STaff Comments
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE RECEIVED
STAFF REPORT
Hearing Date: 1/4/2007
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FROM:
SUBJECT:
Planning & Zoning Commission
Amanda Hess, Associate Planner
Baraya Subdivision
. AZ-06-061
Annexation and Zoning of 95.57 acres from RUT (Ada County) to R-15
(Medium High-Density Residential - 82.15 acres) and R-40 (High Density
Residential - 13 .42 acres), by RMR Consulting, Inc.
. PP-06-062
Preliminary Plat consisting of 320 single-family residential lots, 15 common lots,
and 1 school lot on 82.12 acres in the proposed R-15 zone; and 2 multi-family
and 2 common lots on 13.42 acres in the proposed R-40 zone.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, RMR Consulting, Inc., has applied for annexation and zoning of 95.57 acres, from RUT (Ada
County) to R-15 (Medium High-Density Residential District) for 82.12 acres and R-40 (High Density
Residential) for 13.43 acres. The Applicant has also submitted a preliminary plat for the subject property
which proposes 320 single-family residential lots, 15 common lots, and 1 school lot within the proposed R-
15 zone; 2 multi-family and 2 common lots on 13.42 acres are also proposed in the RAO zone.
The site has not been previously platted. The subject property is located south of Franklin Road and east of
Black Cat Road at 3935 West Franklin Road and 280 South Black Cat Road, in Section 15, Township 3
North, Range 1 West, B.M. The subject property is within the City's current Area of hnpact and Urban
Service Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-061 and PP-06-062) were submitted to the Planning Department for
concurrent review. Below, Staff has provided a detailed analysis for the requested Annexation and Zoning
and Preliminary Plat applications. Staffis recommending denial of the proposed Baraya Subdivision.
3. PROPOSED MOTIONS
Denial
After considering all Staff, Applicant, and Public testimony, I move to recommend denial to the City
Council of File Numbers AZ-06-061 and PP-06-062, as presented during the hearing on January 4,2007:
(State specific reasons for denial of the rezone and preliminary plat requests.)
Continnance
After considering all Staff, Applicant and Public testimony, I move to continue File Numbers AZ-06-061
and PP-06-062 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:
3935 West Franklin Road & 280 South Black Cat Road
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
Section 15, Township 3 North, Range 1 West
b. Owner:
Dyver Development, LLC
1977 East Overland Road
Meridian, ill 83642
c. Applicant:
RMR Consulting, Inc.
2127 South Alaska Way
Meridian, ill 83642
d. Representatives: Matt Schultz, RMR Consulting, Inc., & Kent Brown, Bailey Engineers
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation:
Per the 2002 Comprehensive Future Land Use Map, the present designation is Mixed Use Regional
and Medium Density Residential (plus a multi-use pathway and a regional park in the vicinity).
g. Proposed Comprehensive Plan Designation / Ten Mile Specific Area Plan:
The Ten Mile Specific Area Plan, a document that details land use and transportation plans for
the Ten Mile area, proposes future land uses on this site to be: Civic / School Site, Green Space
and Parkland, Medium Density Residential, Medium High-Density Residential, and High Density
Residential. Please see Exhibits A-5 and A-6 for the proposed Ten Mile Specific Area Plan Land
Use Map.
h. Description of Applicant's Request:
1. Date of Preliminary Plat (attached in Exhibit A): November 27,2006
2. Date oflandscape plan (attached in Exhibit A): November 29,2006
1. Applicant's Statement/Justification:
The proposed annexation and preliminary plat applications for the Baraya Subdivision carefully
considers all aspects of the Meridian Zoning Ordinance, Ten Mile Interchange Specific Area Plan,
site location, surrounding neighbors, and the housing market in Meridian. Baraya is a quality
residential development that complies with the Unified Development Code and with the intent of the
current and future Comprehensive Plans for the area.
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: December 18, 2006, & January 1, 2007
d. Radius notices mailed to properties within 300 feet on: December 8, 2006
e. Applicant posted notice on site by: December 25,2006
6. LAND USE
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
a. Existing Land Use(s): Primarily agriculture; two existing single-family homes with outbuildings
b. Description of Character of Surrounding Area: Agricultural/ Rural; rapidly urbanizing
c. Adjacent Land Use and Zoning:
1. North: Silver Oaks Subdivision, developing with multi-family and a daycare, zoned R-15 & L-
0; Residential & Agriculture, zoned RUT and R1 (Ada County)
2. East: Agricultural/Residential, zoned RUT (Ada County)
3. South: Agricultural, zoned RUT (Ada County)
4. West: Agricultural, zoned RUT and Rl (Ada County)
d. History of Previous Actions:
In late 2005, the Applicant submitted annexation and zoning, and preliminary plat applications for
this site. That project was called Bryce Canyon Subdivision. Bryce Canyon included a request for an
R-8 zone for 49.27 acres of the site and a TN-R (Traditional Neighborhood- Residential) for 46.30
acres of the site. The preliminary plat proposed 475 single-family residential lots and 62 common
and other lots. These applications were withdrawn by the Applicant shortly thereafter.
On May 18, 2006, the Applicant again submitted annexation and zoning, and preliminary plat
applications for this site. This time the project was called Baraya. The applications for Baraya, AZ-
06-025 and PP-06-024, proposed 406 single-family residential lots, 1 office lot, and 23 common lots
within the R-8 and L-O zoning designations. Said applications were brought before the Planning &
Zoning Commission on June 15,2006. At that time, the Commission had recommended approval of
the proj ect.
However, on July 18, 2006, City Council voted to deny Baraya. Council's basis for denial fell
primarily upon the lack of conformance ofthe proposal with the anticipated outcome of the Ten Mile
Area Specific Plan. The Applicant requested reconsideration of City Council's decision to allow for
redesign of the project to apply the Ten Mile standards. The Council subsequently remanded the
proposal back to the Planning & Zoning Commission in the form of the subject applications, AZ-06-
061 and PP-06-062.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: The Black Cat Trunk is currently under construction through this site
Location of water: There is currently water in Franklin Road
Issues or concerns: None
2. Vegetation: Primarily agriculture
3. Flood plain: N/ A
4. Canals/Ditches Irrigation: The Purdam Drain, Marvin Canal, and Kennedy Lateral cross or lie
adjacent to this site
5. Hazards: N/A
6. Proposed Zoning: R-15 and R-40
7. Size of Property: 95.57 acres
8. Description of Use: 320 single-family residential dwellings, 2 multi-family lots and 1 school lot.
f. Subdivision Plat Information:
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
1. Residential Lots: 322 (includes two R-40, multi-family lots, to be developed in the future)
2. Non-residential Lots: I (elementary school site)
3. Total Building Lots: 323
4. Common Lots: 17
5. Other Lots: 0
6. Total Lots: 340
7. Gross Density: 4.57 units per acre (for residential properties in R-15 zone only; excludes school
site and future multi-family lots in the proposed R-40 zone)
g. Landscaping:
1. Width of street buffer(s): 25 feet along Franklin Road and 25 feet adjacent to Black Cat Road.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 12% (11.25 acres)
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply with UDC
11-3B-12. Common, open-space lots should include at least one deciduous shade tree per 8,000
square feet (UDC 11-3G-3-E2).
h. Amenities: The Applicant proposes amenities to meet the common open space requirements per
UDC 11-3G-3B. These include a multi-use pathway; parkways; a 25-foot landscaping buffer along
South Glen Canyon Avenue, a residential collector street; and a community park area that includes a
pool with changing rooms, a tot-lot, and two half-basketball courts.
1. Off-Street Parking: UDC Table 1l.3C-2 requires a two car garage and a 20' by 20' parking pad for
all single-family dwelling units.
J. Summary of Proposed Streets and/or Access:
Access to this site is proposed from three public streets that connect to Black Cat Road (1) and
Franklin Road (2).
A residential collector roadway, South Glen Canyon Avenue, is proposed near the east boundary of
the property and divides the property along the proposed zoning designations of R-15 and R-40. S.
Glen Canyon Avenue aligns with the public street approved in Silver Oaks Subdivision / Umbria
Subdivision to the north.
South Fritts Way is also designed to intersect with Franklin Road and provide additional access to
this property.
Capital Reef Drive is the proposed public street which intersects with Black Cat Road. This public
street will also serve as the primary access to the future school site
There are different street sections proposed within this development. Internal streets are proposed to
have either attached sidewalks or detached sidewalks. Stub streets are proposed to the properties to
the south, east, and west.
For a detailed report on the public streets and access points, please see the staff report from the Ada
County Highway District (Planning Staff has provided their comments in Exhibit B). NOTE: As of
the print deadline comments from ACHD are only draft. Once [mal comments and conditions are
provided they will be placed in Exhibit B.
7. AGENCY COMMENTS MEETING
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
On December 15,2006, a joint agency and departments meeting was held with service providers in this area.
The agencies and departments present included: Meridian Fire Department, Meridian Parks Department,
Meridian Public Works Department, Meridian Police Department, and the Sanitary Services Company. Staff
has included comments, conditions and recommended actions in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
a. 2002 COMPREHENSIVE PLAN LAND USES
The subject site is currently designated "Medium Density Residential" and "Mixed Use - Regional"
on the Meridian Comprehensive Plan Future Land Use Map. Approximately half of the subject site is
designated for each land use; the western % of the site, "Medium Density Residential," and the
eastern ~, "Mixed Use - Regional." In Chapter VII of the Comprehensive Plan, "Medium Density"
is defined as areas including single-family homes at densities of three to eight dwelling units per
acre. As the proposed density (4.57 d.u./acre) is within minimum target density of3 to 8 d.u./acre for
Medium Density Residential, Staff believes that the portion of the plat which falls within the area
designated as "Medium Density Residential" conforms to the Comprehensive Plan stated purpose
and intent for this designation.
In Chapter VII of the Comprehensive Plan, the "Mixed Use - Regional" (MU-R) designation is
defmed, in part, as an area that is situated in higWy visible or transitioning parts of the City where
innovative and flexible design opportunities are encouraged. The MU~R has no upper limit on the
square footage of non-residential uses and is intended to allow a broad range of uses. Within this
land use designation, the proposal supplies residential lots ranging in size from 3,500 square feet to
over 8,600 square feet and a 1O.25-acre area that is being set aside for future multi-family units. Staff
believes that the portion of the plat which falls within the area designated as "Mixed Use - Regional"
generally conforms to the Comprehensive Plan stated purpose and intent for this designation.
b. TEN MILE SPECIFIC AREA PLAN
September 28, 2006, marked the culmination of a week-long effort, known as the Ten Mile Specific
Area Charette. Design experts, planners, and the general public, met in a series of intense workshops,
to craft development concepts and future land uses for the Ten Mile area. Meridian City Staff have
already submitted a Comprehensive Plan Amendment which proposes to amend the 2002 Future
Land Use Map to reflect those land uses agreed upon at the Charette. These changes will have a
significant impact on development of the subject site. Staff has attached the draft Land Use Map
created during this process. Please see Exhibit A-5 for Land Use Map.
Four categories of residential land uses were established through the Ten Mile Charette process:
Low Density Residential, Medium Density Residential, Medium High-Density Residential, and High
Density Residential. The subj ect property falls within three of the aforementioned categories. Below
is a brief description of these residential categories.
Medium Density Residential: Medium Density Residential areas are characterized by relatively
low densities and a predominance of single-family and two-unit housing types. Smaller two, three
and four unit apartment buildings may be compatible in a Medium Density Residential area; large
apartment buildings or apartment complexes are not. In general, Medium Density Residential areas
should be protected from encroachments of higher density or higher intensity uses.
Medium Density Residential areas should include a mix of housing types that achieve an overall
average target density of 6 dwelling units per gross acre. Generally, densities should range from 3-
8 units per acre. Most developments within the area should fall within this range, although small
areas of slightly higher density may exist.
Higher density housing types within Medium-Density Residential areas generally should be located
nearer mixed use or other more intensively developed areas, with a transition to smaller buildings,
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
such as duplexes and single-family detached houses, as the distance from the more intensively
developed area increases.
Medium High-Density Residential: Medium High-Density Residential areas are locations
recommended primarily for relatively dense multi-family housing types, such as row houses,
townhouses, condominiums and apartment buildings and complexes.
Medium High-Density Residential areas should include a mix of housing types that achieve an
overall average density target of 12 dwelling units per gross acre. Generally, densities should
range from 8-15 units per acre. Most developments within these areas should fall within or below
this range, although small areas of higher or lower density residential development may be included.
Within "Medium High-Density" areas, the largest~scale, highest~density housing should be located
closest to higher intensity uses, commercial or other type of activity center, with a transition to
smaller-scale and lower density buildings as the distance from the higher intensity use or center
mcreases.
High Density Residential: High Density Residential areas are multiple-family housing areas where
larger and taller apartment buildings are the predominant recommended building type.
High Density Residential areas should include a mix of housing types that achieve an overall
average density target of at least 16-25 dwelling units per gross acre. Most developments within the
High Density Residential areas should fall within or below this range, although smaller areas of
higher or lower density may be included. Residential densities can be concentrated in multistory
projects with up to 50 dwelling units per acre allowed.
c. COMPREHENSIVE PLAN POLICIES
Staff fmds the following 2002 Comprehensive Plan text policies to be applicable (Staff analysis is in
italics below policy):
· Require that development projects have planned for the provision of all public services (Chapter
VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject properties. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department,
which 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 western roadway 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 and Zoning Department, Meridian Utility Billing Services,
and Sanitary Services Company.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4, 2007
· "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal N,
Objective D, Action 2)
In accordance with this Goal and Action Item, the Applicant has designed the plat so that only
three access points, all public streets, intersect the adjacent arterial streets.
· "Plan for a variety of commercial and retail opportunities within the hnpact Area." (Chapter VII,
Goal I, Objective B)
Staff finds that the site is designated for MU-R and Medium Density Residential on the 2002
Comprehensive Plan Future Land Use Map. Staff believes that Baraya Subdivision generally
conforms to applicable Comprehensive Plan policies for the current land use designation.
However, Staff recommends that the Commission and Council determine whether the subject
application provides the appropriate mix of uses as called for under a "Mixed Use - Regional"
under the current land use designation. NOTE: The proposed Ten Mile Area CPA does not
propose any commercial or retail areas on this property.
· "Encourage appropriate land uses along transportation corridors." (Chapter VII, Goal IV,
Objective D)
Because there will be a new interchange at Ten Mile Road, and a potential transit station is
anticipated at the intersection of Ten Mile Road and the railroad tracks (just north), Staff
believes that additional density and/or higher intense uses are appropriate for this site,
particularly east of the Purdam Drain and on the south side of the property.
· "Require appropriate landscape and buffers along transportation corridors (setback, vegetation,
low walls, berms, etc.)." (Chapter VII, Goal N, Objective D, Action 4)
In accordance with the UDe, the Applicant is proposing to construct a 25-foot wide landscape
buffer with perimeter fencing along Franklin Road. A 25-foot landscaping buffer is also
proposed along Black Cat Road; however, no fencing will be provided.
The Applicant is also proposing to construct a 25-foot wide landscape buffer along South Glen
Canyon Avenue, a proposed residential collector road.
Staff is supportive of these widths, as long as the buffers lie outside of the right-of-way and are
constructed in accordance with UDC policies.
. "Consider' Accommodating Bicycle and Pedestrian Travel: A Recommended Approach' from
the National Center for Bicycling and Walking in all land use decisions." (Chapter VI, Goal II,
Objective A, Action 3)
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.
Combined with the sidewalks, the additional rights of way for Franklin Road and Black Cat
Road should be large enough to accommodate future pedestrian and bicycle movements along
the arterial roads. Further, the proposed sidewalks, micropathways, and multi-use pathways
encourage both bicycle and pedestrian travel to and through this development.
. "Protect existing residential properties from incompatible land use development on adjacent
parcels." (Chapter VII, Goal IV, Objective C, Action 1)
Per the 2002 Comprehensive Plan Future Land Use Map, the properties which are north of the
subject site are planned for High Density Residential and Industrial uses, east and south of the
site for continuations of the Mixed Use Regional designation; and west and south of the site are
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
continuations of the Medium Density Residential uses. Staff believes that this project does
propose land uses that are generally compatible with the existing uses in the area.
The Ten Mile Plan designates the adjacent land uses to be residential in nature and varying in
intensity. Therefore, Staff believes that the project does propose land uses that are compatible
with that proposed in the Ten Mile Specific Area Plan.
· "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." (Chapter VII, Goal IV,
Objective C, Action 10)
As noted above, this proj ect generally complies with the current residential categories
anticipated for this property. However, Stafffinds that the subject proposal does not provide the
variety of residential uses called for under the Ten Mile Specific Area Plan. As currently
designed, the proposal primarily contributes to the existing single-family detached and attached
housing stock of the City and is consistent with the land use standards of the "Medium Density
Residential" district.
Approximately 1/5 of the subject property falls under the proposed Medium High-Density
Residential" Comprehensive Plan designation. Staff believes that row houses, condominiums,
and apartment buildings and complexes are more suitable than solely detached- and attached
single family units within the "Medium High-Density Residential" land use designation.
Staff believes the Applicant should be required to provide more intense residential uses within
the part of the project anticipated to contain medium high.density residential; the proposed
residential development yields a gross density totaling 4.57 dwelling units per acre, well below
the target density for this area. Such a change should provide the City with additional housing
types and help alleviate Staff's concerns regarding project conformance with residential
densities as outlined in the Ten Mile Area Specific Plan, by providing densities within the range
of 8-15 dwelling units per acre.
· "On-street bikeways should be incorporated on all future collector streets." (Chapter VI, Figure
VI-5)
Figure VI-5 on page 57 of the Comprehensive Plan designates a bikeway on all collector roads
and arterials. Therefore, the Applicant should be required to provide a bikeway along South
Glen Canyon Avenue.
d. COMPREHENSIVE PLAN SUMMARY
The Applicant has submitted a revised preliminary plat (after being remanded back by the Council),
which Staff believes is generally compatible with the goals and policies of the existing
Comprehensive Plan. The Applicant proposes utilizing approximately 11 acres for a school site,
13.42 acres for high-density residential uses, and the remaining property for single family detached
and attached residences.
However, this is the ftrst application to be submitted and reviewed under the draft Ten Mile Area
Specific Plan. Staff believes that the first application in the Ten Mile Specific Area should closely
conform to the development plan for the Area, thus setting the tone for development around the
interchange. The subject preliminary plat is not consistent with the Ten Mile Specific Area Plan,
which explicitly calls for residential densities substantially higher that that provided by the
Applicant.
Staff proposed, under the previous annexation, zoning, and preliminary plat applications for Baraya,
that the Applicant wait on the adoption ofthe Ten Mile Plan and then design a development that was
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
consistent with the Ten Mile Plan. However, the Applicant elected to redesign the project and submit
new/revised applications. Staff believes that revised Baraya design is not consistent with the draft
Ten Mile Specific Area Plan.
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 Table 11-2A.2 lists Single Family Residential (attached and
detached) as permitted uses in the R-15 zoning district. UDC Table 11-2A-2 lists multifamily
developments as conditionally permitted uses in the R-40 zoning district.
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 & ZONING ANALYSIS:
The annexation legal description submitted with the application (stamped on April 4, 2006, by D.
Terry Peugh, PLS) shows the property as contiguous to the existing corporate boundary of the City
of Meridian.
The Applicant is proposing to zone the subject property R-15 (Medium High-Density Residential)
and R-40 (High Density Residential). The 2002 Future Land Use Map designates this property as
"Medium Density Residential" and "Mixed Use - Regional." Staff finds that the requested zoning of
R.15 and R-40 to be generally consistent with said Comprehensive Plan designation.
The draft Ten Mile Specific Area Plan designates this property as "Medium Density Residential,"
"Medium High-Density Residential," and "High Density Residential."
Per the proposed Ten Mile Plan, Medium Density Residential areas should achieve an overall
average target density of 6 dwelling units per gross acre. Generally, densities should range from 3 -
8 units per acre. Additionally, Medium High Density Residential areas should achieve an overall
average density target of 12 dwelling units per gross acre. In general, densities should range from 8-
15 units per acre.
Stafffinds that the requested zoning of R-15 and R-40 and gross density of 4.57 dwelling units per
acre for the proposed subdivision to be inconsistent with the Ten Mile Specific Area Plan. Staff
believes that a mixed zoning designation of R-8, R-15, and R-40 for this site is more appropriate;
R-8 for the detached single-family units, R-15 for the attached townhouses, and R-40 for the
multi-family development.
Staff believes that the Applicant should either submit a new development plan which is consistent
with said Plan.
PRELIMINARY PLAT ANALYSIS:
Staff believes that the design of the plat is in general conformance with the UDC. However, as
the subject annexation and zoning applications do not conform to the Ten Mile Specific Area
Plan, Staff can not support the preliminary plat design, as proposed. Therefore, Staff is
recommending denial of the submitted preliminary plat.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
Below are specific considerations and changes that should be made to the submitted preliminary plat,
when a plat is proposed that conforms to the adopted Ten Mile Area Plan.
Design: Staff believes that the preliminary plat is not consistent with the draft Ten Mile Area Plan,
which explicitly calls for residential densities substantially higher that that provided by the
Applicant.
The residential development east of South Glen Canyon Avenue generally complies with R-8 district
regulations. However, the Applicant has requested a uniform designation ofR-15 for this area. Staff
believes that a mixed zoning designation of R.8 and R-15 for the area east of South Glen Canyon
Drive is more appropriate.
The R-8 zoning for the attached and detached single-family units generally located north of West
Snow Canyon Drive better corresponds with the Ten Mile Plan which designates that area as
"Medium Density Residential."
Staff also believes that the zoning designation of R-15 for the development generally located south
of West Snow Canyon is appropriate, as the Ten Mile Plan designates the area as "Medium High-
Density Residential." The R-15 designation calls for residential densities of 8-15 dwelling units per
acre. As currently proposed, development south of Snow Canyon falls considerably short of
meeting said density. Staff further believes that integration of additional moderate to high-density
product types and lots are warranted within the "Medium High-Density" land use designation in
addition to the proposed detached single family units and attached townhouses.
Please see Exhibit A-6 for the Ten Mile Specific Area Plan Land Use Map with Baraya
Subdivision superimposed.
Access: Access to this site will be provided from both Franklin Road and Black Cat Road. Except for
the proposed and approved public streets, direct lot access to Black Cat Road and Franklin Road
should be prohibited. If approved, the Applicant should place a note indicating this on the [mal plat.
S. Glen Canyon Avenue: The Applicant is proposing construction of S. Glen Canyon Avenue as a
residential collector street, in accordance with the existing and proposed Comprehensive Plan for the
area, which calls for a collector at approximately the 'lj-mile mark between Black Cat Road and Ten
Mile Road on Franklin Road. This public, residential collector is located closer to the 1.1 mile than
the 'lj mile. However, Staff believes that it will still function as envisioned within the Comprehensive
Plan by providing for more efficient traffic movement from neighborhoods to the arterial system.
The proposed collector also complies with the transportation plan as developed during the Ten Mile
Charette.
The Applicant proposes constructing a split street section with landscaping islands within 84 feet of
right-of-way which will run the full length of S. Glen Canyon Avenue. Staff is supportive of the
design and location of Glen Canyon.
Detached Sidewalks: The Applicant is proposing to construct 4-foot wide detached sidewalks on
some of the internal streets. Some sidewalks are detached from the curb with an 8-foot wide grassy
swale. The submitted landscape plan depicts trees within the swale area. However, ACHD does not
allow trees within these grassy swales. Because the swales cannot contain trees, this area does not
count towards the open space requirement.
Ditches, Laterals, and Canals: The Marvin Lateral and the Purdam Drain, along with other smaller
facilities, traverse this site. Historically, the City has not required that the Purdam Drain be piped (as
it is a natural waterway). Per MCC 12-4-13, all irrigation ditches, laterals or canals, exclusive of
natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided should be tiled. Staff recommends that, exclusive of the Purdam Drain, all irrigation
ditches, laterals and canals that intersect, cross, or lie adjacent to this site be tiled (UDC 11-3A.6A).
Baraya Subdivision - AZ-06-06I/PP-06-062
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied
by a year-round source of water (MCC 12-13-8.3). 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
used, 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 landscaped areas per the approved specifications and in accordance with
UDC 11-3B-6, MCC 12-13-8, and MCC 9-1-28.
Fencing: The Applicant proposes constructing 6-foot tall vinyl fencing around the perimeter of the
development. The Applicant also proposes constructing wrought iron fencing along the
micropathways and internal open spaces. The Applicant further proposes constructing chain-link
and/or wrought iron fencing along the Purdam Drain.
UDC 11-3A-7 A 7 requires the developer to construct fencing adjacent to micropathways to
distinguish common from private areas. All fencing adjacent to micro-paths and internal common
lots should be restricted to either 4-foot tall solid fencing or 6-foot tall open-vision fencing.
Open-vision fence should be installed along the Purdarn Drain, as proposed. A detailed fencing plan
should be submitted upon application of the final plat. If permanent fencing is not provided prior to
issuance of building permits, temporary construction fencing to contain debris must be installed
around the perimeter.
Perimeter, common open space, and micropathway / multi-use pathway fencing shall be designed
according to UDC 11-3A-7.
Multi-Use Pathway: The Applicant is proposing to construct the multi-use pathway as depicted on
the Future Land Use Map running along the south and west sides of the Purdam Drain. The
Applicant proposes to construct the pathway 10-feet wide. Staff is supportive of the proposal to
construct the multi-use pathway. However, as shown on the landscape plan, the pathway does not
connect (stub) to the property to the south or west. Staffrecommends that the multi-use pathway be
constructed from the southern property line all the way to the western property line, including a
pedestrian crossing on S. Fritts Way.
UDC 11-3B-12 requires 5-foot wide landscape buffers along pathways. The submitted landscape
plan depicts only a couple of feet of sod on both sides of the pathway with no trees proposed. Staff
recommends that the applicant be required to construct a 5-foot wide landscape buffer (including
trees) along the south and west side of the multi-use pathway.
Micropathways: The Applicant is proposing to construct several micropathways within the
development. Staff is supportive of the pedestrian connections between the different subdivision
blocks and to/from the sidewalks and multi-use pathway. All micropaths shall be constructed at least
5 feet wide, with trees and 5 feet oflandscaping on each side of the path (UDC 11-3B-12).
Tree Mitigation: 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 are
removed. The Applicant should coordinate a tree protection/mitigation plan with Elroy Huff at the
Meridian Parks Department.
Open Space / Amenities: UDC 11-3G-3A-1 requires at least 5% of the total land area of a single-
family development to be set aside for common open space. Further, UDC 11-3G-3A-2 requires one
additional site amenity for each additional twenty acres of land area. The Applicant states that 11.25
acres is being set aside to meet the open space requirement.
Baraya Subdivision - AZ-06-061/PP-06-062
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
Further, the Applicant is providing several other amenities including pathways, a pool with a
changing area, two half basketball courts, and a tot lot. Staff is supportive of the proposed amenities.
The Meridian Police Department (MPD) has concerns regarding surveillance of the public areas. For
this reason, the MPD requests that the tot lot and basketball courts be constructed to the east of the
pool house.
All areas approved as open space shall be free of wet ponds or other such nuisances. All stormwater
detention facilities incorporated into the approved open space are subject to UDC 11-3A-18 and shall
be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall
not be used in open space lots, except as permitted under UDC 11-3B. Staff recommends that the
Applicant clarify, at the public hearing, how much of the site is being set aside for common
useable open space. (See UDC 11-3G for a list of areas that may be included in this calculation.)
Staff has concerns about the pedestrian access to the park on Lot 1, Block 18. Specifically,
pedestrians trying to get to the park from the north will have to cross Snow Canyon Drive. To
facilitate pedestrian movement to/from the park area, the Applicant should construct crosswalks and
signage, as allowed by ACHD, at the intersection of West Snow Canyon Drive and South Sunset
Point Court.
Common Areas: Maintenance of all common areas should be the responsibility of the Baraya
Homeowners' Association.
Unimproved Right-of-Way: UDC 11-3B-7C-5 requires a lO-foot wide gravel shoulder abutting
right-of-way where the unimproved portion of the right-of-way is greater than 13 feet (measured
from the edge of pavement to the edge of sidewalk or property line), and road widening is not in the
ACHD Five Year Work Program. The remainder of the unimproved right-of-way should be
landscaped with lawn or other vegetative groundcover.
Franklin and Black Cat Roads abutting this site meet the warrants for the 10-foot wide gravel
shoulder requirement listed above. Therefore, the Applicant should construct a lO-foot wide gravel
shoulder on Black Cat and Franklin Roads, with the remaining portion of the right.of-way being
landscaped with lawn or other vegetative groundcover.
Landscaping: The Applicant should note the following:
· A 25-foot wide landscaping buffer should be constructed along the entire length of Black
Cat Road and Franklin Road, exclusive of ACHD right-of-way. Said buffer should be
constructed in accordance with UDC 11-3B-7. All street buffers shall be contained within
common lots.
. Parkway areas without trees shall not count towards the open space requirement. All
stormwater detention facilities incorporated into the approved open space are subj ect to
UDC 11-3A-18 and shall be fully vegetated with grass and trees.
· Trees which are depicted within the grassy swales adjacent to the streets with detached
sidewalks should be removed, as required by ACHD.
. Per UDC 11-3G.3E1, at least one deciduous shade tree per every 8,000 square feet of
common open space should be planted, and common areas should be improved with lawn,
either seed or sod.
. Per UDC 11-3B-1O, the Applicant should work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing trees
on site.
. The UDC requires 5.foot wide landscaping strips on both sides of all micropathways and on
one side of multi-use pathways. Additionally, trees should be planted along all paths at a rate
of 1 tree per ever 35 linear feet.
Baraya Subdivision - AZ-06-061/PP-06-062
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
· The Meridian Planning Department requires a written certificate of completion to be
prepared by the landscape architect, designer, or qualified nurseryman responsible for the
landscape plan. All standards of installation should apply as listed in UDC 11 A3B-14.
Existing ResidenceslBuildings: The site currently contains multiple buildings. Because the existing
structures span across proposed lot lines, all buildings shall be removed or relocated, prior to
signature of the [mal plat by the City Engineer.
b. Staff Recommendation: Based on the above analysis, Staff recommends denial of AZ-06-061 and
PP-06-062. NOTE: As the Planning Department's recommendation is for denial, we have not
included any conditions of approval. However, in Exhibit B, Staff has included the comments and
conditions of all other agencies and departments providing comments on this project.
11. EXHmITS
A. Drawings
1. Vicinity Map
2 Preliminary Plat (Dated November 27,2006)
3. Landscape Plan (Dated November 29,2006)
4. Lot Mixture
5. Ten Mile Specific Area Plan Draft
6. Draft Ten Mile Specific Area Plan with Baraya Overlay
B. Agency and Departments Conditions/Comments
I. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Services
7. Ada County Highway District
8. Central District Health Department
9. Nampa & Meridian Irrigation District
C. Legal Descriptions
D. Required Findings from Unified Development Code
Baraya Subdivision - AZ-06-06liPP-06-062
PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4, 2007
A. Drawings
1. Vicinity Map
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
2. Preliminary Plat (dated November 27,2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
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CITY OF MERIDlAN PLANNlNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
B. Agency and Departments Comments / Conditions
1. Planning Department - NO COMMENTS (STAFF IS RECOMMENDING DENIAL)
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains in Franklin
Road, and lateral mains off of the Black Cat Trunk which is being currently installed on this site.
The Applicant shall install mains to and through this development; 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 Water service to this site is being proposed via extension of mains in Franklin Road. The
Applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.3 The Applicant shall be responsible to install a flushing station in a location coordinated with the
Public Works Department (it should be near the Purdam Drain). All applicable permits with the
receiving body for this facility shall be acquired by the Public Works Department.
2.4 The Applicant shall be required to extend a 12-inch water main down Glen Canyon Avenue as
part of the City of Meridian's to and through policy.
2.5 The Applicant shall be required to install12.inch water main down S. Black Cat Road as depicted
on the preliminary plat. This is needed to ensure adequate fire flows for this development.
2.6 Per Meridian City Code 9-4-8, the Applicant shall be responsible to install sewer main in W.
Capitol Reef Drive.
2.7 Per Meridian City Code 9-1.26, the Applicant shall install water main in W. Capitol Reef Drive. .
2.8 With the fmal plat, the Applicant shall dedicate a 5-foot wide Public Utilities, Drainage and
Irrigation easement along interior lot lines.
2.9 Lots 18, and19 Block 12 do not meet minimum frontage requirements unless a common driveway
is used. With the final plat either depict a common driveway on these lots or revise them to meet
minimum frontage.
2.10 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.
2.11 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).
2.12 The Applicant has indicated the Nampa / Meridian Irrigation District will own and operate the
pressure irrigation system in this proposed development. Therefore a letter of plan approval shall
be submitted prior to scheduling of a pre-construction meeting.
2.13 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The Applicant should be required to use any existing surface 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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
signature on the final plat by the City Engineer.
2.14 All existing structures spanning lot lines or not meeting dimensional standards of the UDC shall
be removed prior to signature on the fmal plat by the City Engineer.
2.15 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The Applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.16 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.17 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11.3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.18 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District, and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.19 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.20 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.21 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.22 It shall be the responsibility of the Applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.23 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.24 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.25 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.26 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.27 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.28 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
3. Fire Department
3.1 SITE SPECIFIC COMMENTS
3.1.1 Any roadway greater than 150 feet in length that is not provided with an outlet shaU be
required to have an approved turnaround. All cul-de-sacs shall meet the Fire Department's
turnaround standards.
3.1.2 The regional pathway proposed along the south property boundary shall accommodate the
Fire Department's load bearing requirements.
3.1.3 Place boUards at the entrance to the ditch access road. Said boUards shall be located a distance
of 30 feet from Franklin Road.
3.2 GENERAL COMMENTS
3.2.1 One and two family dwellings not exceeding 3,600 square feet 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.
3.2.2 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.
3.2.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 'l2" 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 ofthe 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.
3.2.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to
have an approved turnaround. Phasing of the project may required a temporary approved turnaround
on streets greater than 150' in length with no outlet.
3.2.5 All entrance and internal roads shall have a turning radius of28 feet inside and 48 feet outside.
3.2.6 All common driveways shall be straight or have a turning radius of 28 feet inside and 48 feet
outside, shall have a clear driving surface which is 20 feet wide, and be capable of supporting an
imposed load of 75,000 GVW.
3.2.7 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.
3.2.8 The proposed 320 building lots within the R-15 zoning designation, with an estimated 2.9 residents
per household, would have a total estimated population of 928 residents at build out. The number of
residents at build out is unknown at this time for the two proposed multifamily lots
3.2.9 A portion of the facility or building hereafter constructed or moved into or within the jurisdiction is
more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an
approved route around the exterior of the facility or building, on-site ftre hydrants and mains shall be
provided where required by the code official. For buildings equipped throughout with an approved
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance
requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
4. Police Department
4.1 The proposed development and/or plat do not offer natural surveillance opportunities of the
public areas. For this reason, the Applicant shall be required to move the tot lot and
basketball courts to the east of the pool house. Prior to the next public hearing, the Applicant
shall meet with the Police Chief and/or Planning Staff to discuss features that increase visibility,
including but not limited to: doors and windows that look out on the public areas, front porches,
and adequate nighttime lighting. The site plan and/or landscaping plan shall be revised
accordingly.
4.2 The proposed plat and/or site design encourages high-speed, cut-through traffic, especially
along S. Iceberg Lake Way and S. Sunset Point Way. The Applicant shall work with the Ada
County Highway District to provide traffic calming design to decrease travel speeds on the
internal.
4.3 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
4.4 Provide adequate lighting adjacent to pathways, within parks, and within parking lots.
5. Parks Department
5.1 Pathway and Trail standards: The proposed pathways and/or trails 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.
6. Sanitary Service Company
6.1 sse has no comments related to this application.
7. Ada County Highway District (DRAFT)
7.1 SITE SPECIFIC REQUIREMENTS
7.1.1 Construct a 5-foot detached sidewalk a minimum of 41 feet from the centerline of Franklin Road
abutting the site. Provide an easement for any segment of the sidewalk located outside of the
right-of-way.
7.1.2 Construct separate left turn bays, right turn lanes, and right turn tapers for both site approaches on
Franklin Road.
7.1.3 Dedicate a total of 48 feet of right-of-way from the centerline of Black Cat Road abutting the site.
Construct a 5-foot detached sidewalk a minimum of 41 feet from the centerline of Black Cat
Road. Provide an easement for segment of the sidewalk located outside of the right-of-way.
7.1.4 Construct a separate left turn bay and right turn taper on Black Cat Road at the site approach.
7.1.5 Construct S. Glen Canyon Avenue as a 46-foot street section with vertical curb, gutter, and 5-foot
detached (or 7 -foot attached) concrete sidewalk with in 70 feet of right-of-way.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
7.1.6 Remove the proposed center landscape island on S. Glen Canyon Avenue near its intersection
with Franklin Road.
7.1.7 Provide a 21-foot street section on both side of the center landscape islands on S. Glen Canyon
Avenue.
7.1.8 Road trust for the cost of one-half of the signal at the intersection of S. Glen Canyon Avenue and
Franklin Road.
7.1.9 Construct the ftrst 200 feet of S. Fritts Way with a 21-foot street section on both sides of the
center landscape island. Construct the rest of S. Fritts Way as a 36-foot street section with curb,
gutter, and 5-foot attached concrete sidewalk, as proposed.
7.1.10 Construct Sunrise Point Court as a 36-foot street section with curb, gutter, and 5-foot concrete
sidewalk within 50 feet of right-of-way.
OR
Obtain District Development Review approval to construct Sunrise Point Court as a swale street
section consisting of 32 feet of pavement, 2-foot ribbon curb 8 inches thick on each side, a
minimum 8-foot wide swale a minimum of I-foot deep on each side, and a 5-foot wide 5 inches
thick concrete sidewalk on each side. A minimum right-of-way width of 52 feet is required. The
swale shall be located within the public right-of-way.
7.1.11 Construct S. Castle Peak Drive as a 46-foot street section with vertical curb, gutter, and 5-foot
detached (or 7.foot attached) concrete sidewalk within 70 feet of right-of-way.
7.1.12 Construct W. Capital Reef Drive as a residential collector roadway with a 36-foot street section
with curb, gutter, and 5-foot wide concrete sidewalks within 50 feet of right-of-way. Parking will
be restricted on this roadway. Coordinate the location of "NO PARKING" signage with District
Traffic Services Staff.
7.1.13 Construct all intemallocal roadways as a 36-foot street section with rolled curb, gutter, and 5-
foot attached sidewalk, as proposed.
7.1.14 Construct a trafftc circle or small roundabout at the three-way intersection of W. Snow Canyon
Drive and S. Sunset Point Court. Coordinate the location and design of the traffic
circle/roundabout with District Traffic Services Staff.
7.1.15 Construct the following stub streets, as proposed. Install a sign at the terminus of the stub street
stating that, "THIS ROAD WILL BE EXTENTED IN THE FUTURE."
· Stub street to the east, S. Castle Peak Drive, located approximately 610 feet (measured
property line to centerline) south of the north property line.
· Stub street to the south, S. Glen Canyon Avenue, located approximately 480 feet (measured
property line to centerline) west of the east property line.
· Stub street to the south, S. Echo Canyon Avenue, located approximately 900 feet (measured
property line to centerline) west of the east property line.
· Stub street to the south, S. Sunset Point Court, located approximately 1,420 feet (measured
property line to centerline) west of the east property line.
· Stub street to the southeast, W. Capitol Reef Drive, located approximately 200 feet (measured
property line to centerline) north of the south property line.
· Stub street to the north, located approximately 690 feet (measured property line to centerline)
east of the west property line.
· Stub street to the west, W. Jagged Rock Drive, located approximately 460 feet (measured
property line to centerline) south of the north property line.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
7.1.16 Construct one roadway to intersect Black Cat Road, W. Capital Reed Drive, located
approximately 100-feet south of the north property line.
7.1.17 Construct one roadway to intersect Franklin Road, S. Fritts Way, located approximately 130.feet
east of the west property line.
7.1.18 Construct one roadway to intersect Franklin Road, S. Glen Canyon Avenue, located
approximately 220-feet west of the east property line.
7.1.19 Submit bridge plans for the crossing of the Martin Lateral (W. Captial Reef Drive and S. Fritts
Way) and for the crossing of the Purdam Drain (W. Snow Canyon Drive) for review and approval
prior to the pre-construction meeting and plat approval.
7.1.20 Other than the access specifically approved with this application, direct lot access is prohibited to
Black Cat Road and Franklin Road and shall be noted on the [mal plat.
7.1.21 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3
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
Exhibit B
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
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.
Comply with the District's Tree Planter Width Interim Policy.
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 permits), which incorporates any required design changes.
Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road hnpact 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
CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health 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.
9. Nampa & Meridian Irrigation District
9.1 Applicant shall apply for a land use change application prior to final platting.
9.2 All laterals and waste ways must be protected.
9.3 The District's laterals course through this proposed project. These easements must be protected
and any encroachment without a signed License Agreement and approved plan, before any
construction is started, is unacceptable.
9.4 All municipal surface drainage must be retained on site. If any surface drainage leaves the site,
the Nampa & Meridian Irrigation District must review drainage plans.
9.5 The Developer must comply with Idaho Code 31-3805.
9.6 NMID recommends that irrigation water be made available to all developments within the Nampa
& Meridian Irrigation District.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
C. Legal Description
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
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:
a) The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to zone the subject property R-15 (Medium High-Density
Residential) and R-40 (High Density Residential). The 2002 Future Land Use Map currently
designates this property as "Medium Density Residential" and "Mixed Use - Regional." Staff
finds that the requested zoning of R-15 and R-40 to be generally consistent with said
Comprehensive Plan designations.
However, the Ten Mile Specific Area Plan designates this property as "Medium Density
Residential," "Medium High-Density Residential," and "High Density Residential." Per the
proposed Plan, Medium Density Residential areas should range between 3 - 8 units per acre.
Additionally, Medium High Density Residential areas should have a range of 8 - 15 units per
acre. Staff finds that the requested zoning of R-15 and R-40 and gross density of 4.57
dwelling units per acre for the proposed subdivision to be inconsistent with the draft
Ten Mile Specific Area Plan, which, if adopted, will amend the current Future Land
Use Map designations for this site.
Staff believes that a mixed zoning designation of R-8, R-15, and R-40 for this site is more
appropriate; R-8 for detached single-family units, R-15 for attached townhouses and other,
and R-40 for multi-family development. Please see Comprehensive Plan Policies and Goals,
Section 8, ofthis Staff Report.
b) The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Please see Comprehensive Plan Policies and Goals, Section 8, and Analysis - Annexation
Analysis, Section 10, of this Staff Report.
c) The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff fmds that if approved, the proposed map amendment will not be detrimental to the
public health, safety or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
d) The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Staff does not believe that the proposed zoning amendment will result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
e) The annexation is in the best of interest ofthe City (UDC 11-5B-3.E).
Staff fmds that all essential services are available or will be provided by the developer to the
subject property and will not require unreasonable expenditure of public funds. The Applicant
is proposing to develop the land in general compliance with the 2002 Future Land Use Map
and the City's Comprehensive Plan. However, the proposal does not fully comply with the
draft Ten Mile Specific Area Plan. Staff recommends that the Applicant provide a
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
development plan which closely conforms to the Ten Mile Plan. Staff finds that Annexation
and Zoning of this property is not in the best interest of the City at this time.
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:
a) The plat is in conformance with the Comprehensive Plan;
Please see Comprehensive Plan Policies and Goals, Section 8, and Analysis, Section 10 of the
Staff Report.
b) Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development. (See
Exhibit B of the Staff Report for more details from public service providers.)
c) 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
cost, Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d) There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See fmding Items c and d
above under Annexation Findings, and the Conditions of Approval in Exhibit B for more
detail. )
e) 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 and Council
should 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.
t) The development preserves significant natural, scenic or historic features.
The Purdam Drain bisects this property. Staff fmds that the Purdam Drain is a waterway
which should be preserved during development of this site. Staff is unaware of any other
natural, scenic or historic features on this site.
Therefore, if the Purdam Drain is preserved, Staff finds that the proposed development will
not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of
major importance. The Commission and Council should reference any public testimony that
may be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which Staff is unaware.
Exhibit D