HomeMy WebLinkAboutREV Eastwood Subdivision Recs
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OREeEWE D
STAFF REPORT
TO:
Hearing Date: 2/6/2007
Mayor & City Council
,! '18 2007
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FROM:
Amanda Hess, Associate City Planner
SUBJECT:
Eastwood Subdivision
. AZ-06-045
Annexation and Zoning of 7.56 acres from RUT (Ada County) to R-4
(Medium Low-Density Residential) zone
. PP-06-047
Preliminary Plat of 24 single-family building lots and 3 common lots on 7.56
acres in a proposed R-4 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicants, Wirt and Francis Edmonds, have applied for Annexation and Zoning (AZ) of 7.56 acres
from RUT (Ada County) to R-4 (Medium Low-Density Residential) and Preliminary Plat approval of 24
single family residential lots and 3 common lots for Eastwood Subdivision. The site has not been
previously platted. The subject property is located on the west side of Locust Grove Road, approximately
1/5 mile north of Amity Road in Section 30, Township 3 North, Range 1 East, B.M., and is currently
referenced as Assessor's Parcel Numbers Sl130449600 and Sl130449650. This property is within the
City's Area ofImpact and Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-045 and PP-06-047) were submitted to the Planning Department for
concurrent review. Staff has provided a detailed analysis and recommended conditions of approval for
the requested Annexation and Zoning and Preliminary Plat applications. Staff recommends approval of
the proposed Eastwood Subdivision subject to the conditions listed in Exhibit B of the Staff Report.
The Meridian Plannine: and Zonine: Commission heard these items on December 21. 2006. At the
public hearine: they moved to recommend approval to the City Council.
a. Summary of Public Hearine::
i. In favor: Beckv McKav (Applicant)
ii. In opposition: None
111. Commenting: Pat Sturgis
lV. Written testimony: Pat & Jim Sturgis
v. Staff presenting application: Amanda Hess
vi. Other Staff commenting on application: Caleb Hood
b. Key Issues of Discussion by Commission:
i. What is an appropriate transitioninlZ between the lots at the south property
boundary and those within East Slope Subdivision.
c. Key Commission Chanl!es to Staff Recommendation:
i. The Applicant will be required to enter into a development agreement with the
City of Meridian.
11. A maximum of 24 units can be constructed on this site.
111. All homes on Lots 11. 12. and 13. Block 1. are to be restricted to a sinlZle stOry
and be subiect to, at minimum. a 20-foot rear setback.
lV. The west lot line of Lot 14. Block 1. shall be adiusted to alilm with the west lot
line of Lot 17. Block 1. East Slope Subdivision
Eastwood Subdivision; AZ-06-045, PP.06-047
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
d. Outstandine: Issue(s) for City Council:
i. Proposed density and transitioning of lot sizes
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Numbers AZ-
06-045 and PP-06-047 as presented in the staff report for the hearing date of February 6, 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 approve File Numbers AZ-
06-045 and PP-06-047 as presented during the hearing on February 6, 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-06-045 and PP-06-047 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:
4515 S. Locust Grove Road; Section 30, T3N, RIE
b. Owner / Applicant:
Wirt & Francis Edmonds and Shain & Rhonda Urwin
2297 N. Chandra
Meridian, ill 83642
c. Representative: Becky McKay, Engineering Solutions
d. Present Zoning: RUT (Ada County)
e. Present Comprehensive Plan Designation: Low Density Residential
f. Description of Applicant's Request:
1. Date of Preliminary Plat (See Exhibit A): REVISED October 27,2006
2. Date of Landscape Plan (See Exhibit A): REVISED October 27,2006
g. Applicant's Statement/Justification:
The gross density of the proposed development is 3.18 dwelling units per acre. The proposed
density is in accord with the proposed R-4 (Medium Low-Density Residential) zoning district
and complies with the Comprehensive Plan for the site which designates the area as "Low
Density Residentia1."
The subdivision will provide five common lots including a central common area, and a mix of
lot sizes ranging from approximately 8,000 square feet to 22,580 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
Eastwood Subdivision; AZ-06-045, PP-06-047
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
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, 2006 (P & Z Commission)
Januarv 15, 2007: January 29.2007 (City Council)
d. Radius notices mailed to properties within 300 feet on:
November 22, 2006 (P & Z Commission)
Januarv 12.2007 (City Council)
e. Applicant posted notice on site by:
December 11,2006 (P & Z Commission)
Januarv 27. 2007 (City Council)
6. LAND USE
a. Existing Land Use(s): Existing home, outbuilding, and vacant land. All existing structures
will remain.
b. Description of Character of Surrounding Area: A mix of single family residential and vacant
agricultura11and, some of which has recently been proposed for residential development.
c. Adjacent Land Use and Zoning:
1. North: Proposed single-family, Reflection Ridge Subdivision, zoned R-4
2. East: Single-family homes, Estancia Subdivision, zoned R-4
3. South: Estate residential, zoned RUT (Ada County)
4. West: Estate residential, zoned RUT (Ada County)
d. History of Previous Actions:
The subject applications, AZ-06-045 and PP-06-047, were scheduled to be heard before the
Planning and Zoning Commission on October 19, 2006. Prior to said meeting, the Applicant
and Staff were made aware that ACHD refused to grant direct access to the site from Locust
Grove. This ultimately prompted a substantial redesign preliminary plat.
The new plan proposes two additional lots for a total of 24 building lots, and eliminates
subdivision access to Locust Grove Road. This warranted re-noticing the neighboring property
owners of the changes and publishing the new notice in the media. Staff believes the revised
preliminary plat is more compatible with the goals and policies of the Comprehensive Plan
and the Unified Development Code.
e. Existing Constraints and Opportunities:
1" Public Works
Location of sewer: This property is proposing connection to sewer planned to be
constructed in E. Wrightwood Drive by neighboring development.
Location of water: This property is proposing connection to water planned to be
constructed in E. Wrightwood Drive and the proposed subdivision to the north.
Eastwood Subdivision: AZ-06-045, PP-06-047
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
Issues or concerns: The need for an off-peak pumping station if they plan on
sewering prior to the Black Cat Trunk connecting to the Glacier Springs
Diversion Manhole.
2. Vegetation: Existing trees on site will be retained, relocated, or mitigated for.
3. Floodplain: NI A
4. CanalslDitches/Irrigation: NI A
5. Hazards: N/A
6. Proposed Zoning: R-4
7. Size of Property: 7.56 acres
f. Subdivision Plat Information:
1. Residential Lots: 24
2. Non-residential Lots: 0
3. Total Building Lots: 24
4. Common Lots: 3
5. Total Lots: 27
6. Open Lots: 0
7. Residential Area: 7.56 acres
8. Gross Density: 3.18 units per acre (4.26 net density)
9. Lot Sizes: Lot sizes range from approximately 8,000 to 22,580 square feet. The
average lot size is approximately 8,950 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 (Shee~LI.O) proposes a 25-foot wide buffer along Locust Grove.
2. Width ofbuffer(s) be een land uses: N/A
3. Percentage of site as. pen space: 0.389 acres (5.15%)
4. Other landscaping standards: Landscaping adjacent to micropaths should comply with
UDC 11-3B-12. Common I open space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC Il-3G-3-E2).
h. Proposed and Required Non-Residential Setbacks: As per the R-4 zone for detached 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 East Wrightwood Drive, a through-street provided by
Reflection Ridge Subdivision. South Carina Avenue connects to E. Wrightwood Drive at the
north boundary of the subject property. City Staff is supportive of the proposed street layout.
ACHD Staff is also 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
Eastwood Subdivision: AZ-06-045, PP-06-047
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Low Density Residential" on the Comprehensive Plan Future Land Use Map.
Low density residential areas are anticipated to contain single family residences at densities up to three
dwelling units per acre. (See Page 95 of the Comprehensive Plan) The proposed Preliminary Plat
includes 24 residential building lots on 7.56 acres for a gross density of 3.18 dwelling units/acre. The
gross density exceeds 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 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.
Eastwood Subdivision: AZ-06-045, PP-06-047
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
Staff is supportive of the proposed pedestrian connections to Reflection Ridge Subdivision via the
proposed sidewalks and stub street.
· 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 development to the north is compatible with the proposed
subdivision. To the east and south are existing single-family dwellings sited on one-acre lots
within Ada County. Staff believes Eastwood transitions well with these lots to the east.
However, Staff believes that the lot sizes proposed along the southern boundary should be
increased. Although attached single-family and detached single-family dwellings are compatible
land uses, Staff does not consider locating four 8,000 square-foot lots adjacent to a one-acre lot
an appropriate transition. A neighbor has voiced concern over this issue, as well.
· Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high-density single family, multi-family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The subject application includes a request for the R-4 zone. The subject property is located
adjacent to lands zoned R-4. Staff finds that the requested zoning designation is 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 is proposed to connect with the Reflection Ridge Subdivision to the north.
Staff finds that the zoning proposal is generally harmonious with the surrounding area and with the
Future Land Use Map designation for this site and generally meets the goals and policies of 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-4 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City
of Meridian water and sewer systems is a requirement for all residential districts. Residential
districts are distinguished by the allowable density of dwelling units per acre and corresponding
housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Pacts 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
Eastwood Subdivision; AZ-06-045, PP-06-047
PAGE 6
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
good 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 The Idaho Survey
Group on August 14,2006, shows the property as contiguous to the existing corporate boundary
of the City of Meridian.
:\.ll faMe \;\:ses OB this property sh01:1:ld flOt iftvehe 1:1ses, Retiyities, proeesses, materials,
equipment and cONditions of operatio1'l. that will be detrimental to afl:Y persons, property or the
general welfare by reason of excessive proooetiofl of traffic, noise, smoke, fumes, glare or odors,
Elfld sho1:1ld be eOflstnleted in aeeordanee v{ith City of Meridian ordinances in ef:feet at the time of
developmeNt.
Speeial CeRsideratieRs:
DevelepmeRt Agreement: UDC 11 5B 3D2 and IdaRG CGde ~ 65 67l1A provides the City
the authority to reqaire a property O\VRer to effier into a Development Agreement (D,^~) vlith
the City that may require some ,witten commitmel'Lt f-or all future uses. As there are no
issues regarding aRnexatien of the su&jeet property which necessitate a DevelepmeBt
,4.greement, Staff belieyes'that a DA is net required in tltis instanee. AU applieahle
. ill 110 ..
plat appreval.
A Develo ment A eement D,N will be re uired as art of annexation of this ro e . Prior to
annexation approval. a DA shall be entered into between the City of Meridian. the property
owner(s) at the time of annexation ordinance adoption, and the developer. The applicant shall
contact the City Attomev. Bill Narv. at 888-4433 to initiate this process. The DA shall include. at
minimum. the following:
. All future uses shall not involve uses. actiyities. processes. materials. equipment and
conditions of operation that will be detrimental to anv persons. property or the lZenera1
welfare bv reason of excessive production of traffic. noise. smoke. fumes. lZlare or odors.
. All future develonment of the subiect nropertv shall be constructed in accordance with
Citv of Meridian ordinances in effect at the time of development.
. The applicant will be responsible for all costs associated with the sewer and water service
extension.
. Any existinlZ domestic wells and/or septic systems within this project will have to be
removed from their domestic service. per City Ordinance Section 5-7-517. when services
are available from the City of Meridian. Wells mav be used for non-domestic purposes
such as landscape irrilZation.
. The followinlZ shall be the onlv allowed uses on this property: Detached single family
homes and allowed accessory uses of the R-4 zone.
. A maximum of 24 units be constructed on this site.
. All homes within the subdivision shall contain at least 1.200 square feet of living area.
. All homes on Lots 11. 12. and 13. Block 1. shall be restricted to a sine:le story and be
subiect to. at minimum. a 20-foot rear setback. T ,ot 10. Block 1. shall also be
redricted to a simde storv.
. Prior to issuance of anv building permit, the subiect property shall be subdivided in
accordance with the City of Meridian Unified Development Code.
. The five-foot sidewalks and a 25-foot landscape buffer, constructed in accordance with
Eastwood Subdivision: AZ-06-045, PP-06-047
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
City Code. shall be installed alonlZ Locust Grove Road prior to occupancy of any new
dwelliDl! units.
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
good location for the proposed single-family residential products. Please see Exhibit D for
detailed analysis of facts and findings for a preliminary plat.
1. Access: The Reflection Ridge Subdivision, just north of the Eastwood Subdivision, has been
granted road access to Locust Grove Road at the Y4-mi1e mark. West Wrightwood Drive, a
public street provided by the Reflection Ridge Subdivision, runs approximately parallel to
Eastwood's north property line. South Carina Ayenue, a local public street within Eastwood,
intersects W. Wrightwood and will serve as the sole access to the proposed subdivision. The
access to Locust Grove Road for the existing house that is to remain, should be abandoned as
. proposed. Direct lot access to Locust Grove Road should be prohibited.
2. Internal Streets: 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.
3. Density: This property is designated "Low Density Residential" on the Comprehensive Plan
Future Land Use Map. Low density residential areas are anticipated to contain single family
dwellings at densities up to three dwelling units per acre. The proposed Preliminary Plat
includes 24 residential building lots on 7.56 acres for a gross density of 3.18 dwelling
units/acre. The gross density exceeds the range outlined in the Comprehensive Plan. The
Applicant has not proposed a "step up" to medium density for the site, nor would Staff be
supportive of said "step."
In order for the project to better comply with the density policies outlined in the
Comprehensive Plan, Staff is supportive of eliminating one building lot at the south property
line. This reduction in the number of lots, from 24 to 23, would not only address Staffs
concerns over transitioning of lot sizes in that area, but would lower the gross density of the
project from 3.18 dwelling units/acre to 3.05 dwelling units/acre.
4. Landscaping: The Applicant has provided 0.636 acres (8.4%) of landscaping on site,
including the required street buffer along Locust Grove Road. The standards for open space
apply to single-family developments of five acres or more. As the subject property totals 7.56
acres, the Applicant has set aside 0.389 acres (5.15%) for usable open space, including a
centrally located common area, meeting the 5% minimum required by UDC 11-3G-3A-l. 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 Eastwood Homeowners
Association.
5. Pressure Irrigation~ The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a single-
point connection is utilized, the developer will be responsible for the payment of assessments
for the common areas prior to signature on the final plat by the City 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.
Eastwood Subdivision; AZ-06-045, PP-06-047
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
6. Fencing: Excepting where fencing currently exists along the western boundary, perimeter
fencing is not shown on the submitted landscape plan or preliminary plat. At the public
hearing, the applicant should state whether or not permanent fencing is proposed
around the development. The Applicant should submit a detailed fencing plan with the final
plat application for the subdivision. If permanent fencing is not provided, temporary
construction fencing to contain debris must be 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 drainage swale access 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.
7. Ditches, Laterals, and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or
canals, exclusive of natural waterways and waterways being used as amenities, which
intersect, cross or lie within the area being subdivided shall be covered.
8. 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.
9. 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-4 zone. Prior to signature of the final plat, all structures that do not meet the
dimensional standards should be removed.
b. Staff Recommendation: Based on the above analysis, staff finds that applications AZ-06-045 and
PP-06-047 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. The Meridian Plannine: and Zonine: Commission heard the item on December 21.
2006. At the public hearine: they moved to recommend annroval to the City Council.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Pl'lllimiRllf) Plat (RliYISliQ Qllltfl@@f 27, 2{}Q(1)
2. Preliminary Plat (Stamoed REVISED on February 7,2007)
3. Landscape Plan (REVISED October 27,2006)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
Eastwood Subdivision: AZ-06-045, PP-06-047
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
6. Sanitary Services 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
Eastwood Subdivision: AZ-06-045, PP-06-047
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
2. Landscape Plan (REVISED October 27,2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6,2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION REQUIREMENTS
1.1.1 The annexation legal description submitted with the application (dated August 14, 2006, and
stamped by Terry Peugh, 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.
1.1.3 The Applicant shall enter into a Development Agreement with the following provisions:
. All future uses shall not involve uses, activities. processes. materials, equipment and
conditions of ooeration that will be detrimental to anv persons. propertY or the lZeneral
welfare bv reason of excessive production of traffic, noise, smoke. fumes, glare or odors.
. All future development of the subiect property shall be constructed in accordance with
City of Meridian ordinances in effect at the time of development.
. The aoplicant will be responsible for all costs associated with the sewer and water service
extension.
. Anv existin~ domestic wells and/or seotic svstems within this proiect will have to be
removed from their domestic service. per City Ordinance Section 5-7-517, when services
are available from the City of Meridian. Wells mav be used for non-domestic purposes
such as landscape irrigation.
. The following shall be the only allowed uses on this property: Detached single family
homes and allowed accessory uses of the R-4 zone.
. A maximum of 24 units be constructed on this site.
. All homes within the subdivision shall contain at least 1.200 square feet ofliving area.
. All homes on Lots 11. 12. and 13. Block 1. shall be restricted to a sine:le story and be
subiect to. at minimum. a 20-foot rear setback. The home on Lot 10. Block 12. shall
also he restricted to a sinple storv.
. Prior to issuance of anv buildinl! permit. the subiect property shall be subdivided in
accordance with the City of Meridian Unified Development Code.
. The five-foot sidewalks land a 25-foot landsca e butTer constructed in accordance with
City Code. shall be ins lled alonlZ Locust Grove Road orior to occupancy of anv new
dwellinlZ units. .
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet PRE, prepared by Engineering Solutions, LLP, and dated
August 3,2006, is approved with the conditions listed herein.
1.2.2 Eastwood Subdivision shall be subject to the UDC standards of the R-4 (Medium Low-Density
Residential) zoning district.
Exhibit B
1.2.3
1.2.4
1.2.5
1.2.6
1.2.7
1.2.8
1.2.9
1.2.10
1.2.11
1.2.12
1.3
1.3.1
1.3.2
1.3.3
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
A maximum of ~ 24 single family residential dwellings may be constructed on site. ORe of
the proposed lots at the s08therR lJo8Bdary of Block 1 should be elimiDated, aDd adjaceDt
lots iDereased in square footage.
Direct lot access to Locust Grove Road shall be prohibited for this site. The Applicant shall be
required to dedicate the right-of-way, construct landscaping, pathway(s), and noise mitigation
along Locust Grove, as required by ACHD and the City of Meridian.
Prior to signature of the final plat by the City Engineer, the existing access to Locust Grove Road
shall be abandoned. All homes within Eastwood shall take driveway access internal to the
subdivision. Place a note on the final plat to reflect the access restrictions.
Dedicate and construct all public internal roadways to meet ACHD's road design standards.
Provide a street connection (Carina Avenue) to the proposed Reflection Ridge Subdivision to the
north, as depicted on the preliminary plat.
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 t6
city code prior to signature of the final plat by the City Engineer.
All homes within the subdivision shall contain at least 1,200 square feet of living area.
The west lot line of Lot 14. Block 1. shall be adiusted to alilm with the west lot line of Lot 17.
Block 1. East Slope Subdivision.
The landscape plan prepared by Harvest, Design on October 27, 2006, revised on October 27,
2006, and labeled Sheet LS-l, is approved with the following modifications / notes:
· Provide 0.389 acres (5.15% of the site) for landscaped open space.
. As required by UDC 11-2A-S, provide a 2S-foot wide street landscape buffer along
Locust Grove Road. Said buffer shall be constructed wholly outside of any right-of-way.
. Per UDC 11-3A-7A-7b, all fencing adjacent to common 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 on the landscape plan to reflect this requirement.
. Coordinate a tree mitigation/preservation 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. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
Maintenance of all common areas shall be the responsibility of the Eastwood Subdivision
Homeowners Association.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks/walkways shall be installed within the subdivision and on Locust Grove Road pursuant
to UDC 11-3A-17.
All lot lines common to a public right-of-way shall reserve a 10' utility easement.
The Applicant shall comply with the outdoor lighting standards shown in UDC ll-3A-l1.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
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-1S 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 pIau 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 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 Staffs failure to cite specific ordinance provisions or terms of the approved annexation I
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 ll-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains planned in E.
Wrightwood Drive. These mains are temporarily flowing out of shed. If this development intends
on sewering this property prior to the Black Cat Trunk connecting to the Glacier Springs
Diversion manhole the Applicant shall be responsible to install an off-peak pumping station. The
stations design and location shall be coordinated with the Public Works Department
2.2 The Applicant shall install sewer mains to and through this development; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service.
2.3 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.
2.4 Water service to this site is being proposed via extension of mains in Reflection Ridge
Subdivision. The Applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works. A second water connection to
the main in Locust Grove shall be required to ensure adequate fire flows: location of this
connection shall be coordinated with Public Works prior to construction plan approval. This main
shall be placed in a common lot. a minimum of 20 feet wide. and covered by a City of Meridian
water easement.
2.5 The existing house shall be required to connect to City services. The Applicant shall be
responsible for payment of the assessments prior to signature on the final plat by the City
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
Engineer. The Applicant shall be responsible for the actual physical connection to the services
prior to issuance of Certificates of Occupancy.
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 shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.8 The Applicant has the pressure irrigation system in this proposed development is to be maintained
as a private system. Since 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.
2.9 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC Il-3A-6). The Applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
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
shall be removed prior to signature on the final plat by the City Engineer.
2.11 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The Applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.12 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.13 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.
2.14 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.
2.15 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.
2.16 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
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
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 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 will require a fITe-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 y;" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet ofthe project.
3.4 All entrance and internal roads, and cul-de-sacs shall have a turning radius of 28' inside and 48'
outside radius.
3.5 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.6 Building setbacks shall be per the International Building Code for one- and two-story
construction.
Exhibit B
1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
3.7 The existing home shall herein be addressed off of North Carina Avenue.
3.8 All portions of the buildings located on this project, including the existing home, must be within
150' of a paved surface as measured around the perimeter of the building.
3.9 There 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. F or 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 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 common lot on Block 2 will not be adequately lit. Provide street lamps at the north and south
boundaries instead of one centralized lamp at the eastern boundary.
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 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
7.1 SITE SPECIFIC REQUIREMENTS
7.1.1 This portion of Locust Grove will develop to be a 3-lane arterial roadway within 70-feet of right-
of-way. Twenty-five feet of right-of-way currently exists, so the applicant may do one of the
following:
a. Do not dedicate right-of-way and construct a S-foot wide concrete sidewalk not closer
than 28-feet from the centerline of Locust Grove Road and provide an easement for the
sidewalk.
b. Dedicate 10-feet of additional right-of-way and construct a S-foot wide concrete sidewalk
not closer than 28-feet from the centerline of Locust Grove Road. The District will buy
the additional right-of-way from the applicant. 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 Commission or prior to issuance of a building
permit (or other required permits), whichever occurs first.
7.1.2 Construct a 5 -foot attached concrete sidewalk 41- feet from the centerline of Locust Grove Road
(measured face of walk to centerline).
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
7.1.3 Locate and construct the internal roadways as a 36-foot street section within 50-feet of right-of-
way complete with curb, gutter and a 5-foot attached concrete sidewalk, as proposed.
7.1.4 Construct a stub street to the north, North Orion Avenue, located approximately S20-feet west of
the centerline of Locust Grove Road (measured centerline to centerline). This stub street shall
align with and connect to Dazzle Way, within Reflection Ridge Subdivision to the north of this
site, and will provide principal access to the subject site. Actual alignment is required and the
applicant is directed to work with the northern development for the exact location of the two
roadways.
7.1.5 Direct lot access to Locust Grove Road is prohibited and shall be noted on the final plat.
7.1.6 Comply with all Standard Conditions of Approval.
7.2 GENERAL REQUIREMENTS
7.2.1 Existing irrigation facilities shall be relocated outside of the right-of.way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 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.
7.2.5
7.2.6
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.'8 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.
7.2.9 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.
7.2.10 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.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The Applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 6, 2007
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. NAMPA / MERIDIAN IRRIGATION DISTRICT
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 HEALTH DEPARTMENT
9.1 After written approvals from appropriate entities are submitted, we can approve this 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
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IDAHO
SURVEY
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GROUP
I-4SD,E,ast Watilrtower S,t.
:Suite, LiD
Me.jdian. ld;dlo8JE>42
f'hone (2:08)&46.8570
..fax (208) 8B4-5399'
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August 14, 2006
Eutwood SubdivisUm
A parcel oflai1d bemgin the North 50Pfeetofthe Bast 112 of the SE 1I4ofil:le
SB 1/4 of Section 30, T.3N,. R.IE.,BM., Ada County. Idaho. mOlC particularly
. '.dcacribcd asfollowll: CO~a1 th!:comer-common toS~QtlS 31;32;29. and lbe:,
~d Section 30; from which the 114 wmercommon to said Sections 29 and 30 bClIJS
,Ncrth OOD30'01"WtlIlt.265I.89 :teet; Thence NI?t:th 00"'30'01" West., 1325.80f~to the
,South 1/16 comer common to said Sections 29 and 30, said Poh1t being REAL ,:POINT
OFBEGINNINO." "
The2}cc rcturmng South 00"'30'0.1" East. 500.00 feet;
Thence South 89"46'52" West and along a northerly &mmdary of East Slope
Subdivision. as same:is reCorded,m Book 54 of Plats at Plgll 4939. records of Ada
. County, Idaho, Il distance of 658,61 feet to an~gle point in S!lhdivision;
Thenco along an. east~ly boun~ of &aid subdivision NOdb ,OOD25'17" West"
Soo-OOJect to aNorthllut COIllfll' of saidS/\Jbdivision lying on the North line of theSE 114
. oftbe SE 1/4; ..
Thence 8101;18 said.linll North$9~46> 52'~ East, 657.92 feet tD the .Point of
Beginning. Containing 7.56 ,aa['eS,morc arl~!l. .' .
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Pr o'a ssional Lan dSuI' vayors
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
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EASTWOOD SUBDIVISION
PROPOSED MERIDIAN ANNEXATION
ENGINEERING
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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:
a. The map amendment complies with the applicable proyisions of the comprehensive plan;
The applicant is proposing to zone the subject property R-4 (Medium Low-Density Residential).
The Commission 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.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that single-family residences are allowed within the requested zoning
district of R-4 as a Principally Permitted Use. The accompanying plat demonstrates the land will
be developed with varying lot sizes and other dimensional requirements which conform to the
proposed zoning designation.
c. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. However, The Commission and Planning Staff recommend that 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 proYiding public serYices within the City including, but not limited
to, school districts; and,
The Commission finds that the proposed zoning amendment will not result in any adverse impact
upon delivery of services by any political subdivision providing services to this site, as
conditioned in the staff report.
e. The annexation is in the hest of interest of the City (UDC 1l-5B-3.E).
The Commission finds that all essential services will be provided by the developer to the subject
property and will not require unreasonable expenditure of public funds. The applicant is
proposing to develop the land in compliance with the City's Comprehensive Plan and this is a
logical expansion of the City limits. The Planning & Zoning Commission 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:
a. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed application is generally compatible with the adopted
Comprehensive Plan. The Commission generally supports the 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.
b. 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
The Conunission finds that public services can be made available to accommodate the proposed
development. (See finding Items 3 and 4 above under Annexation Findings for more details.)
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, The Commission 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;
The Commission and Planning Staff recommends that 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
The Commission and Planning Staff are not aware of any health, safety, or environmental
problems associated with the development of this subdivision that should be brought to Council's
attention. ACHD considers road safety issues in their analysis. The Commission and Planning
Staff recommend that 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 deyelopment preseryes significant natural, scenic or historic features.
The Commission and Planning Staff are unaware of any natural, scenic, or historic features on
this site. Therefore, The Commission and Planning Staff find that the proposed development will
not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major
importance. The Commission and Planning Staff recommend that 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 The Commission
and Planning Staff is unaware.
Exhibit D