HomeMy WebLinkAboutLarkspur South Subdivision AZ-06-049 PP-06-051
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
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In the Matter of Annexation and Zoning of 13.25 acres from RUT to R-8 AND Preliminary
Plat Approval for 67 single family residential lots and 4 common lots on 12.81 acres, for
Larkspur South Subdivision, by Greenspur Investments, LLC.
Case No(s). AZ-06-049, PP-06-051
For the City Council Hearing Date of: December 12, 2006 (Findings approved on January
9,2007)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of December 12, 2006,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of December 12, 2006,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of October
December 12,2006, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of December 12, 2006, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. g67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code g
ll-5A.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-049 and PP-06-051
(PAGE 1 of4)
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, and the
Conditions of Approval all in the attached Staff Report for the hearing date of December
12, 2006, incorporated by reference. The conditions are concluded to be reasonable and
the applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code g 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The Applicant's Preliminary Plat, as evidenced by having submitted the
Preliminary Plat, updated October 31, 2006, is hereby conditionally approved;
2. The Applicant comply with the City of Meridian, ITD, and Fire Department's
requirements for installation and removal of bollards on the driveway intersection
of Edmonds Courts, Lots 2 through 7, Block 9, as well as along the southern edge of
the intersection of Marlin Way and Edmonds Court, approximately at the north end
of the existing cul-de.sac, thereby restricting access out to Meridian Road; and,
3. The Site Specific and Standard Conditions of Approval are as shown in the attached
Staff Report for the hearing date of December 12, 2006, incorporated by reference.
D. Notice of Applicable Time Limits
Notice of Twelve (12) Month Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years of the approval of the preliminary plat or one (1) year of the
combined preliminary and final plat or short plat. In the event that the development of the
preliminary plat is made in successive phases in an orderly and reasonable manner, and
conforms substantially to the approved preliminary plat, such segments, if submitted
within successive intervals of eighteen (18) months, may be considered for final approval
without resubmission for preliminary plat approval. Upon written request and filed by the
applicant prior to the termination of the period in accord with 11-6B- 7 .A, the Director
may authorize a single extension of time to record the final plat not to exceed eighteen
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-049 and PP-06-051
(PAGE 2 of 4)
(18) months. Additional time extensions up to eighteen (18) months as determined and
approved by the City Council may be granted. With all extensions, the Director or City
Council may require the preliminary plat, combined preliminary and final plat or short
plat to comply with the current provisions of Meridian City Code Title 11. If the above
timetable is not met and the applicant does not receive a time extension, the property
shall be required to go through the platting procedure again.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis. Such
request must be in writing, and must be filed with the City Clerk not more than twenty-
eight (28) days after the final decision concerning the matter at issue. A request for a
regulatory takings analysis will toll the time period within which a Petition for Judicial
Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code g 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of December 12, 2006
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-049 and PP-06-051
(PAGE 3 of 4)
VOTED~
VOTED
By action of the City Council at its regular meeting held on the
JlVntW-4.j-. ,2007.
COUNCIL MEMBER DAVID ZAREMBA
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER CHARLIE ROUNTREE
VOTED
COUNCIL MEMBER KEITH BIRD
VOTED
TIE BREAKER
MAYOR TAMMY de WEERD
VOTED
/A ~I-
'" - day of
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Copy served upon:
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~ Applicant ////111 C'oi-lNT'( , ~,\,\,';-
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v Planning DepartitH:iM I ',1 \ \ \ \ \
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v City Attorney
BY:~~AUJ.J
City Clerk's Office
Dated: '-10 ~Ol
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06.049 and PP-06-051
(PAGE 4 of 4)
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
SUBJECT:
Larkspur South Subdivision
. AZ-06-049
Annexation and Zoning of 13.25 acres from RUT (Ada County) to R-8
(Medium Density Residential) zone
. PP-06-051
Preliminary Plat of 67 single-family building lots and 4 common lots on 12.81
acres, in a proposed R-8 zone
STAFF REPORT
TO:
Hearing Date: 12/12/2006
Mayor & City Council
FROM:
Amanda Hess, Associate Planner
Meridian Planning Department
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Greenspur Investments, LLC, has applied for Annexation and Zoning of 13.25 acres from
RUT (Ada County) to R-8 (Medium Density Residential) and Preliminary Plat approval of 67 single
family residential lots and 4 common lots for Larkspur South Subdivision. The site is located on the east
side of Meridian Road, approximately 1/3 mile north of Victory Road on Lots 5 & 6, Edmonds
Subdivision. Edmonds Subdivision is a County-approved plat that was recorded in the 1970s.
The gross density of the proposed development is approximately 5.23 dwelling units per acre. The
application does not comply with the Comprehensive Plan for the site which designates the area as "Low
Density Residential." However, per the Comprehensive Plan Future Land Use Map, the Commission and
Council can consider a "step up" in residential densities on a case by case basis without the requirement
of a Comprehensive Plan Amendment. To approve this development, a "step up" in density as shown
on the Map (from low to medium) is required. The proposed density is in accord with the proposed R-8
zoning district.
NOTE: Based on some requirements from the Fire Department, the preliminary plat has been modified
from the version originally accepted and transmitted by the City. Staff has based the analysis in this report
on the updated preliminary plat, dated October 31, 2006.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-049 and PP-06-051) were submitted to the Planning Department for
concurrent review. Staff has provided a detailed analysis and recommended conditions of approval for the
requested Annexation and Zoning and Preliminary Plat applications. Staff is recommending approval of
the proposed Larkspur South Subdivision subject to the conditions listed in Exhibit B of the Staff Report.
The Meridian Plannine: and Zonine: Commission heard the item on November 16. 2006. At the
public hearine: they moved to recommend approval to the City Council.
a. Summary of Public Hearine::
i. In favor: Ron Sargent (Applicant's Representative)
ii. In opposition: None
iii. Commenting: Charles Biner
iv. Staff presenting application: Amanda Hess
v. Other staff commenting on application: Bruce Freckleton
Larkspur South Subdivision - AZ-06-049, PP-06-051
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
b. Key Issues of Discussion by Commission:
i. None
c. Key Commission Chane:es to Staff Recommendation:
i. The following shall be made conditions of approval for Larkspur South
Subdivision:
1) The maioritv o[1ots adiacent to Meridian Greens Subdivision No.3 shall
be. at minimum. 6.500 square feet in size with no lot being less than
6.200 square feet.
2) The homes adiacent to Meridian Greens Subdivision NO.3 shall be
constructed with 40-year architectural shingles on the roofs.
3) A1110ts adiacent to Meridian Greens Subdivision No.3 shall be subiect
to a 25.foot rear setback.
4) A 10-foot landscape buffer shall be installed along the east boundary of
the proposed Larkspur South Subdivision.
d. Outstandine: Issue(s) for City Council:
i. None.
The Meridian City Council heard these items on Decemher 12. 2006. Also that eveninp. Citv
Council annroyed the subiect aonlications.
a. Summary ofPuhlic Hearing:
i. In favor: Ron SarQ:ent (Annlicane~Renresentative)
11. In QPQQsition,~_!'J~~
111. CommentinQ:: None
iv. Written testimony:". None
v. Staff oresentimr annlication: Anna Borchers CanninQ:
vi. Other staff commentinQ: on application: None
b. Kev Issues of Discussion bv Council:
i. Rks1riJ;tinQ:,JlC~~~ tilJ'vleridian Roil1l
c. Key Council Changes to Commission Recommendation:
i. The Applicant shall comp1v with the Citv of Meridian. lTD. and Fire
Deoartment's reauirements for installation and removal of ltQllards on~
drivewav intersection of,,~dmonds. Courts. Lots~7 th,rouQ:h 7. Block 9. as well as
a10nQ: the southern edQ:e ..Qf.JillUotersection of Marlin. W..aY-;;JJui Edmonds Court.
aporoxjplate1v._!!! the north end of the existinQ: cul-de-sac. ther.ehYJ_eJ31ric1in.g
aJ;:cess....o.uUo Meridian Road.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-049 and PP-06-051 as presented in the staff report for the hearing date of December 12, 2006,
with the following modifications to the conditions of approval: (Add any proposed modifications)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06~
049 and PP-06-051 as presented during the hearing of December 12, 2006, for the following
reasons: (State specific reasons for denial of the annexation and I or preliminary plat request)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-049 and PP-06-051 to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance)
Larkspur South Subdivision - AZ-06-049, PP-06-051
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
230 / 240 Edmonds Court
Meridian, ill 83642
b. Owners:
Greenspur Investments, LLC
1883 N. Wildwood Avenue
Boise, ill 83713
c. Applicant: Greenspur Investments, LLC
d. Representative: Ron Sargent, Greenspur Investments, LLC
Hellhake Family
100 Rosalyn Court
Meridian, ill 83642
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Low Density Residential
g. Description of Applicant's Request:
1. Date of Revised Preliminary Plat (attached in Exhibit A): October 31,2006
2. Date of Landscape Plan (attached in Exhibit A): October 31, 2006
3. Date of Conceptual Housing Layout (attached in Exhibit A): November 1, 2006
h. Applicant's Statement/Justification:
The gross density of the proposed development is 5.23 dwelling units per acre. The proposed
density is in accord with the proposed R~8 zoning district but does not comply with the
Comprehensive Plan for the site which designates the area as "Low Density Residential."
Per the Comprehensive Plan Future Land Use Map, the Commission and Council can consider
residential densities on a case by case basis without the requirement of a Comprehensive Plan
Amendment. This development would be considered a "step up" in density, from low to
mediwn.
The subdivision will provide a large central common area with gazebo, parkways, and a mix
of lot sizes ranging from approximately 4,000 square feet to 34,650 square feet. The average
lot size is approximately6 6,000 square feet. There will be 0.72 acres (5.7% of the site) of
useable open space provided, which exceeds the UDC requirements. (Please see Applicant's
submittal letter for more information.)
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public
hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is
required before the City Council on this matter.
c. Newspaper notifications published on:
October 30, 2006, and November 13, 2006 (Planning & Zoning Commission)
November 20,2006, and December 4,2006 (City Council)
Larkspur South Subdivision - AZ-06-049, PP-06-051
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
d. Radius notices mailed to properties within 300 feet on:
October 20, 2006 (Planning & Zoning Commission)
November 17, 2006 (City Council)
e. Applicant posted notice on site by:
November 6, 2006 (Planning & Zoning Commission)
December 2, 2006 (City Council)
6. LAND USE
a. Existing Land Use(s): Existing homes, several outbuildings, and vacant land. The two
existing homes and associated outbuildings are to remain.
b. Description of Character of Surrounding Area: A mix of single family residential and vacant
land, some of which has recently been proposed for residential development.
c. Adjacent Land Use and Zoning:
1. North: Larkspur Subdivision No.2, zoned R-8
2. East: Meridian Greens Subdivision No.3, zoned R-8
3. South: Proposed Bitterbrush Point Subdivision, zoned R-4
4. West: Residential & Veterinary Clinic, zoned RUT (Ada County); Office, zoned L-O
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is proposing to sewer to mams planned
Larkspur #2.
Location of water: This property is proposing to sewer to mains planned in
Larkspur #2, and a connection in Meridian Road.
Issues or concerns: None.
2. Vegetation: Primarily vacant land. Existing trees should be retained or mitigated for.
3. Floodplain: N/A
4. Canals/Ditches/Irrigation: Kennedy Lateral, to be tiled.
5. Hazards: N/A
6. Proposed Zoning: R-8
7. Size of Property: 13.25 acres
f. Subdivision Plat Information:
1. Residential Lots: 67
2. Non-residential Lots: 0
3. Total Building Lots: 67
4. Conunon Lots: 4
5. Other Lots: 0
Larkspur South Subdivision - AZ-06-049, PP-06-051
PAGE 4
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
6. Total Lots: 71
7. Open Lots: 0
8. Residential Area: 12.81 acres
9. Gross Density: 5.23 units per acre (6.47 net density)
10. Lot Sizes: Lot sizes range from 4,000 square feet to 34,650 square feet. The average
lot size is approximately 6,000 square feet.
g. Landscaping:
1. Width of street buffer(s): N/A (all residential streets)
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 1.07 acres (8.42%)
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC ll-3B-12. Common, open-space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC ll-3G-3-E2).
h. Proposed and Required Non-Residential Setbacks: As per the R-8 zone for attached and
detached single family dwellings.
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The
primary access to the development will be from an existing public street, Edmonds Court,
which connects with Meridian Road. Additionally, three stub streets will be constructed to
connect with future residential subdivisions; one at the north property line to connect with
Larkspur Subdivision No.2, one to the south to access Bitterbrush Point Subdivision, and one
to the west to provide redevelopment potential to the neighboring 4.5-acre county parcel.
Please see Exhibit B-7 for comments submitted by ACHD regarding this development.
7. COMMENTS MEETING
On October 27, 2006, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Low Density Residential" on the Comprehensive Plan Future Land Use Map.
Low density residential areas are anticipated to contain single family residences at densities up to three
dwelling units per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes
67 residential building lots on 12.81 acres for a gross density of 5.23 dwelling units per acre. The
proposed density is not within the "Low Density" range outlined in the Comprehensive Plan. However,
the Comprehensive Plan Future Land Use Map, allows the Commission and Council to consider a bump
in residential densities on a case by case basis without the requirement of a Comprehensive Plan
Amendment. To approve this development a "step up" in density, from low to medium, would need to be
approved by the Commission and Council. Staff believes that the following Comprehensive Plan policies
apply to this application (Staff analysis in italics):
. Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
Larkspur South Subdivision - AZ-06-049, PP-06-051
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12, 2006
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in thefollowing manner:
· Sanitary sewer and water service will be extended to the project at the developer's
expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
. The subject lands currently lie within the jurisdiction of the Ada County Shertff's Office.
Once annexed, the lands will be serviced by the Meridian Police Department (MPD).
· The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
. The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
· Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and
Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and
Walking in all land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
. Chapter VI, Goal II, Obj ective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staffis supportive of the proposed pedestrian connections, via stub streets and micropathways.
. Chapter VII, Goal W, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing an R-8 zone. Staff finds that the proposed developments to the north
are compatible with the proposed development, and that the existing residences to the east and
south have been buffered with appropriately sized lots.
. Chapter VII, Goal W, Objective C, Action 10 - Support a variety of residential categories
(low-, medium-, and high-density single family, multi-family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
Larkspur South Subdivision - AZ-06-049, PP-06-051
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
This area is shown as low density on the Future Land Use Map. Staff recommends that the
Commission and Council consider all public, agency and staff comments when determining if
zoning this property to R.8 is appropriate.
However, the subject application does propose a mix of single family attached and detached
dwellings. Staff finds that, if approved, the development will contribute to the variety of
residential housing in this area
. Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
Three stub streets have been proposed to connect with the currently undeveloped properties to the
north, south, and west. Several of these properties have been proposed to be developed in a
manner similar to the subject parcel.
Staff believes that the proposed density (5.23 d.u.lacre) and zoning (R-8) for this property is
appropriate. However, the proposed development and zoning requires a step up in density/zoning.
Therefore, Staff recommends that the Commission and Council rely on any verbal or written
testimony that may be provided at the public hearing when determining if the applicant's zoning
and development request is appropriate for this property.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 1l.2A-2 lists single-family, two-family (duplex), and
townhouse developments as a Pennitted Use in the R-8 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City
of Meridian water and sewer systems is a requirement for all residential districts. Residential
districts are distinguished by the allowable density of dwelling units per acre and corresponding
housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS: Based on the compliance of the proposed development with the
Unified Development Code and the general conformance to policies and goals contained in the
Comprehensive Plan, if the Commission and Council grant a step up in residential density, staff
believes that this is a good location for the proposed single-family development. Please see
Exhibit D for detailed analysis of the required facts and fmdings for annexation.
The annexation legal description submitted with the application (prepared on September 14,
2006, by Robert G. Hinckley, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
PRELIMINARY PLAT ANALYSIS: Based on the compliance of the proposed development
with the Unified Development Code and the general conformance to policies and goals contained
in the Comprehensive Plan, staff believes that this is a good location for the proposed single-
family residential products. Please see Exhibit D for detailed analysis of facts and findings for a
preliminary plat.
Larkspur South Subdivision - AZ-06-049, PP.06.051
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
1. Access: Edmonds Way will serve as the primary access to the proposed development.
Although not fully developed at this time, Larkspur No.2 and Bitterbrush Point Subdivisions
have supplied Larkspur South Subdivision with two street connections, thus providing
Larkspur South with two additional access points.
2. Edmonds Court: As Edmonds Court, currently a cul-de-sac, is to become Edmonds Way, a
thru street, the applicant will be required to vacate the unused portions of the cul-de-sac.
Idaho Code 50-1306 establishes City Council as the decision-making body for vacation of all
rights-of-way. Therefore, application for vacation of said cul-de-sac should be made as soon
as possible so it can be heard before City Council concurrently with the subj ect annexation /
zoning and preliminary plat applications.
3. Internal Streets: Internal streets sections are proposed to be at least 34-feet wide with 5-foot
wide attached sidewalks. The Fire Department requires all roads to have a turning radius of
28' inside and 48' outside. Additionally, residential construction should be limited to 50 lots
until such time that at least one additional access to the subdivision can be provided via the
Larkspur No.2 or Bitterbrush Point Subdivisions (See Fire Department Development Review
Comments and Requirements, Exhibit B).
4. Common Driveways: The applicant is proposing two common driveways. Lots 5, 6, & 7,
Block 9, will take access via S. Marlow Way, while Lots 2, 3, & 4, Block 9, will take access
via E. Edmonds Way. Parking stalls will be provided next to said driveway, per the request of
the Fire Department, to eliminate the potential for on~street parking on the shared driveway.
Staff is supportive of the common driveway proposal. UDC 11.6C.3D7 requires setbacks,
building envelopes, and orientation of the lots and structures to be shown on the plat; building
setbacks should be measured from the edge of the common driveway easement or property
lines, whichever is more restrictive. Further, UDC ll-3C-6 requires every single-family
detached dwelling to have a two-car garage and a 20' x 20' parking pad on the lot. The
asphalt for the common driveway should not count towards the required parking pad area. All
lots should maintain at least 10 feet of public street frontage (flag) and the common driveway
easement should be depicted and explained on the face of the [mal plat. Comply with all
common driveway provisions listed in UDC 11-6C-3D.
5. Landscaping: The applicant has provided 1.07 acres (8.42%) of landscaped open space,
meeting the 5% minimum required by UDC 11-3G-3A-1. The majority of the open space is
provided in the form of a large common area centered on the Kennedy Lateral. All common
areas approved as open space shall be vegetated and usable by residents. Maintenance of all
common areas shall be the responsibility of the Larkspur South Homeowners Association.
The applicant has proposed a 10-foot wide landscaping buffer to be installed along the entire
length of the eastern property boundary, to provide buffering of the larger lots of the
Meridian Greens Subdivision.
6. Multiwuse / Micropathways: One 5.foot micropathway and one 10-foot multi-use path is
proposed with this application. The 5~foot micropath will provide connectivity from the east
section of the subdivision to the west. The lO-foot multi-use path is proposed along the
Kennedy Lateral. The Kennedy will be tiled at this site. Staff is supportive of the proposal to
construct the multi-use pathway, as depicted All micropathways shall be constructed in
accordance with UDC 11-3A-8. Landscaping adjacent to all micro-paths should comply with
UDC 11-3B.
Larkspur South Subdivision - AZ-06-049, PP-06-051
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
7. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, a single.point connection to the culinary water system shall be required. If a single-
point cOlUlection 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 ll-3A-15 and MCC 9-1.28.
8. Fencing: The applicant should submit a detailed fencing plan with the [mal plat application.
All perimeter fencing must be completed prior to issuance of building pennits. Fencing
should taper down to a 3 foot maximum within 20 feet of all rights-of-way. Fencing adjacent
to all micropathways is also required. Said fencing can be up to six feet in height, if open
vision. If closed vision is used, it cannot exceed four feet in height. The applicant should
state at the hearing the type of fencing to be constructed adjacent to the micropathways,
as none is proposed at this time. All fencing shall be installed in accordance with UDC
11-3A-7.
9. Ditches, Laterals, and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or
canals, exclusive of natural waterways and waterways being used as amenities, which
intersect, cross or lie within the area being subdivided shall be covered.
10. Tree Mitigation: Any existing, on-site tree over 4" in caliper that is removed from the
property shall be replaced by installing additional trees, being the equivalent number of
caliper inches of those removed. Required landscaping trees will not be considered as
replacement trees for those that are removed. The applicant should coordinate a mitigation
plan with Elroy Huff at the Meridian Parks Department.
11. Existing Structures: The site currently contains multiple buildings. All buildings that span
across proposed lot lines should be removed or relocated, prior to signature of the final plat
by the City Engineer.
12. Housing Types: The applicant is proposing 36 single-family attached dwelling unit lots and
31 single-family detached dwelling lots. Staffis generally supportive of this ratio.
b. Staff Recommendation: Staff recommends approval of the subject AZ!PP applications with the
conditions shown in Exhibit B. As ofthe print deadline for the Planning and Zoning Commission
hearing, Staff had not received a report from ACHD. On November 17, 2006, Staff received
ACHD's report for Larkspur South and has included the comments with City Council's
Staff Report for the hearing date of December 12, 2006. The Meridian PlanniDli! and Zonine:
Commission heard the item on November 16. 2006. At the public hearine: they moved to
recommend approval to the City Council. The Meridian City Conncil heard. and voted to
annrove the subiect annlications on December 12. 2006.
11. EXHffiITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (Updated: October 31, 2006)
3. Landscape Plan (Updated November 1, 2006)
Larkspur South Subdivision - AZ-06-049, PP-06-051
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12, 2006
4. Conceptual Housing Layout (Updated October 31, 2006)
5. Sample Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Hi~hway District
8. Central District Health Department
C. Legal Description
D. Required Findings from Unified Development Code
Larkspur South Subdivision - AZ-06-049, PP -06-051
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
A. Drawings
1. Vicinity Map
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Exhibit A
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12, 2006
2. Preliminary Plat (Updated October 31, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12, 2006
3. Landscape Plan (Updated November 1, 2006)
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
4. Conceptual Housing Layout (Updated October 31, 2006)
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Exhibit A
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12, 2006
5. Sample Elevations
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER ]2,2006
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
The preliminary plat labeled as Sheet PI, prepared by Treasure Valley Engineers and updated
October 31, 2006, is approved, with the conditions listed herein. Any future development
agreement shall also be considered conditions of the Preliminary Plat (PP-06-051).
The majority of lots adjacent to Meridian Greens Subdivision No.3 shall be. at minimum. 6.500
square feet in size with no lot being less than 6.200 square feet.
The homes adjacent to Meridian Greens Subdivision No. 3 shall be constructed with 40-year
architectural shingles on the roofs. as proposed by the applicant.
All lots adjacent to Meridian Greens Subdivision No.3 shall be subject to a 25-foot rear setback
place a note on the face of the final plates).
A lO-foot landscape buffer shall be installed along: the east boundary of the proposed Larkspur
South Subdivision; place on the face ofthe fmal plates).
Dedicate and construct all public internal roadways to meet ACHD's road design standards.
The applicant shall vacate the cul-de-sac right-of-way at the terminus of Edmonds Court.
Provide a street connection to Assessor's Parcel Number R2114050305 to the west, as depicted
on the preliminary plat.
All internal roads and common driveways shall meet the Meridian Fire Department's requirement
of 28' inside / 48'outside turning radius and be constructed in accordance with ACHD's
requirements. No parking signs shall be installed along the common driveway on Block 9.
Provide a temporary turnaround for emergency vehicles on Lot 10, Block 12, as proposed.
The Applicant shall complv with the CitY.-oI~..ITD. and Fire Deoartment's reauirements
for installatilln.Jmd_r~oval oUmllard.s~~._drivewav intersection of Edmonds Courts. Lots 2
throul!h 7. Block 9. as well as alonl! the southern edl!e of the jgterfie9Jion of Marlin Wav and
Edmonds COll.lJ... aDDroximately-_a!.Jh~..p.ortp. end of the existinl! culwde-sac. therebv f,(~slricting
access out to Meridian Road.
1.2.12 The landscape plan prepared by Jensen Belts Associates, on November 1, 2006, no label, is
approved with the following modifications/notes:
. Provide 1.07 acres (8.42% of the site) for landscaped open space.
. Per UDC 11-3G-3B5, all parkways that are used as common open space shall be a
minimum of eight feet wide from street curb to edge of sidewalk and contain one Class II
tree for every 35 linear feet of parkway.
. Provide a lO-foot landscape buffer along the eastern property boundary to help the
transition in lot sizes between the proposed subdivision and Meridian Greens, as
proposed.
1.1
1.1.1
1.1.2
1.2
1.2.1
1.2.2
1.2.3
1.2.4
1.2.5
1.2.6
1.2.7
1.2.8
1.2.9
1.2.10
J.2.11
Exhibit B
ANNEXATION COMMENTS
The annexation legal description submitted with the application (dated September 14,2006, and
prepared by Robert G. Hinckley, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
Any future subdivision, uses, and construction on this property shall comply with the City of
Meridian ordinances in effect at the time of permit submittal.
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
1.2.13
1.2.14
1.3
1.3.1
1.3.2
1.3.3
1.3.4
1.3.5
1.3.6
Exhibit B
· The proposed micropathways shall be constructed in accordance with UDC 11-3A-8. All
landscaping adjacent to the pathways shall meet the requirements ofUDC 11-3B-12.
· Per UDC 11-3A-7A-7b, all fencing adjacent to micropathways shall be either four feet
(4') in height, if closed vision, or six feet (6') tall if open vision fencing is used. Modify
the applicable areas within the landscape plan to reflect this requirement.
· Coordinate a tree mitigation plan with Elroy Huff of the Meridian Parks Department.
· A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature of the Final Plat.
The landscape plan is not to be altered without approval of the Planning Department. No field
changes to the landscape plan are permitted. All standards of installation shall apply as listed in
UDC 11-3B-14. Submit a landscape plan, reflecting the changes/notes mentioned above, with the
final plat application(s).
All existing buildings that span across proposed lot lines or do not conform to the dimensional
standards (setbacks, height, etc.) of the UDC shall be removed, relocated, or made to conform to
city code, prior to signature ofthe final plat by the City Engineer.
Maintenance of all common areas shall be the responsibility of the Larkspur South Subdivision
Homeowners Association.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC 11~3A-17.
The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant should be required to utilize any existing surface or well water for
the primary source. If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer. An underground, pressurized irrigation system should be installed
to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and
MCC 9-1-28.
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 fmal plat application. Where
the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan,
the landscaping shall be consistent with the preliminary plan with modifications as proposed by
staff.
The applicant shall submit a fencing plan with the 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.
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.
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
1.3.7 All irrigation ditches, laterals, or canals intersecting, crossing, or lying adjacent and contiguous to
the area being subdivided shall be tiled per UDC 11-3A-6, unless otherwise approved by the
appropriate Irrigation District. Plans will need to be approved by said irrigation/drainage district,
or lateral users association ( ditch owners), with written approval or non-approval submitted to the
Public Works Department. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer prior to final plat signature.
1.3.8 Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.9 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains planned in
Larkspur #2. These mains flow to sections of trunk mains that are currently accepting flow from
out of shed development causing capacity concerns. The applicant shall be required to install an
"off-peak pumping station" at a location coordinated with the Public Works Department. The
design shall be coordinated during construction plan review and shall include, but not be limited
to the following, odor control, duplex pumping, capacity of 150 gallons per ERU, and
conununication capabilities consistent with our SCADA. This condition may be rescinded by the
City Engineer if new information arises from ongoing modeling exercises or other subsequent
sources.
2.2 The applicant shall install mains to and through this subdivision; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service. Minimwn cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.3 As part of the City of Meridian's to and through policy the applicant shall be required to install
sewer mains along this properties frontage on E. Edmonds Way.
2.4 Water service to this site is being proposed via extension of mains planned in Larkspur #2 and
Meridian Road. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.5 A water connection shall be required in Meridian Road.
2.6 This property is on the edge of a pressure zone boundary, and therefore the applicant shall be
required to install a Pressure Reducing Vault in a location coordinated with the Public Works
Department.
2.7 The existing houses that are to be retained on-site shall be required to connect to City Services.
The applicant shall be required for payment of the assessments prior to signature on the final plat.
The applicant shall be responsible for the actual physical hook-up of the house to the municipal
services prior to "Certificates of Occupancy" being issued in any phase containing the house.
2.8 With the [mal plat the applicant shall be required to dedicated a 10-foot wide Public Utilities,
Drainage, and Irrigation Easement centered on all interior lot lines not being spanned by an
attached structure.
2.9 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.10 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
right of way (include all water services and hydrants).
2.11 The applicant had indicated that the pressurized irrigation system in this development is to be
owned and operated by the Nampa and Meridian Irrigation District. Therefore a letter of plan
approval shall be submitted prior to scheduling of a pre-construction meeting.
2.12 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
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
fmal 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 ll-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.17 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.18 A letter of credit or cash surety in the amount of 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.
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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
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 detennined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and pennit from Building Department prior to
commencing installations.
3. FIRE DEPARTMENT
3.1 One and two family dwellings will require a fITe-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fITe hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 12" 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 corners when spacing pennits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 24' wide.
3.5 No parking shall be allowed along the common driveway on Block 9. Provide signage "No
Parking. "
3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.7 The proposed 67-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 194 residents at build out.
3.8 All portions of buildings locate on Lot 9, Block 9, and Lots 8 & 9, Block 10, must be within 150' of
a paved surface, as measured around the perimeter of the building.
3.9 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a 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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12,2006
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183). Final Approval of the fire hydrant
locations shall be by the Meridian Fire Department.
a. For Group R~3 and Group U occupancies, the distance requirement shall be 600 feet (183 m)
b. For buildings equipped throughout with an approved automatic sprinkler system installed
in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600
feet (183 m).
4. POLICE DEPARTMENT
4.1 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
5. PARKS DEPARTMENT
5.1 Pathway and Trail Standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
5.2 Standard for City to Assume Maintenance of a Section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
5.3 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape
Ordinance (ODC 11-3B-10) will be followed.
5.4 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-I 0) will be followed.
6. SANITARY SERVICE COMPANY
6.1 Turning Radius: The applicant shall provide a minimum of a 50-foot turning radius.
6.2 SSC will not provide trash pick-up services utilizing the common driveway. The developer shall
install a concrete pad at the end of the common drive no more than five (5) feet behind the
sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the residences
that take access from the common driveway.
6.3 Trash collection for the existing residence needs to be from a local street, not from a collector or
arterial.
7. ADA COUNTY HIGHWAY DISTRICT
7.1. SITE SPECIFIC REQUIREMENTS
7.1.1 Construct the internal streets as 34-foot street sections with rolled curb. gutter. and 5-foot
attached concrete sidewalk. within 46 feet of right-of-wav. Obtain Fire Department approval for
the reduced street section widths; and construct anv curves in the internal streets with a minimum
centerline radius of 100 feet.
7.1.2 Construct all stub / connecting streets. where proposed. as 34-foot street sections with rolled curb.
~tter. and 5-foot concrete sidewalk within 46 feet of rig;ht~of-wav. East Whitehall Drive should
have signage at the tenninus stating: "THIS STREET WilL BE EXTENDED IN THE
FUTURE." Additionally. the applicant should provide a turnaround easement encompassing; the
entiretv of Lot 11. Block 12. for E. Whitehall Drive due to the fact that the street is greater than
150 feet in lenlrth. A notation of this easement should be made on the final plat.
7.1.3 Construct Edmonds Court to one-half of a 36-foot street section with rolled curb. !!Utter. and 5-
foot attached concrete sidewalk within the existing ricllt-of-wav for the existing (not vacated)
section of Edmonds Court; AND construct the internal portion of Edmonds Court as the internal
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12, 2006
7.1.4
7.1.5
7.2
7.2.1
7.2.2
7.2.3
7.2.4
7.2.5
7.2.6
7.2.7
7.2.8
7.2.9
7.2.10
7.2.11
7.2.12
7.2.13
Exhibit B
street section within 46 feet of right-of-way. All street improvements for Edmonds Court should
be constructed along the vacated frontage to provide a complete and continuous transition from
the improved (internal) section to the existing (off.site) section.
Comply with the City of Meridian. ITD. and Fire Department's requirements for the potential
installation of removable bollards at the drivewav intersection on Edmonds Court from Lots 2
through 7. Block 9; as well as along the southern edge of the intersection of Marlon Wav and
Edmonds Court (approximately at the northern edge of existing cul-de-sac); thereby restricting
access out to Meridian Road.
Comply with all Standard Conditions of Approval.
GENERAL REQUIREMENTS
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 utilitv 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 mav be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Complv 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 preDare and certify all improvement plans.
The applicant shall submit revised plans for staff approval. prior to issuance of building permit
(or other required pennits). which incorporates any required design changes.
Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highwav District prior to District approval for occupancv.
Payment of applicable road impact fees is required prior to building construction in accordance
with Ordinance #200. also known as Ada Countv Highway District Road Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1.800-342-1585) at least two full business days
prior to breaking ground within ACHD right.of-wav. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
anv phase of construction.
No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed bv 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 bv the applicant in the planned use of the property which is the subiect of this
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 12, 2006
application. shall require the applicant to comply with all rules. regulations. ordinances. plans. or
other relrulatorv and legal restrictions in force at the time the applicant or its successors in interest
advises the Highwav District of its intent to chanl!e the planned use of the subi ect property unless
a waiver/variance of said requirements or other lel!al relief is granted pursuant to the law in effect
at the time the chanlle in use is soul!ht.
8. CENTRAL DISTRICT HEALTH DEPARTMENT
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
C. Legal Description
r-"_.,,tnh1~
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am.:4Nl1B1./JCr1J.ML_~
if -'\('-06
ANNexATION AND REZONIS. DESCRIPTION
FOR lARKSPUR SUBDMSION No.3
Job No. 06160 S,ptembGr 14. 2006
~ S anq6 m eamonds Sl,lbdMsion. Book 33, Pag~ ~j ~Co~ Plat Records, within the
NW1/4SW114 of ~pn;19.T3N. R1E. 8.M.. C1t)'ot~, .Al:Ie- CQunty, Idaho. d$SCfibed by
.... and bounds .$ foIoM:
:-QC)IIMENCING at the West 114 Comer Qfseid SedIon 19~ matked by an AlUminum Cap
Monument. perCOmei'perpetuaUQn reconf lnst-No. Sn.w706;
thel'Kl8. along the West:Une.ef$8Jd Saotlon 19, South ~Weet, 1330.58 feet, to the
. Soulhwest Co"* of said NW1/4SW1/4. (South 1/16 Comer). also being the Southwest Comer
or. Edmonds S~Ni$lOn~
. ~,along the South Line Of said Edmonds SubdMslon. South 8Q056'43" East, 641.49 feet.
.$OthB Southwest Comer or said Lot 6 there<<, and the POINT OF ~I!GlNNING:
:~ $tong theWt$tUI18OfsaiO t.ot~,Nortt\OO'02'2t~e.m. 311,73 feet. to a point on the
~ rlght-Qf.w~ cf~s Co~
.tti8nce alDnga noN"IInoent 4fi"po:f90t rJ;dIus eurve to the right, !marc tength of 36.25 feet,
1.tit1ll.$I:l.acantraJangle 01.48"8'55', and fla\Jlng a choldwhlch tleal8. .
~-66'5~11"'Weet.35.21 fet;t. Md . 20.00 fOot radius ~ng curve to tt1e left;
~ etong S6\ld ClJM and right-o~, an arc length r# 1..6.12 feet. through III central angle of
q~11'13". having 8.cl"Ic)rd wHOhbeel'$Noiih 66.54.~lt '6~69 feet;
~ CXlntlmling ~said nght~Y, North 89.5g~eet, 254;33 feet:
~ North OO'3C'15"E1$t.,$O;OO feet, to:the ~ pamer of said Lot 5;
. ~ 8iong the West Un8 th,<<eof. .~!n9 COincident." East Line of Volmail Subdivision,
.:,er ttle Plat thereof, In ~$3. . Page 4652, Ada ~. PlatReoords, NClI'lh
.'.94~east. 304,19 feet: .
~ cOntinuing ~ _ ~ line. North 01'01'08" East, 11$7,80 feet. to the NorthWeSt
Comer of said L9t~:
.thence along the NMh UM-~. $c)Uth ag"ST16"'East. 78&.20 feet. to the Northeast Comer
.01 said LotS; .
. thence along t11e. East UMJ of l8k1l.o1ll 5 and 8 of Edn\9rydsSubc:lM!slon. coincident with the
,'~ty of The Mertdien GrHns Unit No.3. as '* t1:'1f:~.tnereot..lnBoolt 33, at Pages ij402
"1hr\'.M,1gtl6405. Ma COUntY Plet Records. South OO'It6'5tWest. 868;62 feet, to the Southeast
'Qomer of $Sid $dt'l:l<)ndsSubdlviSlon. marked by &.6f8.Ii:tr;hi'ebar.with a plastic cap marked .
.Pl$4431"; .
~.along_ South. Une of ~ EQmonds ~ South. ea~67'57" West, 485.25.feet.
..#te,QlN'T OF8IGlNNING. ~~""'ilL
ltf,\l1 . ........~
~mng 13,251ilQt&~;~ or.. 'iI,'o( , .
. ~~
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(Ii':},:;;, i .,ftl.l..B(i.~
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
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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 the subject property R-8 (Medium Density Residential).
Council finds that the proposed zoning map amendment generally complies with the applicable
provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals,
Section 8, of this Staff Report.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Council finds that single-family residences are allowed within the requested zoning district ofR-8
as a Principally Pennitted Use. The accompanying plat demonstrates the land will be developed
with varying lot sizes and other dimensional requirements which conform to the proposed zoning
designation.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Council finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare. Staff recommends that Council rely on any oral or written testimony that may
be provided when detennining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the City including, but not limited
to, school districts; and,
Council finds that the proposed zoning amendment will not result in any adverse impact upon
delivery of services by any political subdivision providing services to this site, as conditioned in
the staff report.
5. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The Applicant is proposing to develop the land in general compliance with the City's
Comprehensive Plan and this is a logical expansion of the City limits. Council finds that all
essential services will be provided by the developer to the subj ect property and will not require
unreasonable expenditure of public funds. Council finds that Annexation and Zoning of this
would be in the best interest of the City, and believes it is appropriate to allow a step up in
density and zoning for this property.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Council fmds that the proposed application is generally compatible with the adopted
Comprehensive Plan. The Commission supports the proposed density and proposed plat layout,
with recommended changes, as they generally comply with the provisions of the Comprehensive
Plan. Please see Comprehensive Plan Policies and Goals, Section 8, ofthe Staff Report.
2. Public services are available or can be made available and are adequate to accommodate
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
the proposed development;
Council finds that public services can be made available to accommodate the proposed
development. (See finding Items 3 and 4 above under Annexation Findings for more details.)
3. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their own
cost, Council finds that the subdivision will not require the expenditure of capital improvement
funds.
4. There is public financial capability of supporting services for the proposed development;
Council should rely upon comments from the public service providers (i.e., Police, Fire, ACHD,
etc.) to detennine this fmding. (See Exhibit B, Agency Comments and Conditions, for more
detail.)
5. The development will not be detrimental to the public health, safety or general welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's attention.
ACHD considers road safety issues in their analysis. Council should reference any public
testimony that may be presented to detennine whether or not the proposed subdivision may cause
health, safety or environmental problems of which Staff and the Commission is unaware.
6. The development preserves significant natural, scenic or historic features.
The Council not aware of any natural, scenic, or historic features on this site. Therefore, Council
finds that the proposed development will not result in the destruction, loss or damage of any
natural, scenic or historic feature(s) of major importance. Council should reference any public
testimony that may be presented to detennine whether or not the proposed development may
destroy or damage a natural or scenic feature(s) of major importance of which Staff and The
Commission are unaware.
Exhibit D