Loading...
Arch Rock Subdivision December 18, 2006 MERIDIAN PLANNING & ZONING MEETING AZ 06-060 December 21 , 2006 APPUCANT CTO Development ITEM NO. 17 REQUEST Public Hearing - Annexation and Zoning of 5.01 acres from RUT to R-8 & R~ 15 for Arch Rock Subdivision - South of McMillan Road and East of Linder Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: See Attached Staff Report CITY ATTORNEY CITY POUCE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: See Attached Comments NAMPA MERIDIAN IRRIGATION: See Attached Comments No Comment SffiLERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: See Attached Affidavit of Sign Posting OTHER: Contacted: Emailed: Date: Phone: Staff Initials: Materials presented at public: meetings shall become property of the City of Meridian. I (? \)-\ r;"I.~~ CDEEI~FTATRARRITAcMlLTJN~ CENTRAL DISTRICT HEALTH DEPARTMENT ... Environmental Health Division Rezone # Conditional Use # Preliminary / Final/Short Plat 01. 02. 03. 04. 05. 06. 07. ~ A Z ot, -0 (;,0 Return to: o Boise DEagle o Garden City ~ridian o Kuna OACZ o Star pp D 0 - 0 c, I A-rc.-l-. rc 0 c...-k S u 10 01., v ,'S- " 0 "" We have No Objections to this Proposal. DEe 0 7 2006 We recommend Denial of this Proposal. , City of Meridian Specific knowledge as to the exact type of use must be provided before we 1~}rc~~ffitJft grfr~~~roposal. 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 surface waters. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. After wri~proval from appropriate entities are submitted, we can approve this proposal for: ~ central sewage 0 community sewage system 0 community water well o interim sewage ..eteentral 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 ~~vironmental Quality: ~ central sewage 0 community sewage system 0 community water o sewage dry lines iJ-central water ~. Run-off is not to 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 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 o 14. Please see attached stormwater management recommendations o 15. Date: 15726.001 EH0904 Review Sheet \ ?-\d\ Joint School District No.2 911 Meridian Road · Meridianl Idaho 83642 · (208) 855-4500 · Fax (208) 888-6700 SUPERlNTENDENT Dr. Linda Clark November 27,2006 City of Meridian City Clerk's Office _ - Attn'-:- William (rBerg~)i.- 33 East Idaho Avenue Meridian, ill 83642 REC;~JIVED NOV -) 0 2006 ~-- - ~--Cityunw~ridian.-~---------- 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 Arch Rock Subdivision will have a significant impact on school enrollments at Hunter Elementary. Sawtooth Middle and Eagle High School. We can predict that these homes, when completed, will house seven (7) elementary aged children, five (5) middle school aged children, and five (5) 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. Sincerely, ~~ Wendel Bigham Building & Construction Manager CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 STAFF REPORT TO: Hearing Date: 12/21/2006 Planning & Zoning Corrunission oU;ridi~ \ \ iDNiO I ~ . :;.,.!,. II FROM: Amanda Hess, Associate City Planner SUBJECT: Arch Rock Subdivision . AZ-06-060 RECEIVED Annexation and Zoning of 5.01 acres from RUT (Ada County) to R-8 (Medium Density Residential) and R-15 (Medium High-Density Residential) zones DEe 1 5 2006 . PP-06-061 Preliminary Plat of 19 single-family building lots and 2 common lots on 3.73 acres in the proposed R-8 zone, and 7 single-family building lots and 1 common lot on 1.02 acres in the proposed R-15 zone City Of Meridia;n City Clerk Office 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, CTD Development, has applied for Annexation and Zoning (AZ) of 5.01 acres from RUT (Ada County) to R-8 (Medium Density Residential) and R-15 (Medium High-Density Residential); and Preliminary Plat approval for 19 single-family building lots and 2 common lots on 3.73 acres in the proposed R-8 zone, and 7 single-family building lots and 1 common lot on 1.02 acres in the proposed R-15 zone for Arch Rock Subdivision. The subdivision will include a 13,000 square-foot, central common area, and lot sizes ranging from approximately 3,600 square feet to 7,900 square feet The site has not been previously platted. The subject property is located on the east side of Linder Road, approximately 800 feet south of McMillan Road in Section 36, Township 4 North, Range 1 West, B.M., and is currently referenced as Assessor's Parcel Number S0436223551. The subject property is within the City's Area of Impact and Urban Service Planning Area. 2. SUMMARY RECOMMENDATION The subject applications (AZ-06-060 and PP-06-061) 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 recommendinl! approval of the proposed Arch Rock Subdivision subiect 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-06-060 and PP-06-06l as presented in the staff report for the hearing date of December 21,2006, with the following modifications to the conditions of approval: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers AZ-06-060 and PP-06-06l as presented during the hearing on December 21, 2006, for the following reasons: (State specific reasons for denial of the annexation and/or preliminary plat request.) Continuance Arch Rock Subdivision: AZ-06-060, PP-06-061 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006 After considering all staff, applicant and public testimony, I move to continue File Numbers AZ-06- 060 and PP-06-061 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: East of Linder Road and 800 feet south of McMillan Road Assessor's Parcel Number S0436223551 NW'i4 NW 'i4, Section 36, T4N, Rl W b. Owner: RMC Construction 2053 E. Fairview Avenue, Ste. 101 Meridian, ill 83642 c. Applicant: CTD Development 3313 W. Cherry Lane, Ste. 437 Meridian, ill 83642 d. Representative: Scott Stanfield, Mason & Stanfield, Inc. e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Designation: Mixed Use - Neighborhood g. Description of Applicant's Request: 1. Date of Preliminary Plat (See Exhibit A): September 1, 2006 - STAMPED 11/8/2006 2. Date of Landscape Plan (See Exhibit A): August 1,2006 - STAMPED 11/8/2006 h. Applicant's Justification: The gross density of the proposed development is 5.27 dwelling units per acre. The proposed density is in accord with the proposed R-8 (Medium Low-Density Residential) and R-15 (Medium High-Density Residential) zoning districts and complies with the Comprehensive Plan for the site which designates the area as "Mixed Use - Neighborhood." The subdivision will provide 19 single family homes, 7 attached single family homes, with five common lots. The subdivision will include a 13,000 square-foot, central common area, and lot sizes ranging from approximately 3,600 square feet to 7,900 square feet. 5. PROCESS FACTS a. The subject application will, in fact, constitute an annexation and/or rezone as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the City Council on this matter. b. The subject application will in fact constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the City Council on this matter. c. Newspaper notifications published on: December 4,2006; December 18, 2006h Arch Rock Subdivision: AZ-06-060, PP-06-061 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 d. Radius notices mailed to properties within 300 feet on: November 22, 2006 e. Applicant posted notice on site by: December 11, 2006 6. LAND USE a. Existing Land Use(s): Existing home and vacant land. Existing structures will be removed. 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. c. Adjacent Land Use and Zoning: 1. North: Residential! Agricultural, zoned RUT (Ada County) 2. East: Single-family, Cobblefield Crossing Subdivision, zoned R-8 3. South: Single-family, Cobblefield Crossing Subdivision, zoned R-8 4. West: Single-family, Bridgetower Crossing Subdivision, zoned R-4 d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: I. Public Works Location of sewer: There is currently sewer in N. Linder Road. Location of water: There is currently water in n. Linder Road. Issues or concerns: None. 2. Vegetation: Primarily vacant land. Existing trees will be retained or relocated on site. 3. Floodplain: N/A 4. CanalslDitches/Irrigation: N/ A 5. Hazards: N/A 6. Proposed Zoning: R-8 & R-15 7. Size of Property: 5.01 acres f. Subdivision Plat Information: I. Residential Lots: 26 2. Non-residential Lots: 0 3. Total Building Lots: 26 4. Common Lots: 3 5. Total Lots: 29 6. Open Lots: 0 7. Residential Area: 4.74 acres 8. Gross Density: 5.27 units per acre (R-8 - 5.18 d.u.lacre, R-15 - 6.60 d.u.lacre) 9. Lot Sizes: Lot sizes range from approximately 3,600 to 7,900 square feet. The average lot size is approximately 5,225 square feet. g. Landscaping: Arch Rock Subdivision: AZ-06-060, PP-06-061 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006 1. Width of street buffer(s): Linder Road is designated as an arterial road. The UDC (Table 11-2A-5) requires a 25-foot wide street buffer adjacent to arterials. The landscape plan (Sheet L1.0) proposes a 25-foot wide buffer along Linder. 2. Width ofbuffer(s) between land uses: N/A 3. Percentage of site as open space: 0.75 acres (15%) 4. Percentage of site as useable open space: 15% 5. Other landscaping standards: Landscaping adjacent to micro-paths 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 11-3G-3-E2). h. Proposed and Required Non-Residential Setbacks: As per the R-8 zone for detached single family dwellings, and R-15 for attached single family dwellings. 1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The sole access to the development will be from Linder Road via Ann Taylor Way. At this time, alternate access is not an option, as no stub connections are available to the subject subdivision from the developed properties to the east and south. Arch Rock proposes a public street stub to the County parcel to the north. Arch Rock is dependent upon redevelopment of the County parcel to the north to provide said secondary access. When that parcel redevelops, access to McMillan Road will be provided to this site through Cobblefield Crossing. 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 December 1, 2006, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS The subject site is designated "Mixed Use -Neighborhood" on the Meridian Comprehensive Plan Future Land Use Map. According to the Comprehensive Plan, the purpose of this designation is to identify key areas which are either infill in nature or situated in highly visible or transitioning areas of the city where innovative and flexible design opportunities are encouraged. The following standards will serve as general guidelines for development in these Mixed Use areas: . Where feasible, multi-family residential uses will be encouraged, especially for projects with the potential to serve as employment destination centers and when the project is adjacent to State Highways 20-26 , 55 or 69; . Where mixed use developments are phased, a conceptual site plan for the entire mixed use area is encouraged with the development application or, depending on the scope of the development, prior to a formal development application being submitted; and . Where the project is developed adjacent to low or medium density residential uses, a transitional use is encouraged. The following standards apply to the Mixed Use - Neighborhood Comprehensive Plan designation: . Up to 10 acres of non-residential uses permitted within the Mixed Use - Neighborhood areas as shown on the Future Land Use Map; . Up to 100,000 sq. ft. of non-residential building area; and . Residential density of 3 to 15 units / acre. The proposed Preliminary Plat includes 26 residential building lots on 5.01 acres for a gross density of 5.27 Arch Rock Subdivision: AZ-06-060, PP-06-061 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 dwelling units/acre. The gross density falls within the range outlined in 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 acijacent 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 adjacent subdivisions via the proposed sidewalks and stub street, and micropath. . Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from incompatible land use development on adjacent parcels. Staff finds that the residential developments to the south and east are compatible with the proposed subdivision, and the county residential property to the north is buffered appropriately with open space. . Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-, medium-, and high-density single family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. Arch Rock Subdivision: AZ-06-060, PP-06-061 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 The subject application includes a request for the R-8 and R-15 zone. Staff finds that the requested zoning designations are consistent with the Comprehensive Plan designation for this site. . Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. One street connection has been proposed to provide redevelopment potential to the county parcel to the north. Staff believes that the proposed density (5.27 d.u. 's/acre) and zoning (R-8 and R-15) for this property is appropriate and consistent with the Comprehensive Plan. 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 11-2A-2 lists single-family developments as a Permitted Use in the R-8 and R-15 zones. 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, Staff believes that this is a good location for the proposed single-family development. Please see Exhibit D for detailed analysis of the required facts and [mdings for annexation. The annexation legal description submitted with the application, prepared by Darin Holzhey of Mason & Stanfield, Inc., on September 29, 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 11-5B-3D2 and Idaho Code 9 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 corrunitment 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 required in this instance. All applicable conditions regarding the development of this property are contained in the preliminary plat approval. PRELIMINARY PLAT 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, Staff believes that this is a goodr Arch Rock Subdivision: AZ-06-060, PP-06-061 PAGE 6 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2], 2006 location for the proposed attached and detached single-family residential products. 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 Linder Road as the primary access to the subj ect development. At this time, alternate access is not an option, as no stub connections are available to the subject subdivision from the developed properties to the east and south. A public street stub is proposed to the County parcel to the north. Arch Rock is dependent upon redevelopment of the County parcel to the north to provide said secondary access. When that parcel redevelops, access to McMillan Road will be provided to this site through Cobblefield Crossing. 2. Internal Streets: As mentioned above, the Applicant is proposing a public street, Ann Taylor Way, to access the site directly from Linder Road. Said street is located at the northeast comer of the subject property. Internal streets sections are proposed to be 36-feet wide with 5-foot wide attached sidewalks for a total of 50 feet of right-of-way. Arch Rock Road will dead-end as a public stub street to the north. The Meridian Fire Department and Planning Staff are supportive of reserving Lot 8, Block 2, for an emergency vehicle turnaround on Arch Rock Road until such time that additional access is available to the subject development. 3. Homes / Lot Sizes: The application proposes 19 detached single family homes within the R-8 zone, and one detached- and 6 attached single single-family homes within the R-15 zone. Lots 3, 4, 5, 6, 7, and 8, Block I, will house three duplex units. Lot sizes with the subject development range from approximately 3,600 square feet to 7,900 square feet and average rougWy 5,225 square feet. 4. Common Driveways: Three shared driveways are proposed within this development; between Lots 3 & 4, Block 1; 5 & 6, Block 1; and 7 & 8, Block 1. PerUDC 11-2A-3B-3, the street frontage requirement for two properties sharing a common drive shall be a minimum of fifteen feet for each property. UDC 11-6C-3D7 requires setbacks, building envelopes, and orientation of the lots and structures to be shown on the plat; building setbacks should be measured from the edge of the common driveway easement or property lines, whichever is more restrictive. Further, UDC 11-3C- 6 requires every single-family dwelling to have a two-car garage and a 20' x 20' parking pad on the lot. The asphalt for the common driveway should not count towards the required parking pad area. Comply with all common driveway provisions listed in UDC 11-6C-3D. 5. Landscaping: The Applicant has provided 0.75 acres (15%) oflandscaped open space, exceeding the 5% minimum required by UDC 11-3G-3A-l. The majority of the open space is provided in a 250-foot by 45-foot common area located on Lot 1, Block 2. All common areas approved as open space shall be vegetated and usable by residents. No amenities are proposed. Maintenance of all common areas shall be the responsibility of the Arch Rock Homeowner's Association. 6. Micropaths: One micropath connection is proposed to the Cobblefield Crossing Subdivision at the southeast comer of the subject property. This will provide pedestrian cross-access between the subject development and Cobblefield Crossing. All micro-paths shall be constructed in accordance with UDC 11-3A-8. Landscaping adjacent to all micro.paths should comply with UDC 11-3B. Maintenance of all micropathways shall be the responsibility of the Arch Rock Homeowner's Association. The Police Department has concerns related to visibility of the micro pathway from Arch Rock Road and requests the Applicant provide sufficient lighting along the micropathway. Arch Rock Subdivision: AZ-06-060, PP-06-061 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006 7. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single-point 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. 8. Fencing: Perimeter fencing is not shown along the north property boundary on the submitted landscape plan or preliminary plat. Staff recommends that the applicant, at the public hearing, provide testimony as to whether fencing will be constructed along the northern property boundary. 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 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. 9. Ditches, Laterals, and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, which intersect, cross or lie within the area being subdivided shall be covered. 10. Tree Mitigation: Any existing, on-site tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of those removed. Required landscaping trees will not be considered as replacement trees for those that are removed. The applicant should coordinate a mitigation plan with Elroy Huff at the Meridian Parks Department. 11. Existing Structures: The site currently contains multiple buildings. Prior to signature of the final plat, all existing structures are to be removed, as proposed. b. Staff Recommendation: Based on the above analysis, staff finds that applications AZ-06-060 and PP- 06-061 substantially conform to the Comprehensive Plan policies and UDC standards. Staff recommends approval of said AZ and PP applications subject to the conditions listed in Exhibit B. 11. EXHmITS A. Drawings 1. Vicinity Map 1. Preliminary Plat (Dated September 1, 2006 and STAMPED 11/8/2006) 2. Landscape Plan (August 1, 2006 and STAMPED 11/8/2006) B. Conditions of Approval I. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department Arch Rock Subdivision: AZ-06-060, PP-06.061 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 5. Parks Department 6. Sanitary Services Company 7. Ada County Highway District - DRAFT REPORT 8. Settler's Irrigation District 9. Central District Health Department C. Legal Description and Annexation Map D. Required Findings from Unified Development Code Arch Rock Subdivision: AZ-06-060, PP-06-061 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 A. Drawings 1. Vicinity Map W t.lCMll.1.ANROAD Exhibit A NIOH IIDGK .___~_ a..-.n:NW j" PART "" me NW , /4. SECTION JI,. r. <4 N., It I ~. 8.41.. ADA CllliNlY. IDAHO . . . 2COS ~ o a= n m z ::J z VICINITY MAP .). 1 M..20(}1 . ~. dill. .....11. , . ason .1Mlf_ nfiefJ....'=== st CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006 2. Preliminary Plat (STAMPED November 8, 2006) .,111 ,'j ! , . , " , . ;} .;,& ;1 J Ii U\' ,. f II ' .t. I ..' " ., , , ~. ......It .......','~'. ':; 'I" ~..j " l; , \;t .p. ,.. J Exhibit A ," .. , /' i I'., ,~ \ ,;' CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 2. Landscape Plan (STAMPED November 8, 2006) Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 ANNEXATION REQUIREMENTS 1.1.1 The annexation legal description submitted with the application (dated September 29,2006, and stamped by Darin Holzhey, 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 No.1, prepared by Mason & Stanfield, Inc., and dated September 1, 2006, STAMPED November 8, 2006, by the City of Meridian is approved, with the conditions listed herein. 1.2.2 Applicant shall be required to dedicate right-of-way, construct landscaping, pathway(s), and noise mitigation along Linder Road, as required by ACHD and the City of Meridian. 1.2.3 Arch Rock Subdivision shall be subject to the UDC standards of the R-8 (Medium-Density Residential) and R-15 (Medium High-Density Residential) zoning districts. 1.2.4 Lots 5, 6, 7, & 8, Block 1, do not meet the minimum frontage standard for lots located on cul-de- sacs or street lmuckles. As indicated on the preliminary plat, the Applicant shall indicate on the final plat that Lots 5 & 6, Block 1, and Lots 7 & 8, Block 1, will share a common driveway. 1.2.5 Dedicate and construct all public internal roadways to meet ACHD's road design standards. 1.2.6 Provide a public street connection (stub) to the County parcel to the north, as depicted on the preliminary plat. 1.2.7 The Applicant shall reserve Lot 8, Block 2, for an emergency vehicle turnaround until such time that additional access is available to Arch Rock. Place a note on the final plat note stating said lot will be utilized for a turnaround and considered non-buildable until Arch Rock Road is extended. 1.2.8 All existing buildings that span across proposed lot lines or do not conform to the dimensional standards (setbacks, height, etc.) of the UDC shall be removed, relocated, or made to conform to city code prior to signature ofthe final plat by the City Engineer. 1.2.9 The landscape plan labeled Sheet No.1, prepared by Mason & Stanfield, Inc., on August 1,2006, STAMPED November 8, 2006, by the City of Meridian, is approved with the following modifications / notes: . Provide 0.75 acres (15% ofthe site) for landscaped open space. . As required by UDC 11-2A-5, provide a 25-foot wide street landscape buffer along the Linder Road. Said landscape buffer shall be exclusive on any right-of-way. . The proposed micropathway shall be constructed in accordance with UDC 11-3A-8. All landscaping adjacent to the pathway 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 indicate fencing type and composition. . 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006 Where the Applicant has submitted a preliminary landscape plan, and where Staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. The proceeding modifications and notes should be shown on a revised landscape plan submitted with the final plat application(s). 1.2.8 Maintenance of all common areas shall be the responsibility of the Arch Rock Subdivision Homeowners Association. 1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT 1.3.1 Sidewalks/walkways shall be installed within the subdivision and on Linder 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 11-3A~II. 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 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. 1.3.5 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 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. 1.3.6 The Applicant shall submit a detailed fencing plan with the final plat application for the subdivision. Where permanent fencing is not proposed, temporary fencing shall be installed around the subdivision boundary perimeter to contain construction debris prior to issuance of a building permit. All permanent fencing shall taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in accordance with UDC 11-3A-7. 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 Staff's failure to cite specific ordinance provisions or terms of 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 sewer main in N. Linder Road. 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006 2.2 Water service to this site is being proposed via extension of mains in N. Linder Road. The Applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 No manholes or water valves shall be allowed in the landscape islands. 2.4 As part of the City of Meridian's 'to and through" policy, the applicant shall extend sewer and water service to the end of the stub street to the northern parcel on the east end of this property. And to the north at the intersection ofW. Ann Taylor Way and Arch Rock Road. 2.5 With the fmal plat all interior lot lines not spanned by an attached structure shall have a 5-foot wide Public Utilities, Drainage and Irrigation easement dedicated along each side of the lot line. 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 finalized 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 has indicated that the pressurized irrigation system in this development shall be extension of the system to the south, which is a Settler's Irrigation System. Therefore a letter of plan approval shall be submitted prior to scheduling of a pre-construction meeting. 2.8 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 11-3A-6). The Applicant should be required to use any existing surface water for the primary source. If a surface source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.9 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC shall be removed prior to signature on the final plat by the City Engineer. 2.10 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. 2.11 Any existing domestic wells and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9~4-8. Wells may be used for non- domestic purposes such as landscape irrigation. 2.12 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. 2.13 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. 2.14 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. 2.15 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 2.16 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. 2.17 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. 2.18 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.19 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.20 Developer shall coordinate mailbox locations with the Meridian Post Offtce. Where mailboxes are located on or near sidewalk the applicant shall comply with all American with Disabilities Act requirements for unobstructed sidewalk access. 2.21 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. 2.22 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. 2.23 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole shall be required on subdivision entrances and collector roadways. Design of the streetlights shall be approved by the Public Works Department. Decorative lights require a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400' distance in between locations. Pinal 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 will require a fue.flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Pire hydrants shall be placed an average of 500 feet apart. International Fire Code Appendix C. 3.2 Acceptance of the water supply for fIre protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.3 Final Approval of the fIre hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 12" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on comers when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above fInish grade. g. Fire hydrants shall be provided to meet the requirements ofthe IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.4 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and shall have a clear driving surface which is 20' wide. 3.5 The common drives shall be able to accommodate an imposed load of 75,000 GVW. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006 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 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 fITe 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). 3.8 The Applicant shall reserve Lot 8, Block 2, for an emergency vehicle turnaround until such time that additional access is available to Arch Rock. Additionally, said turnaround shall have a clear driving surface available at all times and be, at minimum, 120 feet deep by 70 feet wide. 4. POLICE DEPARTMENT 4.1 Any interior fencing adjacent to common areas and micropathways, including along the drainage swale access, shall allow visibility from the street and shall not exceed four feet in height is solid fencing is used. 4.2 The Police Department has concerns related to visibility of Lot 17, Block 1, from Arch Rock Road. Provide sufficient lighting along the micropathway. 5. PARKS DEPARTMENT 5.1 Pathway and Trail Standards: The proposed pathway shall be constructed in accordance with the Meridian Park Department's requirements. 5.2 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape Ordinance (UDC 11-3B-1O) will be followed. 5.3 Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (UDC 11-3B-I0) will be followed. 6. SANITARY SERVICES DEPARTMENT 6.1 SSC has no comments related to the application. 7. ADA COUNTY HIGHWAY DISTRICT - DRAFT REPORT 7.1 SITE SPECIFIC REQUIREMENTS 7.1.1 Construct the internal street, W. Ann Taylor Way, as a 36-foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk; within 50-feet of right-of-way. The right-of-way for W. Ann Taylor Way should be brought all the way to the north property line to allow for future connectivity to the adjacent parcel. W. Ann Taylor Way should align with the existing entry road to the Bridgetower Subdivision to the west. 7.1.2 Coordinate the design and radii of the meandering internal street section with District Development Review Staff and the Fire Department prior to submittal of construction drawings. 7.1.3 Construct a stub street to the north of the site located approximately 180-feet east of the intersection with Linder Road, with signage at the terminus stating: "THIS ROAD WILL BE Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006 EXTENDED IN THE FUTURE." 7.1.4 Construct a stub street to the north of the site located approximately l20-feet west of the east property line (W. Ann Taylor Way) with a temporary turnaround at the terminus; AND signage stating: "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 7.1.5 Construct a 5-foot concrete sidewalk for the site's frontage on Linder Road located a minimum of 4l-feet from centerline. If any portion of the sidewalk is located outside of the right-of-way, then a public access easement should be provided to ACHD. OR 7.1.6 7.1.7 7.1.8 7.2 7.2.1 7.2.2 7.2.3 7.2.4 7.2.5 7.2.6 7.2.7 7.2.8 7.2.9 7.2.10 7.2.11 Exhibit B Provide ACHD with a road trust for the construction of sidewalk along Linder Road (approximately 315-feet of frontage X $20/lineal foot"'" approximately $6300). Construct two knuckles with islands for W. Ann Taylor Way. Except to the access specifically approved with this application, no access is allowed to Linder Road; and a notation of this restriction should be made 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 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 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 rightwof-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 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 any phase of construction. 7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.2.13 Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subj ect property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 8. SETTLER'S IRRIGATION DISTRICT 8.1 All irrigation / drainage facilities along with their easements must be protected and continue to function. 8.2 A Land Use Change Application must be on file prior to any approvals. 8.3 A license agreement MUST be signed and recorded prior to construction of any SJ.D. facilities. 8.4 Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be approved by Settlers Irrigation District. 8.5 All storm drainage must be retained on-site. 8.6 The development must supply irrigation access to all lots within the above-mentioned subdivision. If the developer wishes to have Settlers Irrigation District own, operate, and maintain the pressure irrigation system an agreement needs to be in place prior to the pre-construction meeting. 9. CENTRAL DISTRICT HEALTH 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 & 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 ,.S$011 .1:.. r' ~;~landSurwyorsand:~ i .. ..,~. . :'.:af4'~St. ~lti(HiJ3605 '., .n: ..~!:.-r:::,..,_,~. Fax (2(E) 4fi4..0919 " " . ,.pH1t: "'-';:'" - . '. . ,.. 1 . e-tnail: dho~Y@~sef)~lJI Fqa; &,-.0.. JOJI!NOJ~". nA_'~bIR; MI ,'VII'k! '~'''''' ,~., .i~~~ ~noN B01JJfIMRy .~&D~~.Qf...~,,~uttbeNW1l4NW1144fSeetion 36. Township 4 N~.~l W~"'M~~ Ada eo..ty Jdaho.__!~ descdbedas fbllows: ~ ..ttle~.~.ctilaW:N\VlJ4,NWll4; ~:S'. U'GttWb~~0(4~~fee(Il_.:_~Vf_dNWll4 ~Wl14..,. fC)lN1' OJ' ~ . ~2f.;~rE .(oJ.a'~"7W1;P1'" toao__._~;boundary of ~'.....,:~:~- . '.. ~.:H~.'l'''Wilr'.__:6fn..9S&et~.il~.boundary to a poiDt~ 'n.m.N~. 26'.~tt W~'.dJ.~:o$..~ r_.....', ,boundary otCobblefieJd ~~~to:lil__.';_UJoundazyot~... .f4'NWtJ4~ ~ 14\ 42" E a~iO,f~05..feetalq1lm,""."""of,sai4NW1I4NW1I4 to'h . .::OJ'lIt'.GDftlIJNC. . " " ' < ':" ~"~~__NV~;$JAU':"moN'orless. " ., "..... . . ,.. .."". '. of .,. ~ ~.IN.1~~,_._,aiid~-.~,.impJie4~OD .., ., ", , . "" pneloflattll ' ( :.:{i " \' , '. :\t ~ 'lOO6 :.': . .. '~UiP1. .UC . . . . ~ , . Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006 \'t, ., :,:i:\ ' i\ ~', . .~. '._:n;;'~Li.'...~ ":j~~'~, ,:',~ ;; < l';" , ' .' ~ I .: ;.. :' ~\N' ,'. '. < II ; . ~ .' ~. . ~ . . ~,"'rr(:i;::~"> '. ," i'. i~::U,< ,. .:~ :,1\ ,'<<}' Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006 Prole 'r.. f!ngIneef..'I.8od~~~ Ph{208}.'464-d256 ..F~.==.- HDBiIhibo~~~ -- t-us .. .......~....... FOIl: C.1'-D; JOBNO,:iN1306 PATE: Oc:tobet- 25,2006 l'ARCUU A ~ Qllandbeinsa portionoftba NW~/4lWIJ4 ofSoetkm36. T~hip 4l1rCffb.. Range 1 West, Boise Meridian, ~ Q>Uuty ldiho. rnDri: ~Jy c:Iescribod as fbllows: . .~ at tbe.~.tomc:r'ofsaidNW1I4Nwli4; .TbeitceS 000 14' 42."W fbra distan= of 686.'9 fi3ataJemg the .. ~~of siidNWU4 NW1J4 to a pliJJt; ~s..~ 26' t'''6 fora c:tistanteof178;OO&et:lotbe.PODtt()JB~G;, 'I'benCe $19'"26' Ja" Ii for a distaoce of609,97feettoa pOUdonthe.W~l>>lmdaryof CMbJofickI:Croaing;. 'I'benoe S260 OS' 18" WforadisiranC:fil ~3J8:~feel~ _westerly bouQdaryt().apoinl; '~N QP 2(it 4)" W lbi'adistancecf461.81.feetakmg tIJc..DDIth hr>UDdaryofCobbleficlQ Ctosiingto a point; . TheDce N 00046'45. E for a~aK,e.of96.42 fe<<1OUacbealnding of a CUf\tfll TbeDcc~;3S"a1O.ng Aid wrvc tWlliDa10 the rigbt t.bnxIsh aa8njIeml0S.1l49' 19'~. baYiaa a ra.diu:$Of $0;00 feet. and whoseJoag chord bearsN 2S'" 27'28" \V fOr ad~ of 19. 77 feet to a. :point; .. .. . . 11Iaco9.SO.haloug Said curve tumiDgto the 1efttbrough ID.... of.2'P 12' 30", haVing a tfidfus. ot20.00 ~.and ~Jong chord bears N IJO SO' 5'" B tot:a~ of9Al.&et tQ a. 'pomt:. MMllIV.:~bI<:.. ~-..,.,,~ -......~.. ...~'. Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006 C,;;!'," ',OI;_~f .... ..... .....,,;l~~.., .. \"..\, L'" ". \~,.f ~.d <- w ~, , .::I.:~:::y::j><;:(r <~",,*t.,~ ;.,~"'"'(>;~;~; ,.\~;> fj>;, ':':':'::~ "~~':,~';~~,:,~~ " '\ ~, ".' ;', :~J;.i:: .,:"T;>"t~';0':" ,.,,~::, :otMR ,.vw, .17.,... ;:~~~~< ,;/ <\ ,N".",:, Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006 ." " ':~~.;".~.'_:".'" .,',::'!, ,:;~.O,f~' .>, '. ...... · :. . J', 'L : \.td:U' ... .... .... . ~.:.... ..~~"'.lt:._~._~~.a,poJP.t;:' ... . . .. . . .V . .' .' .' ." . '.:\.'1ri~t(';;; ....... . . .' . . ... . . ~., -: :'~ i : ., ' Exhibit C CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF illL Y 20, 2006 '\ ' ~.."..". '" < <, ": ,:?, II'''.' :' <.' , ft".","',i: "...". NO't~,7_ , ,~ , " ;,'" ..": ." , *,'1 ," ,; t' ~' Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006 D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Applicant is proposing to zone the subject property R-8 (Medium-Density Residential) and R-15 (Medium High-Density Residential). 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 attached and detached dwellings are allowed within the requested zoning district of R-8 and R-15 as Principally Permitted Uses. 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. However, Staff recommends that the Corrunission 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 11-5B-3.E). Staff fmds 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 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 is 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 compatible with the adopted Comprehensive Plan. Staff supports the proposed density and proposed plat layout, with 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; Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006 Staff fmds that public services can be made available to accommodate the proposed development. (See fmding 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 Corrunission and Council rely upon comments from the public service providers (i.e., police, fire, ACHD, etc.) to determine this fmding. (See Exhibit B, Agency Comments and Conditions, for more detail.) 5. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the development of this subdivision that should be brought to the Council or 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 fmds 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 Corrunission 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 '.'. ,...:> ,.",. .' .~'. " ." STATE OF Idaho ) ) ss: ) ,. ....\..' , /'" ~, , 'I'" ,-')."'~PI,.~(""'" ",r, AFFIDAVIT OF SIGN POSTING . "' 'i;:;:~v RECEIVE&~~ DEe 08 2006 qty Of Meridian CIty Clerk Office ......,' .,' ,-', \'.. . County of Ada I, Dustin Campbell , being first duly sworn upon oath, depose and say: In accordance with the City of Meridian public hearing process listed in UDC 11- 5A-D, I personally posted or attest that the subject property was properly posted at least ten (10) days prior to the scheduled public hearing for December 21, 2006 for the Arch Rock Terrace Subdivision annexation, rezone and preliminary plat. I have submitted photograph(s) of the posting to the City, concurrent with this affidavit. The sign(s) will be removed no later than three (3) days after the public hearing. Dated this r day of D ec ~b -t C ,2006 Signature On this 7 iIo day of~~~2006 before me, the undersigned, a Notary PUbl,ic in and for said Sta~ personally appeared D u..S+l n CG'':~.)'gl ~J b0, known or identified to me to be the Company, Corporation r Entity that executed the foregoing Instrument or the person who executed the foregoing instrument on behalf of said Company, Corporation or Entity, and acknowledged to me that such Company, Corporation or Entity executed the same. IN WITNESS WHEREOF, I have hereto set my hand and affixed my official seal the day and year in this certificate written. ~~~~ Residing at ~r./) A c::L.<. ~ My commission expires: "8'- :s; - 0 1" "lANCY LEE ROTMAN ~atary PubflC state of Idaht.