HomeMy WebLinkAboutWhitebark Subdivision
September 18, 2006 AZ 06-044
MERIDIAN PLANNING & ZONING MEETING September 21,2006
APPLICANT Dan Wood ITEM NO. 12
REQUEST Public Hearing - Annexation and Zoning of 19 acres from RUT to an
R-4 zone for Whitebark Subdivision - 2135 E. Amity Road
\,
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
See Attached Staff Report
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
No Comment
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See Attached Comments
NAMPA MERIDIAN IRRIGATION:
See Attached Comments
See Attached Comments
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
See Affidavit of Sign Posting
OTH ER:
Contacted:
Emailed:
Date:
Staff Initials:
Phone:
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006
STAFF REPORT
P & Z Commission Hearing
Hearing Date: 9/2 I /2006
Planning & Zoning Commission
c::Jvro;;dicrn ~./
TO:
FROM:
Justin Lucas
Associate City Planner
Meridian Planning Department
\884-5533
SEP
SUBJECT:
Whitebark Subdivision
. AZ-06-044
Annexation and Zoning of t 9 acres from RUT (Ada County) to R-4 (Medium
Low-Density Residential) zone
· PP-06-046
Preliminary Plat of 48 single-family building lots and 8 common lots 011 19
acres in a proposed R-4 zone
1. SUMMARY DESCRIPTION OF APPLICANrS REQUEST
The applicant, Dan Wood, has applied for Annexation and Zoning (AZ) of 19 acres from RUT (Ada
County) to R-4 (Medium Low-Density Residential) and Preliminary Plat approval of 48 single family
residential lots and 8 common lots for the Whitebark Subdivision. The site is located on the south side of
Amity Road approximately half way between Locust Grove and Eagle Roads in Section 32, Township 3
North, Range I East, and is currently referenced as Assessor's Parcel Number SI132212600.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-044 and PP-06-046) 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 Whitebark Subdivision (AZ~06-044 and PP-06-046) with the conditions listed in Exhibit B
onhe Staff Report.
3. PROPOSED MOTIONS
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-044 and PP-06-046 as presented in the staff report for the
hearing date of September 21, 2006, with the following modifications to the conditions of
approval: (Add any proposed modifications.)
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-044 and PP-06-046 as presented during the hearing on
September 21, 2006, 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-
06-044 and PP-06-046 to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance.)
Whitebark Subdivision AZ-06-044, PP-06-046
PAGE I
CITY OF MERiDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
2135 E Amity Road
Section 32, T3N, RIE
b. Applicant / Owner:
t
Cindy K. Lewis Trust
9754 W. Milclay Street
Boise, ill 83704
c. Representative: Kent Brown, Bailey Engineers
d. Present Zoning: RUT (Ada County)
e. Present Comprehensive Plan Designation: Low Density Residential
f. Description of Applicant's Request:
1. Date of Preliminary Plat (attached in Exhibit A): August 3, 2006
2. Date of Landscape Plan (attached in Exhibit A): August 4,2006
g. Applicant's Statement/Justification: I believe the design of the Whitebark neighborhood meets
the needs of the governmental agencies reviewing this application. The neighborhood design
provides for quality of life in affordable design. The following design elements are present in
the Whitebark Neighborhood:
1. Whitebark has created a pedestrian friendly environment for the future residents with
the short block lengths and street design that will not encourage drive through traffic.
2. Whitebark has larger lots for homebuyers that may want shops in their back yards.
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: September 4, 2006, and September 18, 2006
d. Radius notices mailed to properties within 300 feet on: August 25, 2006
e. Applicant posted notice on site by: September 11, 2006
6. LAND USE
a. Existing Land Use(s): Rural Single Family Residential! Agriculture
b. Description of Character of Surrounding Area: Rural land uses and some single family homes.
Much of the land to the north has already been annexed in to the city and zoned for residential
uses. This area transition from rural to urban.
c. Adjacent Land Use and Zoning:
Whitebark Subdivision AZ-06-044, PP-06-046
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006
1. North: Rural Residential/Agriculture zoned RUT (Ada County).
2. East: Rural Residential/Agriculture zoned Rl (Ada County).
3. South: Rural Residential/Agriculture zoned RUT (Ada County).
4. West: Rural Residential/Agriculture zoned RUT (Ada County).
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
\.
1. Public Works
Location of sewer: This property is master planned to sewer to a trunk main
located in Messina Meadows.
Location of water: This property is proposing water service to future mains
installed in Amity Road.
Issues or concerns: 1.) Main size and routing. 2.) This property is currently not
serviceable. 3.) Depending on the applicants timelines an "Off-Peak Pumping
Station" may be required.
2. Vegetation: N/A
3. Floodplain: N/A
4. Canals/Ditches/Irrigation: No major facilities are located on this site.
5. Hazards: N/A
6. Proposed Zoning: R-4
7. Size of Property: 19 acres
f. Subdivision Plat Information:
1. Residential Lots: 48
2. Non-residentiaL Lots: 0
3. Total Building Lots: 48
4. Common Lots: 8
5. Other Lots: 0
6. Total Lots: 56
7. Open Lots: 0
8. Residential Area: 19 acres
9. Gross Density: 2.52 units per acre
10. Lot Sizes: Lot sizes range from approximately 10,000 square feet to 15,827 square
feet.
g. Landscaping:
1. Width of street buffer(s): 25 feet along Amity Road.
2. Width ofbuffer(s) between land uses: N/A.
3. Percentage of site as open space: 1.44 acres (7.6%)
Whitebark Subdivision AZ-06-044, PP-06-046
PAGE 3
CITY OF MERIDIAN PLANNiNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12.
h. Proposed and Required Residential Setbacks: As per the R-4 zone for single family dwellings.
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The sole
access to the development will be from the proposed South Whitebark Street which connects
to Amity Road. Beyond this access point the applicant has proposed three different stub streets
East Bird Pine to the west, East Scrub Pine to the East and South Whitebark to the south. The
applicant is\~lso proposing eight foot parkway planters with four foot detached sidewalks
along all of the proposed streets. In general staff is supportive of the street layout and design.
7. COMMENTS MEETING
On September 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 "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
48 residential building lots on 19 acres for a gross density of 2.52 dwelling units/acre.
Staff finds that the proposed development is in general compliance with the Comprehensive Plan. The
following Comprehensive Plan policies apply to this application:
. 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, sen!ices will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Whitebark Subdivision AZ-06-044, PP-06-046
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006
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 an(! 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, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staff is supportive of the proposed pedestrian connection to Amity Road via the proposed
sidewalks, as well as the proposed stub streets provided to the west, east and south, which will
provide for pedestrian connectivity withfuture developments in those areas.
· Chapter VII, Goal N, 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 surrounding developments are
compatible with the proposal.
· Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories
(Iow-, 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-4 zoning designation with a proposed density
of 2.56 d.u./acre. Stafffinds that the requested zoning designation is generally consistent with the
Comprehensive Plan designation for this site and, due to the larger lot sizes, will add to the
variety of housing offered in this area of the city.
· Chapter VI, Goal II, Obj ective A, Action 6 - Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
Three stub streets will provide cross-access with the properties to the west, east and south when
they develop.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family developments as a
Permitted Use in the R-4 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
Whitebark Subdivision AZ-06-044, PP-06-046
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 2 [, 2006
corresponding housing types that can be accommodated within the density range.
c. Common driveways: UDC 11-6C-3D describes the standards for common driveways. All
common drives proposed by the applicant should meet the standards as described in the UDC.
These standards are listed below:
1. Maximum dwelling units served: Conunon driveways shall serve a maximum of four
(4) dwelling units.
2. Width standards: Common driveways shall be a minimum of twenty feet (20') in
width. \,
3. Maximum length: Common driveways shall be a maximum of one hundred fifty feet
(150') in length or less, unless otherwise approved by the Meridian City
Fire Department.
4. Improvement standards: Common driveways shall be paved with a surface
capable of supporting fire vehicles and equipment.
5. Abutting properties: Unless limited by significant geographical features, all
properties that abut a common driveway shall take access from the driveway.
6. Turning radius: Common driveways shall be straight or provide a twenty-eight
foot (28') inside and forty-eight foot (48') outside turning radius.
7. Depictions: For any plats using a common driveway, the setbacks, building
envelope, and orientation of the lots and structures shall be shown on the
preliminary and/or final plat.
8. Easement: A perpetual ingress/egress easement shall be filed with the Ada
County Recorder, which shall include a requirement for maintenance of a
paved surface capable of supporting flie vehicles and equipment.
9. Alternative compliance: The Director may approve or reconunend approval of
alternative design or construction standards when the applicant can
demonstrate that the proposed overall design meets or exceeds the intent of
the required standards of this Section and shall not be detrimental to the public
health, safety, and welfare.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION AND ZONING ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan, staff believes that the requested R-4 zone is appropriate for this property.
Please see Exhibit D for detailed analysis of the required facts and findings for annexation.
While currently this property is not contiguous to the City of Meridian corporate boundary, there
is another proposed annexation (Cottswold Village Subdivision, AZ-06-042, PP-06-044) that if
approved would create an annexation path for this property. Due to this concurrent application
staff was able to process the request for annexation made by the applicant with the understanding
that annexation of the property would be contingent upon City Council approval and signature of
the annexation ordinance for the Cottswold Village Annexation.
The annexation legal description submitted with the application (prepared on May 3,2006, by D.
Terry Peugh, PLS) shows the property as contiguous to the corporate boundary of the City of
Meridian contingent upon approval of the Cottswold Village Subdivision (AZ-06-042, PP-06-
044) annexation application.
Whitebark Subdivision AZ-06-044, PP-06-046
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006
Special Considerations:
Development Agreement: UDC 11-5B-3.D.2 and Idaho Code S 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
believes that a DA is necessary to ensure that this property is developed in a fashion that
does not negatively impact nearby properties.
Prior to\the almexation ordinance approval, a Development Agreement (DA) shall be
entered [nto between the City of Meridian, property owner (at the time of annexation
ordinance adoption), and the developer. The applicant shall contact the City Attorney,
Bill Nary, at 888-4433 to initiate this process. The DA shall incorporate the following:
· That all future uses shall not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors.
· That all future development of the subject property shall be constructed in
accordance with City of Meridian ordinances in effect at the time of
development.
· That the applicant will be responsible for all costs associated with the sewer
and water service extension.
· That any existing domestic wells and/or septic systems within this project
will have to be removed from their domestic service, per City Ordinance
Section 5-7-517, when services are available from the City of Meridian.
Wells may be used for non-domestic purposes such as landscape irrigation.
· That the following shall be the only allowed uses on this property: detached
single family homes and allowed accessory uses of the R-4 zone.
· That a maximum of 48 units will be constructed on this site.
· That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified Development
Code.
· That a street buffer, constructed in accordance with City Code, be installed
along Amity Road prior to occupancy of any new dwelling units.
· That the Cottswold Village Subdivision (AZ-06-042, PP-06-044) annexation
ordinance receives approval and signature from the City Council thereby
creating a path of annexation for the proposed Whitebark Subdivision.
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.
Landscaping: The landscape plan prepared by Jensen Belts Associates, on 8-4-06, is
approved with the following modifications/notes:
· Per UDC 11-3G-3B5 parkways that are used as common open space shall be
a minimum of eight feet wide from street curb to edge of sidewalk and
contain one class two tree for every 35 linear feet of parkway.
Whitebark Subdivision AZ-06-044, PP-06-046
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006
· The proposed micro pathways shall be constructed in accordance with UDC
11-3A-8. All landscaping adjacent to the pathway shall meet the
requirements outlined in 11-3B-12.
· Per UDC 11-3G-3A, set aside at least 7.6% (1.44 acres) of the site for
useable open space, as proposed.
· Per UDC 11-3B-I0, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
\,. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nursetyman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11-3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes
mentioned above, with the final plat application(s).
Common Areas / Open Space: The applicant is proposing to set aside approximately
7.6% (1.44 acres) of the site as common usable open space. The majority of this open
space is located in the parkways adjacent to the streets and one micro-pathway. Even
though the open space provided meets the minimum requirements, Staff is concerned
about the lack of a common neighborhood gathering area such as a small park or picnic
area. Maintenance of all common areas shall be the responsibility of the Whitebark
Subdivision Homeowners Association.
Stub Streets: The applicant should be required to provide public stub streets to the
Huffman property to the west (Parcel #S1132212650), the Warrick Property to the east
(Parcel #Sl132121100) and the Providence property to the south (Parcel #SI132244715)
as proposed.
Parcel No. Sl132212540 and Sl132212510: As proposed, the applicant is not proposing
to provide access to the two out parcels to the northeast. ACHD is requiring the applicant
to dedicate right-of-way along the entire length of the out parcels located to the nOltheast
abutting the proposed entry road. Staff is supportive of ACHD's requirements because it
will help these parcels redevelop in the future without having to take access off of Amity
Road.
Existing Residences/Buildings: The site currently contains one out building. All existing
buildings shall be removed/re-Iocated in accordance with the building setbacks of the R-4
zone, prior to signature of the final plat by the City Engineer.
Hammerhead: Both the Fire Department and ACHD are not supportive of the
hammerhead that is located at the terminus of South Limber Pine. Both of these agencies
recommend a standard cul-de-sac design. Staff supports these other agencies and believes
that a standard cul-de-sac would be more appropriate for this location.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized, the developer will be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City
Whitebark Subdivision AZ-06-044, PP-06-046
PAGES
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006
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.
Fencing: Six foot solid fencing is shown on the landscape plan around the perimeter of
the project. Four foot fencing is shown adjacent to micro pathways. The applicant should
submit a detailed fencing plan with the final plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must
be instaped around the perimeter prior to issuance of a building permit. All perimeter
fencing must be completed 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.
b. Staff Recommendation: Based on the above analysis, staff finds that applications AZ-06-044 and
PP-06-046 substantially conform to the Comprehensive Plan policies and UDC standards. Staff
recommends approval of said AZ and PP applications subiect to the conditions listed in Exhibit
B.
Whitebark Subdivision AZ-06-044, PP-06-046
PAGE 9
CITY OF MERiDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006
11. EXHffiITS
A. Drawings
1. Preliminary Plat (Dated: August 3,2006)
2. Landscape Plan (Dated: August 4, 2006)
B. Conditions of Approval
1. Planning Department
",
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
C. Legal Description
D. Required Findings from Zoning Ordinance
Whitebark Subdivision AZ-06-044, PP-06-046
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR21, 2006
A. Drawings
1. Preliminary Plat (Dated: August 3, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006
2. Landscape Plan (Dated: August 4, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 2l, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 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 City Attornev, Bill Nary. at 888-4433 to initiate
this process. \
1.1.2 The annexation legal description submitted with the application (prepared on May 3, 2006, by D.
Terry Peugh, PLS) shows the property as contiguous to the corporate boundary of the City of
Meridian contingent upon approval of the Cottswold Village Subdivision (AZ-06-042, PP-06-
044) annexation application.
1.2 SITE SPECIFIC REQUlREMENTS-PRELIMINAR Y PLAT
1.2.1 The preliminary plat labeled as Sheet 1, prepared by The Land Group, dated August 23,2006, is
approved, with the conditions listed herein. All comments and provisions of the accompanying
Annexation and Zoning application (AZ-06-044) and any future development agreement shall
also be considered conditions of the Preliminary Plat (PP-06-046).
1.2.2 The landscape plan prepared by Jensen Betts Associates, on 8-4-06, is approved with the
following modifications/notes:
· Per UDC 11-3G-3B5 parkways that are used as common open space shall be a
minimum of eight feet wide from street curb to edge of sidewalk and contain one class
two tree for every 35 linear feet of parkway.
· The proposed micro pathways shall be constructed in accordance with UDC 11-3A-8.
All landscaping adjacent to the pathway shall meet the requirements outlined in 11-
3B-12.
· Per UDC 11-3G-3A, set aside at least 7.6% (1.44 acres) of the site for useable open
space, as proposed.
· Per UDC 11-3B-I0, the applicant should work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the
existing trees on site.
· 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.
The landscape plan is not to be altered without approval of the Planning and Zoning 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).
1.2.3 Provide public stub streets to the Huffman property to the west (Parcel #81132212650), the
Warrick Property to the east (Parcel #81132121100) and the Providence property to the south
(Parcel #81132244715) as proposed.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006
1.2.4 Provide public street frontage along South White Bark Street abutting parcel numbers
SI132212540 and S113221251O.
1.2.5 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature of the final plat by the City Engineer.
1.2.6 The applicant shall replace the proposed hammerhead at the terminus of South Limber Pine with
a standard cul-de-sac that meets Fire Department turning radius standards.
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1.2.7 Maintenance of all common areas shall be the responsibility of the Whitebark Subdivision
Homeowners. Association.
1,2.8 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.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.3.1 Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC 11-3A-17.
1.3.2 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-II.
1.3.3 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 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.
1.3.4 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as
noted in this report, shall be submitted for the subdivision with the final plat application. Where
the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan,
the landscaping shall be consistent with the preliminary plan with modifications as proposed by
staff.
1.3.5 The applicant shall submit a fencing plan with the final plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences shall taper down
to 3 feet maximum within 20 feet of aU right-of-way. All fencing should be installed in
accordance with UDC 11-3A-7.
1.3.6 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.3.7 Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006
2. PUBLrC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed and shall be required to be via
extension of an 18-inch trunk main planned in Messina Meadows. This property is currently not
serviceable and the City of Meridian does not guarantee sewer-ability in the timelines established
in the UDC.
2.2 The applicant shall have to wait to sewer this property (fmal plat signature) until the Black Cat
Trunk connects to the "diverting manhole" at Glacier Springs Subdivision, or be responsible to
install a tempor~ry off-peak pumping station in a location coordinated with the Public Works
Department. The station design and capacity shall be coordinated with the Public Works
Department. The design shall include communication capabilities that are consistent with the City
of Meridian's SCADA system. Ifnew information arises from ongoing modeling exercises or
other subsequent sources, then this condition may be rescinded by the City Engineer.
2.3 The applicant shaH install mains to and through this development; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alteruate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.4 The applicant shall be responsible to install a 15-inch sewer line through this development as
shown on the preliminary plat.
2.5 Water service to this site is being proposed via extension of mains planned in Amity Road. The
applicant shall be responsible to install water mains to and through tlus development, coordinate
main size and routing with Public Works.
2.6 The applicant shall be responsible to upgrade the water main in S. Whitebark Street to 12-inch.
This is necessary to comply with the City of Meridian's policy of 12-inch mains on the mile and
half-mile.
2.7 The applicant shall be responsible to install sewer and water mains to the end of all stub streets
proposed in this development.
2.8 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.
2.9 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). No trees shall be allowed within the sewer
easement on Lot 7, Block 4.
2.10 The applicant has indicated Nampa and Meridian Irrigation District will own and operate the
pressure irrigation system in this proposed development. Therefore a letter of plan approval shall
be submitted prior to scheduling of a pre-construction meeting.
2.11 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
cOlmection 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.
2.12 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006
2.13 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.
2.14 Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
needs to be sufficient to allow for 10 feet of "free and clear" easement past the sidewalk.
2.15 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic servic~ per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.16 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.17 Street signs are to be in place, water system shall be 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 ofthe applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.22 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.23 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.24 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.25 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.26 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.27 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21, 2006
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 frre 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 One and two faplily dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 ho~s 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 frre 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 frre hydrant locations shall be by the Meridian Fire Department
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifrcations.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around. (The proposed cul-de-
sac at the north end of N. Bright Angel A venue does not meet the turnaround requirements.)
3.5 All entrance and internal roads, alleys, and cul-de-sacs shall have a turning radius of 28' inside
and 48' outside radius. The hammerhead at the terminus of South Limber Pine shall be converted
into a cul-de-sac that meets emergency vehicle road way requirements.
3.6 All common driveways shall be straight or have a turning radius of28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.7 Operational frre hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.8 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
4. POLlCE DEPARTMENT
4.1 The micro paths shall be adequately lit to afford greater visibility of the site as policed from the
public street.
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns with the site as submitted with the application.
6. SANITARY SERVICE COMPANY
6.1 TUrning Radius: the applicant shall provide a minimum of 50 ft. turning radius.
7. ADA COUNTY HIGHWAY DISTRICT
7.1. SITE SPECJFIC REQUIREMENTS
Exhibit B
7.1.1
7.1.2
7.1.3
7J.4
7.1.5
7.1.6
7.1.7
7.1.8
7.1.9
7.1.1 0
7.1.11
7.1.12
7.2
7.2.1
7.2.2
7.2.3
7.2.4
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006
Dedicate 48-feet of right-of-way, an additional 23-feet, from centerline of Amity Road along the
entire site frontage. Construct a 5-foot detached concrete sidewalk not closer than 41-feet from
the centerline of Amity Road and provide an easement to the public for any portion of the
sidewalk located outside of the public right-of-way.
Construct South Whitebark Street as a local roadway located approximately 470-feet east of the
northwest property line (measured centerline to property line) as a 50-foot street section within
64-feet of right-of-way, complete with vertical curb, gutter and 5-foot attached concrete sidewalk
within the proposed right-of-way.
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Locate a center 'island in the entry road at the intersection of Amity Road and provide 21-feet of
pavement on all 'sides of the island.
Dedicate right-of-way along the entire out-parcel located to the northeast abutting the proposed
entry road.
Construct the internal roadways as 36-foot street sections within 54-feet of rights-of-way
complete with curb, gutter and 4-foot detached concrete sidewalk. Provide an easement to the
public for any portion of the sidewalks located outside of the public right-of-way.
Construct three knuckles within the development with center islands as proposed, with a
minimum 29-feet of pavement surrounding the islands in the knuckles.
Construct a standard cul-de-sac turnaround at the terminus of South Limber Pine.
Construct a stub street to the east, East Scrub Pine Street, located approximately SOO-feet north of
the southeast property line (measured property line to centerline). This stub street shall align with
and connect to a future roadway to the east ofthis site. A sign shall be installed at the terminus of
the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Construct a stub street to the west, East Bird Pine Street, located approximately 830-feet north of
the southwest property line (measured property line to centerline). This stub street shall align
with and connect to a future roadway to the west of this site. A sign shall be installed at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
Construct a stub street to the south, South Whitebark Street, located approximately 165-feet west
of the southeast property line (measured property line to centerline). This stub street shall align
with and connect to a future roadway to the south of this site. A sign shall be installed at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
Amity Road is classified as an arterial roadway: all access points to Amity Road will be closed
except the access specifically approved with this application: direct lot access to Amity Road is
prohibited and should be noted on the final plat.
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 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
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
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMEBR 21,2006
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Comply with the District's Tree Planter Width Interim Policy.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPW~ Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State ofIdaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees is required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road 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-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
No change in the terms and conditions of this approvaL shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the plmmed use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
C. Legal Description
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DesnipliulI
A POlli"l! of llle [',"'1 J/2 of lile NE 114 III the NW 1/4 of ScTllOll .12, T1N,
R, i E. 8.M., Adil CoulIly, ,Idaho, nIDI': parlicuhH'Jy deSCllhtd a~ roJI()w~: CiHlIIlJl'IlClllg ;I(
the comer conUlIOll 10 Seelions 29, 3D, 31, and 32 ofT3n. R lE" IUvl.; Tllel1cc Soulll
8'Y,13'50" EilSI, 1322,60 feet to the West ]/16 collier eOIl III lUll [0 ~;:lId Se(:linn~ !'l alld
32, S,lld point being the REAL POINT OF BE.GINNING.
Thence eontlnLlI/lg along tlie North boundary OfSilld SecllOn 32 South 8')"43 ')(1"
East, 500.72 fCel,
Thence South DO" 18'40" West, 356.50 feet;
Thence SOlllh 89043'50" Ea~l, 1(,050 feet 10 a poinl on 111<.: Norlh-South nllt!
sectam line of said Section 32;
Thence SOlllh 00" I 8'40" Wesl, 980.66 !eel 10 (11:: (' N 1/ J 6 comer;
Thence North s~r4~' 14" West, 661.99 fccllo a 3/4" iron pill ~cl ill a concrclc
filled 6""5' iron posl;
Thence North 00"20'39" East, 1337.43 feet to tile Poinl or Bcgllllling. COnlailllllg
19.0 acres, more or le~s
Prepared By:
ldaho Survey Group, P.C.
~CANNED TO COMPUTER FILE
~OPIED TO PROJECT FILE
l3'COP1ED TO: 1< b
D. Terry Peugh, PLS
Professional L2nd SlJt'veyors
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 Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
\,
The applicant is proposing to zone all of the subject property to R-4. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of
this Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that single-family residential uses are allowed within the requested zoning
district of R-4 as a Principally Permitted 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;
Staff fmds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon delivery of services by any political subdivision providing services to this site, as
conditioned in the staff report.
5. The annexation is in the best of interest of the City (UDC 1l-SB-3.E).
Staff finds that all essential services will be provided by the developer to the subject
property and will not require unreasonable expenditure of public funds. The applicant is
proposing to develop the land in general compliance with the City's Comprehensive Plan;
and this is a logical expansion of the City limits. In accordance with the findings listed
above, staffflllds that Annexation and Zoning of this property to R-4 would be in the best
interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff supports the proposed density and proposed plat layout, with
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
recommended changes, as they comply with the provisions of 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;
Staff 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, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit
B, Agency Comments and Conditions, for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that
the Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, staff
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
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Joint School District No.2
911 Meridian Road · Meridian, Idaho 83642 · (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
\
RECEIVED
August 28, 2006 '
t, tl
j ;
City of Meridian
City Clerk's Office
Attn: William G. Berg, Jr.
33 EastIdaho Avenue
Meridian, ill 83642
City of Meridian
City Clerk Office
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of the Whitebark Subdivision will have a significant impact on school
enrollments at Lake Hazel Elementary, Lake Hazel Middle and Mountain View High
School.
We can predict that these homes, when completed, will house fourteen (14) elementary
aged children, thirteen (13) middle school aged children, and eleven (11) senior high aged
students. Additional students will further compound the current overcrowded situation.
Residents cannot be assured of attending the neighborhood school, as it may be necessary
to bus students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
s~~~[ &ffh<VlA..)
(Signed in his absence
by Kim Harp)
Wendel Bigham
Building & Construction Manager
qV
C'~fDI~E~~TATRARRIT~~~JNUT CENTRAL DISTRICT HEALTH DEPARTMENT
III rl rl Environmental Health Division
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
ffZ 06 -Ol(~
Return to:
o Boise
o Eagle
o Garden City
~eridian
o Kuna
OACZ
o Star
?ft:! ()C ~CJL/6
. I~h_, kh,4rk ,( t.-c/.b
01.
02.
03.
04.
05.
06.
07.
~
~
RECEIV-:ED
We have No Objections to this Proposal.
\--'1.
We recommend Denral of this Proposal. ~:~
S 'f' kid h f . b f ~Cit,Yn of IV,I.erJ..Q.Lf!~_
pecllc nowe ge as to t e exact type 0 use must be provlded e ore we can c~fl.'y.fj:~~~ ~1.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
o high seasonal ground water 0 waste flow characteristics
o or bedrock from original grade 0 other
This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surtace waters.
This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
After wri~ap~roval from appropriate entities are submitted, we can approve this proposal for:
~I sewage 0 community sewage system 0 community water well
o interim sewage ~ntral water
o individual sewage 0 individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
~l sewage community sewage system
'LJ sewage dry lines central water
~ Run-off is not 10 create a mosquito breeding problem
o 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
o community water
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
o child care center
Date: ~~ 5 / t.7 L
Reviewed By: ~ ~
o 14. Please see attached stormwater management recommendations
o 15.
15726-001 EH0904
Review Sheet
~&~1~Z:;~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
.",.,.,;',',,-.--:'.
/6$epternber 2006
Phones: Areo Code 208
OFFICE: Nampa 466-7861
SHOP: Nampo 466-0663
RECEIVED
1 !
, I
AZ 06-044, PP 06-046/Whitebark Subdivision
Cit~, of Meridian
City Clerk Office
Deaf Will:
Nampa & Meridian Irrigation District has no comment on the above referenced application for
Annexation & Zoning.
If all storm drainage is retained on-site there will be no impact on Nampa & Meridian Irrigation
District and no further review will be required.
However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation District
requires that a Land Use Change Application is filed for review Plior to final platting. Please
contact Donna Moore at 466-7861 for further information.
All laterals and waste ways must be protected. The developer must comply with Idaho Code 31-
3805. It is recommended that inigation water be made available to all developments within the
Nampa & Meridian Irrigation District
Sincerely,
;1U/iJ~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BHldbg
C: File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJEG RIGHTS - 40,000
~&~tfi
COpy
:. Z5~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
12 September 2006
phones: Area Code 208
OFFICE: Nompa 466-7861
SHOP: Nampa 466-0663
Kent Brown, Planner
Bailey Engineers
1500 E. Iron Eagle Drive
Eagle, 10 83616
RE: land Use Change Application - Whitebark Subdivision
Please note the District now requires three (3) sets of plans
Dear Mr. Brown:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
j)Ml-L7L.I1~
Donna N. Moore, Asst. SecretarylTreasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Cindy K. Lewis, Trust, 9754 W. Milclay, Boise, lD 83704
Dan Wood, 4720 Emerald, SUlte 116, Boise, 10 83706
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJECT RIGHTS - 40,000
STATE OF IDAHO )
p,JJv), &
COUNTY OF ADA )
I,
Mike Arnold I
(name)
Meridian
(city)
AFFIDAVIT OF POSTING
Premier Signs, Inc. 2100 E Fairview Avenue, Suite 7
(address)
Idaho
(state)
, being first duly sworn upon
oath, depose and say:
IDIAN
FFfC'F
855-0380
(phone)
I personally posted the subject property with the hearing notice sign a minimum of 10 days prior
to the City Council hearing for the Annexation & Zoning of 19 acres to RUT to R~4 zoning
with preliminary plat approval of Whitebark Subdivision with 56 lots.
Dated this 12nd day of
September , 2006
~d
( 'gnature)
SUBSCRIBED AND SWORN to before me the day and year first above written.
!ffv~
Not ry Publ[.CJpr Idaho
Residing at 7J~)n
My Commission Expires: /O-3(--J...o 1/
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