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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
RECEIVED
STAFF REPORT
Hearing Date: 2/1/2007
JAN 29 2007 ~i "
City Of Meridian .:1: '
Citv Clerk~' ,/" crT"( (If' fttII. ,
Planning & Zoning COrmnission' \....7VLcndzi:rn'. - ~\
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Amanda Hess, Associate City Plarmer ~
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TO:
FROM:
SUBJECT:
Normandy Subdivision
. AZ-06-064
Annexation and Zoning of 27.05 acres from RUT (Ada County) to R-8 (Medium
Density Residential) zone
. PP-06-065
Preliminary Plat of 110 single-family building lots and 7 common lots on 27.05
acres in a proposed R-8 zone
. V AR-07-001
Variance to the block length standard (UDC 11-6C-3F) within a residential district
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, RMR Consulting, Inc., has applied for Annexation and Zoning (AZ) of 27.05 acres from RUT
(Ada County) to R-8 (Medium Density Residential) and Preliminary Plat approval of 110 single family
residential lots and 7 common lots for Normandy Subdivision.
The subject property is located on the west side of Locust Grove Road, approximately Yz mile north of Amity
Road in Section 30, Township 3 North, Range 1 East, B.M., and is currently referenced as Assessor's Parcel
Number Sl1304l7300. The site has not been previously platted. The subject property is within the City's Area
of Impact and Urban Service Planning Area.
The gross density of the proposed development totals 4.06 dwelling units per acre. The application does not
directly comply with the Comprehensive Plan Future Land Use Map for the site which designates the area as
"Low Density Residential." However, the Comprehensive Plan does allow a step up or down for residentially
designated properties. Per the Comprehensive Plan Future Land Use Map, the Cormnission and Council can
consider residential densities on a case by case basis without the requirement of a Comprehensive Plan
Amendment. This development would be considered a "step up" in density, from low to medium. The
proposed density is in accord with the proposed R-8 zoning district.
The Cormnission should note that the applicant has also applied for a Variance (V AR) to the residential block
lengths standard, UDC 11-6C-3F, within the proposed Normandy Subdivision. Said application will be before
City Council concurrent with the subject applications.
2. SUMMARY RECOMMENDATION
The Commission must make a formal recommendation to the Council on the Annexation and Zoning
and Preliminary Plat applications. The Commission, may also review and make recommendations
regarding the variance application, as this application is key to the current layout of the proposed
development.
The subject applications (AZ-06-064, PP~06~065, & V AR-07-001) were submitted to the Planning Department
for concurrent review. Staff has provided a detailed analysis and recommended conditions of approval for the
Normandy Subdivision AZ-06-064, PP-06-065, V AR-07-001
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY J, 2007
requested Annexation and Zoning and Preliminary Plat applications. Staff is recommending approval of the
proposed Normandy Subdivision subject to the conditions listed in Exhibit B of the Staff Report.
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to recommend approval to the City
Council of File Numbers AZ-06-064 and PP.06-065 (V AR-07-00l optional) as presented in the staff
report for the hearing date of February 1, 2007, with the following modifications to the conditions of
approval: (Add any proposed modifications.)
Denial
After considering all Staff, Applicant, and public testimony, I move to recommend denial to the City
Council of File Numbers AZ-06-064 and PP-06.065 (V AR-07-00l optional) as presented during the
hearing on February 1, 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-
064 and PP-06-065 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:
4145 S. Locust Grove Road
Meridian, ill 83642
Section 30, T3N, RlE
b. Applicant:
RMR Consulting, Inc.
2127 S. Alaska Way
Meridian, ill 83642
c. Owner:
James Patterson
9362 Wichita Street
Boise, ill 83709
d. Representative: Matt Schultz, RMR Consulting, Inc.
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Low Density Residential
g. Description of Applicant's Request:
1. Date of Preliminary Plat (See Exhibit A): Dated November 15, 2006
2. Date of Landscape Plan (See Exhibit A): Dated December 12, 2006
h. Applicant's Statement/Justification:
The proposed armexation, zoning, and preliminary plat application carefully considered all aspects of
the Comprehensive Plan, Zoning Ordinance, site location, surrounding neighbors, and the housing
Normandy Subdivision AZ-06-064, PP-06-065, V AR-07-00l
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
market in Meridian to develop a quality residential development. The proposal complies with the
intent of the Comprehensive Plan and the requested zoning for the development. Please see
Applicant's narrative for more information.
5. PROCESS FACTS
a. The subject application will, in fact, constitute an armexation and/or rezone as determined by City
Ordinance. By reason of the provisions of the Meridian City Code, Title 11, Chapter 5, a public
hearing is required before the City Council on this matter.
b. The subject application will, in fact, constitute a preliminary plat as determined by City Ordinance. By
reason of the provisions of the Meridian City Code, Title 11, Chapter 5, a public hearing is required
before the City Council on this matter.
c. The subject application will, in fact, constitute a variance as determined by City Ordinance. By reason
of the provisions of the Meridian City Code, Title 11, Chapter 5, a public hearing is required before
the City Council on this matter.
d. Newspaper notifications published on: January 15, 2007; January 29,2007
e. Radius notices mailed to properties within 300 feet on: January 5,2007
f. Applicant posted notice on site by: January 29,2007
6. LAND USE
a. Existing Land Use(s): One existing home and agricultural land.
b. Description of Character of Surrounding Area: A mix of single family residential and vacant
agricultural land, some of which has recently been proposed for residential development in the city.
c. Adjacent Land Use and Zoning:
1. North: Chatsworth Subdivision, zoned R-8; Pisa Place Subdivision, zoned R-8
2. East: Rural residential, zoned RUT (Ada County)
3. South: Reflection Ridge Subdivision, zoned R-4; Rural residential, zoned RUT (Ada County)
4. West: Reflection Ridge Subdivision, zoned R-4
d. History ofPrcvious Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is proposing sewer to Chatsworth Subdivision to the north.
Location of water: This property is proposing water service to via extension of mains in
Chatsworth Subdivision, Locust Grove Road, and Reflection Ridge Subdivision.
Issues or concerns: The Applicant is proposing sewering to mains that are temporarily
tlowing out of shed. The Applicant shall be responsible for the installation of an-off peak
pumping station, if they plan on developing prior to the Black Cat Trunk connecting to the
Glacier Springs Diversion Manhole.
2. Vegetation: Existing trees should be retained, mitigated for, or relocated on site
3.
4.
Floodplain: N/ A
Canals/Ditches/Irrigation:
5. Hazards: N/A
Ridenbaugh Canal runs along the southern property boundary
Normandy Subdivision AZ-06-064, PP-06-065, V AR-07-00l
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1, 2007
6. Proposed Zoning: R-8
7. Size of Property: 27.05 acres
f. Subdivision Plat Information:
1. Residential Lots: 11 0
2. Non-residential Lots: 0
3. Total Building Lots: 110
4. Common Lots: 7
5. Total Lots: 117
6. Open Lots: 0
7. Residential Area: 27.05 acres
8. Gross Density: -4.06 units per acre (5.32 net density)
9. Lot Sizes: Lot sizes range from 5,200 square feet to approximately 12,000 square feet. The
average lot size is approximately 6,500 square feet.
g. Landscaping:
1. Width of street buffer(s): Locust Grove Road is classified as an arterial road. The UDC (Table 11-
2A-5) requires a 25-foot wide street buffer adjacent to arterials. The landscape plan proposes a 25~
foot wide buffer along Locust Grove Road.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 4.2 acres (15.5%)
4. Percentage of site as useable open space: 1.41 acres (5.6%)
5. Other landscaping standards: Landscaping adjacent to micropaths should comply with UDC 11-
3B-12. Common / open space lots should include at least one deciduous shade tree per 8,000
square feet (UDC ll-3G-3-E2).
h. Proposed and Required Non-Residential Setbacks: As per the R-8 zone for detached single family
dwellings.
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The primary
access to the development will be from a proposed public street intersecting Locust Grove Road. The
access, XXX Street, is located approximately 800 feet south of the Yz mile section between Amity and
Victory Roads. The secondary accesses to the development will be via Picasso Avenue, a public stub
connection constructed with the Chatsworth Subdivision at the north property boundary; and via
Reflection Ridge Drive, a public stub proposed with the Reflection Ridge Subdivision to the south.
ACHD is supportive of the proposal as long as all Site Specific and General Requirements are
met. (See Exhibit B-7)
7. COMMENTS MEETING
On January 12, 2007, Planning Staff held agency comments meetings. The agencies and departments present
included: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, and the
Meridian Public Works Department. Staff has attached 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.
Nonnandy Subdivision AZ-06-064, PP-06-065, V AR-07-001
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
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 110
residential building lots on 27.05 acres for a gross density of 4.06 dwelling units/acre. The proposed density is
in accord with the proposed R -8 zoning district. The gross density is not within the low density range outlined
in the Comprehensive Plan. As stated above, the application does not directly comply with the Comprehensive
Plan Map designation. However, the Comprehensive Plan does allow the Cormnission and Council to consider
residential densities on a case by case basis without the requirement of a Comprehensive Plan Amendment.
This development would be considered a "step up" in density, from low to medium. Staff is supportive of a
step up in density for this project. The following Comprehensive Plan policies apply to this application (staff
analysis in italics below policies):
· Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have plarmed 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 VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all land-
use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient. Staff
believes that the subject applications comply with the policies listed in the literature noted above.
. Chapter VI, Goal II, 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 connections to future adjacent subdivisions via public
streets and stub connections, in addition to the proposed internal micropathway system.
. Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
Normandy Subdivision AZ-06-064, PP-06-065, V AR-07-00l
PAGE 5
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1, 2007
Staff finds that the residential developments to the north and south are generally compatible with the
proposed subdivision.
However, Staff believes that Lots 1-7, Block 3, which are proposed along the southwest boundary, do
not appropriately transition with that provided by Reflection Ridge across the Ridenbaugh Canal.
Staff believes that the lot sizes proposed along this boundary should be increased.
· Require street connections between subdivisions at regular intervals to enhance connectivity and better
traffic flow (Chapter VI, Goal II, Objective A, Action 6)
The subject development utilizes t'lvo existing stub connections provided by the adjacent subdivisions,
Chatsworth Subdivision and Reflection Ridge Subdivision.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may be
provided at the public hearing when determining if the Applicant's zoning and development request is
appropriate for this property.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC ll-2A-2lists single-family dwellings as a Permitted Use in the
R-8 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of
Meridian water and sewer systems is a requirement for all residential districts. Residential districts are
distinguished by the allowable density of dwelling units per acre and corresponding housing types that
can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS:
Based on the policies and goals contained in the Comprehensive Plan and the general compliance of
the proposed development with the Unified Development Code. (Please see Comprehensive Plan
Analysis above for the Applicant's requested step up in density, from low to medium - R-8 zoning)
Staff believes that this is a suitable location for the proposed single-family development. Please see
Exhibit D for detailed analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application (prepared by Michael Marks, PLS, on
October 23, 2006) shows the property as contiguous to the existing corporate boundary of the City of
Meridian.
All future uses on this property should 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, and should be
constructed in accordance with City of Meridian ordinances in effect at the time of development.
Special Considerations:
Development Agreement: UDC ll-5B-3D2 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 cormnitment for all future uses. As there are no issues regarding
annexation of the subject property which necessitate a Development Agreement, Staff
believes that a DA is not needed in this instance. All applicable conditions regarding the
development of this property are contained in the preliminary plat approval.
PRELIMINARY PLAT ANALYSIS:
Nonnandy Subdivision AZ-06-064, PP-06-065, V AR-07-001
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY J, 2007
Based on the policies and goals contained in the Comprehensive Plan and the general compliance of
the proposed development with the Unified Development Code, Staff believes that this is a suitable
location for the proposed single-family subdivision. Please see Exhibit D for detailed analysis of facts
and findings for a preliminary plat.
1. Access: The Applicant has proposed a public street from Locust Grove Road as the primary
access to the subject development. Chatsworth Subdivision and Reflection Ridge Subdivision,
although not fully developed at this time, have supplied Cottswold Villages with two stub street
connections, thus providing Normandy with two additional access points to the north and south
City and ACHD Staff are generally supportive of the proposed public street access, as proposed.
2. Internal Streets: Internal streets sections are proposed to be at least 36 feet wide with rolled
curbs, gutter, and 5~foot concrete sidewalks. The Applicant should note that "Line A" Street, the
extension of the stub connection provided by Reflection Ridge Subdivision, must be renamed to
"Reflection Ridge Drive," as the final plat for Reflection Ridge has been recorded and naming for
this street already established.
3. Lot Sizes: In order for the project to better comply with the policies outlined in the
Comprehensive Plan, Staff is supportive of eliminating one building lot at the southwest property
line; specifically, within the grouping of Lots 1-7, Block 3. This reduction in the number of lots
would address Staff s concerns over the transitioning of lot sizes from this development with that
across the canal within the Reflection Ridge Subdivision, where the building lots total 9,600
square feet.
4. Elevations: The Applicant has not provided Staff with sample elevations of the housing products
to be constructed within the Normandy Subdivision. Staff recommends that the Applicant bring
prospective elevations to the Planning & Zoning Cormnission hearing.
5. Landscaping: The Applicant has supplied 4.2 acres (15.5%) of landscaped open space, meeting
the 5% minimum required by UDC 11-3G-3A-1. Of the 4.2 acres of open space provided, 1.41
acres (5.6%) is considered useable open space. The majority of open space is provided in the form
of central common area on Lot 5, Block 4, with a tot lot and basketball courts.
Staffis generally supportive of the proposed landscape plan prepared by Jensen Belts Associates,
no label, and dated 12/12/2006. The plan shall demonstrate compliance with the following
standards.
Per UDC 11.3A~8, all micropaths shall be a minimum of 5 feet wide with 5 feet of landscaping on
either side of said paths.
All landscaping adjacent to Locust Grove Road should conform to the requirements of UDC 11-
3B-7.
All common areas approved as open space shall be vegetated and usable by residents.
Maintenance of all common areas shall be the responsibility of the Normandy Homeowners
Association.
5. Micropathways: Four micropath connections are proposed within Normandy. This provides for
better pedestrian accessibility within the development to the centralized common area as well as
the future multi-use pathway on the south side of the Ridenbaugh Canal (being constructed by the
developer of Reflection Ridge). The Police Department has concerns related to visibility along
Normandy Subdivision AZ-06-064, PP-06-065, V AR-07-001
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
all micropathways and requests the Applicant provide snfficient lighting along the
micropathway.
All micropaths shall be constructed in accordance with UDC 11.3A-8. Landscaping adjacent to all
micropaths should comply with UDC ll-3B. Maintenance of all micropathways shall be the
responsibility of the Normandy Homeowner's Association.
6. Pressnre 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 fmal 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.
7. Fencing: The Applicant is proposing six-foot vinyl fencing along Locust Grove Road, five-
foot vinyl-coated fencing along the Ridenbaugh Canal, and five-foot wrought iron fencing
adjacent to the central common area and all micropathways. There is existing six-foot vinyl
fencing installed at Normandy's north property boundary provided by the Chatsworth
Subdivision, an existing development.
The Applicant should submit a detailed fencing plan with the fmal 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 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. Fencing
adjacent to the common areas and the micropathway is also required. Said fencing can be up to six
feet in height, if open vision. If closed vision is used, it cannot exceed four feet in height. All
fencing shall be installed in accordance with UDC 11-3A-7.
8. Ditches, Laterals, and Canals: As per UDC ll-3A-6, all irrigation ditches, laterals, or canals,
exclusive of natural waterways and waterways being used as amenities, which intersect, cross or
lie within the area being subdivided shall be covered, excepting the Ridenbaugh Cana1.
9. Tree Mitigation: Any existing, on-site tree over 4" in caliper that is removed from the property
shall be replaced by installing additional trees, being the equivalent number of caliper inches of
those removed. Required landscaping trees will not be considered as replacement trees for those
that are removed. The Applicant should coordinate a mitigation plan with Elroy Huff at the
Meridian Parks Department.
10. Existing Structures: The site currently contains multiple buildings. All existing structures that
are to remain shall comply with the dimensional standards (setbacks, house size, etc.) of the R-8
zone. Prior to signature of the final plat, all structures that do not meet the dimensional standards
should be removed.
VARIANCE ANALYSIS:
The Applicant(s), RMR Consulting, Inc., has requested a variance from the UDC 11-6C-3F standard
to allow a few residential block lengths within the proposed Normandy Subdivision to exceed the
maximum 750-foot block length.
Normandy Subdivision AZ-06-064, PP-06-065, V AR-07-001
PAGE 8
CITY OF MERIDIAN PLANNiNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
The proposed subdivision has two blocks that exceed the 750-foot block length; Block 1 (900 feet) and
Block 2 (875 feet). The location of approved stub streets and the lack of provision of pedestrian
walkways in the surrounding subdivisions do not allow these blocks to be broken up by street
connections or pathways. Therefore, staffis supportive of the Applicant's variance request.
To grant a variance, City Council must make the following findings:
· The variance shall not grant a right or special privilege that is not othetwise allowed in the district;
. The variance relieves an undue hardship because of characteristics of the site; and
. The variance shall not be detrimental to the public health, safety, and welfare.
Staff fmds that the developments surrounding the proposed Normandy Subdivision do not provide
stub connections or pedestrian pathways to allow Blocks 1 and 2 to meet the 750-foot block length
standard in accordance with the UDC.
Staff finds that requiring a stub-street or a pathway within Blocks 1 and 2 would not be of any benefit
to the City, and would be unreasonable and unpractical, as they would never connect to adjacent
developments.
Therefore, Staff is recommending approval of the Variance application. Please see Exhibit D below
for detailed Findings regarding the requested variance.
b. Staff Recommendation: Based on the above analysis, Staff finds that applications AZ-06w064, PP-06-
065 and V AR 07-001 substantially conform to the Comprehensive Plan policies and UDC standards.
Staff recommends approval of said AZ, PP, and V AR applications subject to the conditions
listed in Exhibit B.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (Dated November 15, 2006)
3. Landscape Plan (Dated December 12, 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. Nampa & Meridian Irrigation District
9. Central District Health Department
C. Legal Description and Annexation Map
D. Required Findings from Unified Development Code
A. Drawings
Normandy Subdivision AZ-06.064, PP-06.065, V AR-07-001
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1, 2007
1. Vicinity Map
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
2. Preliminary Plat (Dated November 15, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
3. Landscape Plan (Dated December 12, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The armexation legal description submitted with the application (dated October 23, 2006, and
prepared by Michael Marks, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
1.1.2 Any future subdivision, uses, and construction on this property shall comply with the City of
Meridian ordinances in effect at the time of permit submittal.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet 1, prepared by Stanley Consultants, Inc., dated November
15,2006, is approved, with the conditions listed herein.
1.2.2 Dedicate and construct all public internal roadways to meet ACHD's road design standards.
1.2.3 All blocks divided by public streets shall be referred to by different block numbers. On the fInal
plat, assign new lot and block numbers to Lots 8-13, Block 3.
1.2.4 "Line A" Street must be renamed to "Reflection Ridge Drive."
1.2.5 Eliminate one building lot from the group of Lots 1-7, Block 3, and increase the square footage of
the adjacent lots accordingly to total, at minimum 8,000 square feet. The maximum number of
buildable lots on this property shall be 109.
1.2.6 All internal roads and cul-de-sacs shall meet the Meridian Fire Department's requirement of 28'
inside / 48'outside turning radius and be constructed in accordance with ACHD's requirements.
Modify all applicable roads / cul-de-sacs to reflect this requirement, if necessary.
1.2.7 Provide 4.2 acres (15.5% of the site) for landscaped open space, as proposed. All common areas
approved as open space shall be vegetated and usable by residents.
1.2.8 The landscape plan prepared by Jensen Belts Associates, on December 12, 2006, no label, is
approved with the following modifications/notes:
. Provide 4.2 acres (15.5% of the site) for landscaped open space.
. The proposed micropathways shall be constructed in accordance with UDC ll-3A-8. All
landscaping adjacent to the pathways shall meet the requirements ofUDC 11-3B-12.
. Per UDC 11-3A-7A-7b, all fencing adjacent to micropathways shall be either four feet
(4') in height, if closed vision, or six feet (6') tall if open vision fencing is used. Modify
the applicable areas within the landscape plan to reflect this requirement.
· Coordinate a tree mitigation plan with Elroy Huff of the Meridian Parks Department.
· A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature of the Final Plat.
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. All standards of installation shall apply as listed in UDC ll-3B-14. The
proceeding modifications and notes should be shown on a revised landscape plan submitted with
the final plat application(s).
1.2.9 Maintenance of all common areas shall be the responsibility of the Normandy Subdivision
Homeowners Association.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY J, 2007
1.3 GENERAL REQUIREMENTS~PRELIMINARY PLAT
1.3.1 Sidewalks/walkways shall be installed within the subdivision and on Locust Grove Road pursuant
to UDC 11-3A.17.
1.3.2 All lot lines common to a public right-of-way shall reserve a 10' utility easement.
1.3.3 The Applicant shall comply with the outdoor lighting standards shown in UDC ll-3A-ll.
1.3.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant should be required to utilize any existing surface or well water for
the primary source. If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
[mal plat by the City Engineer. An underground, pressurized irrigation system should be installed
to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and
MCC 9.1-28.
1.3.5 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as
noted in this report, shall be submitted for the subdivision with the fmal plat application. Where
the Applicant has submitted a preliminary landscape plan and where Staff has reviewed such
plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed
by Staff.
1.3.6 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.
1.3.7 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.
1.3.8 Staffs failure to cite specific ordinance provisions or terms within the approved annexation /
preliminary plat does not relieve the Applicant of responsibility for compliance.
1.3.9 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11.6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed Via extension of mains in
Chatsworth Subdivision. These mains are temporarily flowing out of shed, therefore the
Applicant shall wait to sewer this property until the Black Cat Trunk connects to the Glacier
Springs Diversion Manhole, or be responsible to install an Off-peak Pumping Station. The design
and location of the pumping station shall be coordinated with the Public Works Department. This
condition may be rescinded by the City Engineer if information arises from ongoing modeling
exercises, or other subsequent sources.
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 Chatsworth Subdivision,
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
Reflection Ridge Subdivision, and Locust Grove 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 The Applicant shall be required to connect to the water main in Reflection Ridge Subdivision.
2.5 Lot 13, Block 5, does not meet the minimum frontage requirements; the Applicant shall
revise the plat so that all lots meet the minimum dimensional standards.
2.6 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.
2.7 The Applicant shall provide a 20-foot easement for aU public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.8 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 a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
2.9 The City of Meridian requires that pressurized irrigation systems be supplied by a year.round
source of water (UDC ll-3A-6). The Applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
2.10 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shaU be removed prior to signature on the final plat by the City Engineer.
2.11 Meridian Public Works specifications do not aUow 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 Prior to signature on the final plat by the City Engineer, any existing domestic weUs and/or septic
systems within this project shall be removed from domestic service per City Ordinance Section 9-
1-4 and 9-4-8. WeUs may be used for non-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 Street signs are to be in place, water system shall be installed and activated, sewer system shall
have passed air-testing and video inspection, fencing instaUed, 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.
2.15 A letter of credit or cash surety in the amount of 110% wiU be required for all uncompleted
required improvements prior to signature on the final plat. These include but are not limited to,
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY], 2007
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water.
2.16 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.
2.17 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.
2.18 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.
2.19 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.21 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.
2.22 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.
2.23 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.
2.24 One-hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole shall
be required on subdivision entrances and collector roadways. Design of the streetlights shall be
approved by the Public Works Department. Decorative lights require a streetlight agreement on
file with Public Works prior to activation. All streetlights shall be installed at the 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 One and two family dwellings not exceeding 3600 square feet will require a fIre-flow of 1,000
gallons per minute available for duration of 2 hours to service the entire project. One and two story
family dwellings 3600 square feet and greater will require a fIre flow of 1500 gallons per minute.
Fire hydrants shall be placed an average of 500' apart. (International Fire Code Appendix C)
3.2 Acceptance of the water supply for fIre protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1, 2007
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 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turnaround. Phasing of the proj ect may require a temporary, approved
turnaround on streets greater than 150 feet in length with no outlet.
3.5 All entrance and internal roads, and cul-de-sacs shall have a turning radius of 28' inside and 48'
outside radius.
3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.7 To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project, which serves more than 50 homes.
3.8 The proposed 110-lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 319 residents at build out.
3.9 All portions of the buildings located on Lot 8, Block 3, and Lots 14 & 15, Block 1, must be
within 150' of a paved surface as measured around the perimeter ofthe buildings.
3.1 0 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed
in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600
feet (183 m).
4. POLICE DEPARTMENT
4.1 Interior fencing adjacent to common areas and micropathways shall allow visibility from the
street and shall not exceed four feet in height is solid fencing is used.
4.2 All micropathways shall have adequate lighting to allow visibility from the street.
4.3 The Police Department requests that, within the common park area, aU shrubbery be
restricted to two (2) feet in height or less and aU tree canopies to six (6) feet in height or
taUer.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11.3B.lO) 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 ll-3B-lO) will be followed.
6. SANITARY SERVICES COMPANY
6.1 SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC REQUIREMENTS
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1, 2007
7.1.1
7.1.2
7.1.3
7.1.4
7.1.5
7.1.6
7.1.7
7.1.8
7.1.9
7.1.10
7.1.11
7.1.12
7.2
7.2.1
7.2.2
7.2.3
7.2.4
Exhibit B
Dedicate right-of~way from the centerline of Locust Grove Road to total 35 feet abutting the
parcel. The right-of-way purchase and sale agreement and deed must be completed and signed by
the applicant prior to scheduling the final plat for signature by the ACHD Cormnission or prior to
issuance of a building permit (or other required permits), whichever occurs ftrst. Allow up to 30
business days to process the right-of-way dedication after receipt of all requested material. The
District will purchase the right-of-way which is in addition to existing right-of.way from
available Corridor Preservation Funds.
Construct a 5-foot concrete sidewalk located a minimum of 28 feet from the centerline of
roadway (measured from the face of walk to the centerline of the roadway).
Provide a road trust to the District in the amount of $1 ,250 for the future construct on sidewalk on
the existing bridge south of the site on Locust Grove Road.
Construct a right-turn lane on the southbound approach on Locust Grove Road. Coordinate the
design and construction ofthe right-turn lane with District Traffic Services Staff.
Construct the internal streets as a standard 36-foot street section with curb, gutter, and 5-foot
attached concrete sidewalk within 50 feet of right-of-way.
Construct one cul-de~sac turnaround with no center landscape island, as proposed. Provide a
minimum turning radius of 45-feet for the cul-de-sac turnaround.
Locate the entry road intersecting Locust Grove Road approximately 850-feet south of the north
property line (measured property line to centerline).
Construct a stub street to the north, Picasso Avenue, located approximately 563-feet east of the
west property line of (measured property line to centerline). This is an extension of a stub street
previously approved as part of Chatsworth Subdivision. Full alignment (centerline to centerline)
of the two streets is required.
Construct a stub street to the south, Line A, located approximately 563-feet south of the north
property line (measured property line to approximate centerline). This is an extension of a stub
street previously approved as part of Reflection Ridge Subdivision. Full alignment (centerline to
centerline) of the two streets is required.
Design and construct the full crossing of the Ridenbaugh Canal with the construction of the stub
street to the south. Submit the bridge plans for the crossing ofthe Ridenbaugh Canal (Line A) for
review and approval prior to the pre-construction meeting and plat approval. The District will
release the road trust funds collected from Reflection Ridge Subdivision to the Applicant.
Coordinate the design of the canal crossing with District Development Review Staff.
Other than the access specifically approved with this application, direct lot access is prohibited to
this roadway and shall be noted on the fmal plat.
Comply with all Standard Conditions of Approval.
GENERAL REQUIREMENTS
Existing irrigation facilities shall be relocated outside of the right-of-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
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 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 ofthe 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 AClID 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 planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. NAMPA & MERIDIAN IRRIGATION DISTRICT
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
8.1 Coordinate with John Anderson, Water Superintendent for NMID, concerning installation of the
underground, pressurized irrigation system.
8.2 All storm drainage shall be retained on-site. If surface drainage cannot be contained on site,
contact Donna Moore at 466-7861, as a Land Use Change Application must be filed for review
prior recording of the final plat.
8.3 All laterals and wasteways must be protected.
8.4 The developer must comply with Idaho Code 31-3805.
9. CENTRAL DISTRICT HEAL TH DEPARTMENT
9.1 After written approvals from appropriate entities are submitted, we can approve the proposal for
central sewage and central water.
9.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1, 2007
Welfare, Division of Environmental Quality: central sewage and central water.
9.3 Run-off is not to create a mosquito breeding problem.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
C. Legal Description and Annexation Map
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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 UDC
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:
a. The map amendment complies with the applicable provisions of the Comprehensive Plan;
The Applicant is proposing to zone the subject property R-8 (Medium Density Residential). Staff
finds that the proposed zoning map amendment generally complies with the applicable provisions
of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of this
Staff Report.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that single-family residences are allowed within the requested zoning district of R-8 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.
c. 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. However, Staff recommends that the Conunission and Council rely on any oral
or written testimony that may be provided when determining this finding.
d. 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.
e. The annexation is in the hest of interest of the City (UDC 11-5B-3.E).
Staff finds that all essential services will be provided by the developer to the subject property and
will not require unreasonable expenditure of public funds. The Applicant is proposing to develop
the land in general compliance with the City's Comprehensive Plan and this is a logical
expansion of the City limits. Staff 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:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is generally compatible with the adopted Comprehensive
Plan. Staff supports the proposed density and proposed plat layout, with recommended changes,
as they generally comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
b. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Exhibit D
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF illL Y 20, 2006
Staff fmds 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)
c. 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.
d. 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)
e. 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 Cormnission'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.
f. 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 Cormnission and Council
reference any public testimony that may be presented to determine whether or not the proposed
development may destroy or damage a natural or scenic feature(s) of major importance of which
Staff is unaware.
3. Variance Findings:
a. The variance shall not grant a right or special privilege that is not otherwise allowed in the
district;
Staff finds that the developments surrounding the proposed Normandy Subdivision do not
provide stub connections or pedestrian pathways to allow Blocks 1 and 2 to meet the 750-foot
block length standard in accordance with the UDC.
Further, Staff fmds that requiring a stub-street or a pathway within Blocks 1 and 2 would not be
of any benefit to the city or future residents in this area and would be unreasonable and
unpractical, as they would never connect to any future development.
b. The variance relieves an undue hardship because of characteristics of the site;
As noted above, Staff fmds that strict compliance with the City's Ordinances would not be of
benefit to the City, the surrounding property owners, or the Applicant. The adjacent developments
have not provided street or pedestrian connections that would accommodate the aforementioned
blocks at less than 750 feet. Based on the nature and location of street and pedestrian connections
within adjacent developments, Staff finds that strict compliance with the requirements of this
UDC ll-6C-3F would result in undue hardship to the owner, subdivider, or developer.
c. The variance shall not be detrimental to the public health, safety, and welfare.
Exhibit D
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
Staff finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare. However, Staff recommends that the Council rely on any oral or written
testimony that may be provided when determining this finding.
EXhibit D