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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
STAFF REPORT
TO:
FROM:
Hearing Date: 1/9/2007
Mayor and City Council
Justin Lucas
Associate City Planner
Meridian Planning Department
208.884-5533
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SUBJECT:
Clearsprings Subdivision
AZ-06.056
Annexation and Zoning of 5.2 acres from RUT (Ada County) to
R.4 (Medium Low-Density Residential).
PP-06-054
Preliminary Plat approval of 11 single-family residential building lots and 2
common lots in the proposed R.4 zone, by Mike Hill.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Mike Hill, has applied for Annexation and Zoning (AZ) to R-4 (Medium Low-
Density Residential) for 5.2 acres of property currently zoned RUT in Ada County. The site is
located on the south side of E. McMillan Road approximately 3,300 feet east of N. Meridian
Road. There is one existing home on this site that will be retained. The subject property is located
within the Urban Service Planning Area and the City's Area ofhnpact.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Annexation, Zoning and Preliminary Plat applications. Staff is
recommending approval of the proposed Clearsprings Subdivision (AZ-06-056 and PP-06-
054) with the conditions listed in Exhibit B of the Staff Report. The Meridian Plannin2 and
Zonin2 Commission heard these items on December 7. 2006. At the Dublic hearin2 they
moved to recommend aDDrovaI.
a. Summary of Commission Public Hearin2:
i. In favor: Ross Erickson
ii. In oDDosition: None
iii. Commentin2: None
iv. Staff Dresentin2 aDDlication: Justin Lucas
v. Other staff commentin2 on aDDlication: None
b. Key Issues of Discussion by Commission:
i. - Future develoDment of existin2 home site:
ii. - DeveloDment of neie:hborim! Darcels
c. Key Commission Chane:es to Staff Recommendation:
i. - None
d. Outstandine: Issue(s) for City Council:
i. - None
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
Clearsprings Subdivision AZ-06-056/PP-06-054
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9,2007
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-056 and PP-06-054 as presented in staff report for the hearing date of January 9,2007 with the
following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06-
056 and PP-06-054 as presented in the staff report for the hearing date of January 7, 2006 for the
following reasons: (You should state specific reasons for denial of the annexation and you must
state specific reason(s) for the denial ofthe plat.)
Continuance
I move to continue File Numbers AZ-06-056 and PP.06-054 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 1035 E. McMillan Road; on the south side of E. McMillan Road and
east ofN. Meridian Road in Section 31, Township 4 North, Range 1 East.
b. Owner:
Boyd Hill
1035 E. McMillan Road
Meridian, ill 83642
c. Applicant:
Mike Hill
496 E. Redrock Drive
Meridian, ill 83642
d. Representative: Ross Erickson, Erickson Civil, Inc.
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Low Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 5.2 acres to R-4, and Preliminary Plat approval of II
single-family buildable lots and 2 common lots. All of the homes within the development are
proposed to be single-family detached. The average lot size in the proposed development is
13,688 square feet (including the large lot that retains the existing home). The gross density of
the project is 2.23 dwelling units per acre. Approximately 9.41 percent of the site is being set
aside for open space.
1. Date of preliminary plat (attached in Exhibit A):
2. Date oflandscape plan (attached in Exhibit A):
10/4/06
10/4/06
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
Clearsprings Subdivision AZ-06-056/PP-06-054
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
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 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: November 201h and December 41\ 2006 (Planning
Commission) and December 18th. 2006 and
January 1 st. 2007 (Citv Council)
d. Radius notices mailed to properties within 300 feet on: November 9th, 2006 (Planning
Commission) and December 15th.
2006 (City Council)
e. Applicant posted notice on site by: November 27th, 2006 (Planning Commission) and
December 30th 2006 (City Council)
6. LAND USE
a. Existing Land Use(s): There is one existing house on this 5-acre site. The existing home is
to be retained and connected to City water and sewer services.
b. Description of Character of Surrounding Area: This area is rapidly transitioning from rural to
urban. Various subdivisions have been previously approved in the vicinity including the
Silversprings Subdivision to the west and the Harpe Subdivision to the east. A few five acre
parcels zoned RUT still remain in this area that have yet to redevelop.
c. Adjacent Land Use and Zoning:
1. North: Single family homes, Larkwood Subdivision, zoned RUT (Ada County)
2. South: Single family homes, Havasu Creek Subdivision No.3, zoned R-4
3. East: Single family home on 5-acres, Crestwood Subdivision, zoned RUT (Ada
County)
4. West:
Future single family homes in the proposed Silversprings Subdivision,
zoned R-4
d. History of Previous Actions:
None
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is sewer planned to the west in Silversprings
Subdivision, and an existing sewer stub in N. Mooney Falls Way to the south east
comer of this property.
Location of water: There is a water stub planned to the west in Silversprings
Subdivision, and an existing water stub in N. Mooney Falls Way to the southeast
comer of this property.
Issues or concerns: 1.) The need for a second water connection for
redundancy. 2.) The need for a sewer easement to ensure adequate protection for
the sewer main in N. Mooney Falls Way.
2. Canals/Ditches Irrigation: N/ A
3. Hazards: No hazards have been identified on this site.
4. Proposed Zoning: R-4 (Medium Low-Density Residential)
Clearsprings Subdivision AZ-06-056/PP-06-054 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
5. Size of Property: 4.94 acres (excluding right-of-way)
f. Subdivision Plat Information:
1. Residential Lots: 11
2. Non-residential Lots: 0
3. Total Building Lots: II
2
4. Common Lots:
5.
6.
7.
8.
Other Lots:
o
13
Total Lots:
Gross Density: 2.23 units per acre (net density is 2.79 d.u./acre)
Minimum House Size: 1,400 square feet (per UDC)
g. Landscaping:
1. Width of street buffer(s): A 25-foot wide landscape street buffer is required
along E. McMillan Road, an arterial street (UDC 11-2A-5).
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 0.47 acres/9.41 %
4. Other landscaping standards: Parkway areas are to be 8-feet wide and contain
Class II trees to be counted as common open space (UDC 11-3A-17E).
h. Amenities: Parkways with detached sidewalks and 1 open space lot
1. Off-Street Parking: UDC 11- 3C-6 requires single-family detached dwellings to have 2
enclosed parking spaces (a garage) and a 20' x 20' parking pad in front of each garage.
J. Summary of Proposed Streets and/or Access: The applicant is proposing to construct public
streets, E. Copper Ridge Street and N. Clearfalls Place within this development. Copper Ridge
Street is stubbed to the subject property at the west property line. Along with these streets the
applicant is proposing to partially connect to the stub street N. Mooney Falls Way that is
provided from the Havasu Creek Subdivision to the south. The applicant can only partially
connect to this stub street because the existing stub street is stubbed to both this property and
the off-site property to the east. As a condition of this development, ACHD is requiring the
applicant to construct their portion of the street (approximately 25-feet wide, up to the eastern
property line) with a barricade that will not allow entry on to the unfmished street. It will be
the responsibility of the property owner/developer to the east to complete the construction of
this stub street when that parcel develops in the City. All of the other internal streets are local
streets with 36-feet wide street sections with rolled curb, gutter and 4-foot wide detached
sidewalks. ACHD has submitted comments and conditions back to the City for this project.
ACHD's conditions are included in Exhibit B.
7. COMMENTS MEETING
On November 17,2006, a joint agency and departments meeting was held with service providers
in this area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, and the Sanitary Services Company.
Staff has included comments, conditions and recommended actions in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
Clearsprings Subdivision AZ-06-056/PP-06-054
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
This property is designated "Low Density Residential" on the Comprehensive Plan Future Land
Use Map. Low density residential areas are anticipated to contain up to three dwellings per acre
(see Page 99 of the Comprehensive Plan.) The proposed Preliminary Plat includes 11 single-
family lots on 4.94 acres for a gross density of 2.23 dwelling units/acre. The proposed density
complies substantially with the anticipated density for this area.
Note: Staff recognizes the possible redevelopment potential that the Lot 6, Block 1 has due its
large size (50,052 s.f.). Even with this redevelopment potential Staff is confident that the Low
Density Comprehensive Plan designation combined with the proposed R-4 zoning will ensure that
this lot develops similar to the other lots proposed in this subdivision. It should be made clear that
no plans have been discussed about subdividing this large lot and this analysis applies only to
possible future redevelopment.
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:
. 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 Sher!ff's qffice.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
. The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Clearsprings Subdivision AZ-06-056/PP-06-054
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9,2007
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes to provide one stub street to the east parcel that is
currently zoned in Ada County RUT, which staff anticipates will re-develop in thefuture. The plat
also shows a partial connection to a stub street to the south that will be completed when the
property to the east develops. A stub street to this property was also provided with the
Silversprings Subdivision to the west. The applicant is proposing to extend this stub street into the
property. Staff is supportive of the proposed street connections.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to construct four-foot wide, detached sidewalks adjacent to all of the
proposed streets, which connect to adjacent properties.
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See above.
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 existing single-family
residential properties to the north, south, east and west, are compatible with the proposed
development.
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. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached
homes as permitted uses in the R-4 zoning district.
b. Purpose Statement of Zone:
R-4 Medium Low-Density Residential: The purpose ofthe residential districts is to
provide for a range of housing opportunities consistent with the Meridian Comprehensive
Plan. Connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. Residential districts are distinguished by the allowable density of
Clearsprings Subdivision AZ-06-056/PP-06-054
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
dwelling units per acre and corresponding housing types that can be accommodated
within the density range.
c. General Standards: All of the proposed lots comply with the standard street frontage and lot
size requirements of the R-4 zone established in the UDC. No dimensional modifications are
being requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-4 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 (stamped on August
28,2006 by Clinton W. Hansen, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
2. PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Density/Open Space: UDC 11-3G-3A1 requires at least 5% of the total land area to be
set aside for common open space in single-family developments. Parkways and street
buffers as designed by the applicant do count towards the open space requirement. The
applicant should provide 9.41 % (0.47 acres) open space as proposed.
Landscaping: The landscape plan prepared by Erickson Civil, Inc. on 10/4/06, is
approved with the following modifications/notes:
· Per UDC 11-3G-3B5, parkways that are used as common open space shall be
a minimum of eight feet wide from street curb to edge of sidewalk and contain
one class two tree for every 35 linear feet of parkway as proposed.
· 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 25-foot wide landscape buffer proposed along McMillan Road should be
constructed in accordance with UDC 11-3B.7.
· A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11 ~3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
above, with the [mal plat application(s).
Stub Streets: The applicant should be required to extend Copper Ridge Street into the
site from the west as a public stub street to the Meyers property to the east (parcel
#RI608650090). The applicant should also be required to partially extend the stub
Clearsprings Subdivision AZ-06-056/PP-06-054
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
street N. Mooney Falls Way provided by the Havasu Creek Subdivision to the south.
The existing stub street N. Mooney Falls Way straddles two property lines and can not
be completely constructed with the proposed subdivision. Due to this situation ACHD
is requiring the applicant to construct a partial street section for this stub street
extension that matches the existing street section in the Havasu Creek Subdivision.
This partial street section will only leave approximately II feet of driving surface
which is inadequate for a safe connection to the south. ACHD is requiring a barrier to
be placed across the north end of this partial street section until the other portion is
completed, and meets all ACHD standards. Staff is supportive of ACHD' s
requirements regarding this partial street section and stub street extension.
Existing Residences/Buildings: The site currently contains residential and out-
buildings. All existing buildings should be retained or removed as proposed (see Site
Plan, dated October 4, 2006). Further, the existing residence should be connected to
city sewer and water services.
Access: As currently proposed the only full access into the site is extended from the
proposed Silversprings Subdivision to the west. If for some reason the Silversprings
Subdivision were not completed, the applicant would have to find a way to fully
construct the stub street N. Mooney Falls Way that is extended from the Havasu Creek
Subdivision to the south. At no point should the applicant be take access off of
McMillan Road to serve the proposed subdivision. Furthermore, the existing access
points to McMillan Road should be abandoned by the applicant as proposed. No direct
lot access should be allowed to McMillan Road.
Fencing: Although not specifically shown on the Preliminary Plat or Landscape Plan
the applicant is proposing (as discussed in a phone conversation) to construct six-foot,
closed-vision fencing along the east boundary of the site. An existing six-foot fence
along the south perimeter will be retained and a six foot closed vision fence is
proposed along the west boundary with the Silversprings Subdivision. A detailed
fencing plan should be submitted upon application of the final plat. If permanent
fencing is not provided before issuance of a building permit, temporary construction
fencing to contain debris must be installed around the perimeter. Perimeter, common
open space, and micro-path /multi-use fencing shall be designed according to UDC
11-3A-7.
Common Areas: Maintenance of all common areas should be the responsibility of the
Clearsprings Home Owners' Association.
Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or
canals, exclusive of any natural waterway, that intersect, cross or lie within the area
being subdivided should be covered.
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 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 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
landscape areas per the approved specifications and in accordance with UDC 11-3A-
Clearsprings Subdivision AZ-06-056/PP-06-054
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
15 and MCC 9-1-28.
b. Staff Recommendation: Staff is recommending approval of the proposed
Clearsprings Subdivision (AZ-06-056 and PP-06-054) with the conditions listed in
Exhibit B of the Staff Report. The Meridian Plannine: and Zooine: Commission heard
these items on December 7. 2006. At the Dublic hearine: they moved to recommend
approval.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: 10/4/06)
2. Landscape Plan (dated: 10/4/06)
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
9. Settlers' Irrigation District
C. Legal Description
D. Required Findings from Unified Development Code
Clearsprings Subdivision AZ-06-056/PP-06-054
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
A. Drawings
1. Preliminary Plat (dated: 10/4/06)
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Landscape Plan (dated 10/4/06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-054)
1.1.1 The preliminary plat labeled as PP-I, prepared by Erickson Civil, Inc., dated October 4,2006 is
approved, with the conditions listed herein. All comments and conditions of the accompanying
Annexation and Zoning (AZ-06-056) application shall also be considered conditions of the
Preliminary Plat (PP-06-054)
1.1.2 The landscape plan prepared by Erickson Civil, Inc. dated October 4, 2006 is approved with the
following modifications/notes:
· Per UDC 11-3G-3B5, parkways that are used as common open space shall be a
minimum of eight feet wide from street curb to edge of sidewalk and contain one
class two tree for every 35 linear feet of parkway.
· 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.
· The 25-foot wide landscape buffer proposed along McMillan Road shall be
constructed in accordance with UDC 11-3B-7.
· A written certificate of completion shall be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan. All standards of
installation should apply as listed in UDC 11-3B-14.
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 proceeding modifications and notes should be shown on a revised
landscape plan submitted with the [mal plat application(s).
1.1.3 Extend the stub street from Silversprings Subdivision (Copper Ridge Drive) from the west as a
public stub street to the Meyers property to the east (parcel #R1608650090) and partially extend
the stub street N. Mooney Falls Way provided by the Havasu Creek Subdivision to the south as
proposed.
1.1.4 At no point shall the applicant take access off of McMillan Road to serve the proposed
subdivision. The existing access points to McMillan Road shall be abandoned by the applicant as
proposed, and access shall be taken from the internal public streets. No direct lot access shall be
allowed to McMillan Road; place a note prohibiting direct lot access to McMillan Road on the
face of the fInal plat.
1.1.5 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature of the final plat by the City Engineer.
1.1.6 The existing house that is to remain shall be required to connect to City services, the applicant
shall be responsible for the payment of assessments and the actual physical connection to the
servIces.
1.1.7 Provide a six-foot tall fence along the east perimeter of the development, as proposed. A detailed
fencing plan shall be submitted upon application of the final plat. If permanent fencing is not
provided before issuance of a building permit, temporary construction fencing to contain debris
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9,2007
must be installed around the perimeter. Perimeter, common open space, and micro-path fencing
shall be designed according to UDC II- 3A-7.
1.1.8 Maintenance of all common areas shall be the responsibility of the Clearsprings Home Owners'
Association.
1.1.9 Per UDC 11-3A~6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway,
that intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to construction plan approval. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer.
1.1.10 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP.06-054)
1.2.1 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(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.2.3 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 1l.3B.
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. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards ofunC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains in N.
Mooney Falls. There is only 5-feet from the centerline of the main to the boundary of the subject
property. Public Works requires a minimum of lO-feet of easement past the centerline of pipe.
Prior to construction plan approval the applicant shall provide an easement that is sufficient in
width to cover the sewer main in N. Mooney Falls.
2.2 The applicant shall install sewer mains to and through this subdivision; applicant shall coordinate
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF JANUARY 9, 2007
main size and routing with the Public Works Department, and execute standard forms of
easements for any mains that are required to provide service. Minimum cover over sewer mains
is three feet, if cover from top of pipe to sub~grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.3 Water service to this site is being proposed via extension of mains in Silversprings Subdivision.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
2.4 This development is proposing water service to Silversprings Subdivision to the west which has
only one water feed. Due to Public Works concern of the growing number of houses on one
water connection this development shall be required to have a second water main connection. If it
is to mains stubbed in N.Mooney Falls, the applicant shall provide a signed easement prior to
construction plan approval.
2.5 The existing house that is to remain shall be required to connect to City services, the applicant
shall be responsible for the payment of assessments and the actual physical connection to the
services. The payment of assessments shall be required prior to signature on the fmal plat by the
City Engineer, the actual physical connection shall be accomplished prior to Certificates of
Occupancy being issued.
2.6 The easement depicted on the plat, that was created with the Crestwood Subdivision is an
irrigation and utility easement. The applicant shall vacate the easement prior to signature on the
final plat by the City Engineer.
2.7 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.
2.8 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).
2.9 The applicant has indicated Settler 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.
2.10 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
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.
2.11 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.
2.12 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.
2.13 Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
needs to be sufficient to allow for 10 feet of easement past the sidewalk.
2.14 Any existing domestic wells and/or septic systems within this project shall be removed from
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.15 Per UDC 11- 3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.16 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.17 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.18 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.19 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.20 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.22 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.23 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.24 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.25 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.26 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. Fire Department
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
3.1 One and two family dwellings not exceeding 3600 square feet will require a frre-flow of 1,000
gallons per minute available for duration of 2 hours to service the entire project. One and two story
family dwellings will require a frre flow of 1500 gallons per minute. Fire hydrants shall be placed an
average of 500 feet apart. International Fire Code Appendix C.
3.2 Final Approval of the frre 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 ofthe project.
3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.4 Operational frre hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.5 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 frre apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site frre 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).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
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 Police Department did not submit any comment on this application.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance will be followed.
6. Sanitary Service Company
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9,2007
6.1 SSC has no comments related to this application.
7. Ada County Highway District
7.1 Site Specific Conditions of Approval
7.1.1 Construct the site's internal streets as 36-foot street sections with rolled curb, gutter, 8-foot
planter strips and 5-foot detached concrete sidewalks. All roadway improvements are to be
located within the right-of-way (50-feet), with the exception of the detached concrete sidewalk,
which should have a public access easement.
7.1.2 Construct a stub street to the east approximately 120-feet north of the south property line as a 36-
foot street section with rolled curb, gutter, and a 5-foot detached concrete sidewalk. All roadway
improvements should be located within the right-of-way with the exception of the detached
sidewalk which may be in an easement. This street should be signed as follows: "THIS ROAD
WILL BE EXTENDED IN THE FUTURE."
7.1.3 Construct a 5-foot concrete sidewalk no closer than 38.feet from the centerline of McMillan Road
to match improvements to the west (Silversprings Subdivision). If the sidewalk is located outside
of the right-of-way, the applicant should provide a sidewalk easement.
7.1.4 Dedicate either 35-feet or 45-feet of right-of-way from the centerline of McMillan Road abutting
the parcel by means of a warranty deed. A dedication of 35-feet will facilitate roadway
improvements noted in the Capital hnprovements Plan, leaving the sidewalk within an easement.
The 45-foot right-of-way dedication would facilitate all roadway improvements, including
sidewalk.
7.1.5 Construct the half street section to the south with matching improvements to those existing in the
Havasu Falls Subdivision. Given the fact that the half street pavement width for Moon Falls Way
will be less than 24-feet, a cormection may not be opened for this section until such time that a
full local roadway is constructed. A barricade should be installed at the intersection of Moon Falls
Way and E. Copper Ridge Street with signage stating "THIS ROAD WILL BE EXTENDED IN
THE FUTURE."
7.1.6 Obtain fire department approval to not provide a temporary turnaround at the eastern terminus of
E. Copper Ridge Street (stubbing to the property line).
7.7.7 Construct the traditional cul-de-sac turnaround at the terminus ofN. Clearsprings Place with a
minimum turning radius of 45-feet.
7.1.8 Any existing driveway access to McMillan Road should be relocated to the internal streets;
thereby restricting all access to McMillan Road. A notation of all access restrictions should be
made on the fInal plat.
7.1.9 The applicant should EITHER:
· Obtain access from the proposed stub street to the west (extended from Silversprings
Subdivision). No access will be allowed to McMillan Road; so the final plat may not be
signed until a connection to the noted stub is provided. The applicant should coordinate the
timeframe for such a connection with the adjacent property owner/applicant.
· OR: Obtain access to the site with a connection to the existing stub street extended north from
Havasu Falls (Moon Falls Way). In order to open this connection, the applicant will need to
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
provide a minimum pavement width of 24-feet (within 40-feet of right-of-way), which will
require acquiring access from the adjacent parcel to the east. This is due to the fact that the
stub street from Havasu Falls was originally platted on the property line. Again, no access
will be allowed to McMillan Road, so the applicant should coordinate all access/connections
with the adjacent property owners.
7.1.10 Comply with all Standard Conditions of Approval.
7.2
7.2.1
7.2.2
7.2.3
7.2.4
7.2.5
7.2.6
7.2.7
7.2.8
7.2.9
7.2.10
7.2.11
7.2.12
7.2.13
Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Comply with the District's Tree Planter Width Interim Policy.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building 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 is 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 (l-800w342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9,2007
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 is 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. Settlers' Irrigation District
9.1 All irrigation / drainage facilities along with their easements must be protected and continue to
function. The facilities involved are the Starkey Lateral (20' easement) and the Parkins-Nourse
Lateral (20'easement). Contact SID for additional irrigation requirements.
9.2 A Land Use Change Application must be on file prior to any approvals.
9.3 A license agreement MUST be signed and recorded prior to construction of any S.lD. facilities.
9.4 Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be
approved by Settlers Irrigation District.
9.5 All storm drainage must be retained on-site.
9.6 A pressure irrigation system must be provided to all lots with irrigation water.
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF .REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
C. Legal Description
Legal Description
Clearsprings Annexation Boundary
A parcel for annexation purposes being located in the N % of the NE V. of Section 31, Township
4 North, Range 1 East, Boise Meridian, Ada County, Idaho, and more particularly described as
follows:
Commencing at a Railroad Spike monument marking the northwest corner of said N V2 of the
NE % (% Corner), from which a Brass Cap monument marking the northeast corner of said
Section 31 bears N 89046'54" E a distance of 2632.45 feet;
Thence N 89046'54" E along the northerly boundary of said N Y2 of the NE % a distance of
680.77 feet to the POINT OF BEGINNING;:
Thence continuing N 89046'54" E along said northerly boundary a distance of 340.33 feet to a
point;
Thence leaving said northerly boundary S 0 '06'26" W along the prolongation of and the easterly
boundary of Lot 3 of Crestwood Subdivision NO.1 as shown in Book 28 of Plats on Pages 1757-
1758, Records of Ada County, Idaho, a distance of 664.75 feet to a 5/8 inch diameter iron pin
marking the southeast corner of said Lot 3;
Thence S 89'"35'05" W along the southerly boundary of said Crestwood Subdivision No.1 a
distance of 34.38 feet to a 5/8 inch diameter iron pin;
Thence continuing along said southerly boundary S 89047'33" W a distance of 306.12 feet to a
5/8 inch diameter iron pin marking the southwest corner of said Lot 3;
Thence N 0"07'17" E along the westerly boundary and the prolongation thereof of said Lot 3 a
distance of 664.81 feet to the POINT OF BEGINNING.
This parcel contains 5.20 acres and is subject to any easements existing or in use.
Clinton W. Hansen, PLS
Land Solutions, PC
August 28,2006
~r~~::~~~~t ;~~~!C
REV, ~PROVAL
BY
LalldSoJutlorJS
~~CI$~~nGIC:(Ire,ul~",
Clearsprings Subdivision
Job No. 06-50
Exhibit C - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
CLEARSPRINGS ANNEXATION BOUNDARY
LOCATED IN THE NE 1/4 OF SECTION 31,
T4N, R 1 E, 8M, ADA COUNTY, IDAHO.
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Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 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:
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-4. Commission finds
that the proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Commission finds that future development ofthis property will comply with the
established regulations and purpose statement of the R-4 zone.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Commission finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff recommends that the Commission and Council rely
on any oral or written testimony that may be provided when determining this fmding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Commission finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to
this site.
5. The annexation is in the best of interest ofthe City (UDC 11-5B-3.E).
The R-4 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity, and transitions well to the existing rural lots in the
vicinity. Commission finds 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 City's Comprehensive Plan. 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-4 would be in the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Commission fmds that the proposed application is in substantial compliance with the
Exhibit 0 - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
adopted Comprehensive Plan. Please see Comprehensive Plan Policies and Goals,
Section 8, and Analysis, Section 10 of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Commission fmds that public services are 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
cost, Commission finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fIre, ACHD, etc.) to determine this fmding. (See fmding
Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in
Exhibit B for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Commission 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.
Commission is unaware of any natural, scenic or historic features on this site. Therefore,
the Commission 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. Staff
recommends that the Commission and Council reference any public testimony that may
be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature( s) of maj or importance of which staff is unaware.
Exhibit D - Page 2