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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
STAFF REPORT
TO:
FROM:
Hearing Date: January 4, 2007
Planning & Zoning Commission
Sonya Watiers
Associate City Planner
Meridian Planning Department
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JAN 0 2 2007
SUBJECT:
Sagewood Subdivision
. AZ-06-058 City Of Meridian
Citv Clerk Office
Annexation and Zoning of 38.01 acres from RUT (Ada County) to"'R-8
(Medium Density Residential) zone
. PP-06-057
Preliminary Plat of 115 single-family residential building lots and 6 common
lots on 38.01 acres in a proposed R-8 zone
. V AR-06-025
Variance to exceed the maximum block length allowed in a residential district
per UDC 11-6C-3Fl.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, M & H Development, LLC, has applied for Annexation and Zoning (AZ) of 38.01
acres from RUT (Ada County) to R-8 (Medium Density Residential) and Preliminary Plat (PP)
approval of 115 single-family residential building lots and 6 common lots for Sagewood
Subdivision. A Variance (V AR) is also being requested to exceed the maximum block length
allowed in a residential district per UDC 11-6C-3Fl. The site is located at 4435 S. Meridian
Road, on the west side of S. Meridian Road (State Highway 69), approximately 12 mile south of
Victory Road, in the southeast ~ of Section 25, Township 3 North, Range 1 West, and is
currently referenced as Assessor's Parcel Number S12254l7300.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-058, PP-06-057, & V AR-06-025) were submitted to the
Planning Department for concurrent review. Staff has provided a detailed analysis and
recommended conditions of approval for the requested AZ, PP, and V AR applications. Because a
ACHD required a Traffic Impact Study (TIS) for this development, which has not yet been
analyzed, additional time is needed for ACHD to prepare comments and for Planning Staff
time to incorporate ACHD's comments and conditions into the staff report; and additional
time is needed for the applicant to revise the annexation and plat boundaries to include the
entire parcel (see Section 10, Analysis, for more information), Staff is recommending that
this project be continued until January 18, 2007. Note: Staff has included draft conditions and
analysis in this report. However, additional conditions may be included after comments from
ACHD are received and a revised plat is submitted by the applicant. Also, the Commission is not
required to make a recommendation to City Council on the Variance application; V AR-06-025 is
not on the Commission's agenda.
3. PROPOSED MOTIONS
Continuance
Sagewood Subdivision AZ-06-058, PP-06-057, V AR-06-025
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-058 and PP-06-057 to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance.)
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-058 and PP-06-057 as presented in the staff report for the
hearing date of January 4, 2007, 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 recommend denial to the
City Council of File Numbers AZ-06-058 and PP-06-057 as presented during the hearing on
January 4, 2007, for the following reasons: (State specific reasons for denial of the annexation
and/or preliminary plat request.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
4435 S. Meridian Road
SE ~ of Section 25, T.3N., R.1 W.
Tax Parcel: S12254l7300
b. Applicant:
M & H Development, LLC
291 E. Shore Drive, Ste. 200
Eagle, ill 83616
c. Owner:
David S. and Doris A. Frost Trust
2810 N. Lanewood Road
Eagle, ill 83616
d. Representative: Becky McKay, Engineering Solutions, LLP
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request:: The applicant has applied for Annexation and Zoning
(AZ) of 38.01 acres from RUT (Ada County) to R-8 (Medium Density Residential) and
Preliminary Plat (PP) approval of 115 single-family residential building lots and 6 common
lots for Sagewood Subdivision.. The common areas will contain a gazebo, with a picnic area,
pump house, playground equipment, and a short section of 10-foot wide multi-use pathway.
The proposed gross density for the subdivision is 3.23 dwelling units per acre with a net
density of 4.22 dwelling units per acre. A Variance is also being requested to exceed the
maximum block length allowed in a residential district per UDC ll-6C-3Fl.
1. Preliminary Plat, labeled Sheet 1 of 1, prepared by Engineering Solutions, dated
10/12/06 (attached in Exhibit A)
2. Landscape Plan, labeled Sheet LS-l, prepared by Harvest Design, dated 10/12/06
Sagewood Subdivision AZ-06-058, PP-06-057, V AR-06-025
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
(attached in Exhibit A)
h. Applicant's Statement/Justification: Per the narrative submitted by the applicant, the applicant
is proposing 115 detached single-family residential homes on the site. The net density is 4.22
dwelling units per acre with a gross density of 3.23 dwelling units per acre. The usable
common area in the project is 2.40 acres or 6.8% of the site. Incorporated into the design are
walking paths and a to-foot wide multi-use pathway with area for a gazebo and concrete patio
on a common area that exceeds one acre, as well as another neighborhood park with
playground equipment, which is over 1.35 acres. A Variance is also requested to exceed the
maximum block length allowed in a residential district.
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 Commission and 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 Commission and City Council on this matter.
c. The subject application will, in fact, constitute a variance 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
d. Newspaper notifications published on: December 18, 2006 and January 1, 2007
e. Radius notices mailed to properties within 300 feet on: December 8, 2006
f. Applicant posted notice on site by: December 23,2006
6. LAND USE
a. Existing Land Use(s): Single-family rural residential; the site currently consists of a single-
family home and agricultural land.
b. Description of Character of Surrounding Area: Single~family rural residential uses with
associated agricultural land. This area is rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Residential (Meridian Heights Subdivision), zoned R6 (Ada County)
2. East: Storage units, zoned RUT (Ada County)
3. South: Existing residential and agricultural land, zoned RUT (Ada County)
4. West: Agricultural land, zoned RUT (Ada County)
d. History of Previous Actions: None
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is planned to sewer to the Black Cat Trunk.
Location of water: This property does not currently have access to water.
Issues or concerns: 1.) The conceptual sewer plans are not approved. They show
hooking to a non existent trunk. 2.) This property is in the new "high zone" for
water pressure. This zone is yet to have a source.
Sagewood Subdivision AZ-06-058, PP-06-057, V AR.06-025
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
2. Vegetation: Landscaping and trees around the existing house
3. Floodplain: NA
4. Canals/Ditches/Irrigation: No major facilities are located on this site, however all
ditches on this property shall be tiled per City Code. See Exhibit B below.
5. Hazards: NA
6. Proposed Zoning: R-8
7. Size of Property: 35.6 acres (38.01 acres for annexation request to section line)
f. Subdivision Plat Information:
1. Residential Lots: 115
2. Non-residential Lots: 2 (one common lot will contain a pump house and one will
contain a gazebo)
3 . Total Building Lots: 117
4. Common Lots: 6 (including 2 buildable common lots referenced above)
5. Other Lots: 0
6. Total Lots: 121
7. Open Lots: 0
8. Residential Area: 35.6 acres (38.01 acres included in annexation request to section
line of S. Meridian Road)
9. Gross Density: 3.23 units per acre (Net density: 4.22 units per acre)
10. Lot Sizes: Lot sizes range from 5,655 square feet (or 0.13 of an acre) to 16,035 square
feet (or 0.37 of an acre).
g. Landscaping:
1. Width of street buffer(s): A 35-foot wide buffer is required along S. Meridian Road
(an Entryway Corridor) and a 20-foot wide buffer is required along W. Harris Street (a
collector roadway). The applicant is proposing a 40.foot wide buffer along S.
Meridian Road and a 20 to 40 foot wide buffer (varies) along W. Harris Street. Staff is
supportive of the proposed landscape buffer widths; landscaping shall be provided in
accordance with UDC ll-3B-7, Landscape Buffers Along Streets.
2. Width ofbuffer(s) between land uses: None required
3. Percentage of site as open space: 4.88 acres or 13.7% (6.8% usable open space)
4. Other landscaping standards: Landscaping must be provided within the common lots
located on Lot 1, Block 1; Lots 1 & 4, Block 5; Lots 2 & 17, Block 6; and Lot 1,
Block 7, in accordance with UDC 11-3B-7 Landscape Buffers Along Streets and 11-
3G Common Open Space and Site Amenity Requirements.
h. Proposed and Required Residential Setbacks: As per the R-8 zone for single family dwellings.
R-8 Minimum Dimensional Standards (in feet)
Setbacks Proposed Required
Front Living Area (from back of sidewalk)
15
15
Sagewood Subdivision AZ-06-058, PP-06-057, V AR-06-025
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CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
Side Accessed Garage (from back of sidewalk) 15 15
Front Accessed Garage (from back of sidewalk) 20 20
Side (5' public utility & drainage easement is required) 4 4
Rear 12 12
Frontage (detached, with garage facing street) 50 50
Frontage (cul-de-sac or at approx. a 900 angle) 30 30
Lot Size (detached, w/garage facing the front property line) 5,000 5,000
Maximum Building Height 35 35
* No changes to the dimensional standards in UDC Table 11-2A~5 were requested.
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Harris
Street currently exists directly north of this site. There are several homes in Meridian Heights
that take direct lot access to Harris Street, which has a collector designation. The applicant is
proposing to combine some of the existing access points for the homes in Meridian Heights.
Access to the subject development will be provided by two access points from W. Harris
Street, an urban collector roadway. Stub streets for future connectivity are provided at the west
boundary from W. Summerford Drive and at the south boundary from S. Carbondale Avenue.
Staff is supportive of the proposed access points to the subdivision, including Harris Street,
and the stub streets provided to adjacent parcels for future connectivity. As of the print date
of this report, no comments have been received by ACHD.
7. COMMENTS MEETING
On December 15,2006, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B. NOTE: As of the print
date of this report, no comments have been received by ACHD.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. Medium density residential areas are anticipated to contain three to eight dwelling units per acre
(see Page 99 of the Comprehensive Plan). The proposed Preliminary Plat includes 115 single-family lots
on 35.6 acres for a gross density of 3.23 dwelling units/acre. The proposed density lies within the
anticipated density of the Comprehensive Plan for this area.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis in italics below policy):
. Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
Sagewood Subdivision AZ-06-058, PP.06-057, V AR.06-025
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
)- 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 VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the proposed development is
compatible with the existing residential and agricultural uses that surround the property.
· Chapter VII, Goal I, Objective C, Action 4 - Require new residential development to meet
development standards regarding landscaping, signage, fences and walls, etc.
Landscaping and fencing is proposed and will be provided on the site in accordance with
UDC 11-3B and UDC 11-3A-7 as shown on the landscape plan submitted with the
application. Signage for the subdivision is required to comply with UDC II-3D and will
require separate sign permit approval.
· Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on
collectors and arterial streets.
The applicant is not proposing any direct access to S. Meridian Road. Access will be
provided to the subdivision by local streets that connect to W Harris Street, an existing
collector roadway.
. Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown
debris from entering adjacent agricultural and other properties.
Six-foot tall solid vinyl fencing is proposed along the boundary of the subdivision per the
landscape plan. Perimeter fencing is required to be installed prior to issuance of building
permits (see Section IO below and Exhibit B).
. 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,
Sagewood Subdivision AZ-06-058, PP-06-057, V AR-06-025
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
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 medium-density zoning designation.
The applicant is proposing detached homes on lots ranging from 5,655-16,035 square feet
in size, which Staff believes will provide the City with a range of housing opportunities. Staff
finds that the requested zoning designation is consistent with the Comprehensive Plan
designation for this site.
. Chapter VII, Goal IV, Objective C, Action 3 - Require usable open space to be incorporated
into new residential subdivision plats.
The applicant is providing 6.8% usable open space with a gazebo and concrete patio, picnic
area, 1 O-foot wide multi-use pathway, and play equipment.
· Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
One stub street is proposed at the west boundary and one stub street is proposed at the south
boundary, which will provide future connectivity to the properties to the west and south when
they develop.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC ll-2A-2 lists single-family dwellings as principal
permitted uses in the R-8 zone. Unified Development Code ll-6C-3Fl requires blocks in
residential districts to not exceed 750 feet in length without an intersecting street or alley or
have a length greater than 1,300 feet without a connecting pedestrian open space and pathway.
The length of Block 1 exceeds 750 feet and does not comply with either ofthe aforementioned
requirements. The applicant is requesting a Variance from this requirement.
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 AND ZONING ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan, Staff believes that the requested R-8 zone is appropriate for this property.
Please see Exhibit D for detailed analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application (prepared on October 10,
2006, by D. Terry Peugh, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian. However, Staff believes that the boundary
of the property as shown on the annexation exhibit map and the plat does not
represent the legal boundary of the property. A small portion of land where the
existing house is appears to have been illegally split off from the subject property. In
order for the property to be deemed eligible for development within the City of
Meridian, the area within an application must include: aD original parcel of record
as defined by UDC 11-IA-l (A parcel of land that was of record in the Ada County
Recorder's office prior to April 2, 1984); a previously platted lot(s) in a recorded
Sagewood Subdivision AZ-06-058, PP-06-057, V AR-06-025
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
subdivision; or, a parcel created by court decree. Staff has requested that the
applicant submit documentation proving that the subject property has complied
with one of the afore-mentioned requirements. If the property has not met one of
these requirements, the applicant shall be required to comply with one of the
following conditions: include the remaining portion of the property within the
annexation and plat boundary as a lot in the subdivision or provide a letter from
Ada County Development Services declaring that the parcels in question are
recognized as independent, buildable parcels in the County. Additionally, if the
property is included in the plat, the total number of buildable lots for the
subdivision, 115, shall not increase, so revisions will need to be made accordingly to
the layout of the plat. Staff recommends that the applicant be required to submit
updated legal descriptions and plats (10 full-size copies, one 8.5" x 11" copy, and jpg
and pdf versions) that show the entire parcel of record, at least 10 days prior to the
next Commission meeting.
Prior to the Commission hearing, after this report was written, the applicant
submitted a deed with a legal description that is dated prior to April 2, 1984
that shows the property with the existing house on it as part of the larger
parcel. This portion is required to be included in the annexation and plat
boundary as a lot in the subdivision.
Development Agreement: UDC ll-5B-3D2 and Idaho Code ~ 65-671lA provides the
City the authority to require a property owner to enter into a Development Agreement
(DA) with the City that may require some written commitment for all future uses. Staff is
not recommending that a DA be entered into at this time. However, the Commission and
Council may require a DA if they deem it necessary at the public hearing.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposal with the Unified Development
Code, Staff believes that this is a good location for the proposed single-family residential
development. Please see Exhibit D for detailed analysis of facts and findings for a preliminary
plat.
Dimensional Requirements of the R-8 zone per UDC Table 11-2A-5: All proposed
lots meet the dimensional requirements of the R-8 zone for property size. All lots except
for Lots 3, 8, & 9, Block 5 meet the minimum street frontage requirement of 50 feet; the
plat should be revised to comply with the minimum street frontage requirement. Lot sizes
range from 5,655 square feet (or 0.13 of an acre) to 16,035 square feet (or 0.37 of an
acre). All lots shall meet the minimum setback & maximum building height requirements
stated in UDC 11.2A-6 and #6h above. NOTE: A Variance is requested to exceed the
maximum block length allowed in a residential district per UDC 1l~6C-3Fl (see
Variance Analysis below).
Property boundary of annexation & plat limits: As noted above in Section 10,
Annexation and Zoning Analysis, the boundary of the subject property needs to be
amended to reflect all of the subject parcel of record. The applicant should submit
the documentation noted in the Annexation and Zoning Analysis above to verify the
entire boundary of the property being developed.
Landscaping: The landscape plan submitted for this project, prepared by Harvest
Design, labeled Sheet LS-l, dated 10/12/06 shall be modified as follows:
. Per UDC 11-3G-3A, set aside at least 6.8% (2.42 acres) of the site for
useable open space, as proposed.
Sagewood Subdivision AZ-06-058, PP-06-057, V AR-06-025
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
· Per UDC 11-3B-1O, the applicant shall work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
· A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan and submitted to the Planning Department upon completion of the
landscaping prior to Certificate of Occupancy for the site. All standards of
installation should apply as listed in UDC ll-3B-14.
· Include a 1O-foot wide multi-use pathway within a public easement in the
common area along Highway 69 per UDC ll-3H-4C4.
· Include landscaping for the common lot containing a micro pathway required
in condition of approval #1.2.4 in compliance with UDC ll-3B-12.
· Revise the landscape plan to comply with UDC 11-3H-4D, Noise abatement
for residential uses along state highways as follows:
1. The applicant shall provide traffic noise abatement by constructing a berm or
a berm and wall combination approximately parallel to the state highway.
2. The top of the berm or berm and wall in combination shall be a minimum of
ten feet (10') higher than the elevation at the centerline of the state highway.
3. If a wall is proposed, the wall shall meet the following standards:
a. Wall materials shall be impervious concrete or stucco or other
appropriate sound attenuating material.
b. Intermittent breaks in the berm or berm and wall in combination will
degrade the function and shall not be allowed.
c. The applicant shall not construct a monotonous wall. In order to achieve
this standard, the applicant may choose one or both of the following
variations:
1. The color and/or texture of the wall shall be varied every 300
linear feet. This could include murals or artwork.
11. The wall shall be staggered every 300 linear feet subject to
Section ll-3H.4D4 above that prohibits breaks in the wall.
4. The Director may approve alternative compliance as set forth in Chapter
5 ADMINISTRATION of this Title where the applicant has a substitute
noise abatement proposal in accord with ITD standards and prepared by
a qualified sound engineer.
. Revise the landscape plan to reflect the revised configuration of the plat per
conditions of approval noted in Exhibit B.
. Remove the trees proposed within the common lot on Lot 1, Block 1 between
Lots 8 & 9, to provide for Fire Department emergency access from W. Harris
Street to W. Tusket Street.
Submit copies of a revised landscape plan, reflecting the changes/notes
mentioned above, with the final plat application(s).
Sagewood Subdivision AZ-06-058, PP-06-057, V AR-06.025
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
Common Areas/Open Space: The applicant has provided 2.42 acres (6.8%) of
landscaped usable open space, meeting the 5% minimWll required by UDC ll-3G-3A-l.
A 45,389 square foot common area is proposed at the southwest comer of the
development with a picnic gazebo and concrete pad, and a small section of the 1O-foot
wide multi-use pathway. A 60,558 square foot common area is proposed along the north
boundary that will contain playground equipment. Maintenance of all common areas shall
be the responsibility of the Sagewood Subdivision Homeowners Association. The Police
Department is not in support of the common area located on Lot 1, Block 5 as it is
hidden from public view behind the building lots. Also in regard to the common
area on Lot 1, Block 5, the Fire Department is requiring that the pathway within
Lot 4 leading to the common area in Lot 1 be constructed to Fire Department
accessibility standards with a grasscrete driving surface and a turn-around for
emergency vehicle access.
Drainage: Storm drain detention ponds are proposed within the common areas on Lot 1,
Block 1; Lot 1, Block 5; and Lot 1, Block 7. All storm drainage facilities shall comply
with the standards listed in UDC 11-3B-ll, Stormwater Integration. All stormwater
facilities shall be designed free-draining with no standing water within twenty four hours
of completion of a storm event.
Access: Harris Street currently exists directly north of this site. There are several homes
in Meridian Heights that take direct lot access to Harris Street, which has a collector
designation. The applicant is proposing to combine some of the existing access points for
the homes in Meridian Heights. Staff is supportive of this concept, but believes that the
driveways should align with the access points to the proposed subdivision. Access to the
proposed development will be provided by two access points from W. Harris Street, a
collector roadway. Direct lot access to Harris Street and S. Meridian Road should be
prohibited. Access to the property at the southeast corner of the site (the out-parcel
currently owned by the Frost Trust, as mentioned in the Annexation Analysis)
should be provided with internal access from the public streets within the
subdivision to the existing home. This conditions should apply regardless of whether
or not the property is included in the subject plat as discussed above in the
Annexation and Preliminary Plat Analysis.
The Fire Department is requesting that the pedestrian pathway on Lot 1, Block 1
(between Lots 8 & 9) and on Lot 4, Block 5 be constructed with grasscrete and meet the
Fire Department standards for emergency access. The Fire Department is also requesting
that there be a turn around on Lot 1, Block 5. The Police Department is requesting that 4-
way stop signs be installed at the intersections of W. Harris Street/So McGuire Way and
W. Harris Street/W. Shepody Drive. The Planning Department is supportive of the
proposed access points to the subdivision. However, a Traffic Impact Study (TIS) was
required for this development and as of the print date of this report, comments from
ACHD have not been received. Because of the size of this development, ACHD may
have significant requirements based on the TIS. For this reason, Staff is
recommending that this project be continued until comments are received from
ACHD and Staff has time to review them.
Elevations: Elevations were not provided with the subject applications. The applicant
should bring sample elevations of the proposed dwellings to the public hearing.
Development Along Federal and State Highways: The subject property is located on
the west side of State Highway 69. Therefore, the requirements of UDC 11-3H,
Development Along Federal and State Highways apply to this development (see
Sagewood Subdivision AZ-06-058, PP-06-057, V AR-06-025
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
Landscaping above in Analysis, Section 10, for more detail). Also, per UDC ll-3H-4B,
access to State Highway 69 by the property owned by the Frost Trust at the southeast
comer of the site should cease and the existing approach should be abandoned and
removed. Access should be taken internally from within the subdivision due to an
increase in the intensity of the use (increase in the number of residential dwelling units).
The plat should be revised accordingly to allow access to this property.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to utilize
any existing surface or well water for the primary source. If a surface or well source is
not available, a single-point connection to the culinary water system shall be required. If
a single-point connection is utilized, the developer will be responsible for the payment of
assessments for the common areas prior to signature on the [mal 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
Stub Streets: Stub streets for future connectivity are provided at the west boundary from
W. Summerford Drive and at the south boundary from S. Carbondale Avenue for access
to the undeveloped County parcels to the west and south of the proposed subdivision.
Staff is supportive of the proposed stub streets provided to adjacent parcels for future
connectivity. A temporary turn-around is not required for these stub streets as the length
of the stub streets do not exceed 150 feet in length.
Existing Structures: The site currently contains some existing structures that are
proposed to be removed. All other existing structures that are not proposed to be removed
must be a principally permitted structure and contained within a lot and meet setbacks.
The applicant has stated that there is an existing silo on the site located in the middle of
the proposed sidewalk between Lots 24 & 25, Block 1. As this structure is not a
principally permitted structure and is not contained within a lot, it should be removed.
The other existing structures on the site are not contained within a lot and do not meet
setbacks and must be removed. All structures not contained within a lot, that don't meet
setbacks, and are not principally permitted uses, must be removed prior to signature on
the fInal plat by the City Engineer.
Fencing: Six-foot tall solid vinyl perimeter fencing is proposed on the landscape plan at
the boundary of the subdivision. The Police Department is requesting that the fencing
along the boundary of Lot 1, Block 5 be restricted to 4-foot taU closed vision fencing
or 6-foot taU open-vision fencing to provide visibility to the common area. The
applicant should submit a detailed fencing plan with the fInal plat application for the
subdivision. All perimeter fencing must be installed prior to issuance of building permits.
Fencing should taper down to a 3 foot maximum within 20 feet of all rights-of-way. All
fencing shall be installed in accordance with UDC ll-3A-7.
Ditches, Laterals, and Canals: As per UDC ll-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.
VARIANCE ANALYSIS: Unified Development Code ll-6C-3Fl requires that no block face
be more than 750 feet in length without an intersecting street or alley or have a length greater
than 1,300 feet without a connecting pedestrian open space and pathway in residential
districts. The length of Block 1 exceeds 1,300 feet and does not comply with either of the
aforementioned requirements. The applicant is requesting a Variance from this requirement.
Sagewood Subdivision AZ-06-058, PP-06-057, V AR-06-025
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
Block Length: Staff has no objection to the variance request to not provide an
intersecting street or alley to shorten the block length of Block 1 because direct access is
not allowed by UDC 11-3H to S. Meridian Road. However, Staff recommends that the
applicant provide a minimum l5-foot wide common lot with a pedestrian pathway
located between Lots 17 & 18 or Lots 18 & 19 of Block 1 or between Lots 23 & 23,
Block 1 in the section of Block 1 that is parallel to S. Meridian Road. This requirement
will provide pedestrian access to the multi-use pathway within the common lot along S.
Meridian Road in compliance with the UDC standards for block length. The applicant
should revise the landscape plan and plat accordingly.
b. Staff Recommendation: Based on the above analysis, Stafffmds that applications AZ-06-058 and
PP-06-057 substantially conform to the Comprehensive Plan policies and UDC standards.
Further, Staff fmds that the applicant can comply with the UDC regarding block length if the
recommendations from Staff are followed. Staff is in supportive of the AZ & PP applications
but is not supportive of the V AR request per the conditions in Exhibit B & Findings in
Exhibit D. However, Staff recommends this project be continued until January 18, 2007 for
the following reasons: Because a Traffic Impact Study (TIS) was required for this
development, which could have significant impacts, additional time is needed for ACHD to
prepare comments and allow Staff time to review said comments; and additional time is
needed for the applicant to revise the annexation and plat boundaries to include the entire
parcel of record.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat, prepared by Engineering Solutions, labeled Sheet 1 of 1, dated
10/12/06
3. Landscape Plan, prepared by Harvest Design, labeled Sheet LS-l, dated 10/12/06
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
C. Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Sagewood Subdivision AZ-06.058, PP-06-057, V AR-06-025
PAGE 12
CITY OF MERIDIAN PLANNING DEP ARTMENT 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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
3. Landscape Plan (Not Approved)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1. The annexation legal description submitted with the application (prepared on October 10, 2006,
by D. Terry Peugh, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian. However, the boundary of the property as shown on the annexation
legal description, exhibit map and the plat does not represent the legal boundary of the
property. A small portion of land where the existing house is appears to have been illegally
split off from the subject property. In order for the property to be deemed eligible for
development within the City of Meridian, the area within an application must include: an
original parcel of record as defined by UDC 11-1A-l (A parcel of land that was of record in
the Ada County Recorder's office prior to April 2, 1984); a previously platted lot(s) in a
recorded subdivision; or, a parcel created by court decree.
1.1.2 The applicant shall submit a revised legal description and exhibit map that reflects the
entire boundary ofthe subject parcel of record.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet 1 of 1, prepared by Engineering Solutions, dated October
12, 2006, is not approved. Revisions to the plat shall be made in accordance with the conditions
listed herein. All comments and provisions of the accompanying Annexation and Zoning
application (AZ-06-058) and any future development agreement shall also be considered
conditions ofthe Preliminary Plat (PP-06-057).
1.2.2 The preliminary plat shall be revised to include the property owned by the Frost Trust that
contains a single-family residence, currently shown outside the boundary of the subdivision
at the southeast corner, as a lot in the subdivision. The total number of building lots in the
subdivision shall not increase from the current 115 proposed and the plat shall be revised
accordingly. Updated legal descriptions and plats (10 full-size copies, one 8.5" x 11" copy,
and jpg and pdf versions) shall be submitted that show the entire parcel of record, at least
10 days prior to the next Commission meeting.
1.2.3 The landscape plan prepared by Harvest Design on October 12, 2006, and labeled Sheet LS-l
shall be modified as follows:
. Extend the landscape buffer along S. Meridian Road in front of the existing residence
to the south boundary of the property to match the buffer currently proposed and install
landscaping in compliance with UDC ll-3B-7.
. Per UDC ll-3G-3A, set aside at least 6.8% (2.42 acres) of the site for useable open
space, as proposed.
. Include a picnic gazebo and concrete patio, 2 sections of multi-use pathway, and
playground equipment within the common areas as proposed and as required.
. Per UDC 11-3B-lO, the applicant shall work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing
trees on site.
. Provide a 40-foot wide landscape buffer along S. Meridian Road and a 25-40 foot wide
buffer (varies) along W. Harris Street as proposed.
. Include a 10-foot wide multi-use pathway within a public easement within the common
area along S. Meridian Road (Highway 69) per UDC ll-3H-4C4.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
· Revise the landscape plan to comply with UDC 11-3H-4D, Noise abatement for
residential uses along state highways as follows:
1. The applicant shall provide traffic noise abatement by constructing a berm or a
berm and wall combination approximately parallel to the state highway.
2. The top of the berm or berm and wall in combination shall be a minimwn of ten
feet (10') higher than the elevation at the centerline of the state highway.
3. If a wall is proposed, the wall shall meet the following standards:
a. Wall materials shall be impervious concrete or stucco or other appropriate
sound attenuating material.
b. Intermittent breaks in the berm or berm and wall in combination will
degrade the function and shall not be allowed.
c. The applicant shall not construct a monotonous wall. In order to achieve this
standard, the applicant may choose one or both of the following variations:
1. The color and/or texture of the wall shall be varied every 300 linear
feet. This could include murals or artwork.
ii. The wall shall be staggered every 300 linear feet subject to Section 11.
3H-4D4 above that prohibits breaks in the wall.
4. The Director may approve alternative compliance as set forth in Chapter 5
ADMINISTRATION of this Title where the applicant has a substitute noise
abatement proposal in accord with rrD standards and prepared by a qualified
sound engineer.
· Revise the landscape plan to reflect the revised configuration of the plat.
· Remove the trees proposed within the common lot on Lot 1, Block 1 between Lots 8 &
9, to provide for Fire Department emergency access from W. Harris Street to W.
Tusket Street.
· Include landscaping for the common lot containing a micro pathway required in
condition #1.2.4 below in compliance with UDC ll-3B-12.
· A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan. All standards of
installation should apply as listed in UDC ll-3B-14.
Where the Applicant has submitted a preliminary landscape plan, and where Staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by Staff. The preceding modifications and notes should be shown on a revised
landscape plan submitted with the fmal plat application(s).
1.2.3 Include the lot number for Lot 4, Block 5 (the pathway common lot leading to Lot 1, Block 5) on
the plat.
1.2.4 Revise the plat to include a minimum 15 -foot wide common lot with a micro pathway located
between Lots 17 & 18 or between Lots 18 & 19 or between Lots 23 & 23, Block 1, which
connects with the pathway on Meridian Road.
1.2.5 The existing direct access to S. Meridian Road (State Highway 69) by the existing house
owned by the Frost Trust located at the southeast corner of the site, outside the boundary of
the proposed plat, shall be terminated and access to the house shall be taken internally from
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
within the subdivision per UDC 11-3H-4B (see Section 10, Preliminary Plat Analysis for
more detail). Submit 10 full-size copies, and one 8 W' x 11" reduced copy, ofthe revised plat
at least 10 days prior to the next hearing date.
1.2.6 The address for the existing house owned by the Frost Trust noted above in condition #1.2.5, may
need to be changed from S. Meridian Road because access will no longer be allowed to S.
Meridian Road (contact Tricia Biernen, 898-5500 for more information).
1.2.7 All existing structures on the site that do not meet setbacks, that are not contained within a lot,
and that are not a principally permitted structure, shall be removed prior to signature on the fmal
plat.
1.2.8 A 1O-foot wide public easement is required on the plat within the common area located along S.
Meridian Road for a multi-use pathway, per UDC ll-3H-4C4.
1.2.9 Lots 3, 8, & 9, Block 5 do not meet the minimum 50-foot wide street frontage requirement for the
R-8 zone; revise plat to meet this requirement.
1.2.10 Fencing installed on the perimeter boundary of the common area of Lot 1, Block 5 shall be
restricted to 4-foot tall closed vision fencing or 6-foot tall open vision fencing to provide
visibility to the common area.
1.2.11 Permanent perimeter fencing (6~foot tall vinyl) shall be installed along the perimeter boundary of
the subdivision as proposed on the landscape plan, except for the fencing on the perimeter
boundary of Lot 1, Block 5, which shall be installed as required in condition #1.2.10 above.
Perimeter fencing must be installed along the boundary of the subdivision prior to issuance of
building permits to prevent debris from blowing onto adjacent properties during construction.
Fencing should taper down to a 3 foot maximum within 20 feet of all rights-of-way. All fencing
shall be installed in accordance with UDC ll-3A-7.
1.2.12 Maintenance of all common areas shall be the responsibility of the Sagewood Subdivision
Homeowners Association.
1.2.13
1.2.14
1.2.15
1.3
1.3.1
1.3.2
1.3.3
Exhibit B
Construct the pathways on Lot 1, Block 1 (between Lots 8 & 9) and Lot 4, Block 5 with
gtasscrete and meet the Fire Department's standards for emergency vehicle access. Also, provide
a turn-around on Lot 1, Block 5 for emergency vehicle access.
Direct lot access to S. Meridian Road and W. Harris Street is prohibited; a note shall be added to
the face of the fmal plat.
Per UDC ll-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or
lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department prior to construction plan approval. Iflateral users association approval
can not be obtained, alternate plans will be reviewed and approved by the City Engineer.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC ll-3A-17.
The applicant shall comply with the outdoor lighting standards shown in UDC 11- 3A-ll.
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
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
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.
1.3.4 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as
noted in this report, shall be submitted for the subdivision with the final plat application. Where
the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan,
the landscaping shall be consistent with the preliminary plan with modifications as proposed by
staff.
1.3.5 The applicant shall submit a fencing plan with the final plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences shall taper down
to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UDC 11~3A-7.
1.3.6 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.3.7 Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC ll-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 This property is in the Black Cat Trunk Shed, and shall gravity sewer to the Black Cat Trunk.
The applicant shall be responsible for all trunk extensions necessary to ensure that this parcel
sewers to the Black Cat Trunk. All sewer trunk extension shall be in general conformance with
the City of Meridian's Sewer Master Plan.
2.2 This property is currently not sewerable and the City of Meridian does not guarantee sewer in the
timelines outlined in the UDC.
2.3 No "temporary" or "interim" lift stations shall be allowed to provide sewer service to this
property.
2.4 The applicant shall install mains to and through this subdivision; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.5 The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
2.6 Due to elevation changes this property is in the area planned to be in the new "High Pressure
Zone". The new pressure zone has yet to have a source. This development will be required to
have two feeds. The first source would be from a well lot which would either be on this lot or
neighboring development, the second source would be a booster station which would be installed
at the applicant's expense. The applicant shall coordinate with Len Grady at the Public Works
Department regarding this condition and he may waive the requirement for one of the two
sources.
2.7 The water main in N Harris Street shall be required to be l2-inch.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4, 2007
2.8 All annexed properties shall be required to connect to City services. The applicant shall be
responsible for the payment of assessments for the connections prior to signature on the final plat.
The applicant shall be responsible for the actual physical connection to the existing house prior to
Certificates of Occupancy being issued.
2.9 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.10 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.11 The applicant has indicated the Homeowner's Association will own and operate the pressure
irrigation system in this proposed development. Since it is to be maintained as a private system,
plans and specifications will be reviewed by the Public Works Department as part of the
construction plan review. A "draft copy" of the operations and maintenance manual will be
required prior to plan approval with the "final draft" being required prior to fmal plat signature on
the last phase of this proj ect.
2.12 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC ll-3A-6). The applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
2.13 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.14 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.15 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8 . Wells may be used for non-
domestic purposes such as landscape irrigation.
2.16 Per UDC 11- 3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.17 Street signs are to be in place, water system shall be installed and activated, sewer system shall
have passed air-testing and video inspection, fencing installed, drainage lots constructed, road
base approved by the Ada County Highway District and the Final Plat for this subdivision shall
be recorded, prior to applying for building permits.
2.18 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.19 All development improvements, including but not limited to sewer, fencing, micro.paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
2.20 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.21 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.22 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.23 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.24 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.25 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.26 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.27 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. FIRE DEPARTMENT
3.1 Access to Lot 1, Block 5 shall be provided for emergency vehicle access via Lot 4, Block 5 and
include a turn-around. The drive and turn-around shall be constructed of grasscrete and meet the Fire
Department standards for access.
3.2 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.
3.3 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.4 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
3.4 The cul-de-sac at the end of Robertville Court shall measure 96-feet in diameter, measured from
back of curb.
3.5 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.6 To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project, which serves more than 50 homes. The two entrances should be separated by
no less than 12 the diagonal measurement of the full development. The applicant shall provide an
emergency access drive to the property from W. Harris Street to W. Tusket Street through the
common area on Lot 1, Block 1, between Lots 8 & 9. The access should be constructed of grasscrete
and meet Fire Department standards.
3.7 The proposed 115 lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 333.5 residents at build out.
3.8 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. This cost of this installation is to be
borne by the developer.
3.9 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fIre apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fIre hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
4. POLICE DEPARTMENT
4.1 The proposed common area on Lot 1, Block 5 does not offer natural surveillance opportunities of
the public area; it is completely blocked from public view behind the building lots. Fencing
around the perimeter of this lot shall be restricted to 4-foot tall closed-vision fencing or 6-foot tall
open-vision fencing to increase visibility to the conunon area.
4.2 The proposed plat and/or site design encourages high-speed, cut-through traffic. The applicant
shall work with the Ada County Highway District to provide traffIc calming design to decrease
travel speeds on W. Harris Street. Four-way stop signs would be preferred for traffIc calming at
the intersections of McGuire /Harris and Harris/Shepody.
4.3 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
5. PARKS DEPARTMENT
5.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements. Contact the Meridian Parks
Department at 888-3579 for specifications for emergency vehicle access.
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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 4,2007
6. SANITARY SERVICE COMPANY
6.1 SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1. As of the print date of this report, comments have not been received from ACHD.
8. CENTRAL DISTRICT HEALTH DEPARTMENT
8.1 After written approval from appropriate entities is submitted, we can approve this proposal for
central sewage and central water.
8.2 Central sewage and central water plans must be submitted to and approved by the Idaho
Department of Health & Welfare.
8.3 Run-off is not to create a mosquito breeding problem.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANURARY 4,2007
C. Legal Description & Exhibit Map (NOT APPROVED)
.
IDAHO
SURVEY
GROUP
/I, "
,..SO EutWll_ St.
SuItt 'so
~.1datIO 83642
PhDtM (208) &f6.8S70
fu (208) ....5399
Project No. 06-{)3S
OCtober 10. 2006
5a&ewood S.bdMIJoJt
ADDu.doe Delreripdu
A puce! oflaDd located in IbeNonh 1/2 of the SE 1/4 ofS~riOD 25, T.3N..
R.IW., S.M., Ada Coamy,IcIabo, mo&'C particularly dacribecl as follows; BEGINNING
at the East 1/4 comer of aaicl Section 25, &om wbieh the SoutbeMt comer of said $eCcion
be8rs SotItb 00"'04.28" East, 2664.92 feet;
TheaceSoucb 00"04'28" Bast, 1332.46 feet to the Soul.b 1/16 comcrcommon to
Section 30 ofT.3N.. !tIE., 8Dd the said Section 25; .
TbeIlce aJooa Ihc Soulh line oflhc l-I"E 1/4 oflbo SE 1/4 Nonb 89"55'02" West,
1109.66 feet;
Thence North 5"26'52" Eat. 743.45 feet (record 746 feel) to a poinl Olllhe
extended llOI1I-.terty baak of the Tumbler lniption Lateral;
Tbcoc:e aJoos aid northcutc:rl)' bank North 60"13'49" West. 498.59 feet;
Thence 54.99 feet alona the lQ'C of a curve to the right. having a radius of I JOJJO
feet. a c:cmtral male of24-14'05".1Dd along chord bearil18 North 48"()6'4(j" Wesl, 5458
feet;
Thence North 35059'44" West. 375.85 feet to a point OIIlho Ruc;West mid.
aectioa liDe (record for the JftViouI three COIU1lCS iI North 59"45' W-. 529 rcot and
North 35.]5' Welt. 384 feet);
Thcn:c aJoq Wd 1iDe North 89"58'40'" East,. 411.26 feet to tile Southwest comeT
of Meridian HeigbtI No. 3 Subdivision. as same i. reconIod in Book 62 of PlatlIlIl Page
6274, records of Ada County,ldaho;
'I'beIlce a1011J the South boundary of said subdivision and the South boundary of
Meridian Hcigbts No. 1 Subdivisicu. as same is rec.ordod in Book 27 of Plats at Paa~
1692. ~ of Ada Coumy.ldIbo. North W53.2S" F_ 1320.40 feet to lhe Point of
BcgiDoins. Cootaining 38.01 acrcs. more or 1_.
~
OCT 19r.
Pn:pued By.
Idaho SIIlYey
ueAIDlAN Fl."'-!';.
WO~!<5 OfPl
Professional Land Surveyors
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANURARY 4, 2007
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Ql I..... 8AGEWOOD SUBDIVISION E""IIEER'1I1
.IC~_ PROPOSED MERlDIAN ANNEXATION 'SDWTID."
-- .117
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-8. Staff fmds that the
proposed zoning map amendment complies with the applicable provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of
this Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement; ,
Staff finds that single-family residential detached dwellings are allowed within the
requested zoning district of R-8 as Principal Permitted Uses. The accompanying plat
demonstrates the development will provide for a range of housing opportunities with the
variety of lot sizes proposed.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff fmds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon delivery of services by any political subdivision providing services to this site, as
conditioned in the staff report.
5. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
Staff finds that all essential services will be provided by the developer to the subject
property and will not require unreasonable expenditure of public funds. The applicant is
proposing to develop the land in general compliance with the City's Comprehensive Plan,
and this is a logical expansion of the City limits. In accordance with the findings listed
above, Staff finds that Annexation and Zoning of this property to R-8 would be in
the best interest ofthe City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan" Staff supports the proposed density and proposed plat layout, with
recommended changes, as they comply with the provisions of the Comprehensive Plan.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit
B, Agency Comments and Conditions, for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that
the Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, Staff
fmds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. 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.
3. Variance Findings:
The City Council shall apply the standards listed in Idaho Code 67-6516 and all the findings
listed in Section 11-5B-4E ofthe UDC to review the variance request. In order to grant a
variance, the Council shall make the following findings:
1. The variance shall not grant aright or special privilege that is not otherwise allowed
in the district:
Unified Development Code (UDC) 11-6C~3Fl requires that no block face be more than
750 feet in length without an intersecting street or alley or that no block face shall have a
length greater than 1,300 feet without a connecting pedestrian open space and pathway.
Because the property is located adjacent to a state highway, no new approaches directly
accessing the highway are allowed, creating a lengthy block without an intersecting
street. However, Staff finds that the applicant can provide a connecting pedestrian open
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
space and pathway midway within Block 1 to satisfy this requirement of the UDC (see
condition of approval #1.2.4 above). Therefore, if the City grants the variance it would
allow a right or privilege not usually allowed in a residential district.
2. The variance relieves an undue hardship because of characteristics of the site;
Staff finds that the subject parcel is located adjacent to a state highway, which is not
allowed to have any new approaches directly accessing the highway per UDC 11-3H.
However, Staff believes that the applicant can comply with the UDC without an undue
hardship by providing a connecting pedestrian open space and pathway midway within
Block 1 as noted in Variance finding #1. For this reason, Staff believes that granting a
variance is not necessary.
3. The variance shall not be detrimental to the public health, safety, and welfare.
Staff finds that granting the subject variance should not be detrimental to the public
health, safety, or welfare. Further, staff recognizes that an intersecting street or alley is
not possible in this situation according to the UDC. However, the applicant can comply
with this requirement of the UDC by adding a connecting pedestrian open space and
pathway midway within Block 1. If the City grants the variance it would allow a right or
privilege not usually allowed in a residential district. Staff believes that in this case, the
applicant can comply with UDC ll-6C-3Fl without causing an undue hardship and that a
variance should not be granted. Staff is recommending denial of the Variance
application. Staff further recommends that this development be required to comply with
all other dimensional standards ofthe UDC.
Exhibit D