HomeMy WebLinkAboutPortico Place Subdivision
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
STAFF REPORT
TO:
FROM:
Hearing Date: January 23,2007
Mayor & City Council
Sonya Watters
Associate City Planner
Meridian Planning Department
884-5533
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SUBJECT:
Portico Place Subdivision
. AZ-06-052
City Of Meridian
City Clerk Office
Annexation and Zoning of5.17 acres from RUT (Ada County) to R-8
(Medium Density Residential) zone
. PP-06-053
Preliminary Plat of 26 single-family and townhouse building lots and 3
common lots on 5.17 acres in a proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Portico, LLC, has applied for Annexation and Zoning (AZ) of 5.17 acres from
RUT (Ada County) to R-8 (Medium Density Residential) and Preliminary Plat approval of 26
single-family residential and townhouse building lots and 3 common lots for Portico Place
Subdivision. Alternative Compliance is also being requested for a reduction to the street buffer
width along E. McMillan Road from 35 feet to 25 feet on the south side of the existing home. The
site is located at 1780 E. McMillan Road, on the north side of McMillan Road, just east of the
intersection of Locust Grove and McMillan Roads, in Section 29, Township 4 North, Range 1
East, and is currently referenced as Assessor's Parcel Number S0529336250.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-052 and PP-06-053) 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
recommends approval of AZ-06-052 and PP-06-053 and the request for Alternative
Compliance for Portico Place Subdivision as presented in the staff report for the hearing
date of December 21,2006, subject to the conditions listed in Exhibit B. The Meridian
Plannine and Zonine Commission heard these items on December 21. 2006. At the public
hearin!! they moved to recommend approval.
a. Summary of Commission Public Hearine:
i. In favor: Ron Sareent (applicant/owner)
ii. In opposition: None
iii. Commentine: None
iv. Staff presentine application: Sonya Watters
v. Other staff commentine on application: Caleb Hood
b. Key Issues of Discussion by Commission:
i. Retention of existin!! access to McMillan Road for resident of existine house
c. Key Commission Chanees to Staff Recommendation:
i. Require a Development Aereement that will include a provision for a 35-foot
wide landscape buffer to be installed alone McMillan Road when Lot 17.
Block 1 re-develops. re-subdivides. or modifications to the buildin2l10t are
made that requires a buildine permit. and requirement for the existine
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
house on Lot 17. Block 1 to take access internally from N. Beethoven Avenue
and for the existine direct access to McMillan to be terminated (see Exhibit
Ill:
d. Outstandine Issue(s) for City Council:
i. Retainin!! existine access to McMillan Road for resident of existine house
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-052 and PP-06-053 as presented in the staff report for the hearing date of January 23, 2007,
with the following modifications to the conditions of approval: (Add any proposed
modifications. )
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06~
052 and PP-06-053 as presented during the hearing on January 23, 2007, for the following
reasons: (State specific reasons for denial of the annexation and/or preliminary plat request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-052 and PP-06-053 to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
1780 E. McMillan Road
Section 29, T4N, R1E
Tax Parcel: S0529336250
b. Applicant / Owner:
Portico, LLC
1883 N. Wildwood Avenue
Boise, ill 83713
c. Representative: Ron Sargent, Portico, LLC
d. Present Zoning: RUT (Ada County)
e. Present Comprehensive Plan Designation: Medium Density Residential
f. Description of Applicant's Request:: The applicant has applied for Annexation and Zoning
(AZ) of 5.17 acres from RUT (Ada County) to R-8 (Medium Density Residential) and
Preliminary Plat approval of 26 single-family residential and townhouse building lots and 3
common lots for Portico Place Subdivision.. The building lots consist of 20 attached units, 5
detached units, and 1 existing detached home. The proposed gross density for the subdivision
is 5.03 dwelling units per acre with a net density of 6.98 dwelling units per acre. A gazebo,
pathway, and parking areas are proposed within the common area located centrally within the
subdivision. Alternative Compliance is also being requested for a reduction to the street buffer
width along E. McMillan Road from 35 feet to 25 feet on the south side ofthe existing home.
1. Date of Preliminary Plat, Sheet PI (attached in Exhibit A): October 3, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARfNG DATE OF JANUARY 23,2007
2. Date of Landscape Planes), Sheet L1.1 and L1.2 (attached in Exhibit A): October 6,
2006
g. Applicant's Statement/Justification: Per the narrative submitted by the applicant, the applicant
is requesting annexation and zoning of 5.17 acres to R.8 and preliminary plat approval of 26
building lots consisting of single-family detached and attached homes with 3 common lots.
Alternative Compliance is requested for a reduction to the required buffer width along
McMillan Road from 35 feet to 25 feet along the south side of the existing home. As an
alternative to the width, 42 additional shrubs and 3 additional trees beyond the required
amount are proposed within the McMillan Road landscape buffer. The applicant is also
requesting that the current resident, Mrs. Buckley, continue to have direct vehicular access
from McMillan Road to her garage until such time as she no longer lives there. At that time,
the direct access would be eliminated and the house would be accessed solely by N. Beethoven
Avenue, an internal street. To guarantee that the access point to McMillan Road would be
removed and landscaping installed in the area where the driveway was, the applicant has
agreed to submit a cash surety to the City to be held until the applicant removes the driveway
and installs the required landscaping in the street buffer.
5. PROCESS FACTS
a. The subject application will, in fact, constitute an annexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public
hearing is required before the City Council on this matter.
b. The subject application will, in fact, constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is
required before the City Council on this matter.
c. Newspaper notifications published on: December 4, 2006, and December 18, 2006
(Commission); January 1. 2007 and January 15. 2007 (City Council)
d. Radius notices mailed to properties within 300 feet on: November 22, 2006 (Commission);
December 29. 2006 (City Council)
e. Applicant posted notice on site by: December 8, 2006 (Commission); January 8. 2007 (City
Council)
6. LAND USE
a. Existing Land Use(s): Single-family rural residential
b. Description of Character of Surrounding Area: A mix of single-family residential uses and
rural residential county land. This area is rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Vacant land, zoned RUT (Ada County) and single-family residential (Sheridan
Place Subdivision), zoned R-8.
2. East: Single-family residential (Sheridan Place Subdivision), zoned R-8.
3. South: McMillan Road and Idaho Power Substation, zoned R-8.
4. West: Rural residential properties, zoned R1 and RUT (Ada County). NOTE: The
parcel directly on the northeast corner of McMillan Road and Locust Grove Road is
currently requesting annexation and L-O zoning in the City (Woodland Springs).
There is one parcel between Portico Place and Woodland Springs.
d. History of Previous Actions: NA
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This development is proposing sewer service via extension of
a sewer main in E. Roaring Creek Street.
Location of water: This development is proposing water service via extension of
mains in E. McMillan Road.
Issues or concerns: There is no direct right-of-way connection to this parcel
in the location of the sewer main therefore the applicant is proposing
extension through a common lot, between a sand and grease trap and
infiltration trench. Staff has some concerns of the practicality of excavation
so close to the storm drainage facilities.
2. Vegetation: Landscaping and trees around the existing house
3. Floodplain: NA
4. Canal sID itches/Irrigation: No major facilities are located on this site, however all
ditches on this property shall be tiled per City Code. See Exhibit B below.
5. Hazards: NA
6. Proposed Zoning: R-8
7. Size of Property: 5.17 acres
f. Subdivision Plat Information:
1. Residential Lots: 26 (20 attached units, 5 detached units, and 1 existing detached
home)
2. Non-residential Lots: 0
3. Total Building Lots: 26
4. Common Lots: 3
5. Other Lots: 0
6. Total Lots: 29
7. Open Lots: 0
8. Residential Area: 5.1 7 acres
9. Gross Density: 5.03 units per acre (Net density: 6.98 units per acre)
10. Lot Sizes: Lot sizes range from 4,000 square feet to 7,054 square feet with one large
lot of 20,142 square feet (where the existing house is.)
g. Landscaping:
1. Width of street buffer(s): 35 feet required along E. McMillan Road; 25 feet proposed
along south side of existing house through Alternative Compliance. Forty-two
additional shrubs and three additional trees beyond the required amount are proposed
along the entire length of the McMillan Road landscape buffer in return for the
reduced buffer width. Landscape buffers along streets shall comply with UDC 11-3B-
7. See below for analysis regarding the proposed alternative compliance.
2. Width ofbuffer(s) between land uses: NA
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23, 2007
3. Percentage of site as open space: 0.56 acres or 10.8% (6% usable open space)
4. Other landscaping standards: Landscaping must be provided within the street buffer
along E. McMillan Road and within the common lot on Lot 1, Block 3 in accordance
with UDC 11-3B-7 Landscape Buffers Along Streets and 11-3G Common Open Space
Requirements.
h. Proposed and Required Residential Setbacks: As per the R-8 zone for single family dwellings.
R-8 Dimensional Standards (in feet)
Setbacks Proposed Required
Front Living Area (from back of sidewalk) 15 15
Side Accessed Garage (from back of sidewalk) 15 15
Front Accessed Garage (from back of sidewalk) 20 20
Side (5' public utility & drainage easement is required) 4 4
Rear 12 12
Frontage (detached, with garage facing street) 50 50
Frontage (detached, with shared driveway) 40 40
Frontage (attached) 40 40
Lot Size (detached, w/garage facing the front property line) 5,000 5,000
Lot Size (attached and detached w/shared driveway) 4,000 4,000
Maximum Building Height 35 35
* No changes to the dimensional standards in UDC Table 11-2A-5 were requested.
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The sole
access to the development will be provided from E. McMillan Road via N. Beethoven Avenue,
a proposed public street. The existing home currently has direct access to E. McMillan Road
and is requesting to keep this access until such time as the current resident no longer lives
there. A secondary access is also proposed to N. Beethoven Avenue for the existing home,
creating a semi-circular driveway. The Planning Department, the Police Department, and
ACHD are not supportive of the retention of the existing access to McMillan Road. A stub
street for future connectivity is provided at the north boundary from N. Chopin Avenue for
access to the undeveloped County parcel to the north. In general, Staff is supportive of the
proposed roadway design except for the proposed direct lot access to McMillan Road for the
existing home.
7. COMMENTS MEETING
On December 1, 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 "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. Medium density residential areas are anticipated to contain three to eight dwelling units per acre
Portico Place Subdivision AZ-06-052, PP-06-053
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
(see Page 99 of the Comprehensive Plan). The proposed Preliminary Plat includes 26 single-family lots
on 5.17 acres for a gross density of 5.03 dwelling units/acre. The proposed density lies within the
anticipated density ofthe Comprehensive Plan for this area.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis in italics below policy):
. Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
)- Sanitary sewer and water service will be extended to the project at the developer's
expense.
)- The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
)- The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed, the lands will be serviced by the Meridian Police Department (MPD).
)- The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
)- The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
)- The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
. Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the proposed development is
compatible with the existing residential uses that surround the property.
. Chapter VII, Goal I, Objective C, Action 4 - Require new residential development to meet
development standards regarding landscaping, signage, fences and walls, etc.
Landscaping and fencing is proposed and will be provided on the site in accordance with
UDC 11-3B and UDC 11-3A-7as shown on the landscape plan submitted with the
application. Signage for the subdivision is required to comply with UDC II-3D and will
require separate sign permit approval.
. Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on
collectors and arterial streets.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
The applicant has proposed to temporarily retain the existing access to McMillan Road for
the existing house. However, Staff is requesting that the access be terminated and access to
the house be provided solely from N Beethoven Avenue, in compliance with the
Comprehensive Plan, and at the request of the Meridian Police Department, and ACHD.
. Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown
debris from entering adjacent agricultural and other properties.
Six-foot tall solid fencing is proposed along the west, east, and south boundaries per the
landscape plan. The existingfencing, consisting of barb wire and a small section of 6-foot tall
cedar fencing, along the north boundary is proposed to remain; However, Staff is requesting
that the existing barb wire section be replaced with fencing to match the rest of the fencing on
the site). Perimeter fencing is required to be installed prior to issuance of building permits
(see Section 10 below and Exhibit B).
. Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories
(low-, medium-, and high-density single family, multi-family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
The subject application includes a request for the R-8 medium-density zoning designation.
The subject property is located adjacent to land zoned R-8 and land zoned RUT (rural urban
transition) in Ada County. The applicant is proposing both attached and detached units,
which Staff believes will provide the City with a variety of housing types. Staff finds that the
requested zoning designation is consistent with the Comprehensive Plan designation for this
site.
. Chapter VII, Goal IV, Objective C, Action 3 - Require usable open space to be incorporated
into new residential subdivision plats.
The applicant is providing 6% usable open space located centrally within the subdivision
with a gazebo, walking paths, and parking areas.
. Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
One stub street is proposed at the north boundary which will provide future connectivity for
the property to the north when it develops.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family attached and detached
dwellings as principal permitted uses 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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
ANNEXATION AND ZONING ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan, Staff believes that the requested R-8 zone is appropriate for this property.
Please See Exhibit D for detailed analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application (prepared on October 2,
2006, by Robert Hinckley, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
Development Agreement: UDC 11~5B-3D2 and Idaho Code ~ 65-6711A provides the
City the authority to require a property owner to enter into a Development Agreement
(DA) with the City that may require some written commitment for all future uses. Staff is
not recommending that a DA be entered into at this time. However, the Commission and
Council may require a DA if they deem it necessary at the public hearing.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposal with the Unified Development
Code, Staff believes that this is a good location for the proposed single-family residential
development. Please see Exhibit D for detailed analysis of facts and findings for a preliminary
plat.
Dimensional Requirements of the R-8 zone per UDC Table 11-2A-5: All proposed
lots, except for Lot 2, Block 1, meet the dimensional requirements of the R-8 zone for
property size & street frontage. Lot 2, Block 1 does not meet the minimum 40-foot street
frontage requirement; Staff has included a condition that the plat be revised to meet this
requirement (see Exhibit B). The lots along the east boundary that abut Sheridan Place
Subdivision average about 4,415 square feet; the abutting lots in Sheridan Place
Subdivision average about 8,543 square feet, with the largest lot being 15,420 square feet
at the southwest comer. All of the proposed lots along the east boundary will be for
attached dwellings. All lots shall meet the minimum setback & maximum building height
requirements stated in UDC Table 11-2A.5 and #6h above.
NOTE: Alternative Compliance is requested for a reduction in the street landscape buffer
width along E. McMillan Road, an Entryway Corridor, from 35 feet to 25 feet for the
portion on the south side of the existing house. See Alternative Compliance below for
analysis.
Landscaping: Two landscape plans were submitted for this project, Sheet Ll.1 labeled
"No McMillan Access" and Sheet L1.2 labeled "McMillan Access". Sheet L1.2 is not
approved. The landscape plan prepared by Jensen Belts Associates, on 10-06-06, Sheet
Ll.2 "No McMillan Access," is approved with the following modifications/notes:
. Widen the McMillan Road landscape buffer from 19 feet to 25 feet in front
of the existing house (as mentioned in the narrative letter). Construct the
McMillan Road landscape buffer in accordance with the UDC requirements,
as amended with the Alternative Compliance request. Provide landscaping
(shrubs and trees) in the area where the driveway was proposed to remain.
. Per UDC 11-3G-3A, set aside at least 6% (0.31 of an acre) of the site for
useab1e open space, as proposed.
. Per UDC 11-3B-10, the applicant shall work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan and submitted to the Planning Department upon completion of the
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23, 2007
landscaping prior to Certificate of Occupancy for the site. All standards of
installation should apply as listed in UDC 11-3B-14.
Note: A 6-foot wide strip of landscaping is shown along the west side of N
Beethoven Avenue; ACHD 's report states that the west side should have a 3-foot
wide gravel shoulder and barrow ditch adjacent to the property line within 40
feet of right-of-way (see ACHD report, Site Spec{fic Condition of Approval #5).
Submit copies of a revised landscape plan, reflecting the changes/notes
mentioned above, with the final plat application(s).
Common Areas/Open Space: The applicant has provided 0.31 acres (6%) of
landscaped usable open space, meeting the 5% minimum required by UDC 11-3G-3A-1.
A 13,520 square foot common area is proposed within the center of the development with
a gazebo, pathway, and parking areas located at each end of the common area.
Maintenance of all common areas shall be the responsibility of the Portico Place
Subdivision Homeowners Association. Staff is supportive of the proposed open space and
landscaping shown on the landscape plan with the conditions of approval listed in Exhibit
B.
Alternative Compliance: Alternative Compliance is requested for a reduction to the
required buffer width along McMillan Road from 35 feet to 25 feet along the south side
of the existing home. Due to the current location of the home, the buffer width would go
right up to the existing structure. In return for the reduced width, 42 additional shrubs and
3 additional trees beyond the required amount will be planted along the entire length of
the McMillan Road landscape buffer. Staff is supportive of the request for Alternative
Compliance and the applicant's proposal to provide additional landscaping.
Common Drives: Lots 7-10, Block 2 and Lots 13-15, Block 1 shall be accessed by
common drives and the owners of said lots shall be responsible for the maintenance
thereof. Staff recommends approval of the common drives shown on the plat and has
included conditions of approval for said common drives in Exhibit B. All common drives
shall meet the requirements ofUDC 11-6C-3D.
Access: Access to the subdivision is proposed from E. McMillan Road via N. Beethoven
Avenue. No on-street parking is allowed on N. Beethoven Avenue, as it is a reduced
street section. On-street parking is only allowed on one side ofN. Portico Avenue and N.
Chopin Avenue, which connect to Beethoven Avenue. No parking signs shall be installed
accordingly. Access to the existing house is proposed to remain temporarily from E.
McMillan Road until the current resident no longer lives there. An additional access is
also proposed to N. Beethoven Avenue for the existing house. Staff is not supportive of
the request to retain the existing access to McMillan Road for Lot 17, Block 1 because
the Comprehensive Plan (limits access to arterials), the Police Department, and ACHD
are not supportive of additional access points onto arterial roadways other than those
required for subdivision access (see Section #8 above and Exhibit B). Also, an additional
access point for the existing home would be located approximately 45 feet from the
access point for the proposed subdivision (N. Beethoven Avenue). If approved, this
would potentially create a safety hazard for traffic exiting/entering either of the access
points at the same time.
Elevations: The applicant has submitted several examples of single-story typical
elevations for the attached and detached units proposed in this subdivision. Staff
recommends approval of the proposed elevations; however, Staff is concerned about the
layout and access ofthe attached unit proposed on Lot 7, Block 2. This lot is
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
required to take access from the common drive and the other half of the attached
unit, Lot 6, will take access from N. Portico Avenue. Staff recommends that the
applicant bring, to the Commission hearing, a site plan showing the footprint of the
homes on Lots 6 and 7 and elevations of the homes that show how these homes will
look from the street. The applicant provided a site plan at the Commission meetine
showine how Lot 7. Block 2 would access the common drive (the driveway curves
sliehtlv to the common drive): no elevations were provided. as the footprint of the
buildine is not affected.
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 cormection to the culinary water system shall be required. If
a single-point cormection is utilized, the developer will be responsible for the payment of
assessments for the common areas prior to signature on the fma1 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
andMCC 9-1-28
Stub Streets: The applicant should be required to provide a public stub street to the
property to the north (parcel #S0529336100) as proposed on the plat. A temporary turn-
around is not required as the length of the stub does not exceed 150 feet in length.
Existing Residence: The site currently contains an existing residence located on Lot 17,
Block 1 that is proposed to remain. The existing home meets the setback requirements of
the requested zone. The applicant has stated to Staff that the existing house will remain
on the site after the current resident no longer resides there. Direct lot access for the
existing residence to E. McMillan Road is not supported by Staff, the Police Department,
and ACHD. Access should be taken internally from N. Beethoven Avenue.
Fencing: Six-foot tall solid perimeter fencing is shown on the landscape plan at the west,
east, and south boundaries. The existing fencing is proposed to remain along the north
boundary, which consists of barb wire with a small section of 6-foot tall cedar fence.
However, Staff is requesting that the applicant provide fencing to match the rest of
the fencing proposed on the site where the barb wire fence currently exists as UDC
11-3A-7 A3 does not allow barb wire fencing in the R-8 zone. The applicant should
submit a detailed fencing plan with the final plat application for the subdivision. All
perimeter fencing must be installed prior to issuance of building permits. Fencing should
taper down to a 3 foot maximum within 20 feet of all rights-of-way. All fencing shall be
installed in accordance with UDC 11-3A-7.
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.
3. b. Staff Recommendation: Based on the above analysis, staff finds that applications AZ-06-052
and PP.06-053 substantially conform to the Comprehensive Plan policies and UDC standards. Staff
recommends approval of said AZ and PP applications, and the request for Alternative
Compliance, subject to the conditions listed in Exhibit B. The Meridian Plannine and Zonine
Commission heard these items on December 21. 2006. At the public hearine they moved to
recommend approval.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23, 2007
11. EXHmITS
A. Drawings
1. Preliminary Plat (Dated: October 3,2006)
2. Landscape Plan - Sheet Ll.1 (Dated: October 6, 2006) - McMillan Access (Not
Approved)
3. Landscape Plan - Sheet Ll.2 (Dated: October 6, 2006) - No McMillan Access
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. Idaho Power Company
C. Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Portico Place Subdivision AZ-06-052, PP-06-053
PAGE II
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
A. Drawings
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
3. Landscape Plan - Sheet L1.2 (No McMillan Access)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (prepared on October 2, 2006, by
Robert Hinckley, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
1.1.2. Prior to the annexation ordinance approval. a Development Agreement (DA) shall be
entered into between the City of Meridian. property owner(s) (at the time of annexation
ordinance adoption). and the developer. The applicant shall contact the Citv Attornev. Bill
Nary. at 888-4433 to initiate this process. The DA shall incorporate the foUowinl!:
· If Lot 17. Block 1 re-develops. re-subdivides. or if any other modifications to the lot are
made that require the city to issue a buildine permit. at that time a new plat will be
required that complies with the 35-foot wide landscape buffer required alone E.
McMillan Road.
· The existing: direct access to E. McMillan Road from the existinl! house shall be
terminated and access to the house shall be taken internally from N. Beethoven Avenue.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet PI, prepared by The Land Group, dated October 3,2006, is
approved, with the conditions listed herein. All comments and provisions of the accompanying
Annexation and Zoning application (AZ-06-052) and any future development agreement shall
also be considered conditions of the Preliminary Plat (pP-06-053).
1.2.2 The landscape plan prepared by Jensen Belts Associates on October 6, 2006, and labeled Sheet
L1.2 is approved with the following modifications/notes:
. Per UDC 11-3G-3A, set aside at least 6% (0.31 of an acre) of the site for useable open
space, as proposed.
. 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 applicant's request for Alternative Compliance along McMillan Road and the
existing house is approved. Widen the street buffer along McMillan Road on the south
side of the existing house from 19 feet to 25 feet as proposed in the applicant's
narrative and provide landscaping (shrubs and trees) in the area where the driveway
was proposed to remain.
. Except for adjacent to the existing house, provide a 35-foot wide landscape buffer
along McMillan Road.
· 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.
Note: A 6-foot wide strip of landscaping is shown along the west side of N Beethoven
Avenue; ACHD 's report states that the west side should have a 3-foot wide gravel shoulder
and barrow ditch adjacent to the property line within 40 feet of right-of way (see ACHD
report, Site Specific Condition of Approval #5).
Exhibit B
CITY OF MERIDIAN PLANN1NG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
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 final plat application(s).
1.2.3 No on-street parking is allowed on N. Beethoven Avenue; install signage accordingly. On-
street parking is only allowed on one side ofN. Portico Avenue and N. Chopin Avenue; install
signage accordingly.
1.2.4 The existing direct access to E. McMillan Road from the existing house shall be terminated and
access to the house shall be taken internally from N. Beethoven Avenue.
1.2.5 Remove the graphic depiction of the existing driveway to the existing house and associated notes
from the plat. Place a note on the face of the final plat prohibiting direct lot access to McMillan
Road.
1.2.6 The address for the existing house may need to be changed from E. McMillan Road to N.
Beethoven Avenue (contact Tricia Biernen, 898-5500 for more information).
1.2.7 Widen the common lot (Lot 16, Block 1) along McMillan Road on the south side of the existing
house from 19 feet to 25 feet as proposed in the applicant's narrative.
1.2.8 All existing buildings on the site that do not meet setbacks shall be removed prior to signature on
the ftnal plat.
1.2.9 An II-foot wide ACHD sidewalk easement is required to be placed on the plat for the sidewalk
along E. McMillan Road.
1.2.1 0 Trash pick-up for the existing house on Lot 17, Block 1 shall be located on N. Beethoven
Avenue.
1.2.11 Lot 2, Block 1 does not meet the minimum 40-foot wide street frontage requirement for the R-8
zone; revise plat to meet this requirement.
1.2.12 Fencing installed on the perimeter boundary of Lot 2, Block 1 shall be restricted to 4-foot tall
closed vision fencing or 6- foot tall open vision fencing to provide visibility to the common area
(Lot 1, Block 1) on the north and east sides of the property.
1.2.13 Permanent perimeter fencing shall be installed along the north boundary of the subdivision in the
section where the barb wire fencing currently exists to match the rest of the fencing proposed on
the site at the perimeter boundary (6-foot tall solid).
1.2.14 Perimeter fencing must be installed along the boundary of the subdivision prior to issuance of
building permits to prevent debris from blowing onto adjacent properties during construction.
Fencing should taper down to a 3 foot maximum within 20 feet of all rights-of-way. All fencing
shall be installed in accordance with UDC 11- 3A-7.
1.2.15 Maintenance of all common areas shall be the responsibility of the Portico Place
Subdivision Homeowners Association.
1.2.16 Include a note on the final plat that Lots 7, 8, 9, and 10, Block 2 and Lots 13,14, and 15,
Block 1 shall take access from the proposed common drives and owners of said lots shall
maintain the common drive. The common drive easement should also be shown graphically
on the plat. Widen the common drive easement shown for Lots 7, 8, 9, and 10, Block 2, to
the edge of Lot 10 to meet the requirement of UDC 11-6C-3D for access to the common
drive. All common drives shall meet the requirements of UDC 11-6C-3D. UDC 11-6C-3D7
requires setbacks, and orientation of the lots and structures to be shown on the plat; building
setbacks shall be measured from the edge of the common driveway easement or property lines,
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23, 2007
1.2.17
1.3
1.3.1
1.3.2
1.3.3
1.3.4
1.3.5
1.3.6
1.3.7
1.3.8
whichever is more restrictive. Single-family dwellings shall 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.
Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or
lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department prior to construction plan approval. If lateral users association approval
can not be obtained, alternate plans will be reviewed and approved by the City Engineer.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC 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 final plat application. Where
the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan,
the landscaping shall be consistent with the preliminary plan with modifications as proposed by
staff.
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 ll-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.
Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
Preliminary plat approval shall be subj ect to the expiration provisions set forth in UDC ll-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of a sewer main in E.
Roaring Creek Street to the north. There is no direct right-of-way connection to this parcel
therefore the applicant is proposing extension through a common lot, between a sand and grease
trap and infiltration trench. Staff has some concerns of the practicality of excavation so close to
the storm drainage facilities. During plan review the applicant shall coordinate with the Public
Works Department and acceptable routing of this sewer. This may include, but not be limited to,
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
an extra manhole, reconfiguration of the infiltration trench, removal/replacement/relocation of the
sand and grease trap, or placing the sewer main in a sleeve which conforms to the City of
Meridian's Standard Specifications.
2.2 The applicant shall install sewer mains to and through this subdivision; applicant shall coordinate
main size and routing with the Public Works Department, and execute standard forms of
easements for any mains that are required to provide service. Minimum cover over sewer mains
is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.3 Water service to this site is being proposed via extension of mains in E. McMillan Road. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.4 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.
2.5 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).
2.6 The applicant's application indicates the required pressurized irrigation system in this
development is to be owned and maintained by Settlers Irrigation District. It is staff s
understanding that the p.i. pump station they are proposing to connect to is owned and maintained
by the Sheridan Place HOA. Prior to construction plan approval, the applicant shall submit
documentation from the Sheridan Place HOA approving connection to this system.
2.7 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre-construction meeting.
2.8 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.
2.9 With the final plat, the applicant shall dedicate a 5-foot wide Public Utilities, Drainage and
Irrigation easement along all interior lot lines not spanned by an attached unit.
2.10 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.
2.11 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.
2.12 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-
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23, 2007
domestic purposes such as landscape irrigation.
2.13 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.
2.14 A drainage plan designed by a State ofIdaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord. 557, 10-1-91) for all off~street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding Shallow
Injection Wells.
2.15 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.
2.16 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.
2.17 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.
2.18 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.
2.19 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.
2.20 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.21 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.22 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.
2.23 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.
2.24 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 1.foot above.
2.25 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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. FIRE DEPARTMENT
3.1 No on-street parking shall be allowed on N. Beethoven Avenue.
3.2 On-street parking shall be allowed only on one side ofN. Portico Avenue & N. Chopin Avenue.
3.3 One and two family dwellings will require a ftre-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.
3.4 Acceptance of the water supply for ftre protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.5 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements ofthe IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 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 20' wide and be capable of supporting 75,000 pounds.
3.5 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.6 Building setbacks shall be per the International Building Code for one and two story construction.
3.7 The proposed 26 lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 75.4 residents at build out.
3.8 The Fire Dept. has concerns about the addressing of the existing house and the address being visible
from the street which the project is addressed off of. Please contact the Addressing Specialist at
898-5500 to address this concern prior to the public hearing.
3.9 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
4. POLICE DEPARTMENT
4.1 The Police Department has concerns with Lots 15 of Block 1 and Lot 8 of Block 2, as they create
residences that will be isolated from their surrounding neighbors.
4.2 Any interior fencing on Lot 2, Block 1 shall allow visibility from the street or shall not exceed
four feet in height if solid fencing is used.
4.3 Existing house should take access from inside subdivision.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-10) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-10) will be followed.
6. SANITARY SERVICE COMPANY
6.1 SSC will not provide trash pick-up services utilizing the common driveway. The developer shall
install a concrete pad at the end ofthe 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.
7. ADA COUNTY HIGHWAY DISTRICT
7.1. SITE SPECIFIC CONDITIONS
7.1.1 Construct E. Whitehawk Street as a 36-foot street section with rolled curb, gutter, and 5-foot
attached concrete sidewalks within 50-feet of right-of-way.
7.1.2 Construct North Chopin Avenue (the stubbing section) as a 29-foot street section with rolled
curb, gutter, and 5-foot attached concrete sidewalks within 42-feet of right-of-way; and obtain
fIre department approval for the reduced street section.
7.1.3 Construct N. Chopin Avenue (the primary internal section, abutting Lot 1 of Block 3) as a 29-foot
street section with rolled curb and gutter, and a 5-foot attached concrete sidewalk on the east side,
within 42-feet of right-of-way; and obtain fire department approval for the reduced street section.
7.1.4 Construct N. Portico Avenue (abutting Lot 1 of Block 3) as a 29~foot street section with rolled
curb and gutter, and a 5-foot attached concrete sidewalk on the west side, within 42-feet of right-
of-way, and obtain fIre department approval for the reduced street section.
7.1.5 Construct N. Beethoven Avenue as a half street section with 26-feet of pavement, rolled curb,
gutter, and 5-foot attached concrete sidewalk on the east side and 3-foot gravel shoulder and
barrow ditch on the west side (adjacent to the property line), within 40-feet of right-of-way, in
compliance with District policy.
7.1.6 Dedicate either 38-feet or 48-feet of right-of-way from the centerline of McMillan Road abutting
the parcel by means ofa warranty deed (48-feet if the sidewalk is to be located within the right-
of-way). Staff has spoken with the applicant after the issuance of the original report. It has been
determined at this time that a right-of-way dedication of 37-feetfrom centerline would be
acceptablefor McMillan Road due to site constraints. ffthe applicant chooses to dedicate 37jeet
of right-of-way, the sidewalk easement should be increased to 1 J -feet. The right-of-way purchase
and sale agreement and deed must be completed and signed by the applicant prior to scheduling
Exhibit B
7.1.7
7.1.8
7.1.9
7.1.10
7.1.11
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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or
other required permits), whichever occurs first. Allow up to 30 business days to process the
right~of-way dedication after receipt of all requested material. The owner will be paid the fair
market value of the right-of~way dedicated which is an addition to existing ACHD right-of-way if
the owner submits a letter of application to the impact fee administrator prior to breaking ground,
in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #200), if
funds are available.
Construct a 5-foot concrete sidewalk no closer than 41-feet from the centerline of McMillan Road
to match improvements to the east (Sheridan Place Subdivision). If the sidewalk is located
outside of the right-of-way, the applicant should provide a sidewalk easement.
Any existing driveway access to McMillan Road should be closed to match improvements;
thereby restricting all of the site's access to the internal streets, to be noted on the final plat. All
lot access within this subdivision should be located a minimum of 50-feet from the intersection of
any two public streets (measured near edge to near edge).
Construct the stub street to the north, N. Chopin Avenue, approximately 105-feet west of the east
property line as a 29-foot street section with rolled curb, gutter, and a 5-foot attached concrete
sidewalk within 42-feet of right-of-way. This street should be signed as follows: "THIS STREET
WILL BE EXTENDED IN THE FUTURE."
Construct pedestrian pathways (in lieu of sidewalk) across Lot 1 of Block 3, and stripe all
intersections of walking paths as cross walks (from the end of path to the adjacent public
sidewalk).
Comply with all Standard Conditions of Approval.
STANDARD CONDITIONS
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 ofthe 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.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23, 2007
7.2.10 Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of.way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 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.
7.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect 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 Central sewage and central water plans must be submitted to and approved by the Idaho
Department of Health & Welfare.
8.3 Run-off is not to create a mosquito breeding problem.
9. IDAHO POWER COMPANY
9.1 Idaho Power, upon receipt of a formal request, may possibly need to upgrade existing
infrastructure in order to provide electrical services to this development.
9.2 There is an existing 138 kV line so Idaho Power requests a 25 foot setback from the center ofthe
line be a no building zone.
9.3 The applicant should contact the local Idaho Power Company Operations Center with a formal
request for service.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23,2007
C. Legal Description & Exhibit Map
am ",."mrVCIl;IMt If/lijme;WNt; .p;DJ.AMJnJ.nfmt;
EXHIBIT A
Rezone and Annexation Description
for Portico, LLC
Job No. 04097 101212006
Lano in theSW114 of 1M SW1f4 of Sedion 29. T4N, R1E. a,M., City of Meiic:lian, A~aCounty.
Iclaho, described as follows: ..
COMMENCING at the Soulhwe$t Comer of said SW1/4 (Souti\w8E;t IXlmer ofS6ctlon 29),
mliiltted by a brass cap as per comer perpetUation r&collf, lnat. No. 98117251:
thence, alOng the SoUth Unecifl5l!ikl Section 29. South /39012'28" East, 485.60 feet{Qthe POINT
OF BEGINNING;
~
.,
. thence North02~12~41" East. 684.45 feet;
thence South 89.20'43" East, 339.19 feet, 10 ll.found 518 loch rebarwith a plastic cap marKeo
'PlS 443," and being an &rl91e palm OIl theb,OYndary at StieI1dan PJace SUbdIvisiOn, iI$ per the
Platt!lereof, i., Book 92. at Page 10886, Ada County,ldaho Plat ReQords~
thence alimguKl Subdlvlllion bouhdary, SOuth 02.15'63' West. 865.28 feet toe ~nd 5J8. inch
f&bar.wIlh a plastiG (;lip mar1Cec:I'PLS 4431' on theSouth Uneof saidSectbn29, &akl rebar
marking the "Real Polnt of 8egitlriil:ig' on the Plat of salcl Sherfdan Place Subdivision;
thence 8Iong sald SouttI SectIon Una, NOrth 89'12'28" West, 338.55 feet, to the POINT OF
BEGINNING;
CorUlnlng 5.11 aa8sor 225.224 liQUanil feet, more or leu, and subject to anyeas@nientsor
rIghts-of~ay of r800rd Of athelwIse elCi&tlnQ.
~~AI.
OCT 1 9 2Oll6
MeRlDlAl'l p",!;1C
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TreaSllre VIlII~l' Epglnffi1ol. 1M.
12tl4 b"'; Street NotIh .
Nml'''' Idaho 83687
Oltlcc: (208) 463-03Q5
FL" (208) 463-'1391
w\'\"~".-fVEl1~~,_c'.:Jm
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23, 2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23, 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-8. The Commission
fmds that the proposed zoning map amendment complies with the applicable provisions
of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section
8, of this Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
The Commission fmds that single-family residential dwellings are allowed within the
requested zoning district of R-8 as Principal Permitted Uses. The accompanying plat
demonstrates the development will provide for a range of housing opportunities with the
proposed attached and detached dwellings.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The 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,
The Commission 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 Commission finds that all essential services will be provided by the developer to the
subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in general compliance with the City's
Comprehensive Plan, and this is a logical expansion ofthe City limits. In accordance with
the fmdings listed above, The Commission finds that Annexation and Zoning of this
property to R-8 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;
The Commission finds that the proposed plat is in substantial compliance with the
adopted Comprehensive Plan. The Commission supports the proposed density and
proposed plat layout, with recommended changes, as they comply with the provisions of
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 23, 2007
the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8,
of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission [rods that public services can be made available to accommodate the
proposed development. (See Exhibit B of the Staff Report for more details from public
service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
own cost, the 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 finding. (See Exhibit
B, Agency Comments and Conditions, for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that
the Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
The 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 major importance of which staff
is unaware.
Exhibit D