to be developed in a manner similar to the
subject parcel.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC ll-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.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS:
Based on the policies and goals contained in the Comprehensive Plan and the general compliance of
the proposed development with the Unified Development Code, staff believes that this is a good
location 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 The Idaho Survey Group on
May 1, 2006, shows the property as contiguous to the existing corporate boundary of the City of
Meridian. On November Z.8~ the Meridian Citv Council~Droved an R-4, no.L&.8o-zoninl! for this
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Cottswold Villages Subdivision AZ-06-042, PP-06-044
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
EstlllHlia Eli~di'.i8i~R @f B~lliRblw.m PaHf, wm@ken @T @fiRl@gj ii.rgt.
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with the Cit:; @Hl@Pidiaa lJaiM@d D@,'@lo~mllRt C~ll@.
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PRELIMINARY PLAT ANALYSIS:
Based on the policies and goals contained in the Comprehensive Plan and the general compliance of
the proposed development with the Unified Development Code, staff believes that this is a good
location for the proposed single-family residential products. Please see Exhibit D for detailed analysis
of facts and [mdings for a preliminary plat.
1. Access: Amity Road will serve as the primary access to the proposed development. Although not
fully developed at this time, Estancia and Bellingham Park Subdivisions have supplied Cottswold
Villages with two stub street connections, thus providing Cottswo1d Villages with two additional
access points.
2. Internal Streets: Internal streets sections are proposed to be at least 36-feet wide with 5-foot wide
attached sidewalks. One of the cul-de-sacs is proposed with a turning radius of24' inside and 60'
outside. The proposed design of the cul-de-sacs does not meet the Fire Department's
requirements for access. The Fire Department requires all cul-de-sacs to have a turning
radius of 28' inside and 48' outside radius.
3. Parking: No on-street parking shall be allowed within the cul-de-sacs. Vehicles shall be parked in
garages, driveways, or along public roads with the subdivision, but not within cul-de-sacs. The
cul-de-sacs shall be signed as "No Parking" as per the Meridian Fire Department's comments.
4. Landscaping: The applicant has provided 2.07 acres (10.3%) of landscaped open space, meeting
the 5% minimum required by UDC 1l~3G-3A-1. The majority of the open space is provided in
the form of a centralized common park. 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 Cottswold Point Homeowners Association. The applicant has also provided street landscape
buffers with landscaping islands.
5. Micropaths: Four micropathways are proposed with this application. One of the micropath
connections is proposed along the Ten Mile Drain. This path will connect to the open space along
Ten Mile Drain provided by the Bellingham Subdivision. As the Ten Mile Drain is not piped at
this site, this pathway will also afford good buffering of the residential units from said canal.
Another micropath will provide connectivity from the northeast section of the subdivision to the
northwest. All micro-paths shall be constructed in accordance with UDC 11-3A-8. Landscaping
adjacent to all micro-paths should comply with UDC 11-3B.
6. Landscaoinl! Islands: The Public Works Department does not allow manholes or water valves in
landscape islands. Water mains and / or sewer mains shall be routed around the landscape islands
to accommodate the proposed landscaping.
7. Pressure Irril!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,
Cottswold Villages Subdivision AZ-06-042, PP-06-044
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
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. Fencinl!: The applicant should submit a detailed fencing plan with the final plat application. 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
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. 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 Mitil!ation: Any existing, on-site tree over 4" in caliper that is removed from the property
shall be replaced by installing additional trees, being the equivalent number of caliper inches of
those removed. Required landscaping trees will not be considered as replacement trees for those
that are removed. The applicant should coordinate a mitigation plan with Elroy Huff at the
Meridian Parks Department.
II. Existinl! Structures: The site currently contains multiple buildings. Because the existing structures
span across proposed lot lines, all buildings should be removed or relocated, prior to signature of
the final plat by the City Engineer.
b. Staff Recommendation: 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." As ten of the building lots are slightly under the R-4 (Medium Low-Density Residential)
lot size standard of 8,000 square feet, the applicant could meet the R-4 criterion via redesign.
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 Estancia or Bellingham Park Subdivisions
(See Fire Department Development Review Comments and Requirements, Exhibit B). Therefore, Staff
recommends approval of the proposal subject to the R-4 standards and the conditions listed in Exhibit
B. On Sentember 21. 2006. the Meridian Planninl! and Zonin!! Commission voted to recommend
annroval of the subject annlications. The Meridian Citv Council heard these aDDlications on
October 17. October 24. November 8. November 21. and November 28. 2006. On November 28.
2006. Citv Council aDDroved the subiect aDDlications. with an R-4 zoning desivnation.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (Dated July 12, 2006)
3. Landscape Plan (Dated July 26,2006)
B. Conditions of Approval
1. Plarming Department
2. Public Works Department
3. Fire Department
Cottswold Villages Subdivision AZ-06-042, PP-06-044
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
C. Legal Description and Annexation Map
D. Required Findings from Zoning Ordinance
Cottswold Villages Subdivision AZ-06-042, PP-06-044
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
A. Drawings
1. Vicinity Map
Exhibit A
VICINITY MAP
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.1.1 The preliminary plat labeled as Sheet PP-1, prepared by Bailey Engineering, me., and dated July
12, 2006, is approved, with the conditions listed herein. Any future development agreement shall
also be considered conditions of the Preliminary Plat (PP-06-044).
1.1.2 Cottswold Villages shall be subject to the ODC standards of the R 1 (MedilR'B Low Density
ResidellKial) R 8 ~fcdiulR DeBsity Rll!lidllDtian R-4 (Medium I,ow-Density Residential)
zoning district. This shall 9@ fllflililtlla ill ihll alll'" @h~fJ:m.llm agr@lllm@Ht.
1.1.3 The 8flplieant shall ameBd the prelimiflary plat to refleet, at mimmum, 8,000 square foot lots, to
eouespoHd with the aforemefltiofled zoning distriet ofR 1.
1.1.3 The applicant shall amend the preliminarv plat to reflect. at minimum. 8.000 SQuare foot
lots. to correspond with the aforementioned zonine: district of R-4.
1.1.4 Dedicate and construct all public internal roadways to meet ACHD's road design standards.
1.1.5 Provide a street connection to Assessor's Parcel Number S1129346820 to the east, as depicted on
the preliminary plat.
1.1.6 All internal roads and cul-de-sacs 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 around the cul-de-sacs. Modify the applicable roads / cul-de-
sacs to reflect this requirement.
1.1.7 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.
1.1.8 The landscape plan prepared by Bailey Engineering, Inc., on July 26, 2006, no label, is approved
with the following modifications/notes:
· Provide 2.07 acres (10.3% 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 351inear feet of parkway.
· The proposed micropathways shall be constructed in accordance with UDC 11-3A-8. All
landscaping adjacent to the pathways shall meet the requirements of UDC 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.
· 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 ofthe Final Plat.
The landscape plan is not to be altered without approval of the Planning and Zoning Department.
No field changes to the landscape plan are pennitted. 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).
1.1.9 Maintenance of all conunon areas shall be the responsibility of the Cottswold Villages
Subdivision Homeowners Association.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.2.1 Sidewalks/walkways shall be installed within the subdivision and on Amity Road pursuant to
UDC 1l.3A-17.
1.2.2 All lot lines common to a public right-of-way shall reserve a 10' utility easement.
1.2.3 The applicant shall comply with the outdoor lighting standards shown in UDC 1 l-3A-l 1.
1.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant should be required to utilize any existing surface or well water for
the primary source. If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer. An underground, pressurized irrigation system should be installed
to all landscape areas per the approved specifications and in accordance with UDC ll-3A-15 and
MCC 9-1-28.
1.2.5 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.
1.2.6 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 pennit. 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.
1.2.7 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.
1.2.8 Staffs failure to cite specific ordinance provisions or terms of the approved annexation /
preliminary plat does not relieve the applicant of responsibility for compliance.
1.2.9 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 under
construction in Estancia Subdivision. The applicant shall install all 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.
2.2 The applicant shall have to wait to sewer this property (final plat signature) until the Black Cat
Trunk connects to the "diverting manhole" at Glacier Springs Subdivision, or be responsible to
install a temporary off-peak pumping station in a location coordinated with the Public Works
Department. The station 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. If new information arises from ongoing modeling exercises or
other subsequent sources, then this condition may be rescinded by the City Engineer.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
2.3 As part of the City of Meridian's "to and through" policy the applicant shall be required to extend
sewer mains to the western property line in Amity Road.
2.4 Water service to this site is being proposed via extension of mains under construction in Estancia
Subdivision. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.5 As part of the City of Meridian's "to and through" policy the applicant shall be required to extend
water and sewer mains in both Melwood Street stubs.
2.6 No water valves or manholes shall be allowed within the landscape islands. If water or sewer
mains are routed under them no trees shall be allowed unless said mains are sleeved.
2.7 The preliminary plat indicates that a portion of this development is in an A Flood Zone. The
applicant shall be responsible to detennine the Base Flood Elevation, and any lots are within the
flood plain those buildings shall provide Base Flood Elevation Certification prior to building
pennits.
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 the pressure irrigation system in this proposed development is to be
an extension of the system in Bellingham Park, which is a Nampa and Meridian hrigation District
owned system. If it is to be owned and maintained by NMID then a letter of plan approval shall
be submitted prior to scheduling of a pre-construction meeting.
2.11 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.
2.12 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 andlor 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 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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17,2006
Plat for this subdivision shall be recorded, prior to applying for building pennits.
2.17 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.
2.18 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.
2.19 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined during the plan review process, prior to signature on the final plat.
2.20 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 Pennitting that
may be required by the Environmental Protection Agency.
2.22 Applicant shall be responsible for application and compliance with any Section 404 Pennitting
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.
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 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 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.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 'i2" 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above ftnish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet ofthe project.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
3.5 All entrance and internal roads, and cul-de-sacs shall have a turning radius of 28' inside and 48'
outside radius.
3.6 All common driveways shall be straight or have a turning radius of28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.7 No on-street parking shall be allowed along the cul-de-sacs. Vehicles shall be parked in garages,
driveways, or along public roads with the subdivision. The cul-de-sacs shall be signed as "No
Parking."
3.8 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.9 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.
3.10 Building setbacks shall be per the International Building Code for one- and two-story
construction.
3.11 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 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of 75,000 GVW.
3.12 The Fire Department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. The cost of installation is to be borne
by the developer.
3.13 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.14 Provide exterior egress lighting as required by the International Building & Fire Codes.
4. POLICE DEPARTMENT
4.1 Interior fencing adjacent to common areas and micropathways shall allow visibility from the
street and shall not exceed four feet in height is solid fencing is used.
4.2 All micropathways shall have adequate lighting to allow visibility from the street.
5. PARKS DEPARTMENT
5.1 Pathway and Trail Standards: The proposed pathways and / or trail shall be constructed in
accordance with the Meridian Parks Department's requirements.
5.2 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape
Ordinance (UDC ll-3B-lO) will be followed.
5.3 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC ll-3B-lO) will be followed.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17, 2006
6. SANITARY SERVICE COMPANY
6.1 Turning Radius: The applicant shall provide a minimum of 50-foot turning radius for all entrance
and internal roads, cul-de-sacs, and conunon driveways.
7. ADA COUNTY HIGHWAY DISTRICT
7.1
7.1.1
7.1.2
7.1.3
7.1.4
7.1.5
7.1.6
7.1.7
7.1.8
7.1.9
7.1.10
7.1.11
SITE SPECIFIC REQUIREMENTS
Construct Rangewood Way, located 330-feet east of the southwest property line (measured
property line to centerline), as a 54-foot street section within 68-feet of right-of-way, complete
with vertical curb, gutter and attached 5-foot concrete sidewalk within the proposed right-of-way.
Construct a 5-foot detached concrete sidewalk along Amity Road and provide an easement to the
public for any portion of the sidewalk located outside of the public right-of-way.
Construct Rangewood Way, located 330-feet east of the southwest property line (measured
property line to centerline), as a 54-foot street section within 68-feet of right-of-way, complete
with vertical curb, gutter and attached 5-foot concrete sidewalk within the proposed right-of-way.
Provide the minimum 21-feet of pavement on all sides of the islands located in the entry road.
Construct the internal roadways as 36-foot street sections within 50-feet of rights-of-way
complete with curb, gutter and 5-foot attached concrete sidewalk.
Locate and construct the cul-de-sac turnaround at the tenninus of Witney Place with a minimum
45-foot turn radius.
Locate and construct the cul-de-sac at the tenninus of Warwick Place with a minimum 45-foot
turn radius, center island and a minimum 29-feet of pavement surrounding the island as proposed.
Connect to two existing stub streets to the north and the west ofthe subject site: Rangewood Way
located approximately 340-feet east of the west property line (measured property line to
centerline), and Melwood Street located approximately 560-feet south of the northwest property
line (measured property line to centerline).
Construct a stub street to the east, Melwood Street, located approximately 565-feet south of the
northeast property line (measured property line to centerline). This stub street shall align with
and connect to a future street to the east of this site. A sign shall be installed at the tenninus of
the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Amity Road is classified as an arterial roadway: all access points to Amity Road will be closed
except the access specifically approved with this application: direct lot access to Amity Road is
prohibited and should be noted on the final plat.
Comply with all Standard Conditions of Approval.
7.2 GENERAL REQUIREMENTS
7.2.1 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 17,2006
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.
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.
8. NAMP A / MERIDIAN IRRIGATION DISTRICT
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
8.1 Coordinate with John Anderson, Water Superintendent for NMID, concerning installation of the
underground, pressurized irrigation system.
8.2 All storm drainage shall be retained on-site. If surface drainage cannot be contained on site,
contact Donna Moore at 466-7861, as a Land Use Change Application must be filed for review
prior recording of the final plat.
8.3 All laterals and wasteways must be protected.
8.4 The developer must comply with Idaho Code 31-3805.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
C. Legal Description and Annexation Map
\
IDAHO
SURVEY
GROUP
1450 East Watercower Sc.
Sulu= 150
Merldl'lII. Idaho 83642
Phone (208) 846-8570
FBl( (206) 884.5399
Project No. 06- 135
l):lItOD AnDeutioD
DescriptioD
May 1,2006
.' The West 1/2 oftbe SD 114 of tile SW 1/4 ofS~ 29. T.3N., R.IE.. a.M., Ada
CGunty, Idaho, more particularly dcsoribed as follows: C~iDIJ at the comer
~ to Sqons 19, 30. 31, _ 32 ofT.lN., R.IE., BJ4.;; 'Thence South 89"43'50"
~ 1322.60 feet to the West 1/16 cotnec common to !laid Sections 29 8Dd 32, Sllid point
beitlg th~ QAL pOINT OJ!' ..GIl'fflING. .
Thence Nortb 00001'38" West. 1325.01 feet to the 8w.1I16 cotner of aaid
~29;
1'I1c!aice &oltth 89"42'02" Bast. 665.61 feet to the Nortbll8St corner of the West 1/2
OffhcSE 1/4 of the SW 114;
1'hencc: South 00"03'54" West, 1324.64 feet to tbCl Soutbeast comer of the West
111. of theSE 1I4oftbeSW 114 ots.aid Scction 29; .
TheDce North S9"43'SO'" West, 661.22 feet to !be !JoiDt.ofBeginning. Containing
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Exhibit C
CITY OF MERIC
LANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
S89'42'02"E
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ANNEXATION MAP
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF IDLY 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 the subject property R-8 (Medium Density Residential).
Council finds that the proposed zoning map amendment generally complies with the applicable
provisions of the Comprehensive Plan. if the s_l!biect nronertv is zoned R-4-{Medium Low-
pensitv Residential). 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;
Council finds that single-family residences are allowed within the requested zoning district of R-
8. and Council anoroved zoninl!._.district of R-4. 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;
Council 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 detennining 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,
Council finds that the proposed zoning amendment will not result in any adverse impact upon
delivery of services by any political subdivision providing services to this site, as conditioned in
the staff report.
5. The annexation is in the best of interest ofthe City (UDC 11-5B-3.E).
Council 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. Council finds that Annexation and Zoning of this property to &-4;
ftet R g aB FeallBBtl.Hi. R-4 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;
Council finds that the proposed application is generally compatible with the adopted
Comprehensive Plan. Council 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.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Council 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, Council finds that the subdivision will not require the expenditure of capital improvement
funds.
4. There is public financial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., police, fire, ACHD, etc.) to determine this 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. Staff 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 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. Staff recommends that the
Commission and Council reference any public testimony that may be presented to determine
whether or not the proposed development may destroy or damage a natural or scenic feature(s) of
major importance of which staff is unaware. Therefore, Council finds that the proposed
development will not result in the destruction, loss or damage of any natural, scenic or historic
feature(s) of major importance.
Exhibit D