HomeMy WebLinkAboutArch Rock Subdivision
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
FROM:
Amanda Hess, Associate City Planner
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STAFF REPORT
TO:
Hearing Date: 2/13/2007
Mayor & City Council
SUBJECT:
Arch Rock Subdivision
. AZ-06-060
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
. 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
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 hnpact and Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-060 and PP-06-06l) were submitted to the Planning Department for
concurrent review. Staff has provided a detailed analysis and recommended conditions of approval for the
requested Annexation and Zoning and Preliminary Plat applications. Staff is recommending approval of the
proposed Arch Rock Subdivision subject to the conditions listed in Exhibit B of the Staff Report. The
Meridian Plannin!! and Zonin!! Commission heard this protect on December 21. 2006. At the public
hearin!! they moved to recommend approval to the City Council.
a. Summary of Public Hearine:
i. In favor: Rod Ralphs (Applicant's Representative)
ii. In opposition: None
iii. Commentinl!: Tom Bevin
iv. Written testimony: None
v. Staff presenting application: Amanda Hess
vi. Other staff commentinl!: on application: None
b. Key Issues of Discussion by Commission:
i. Fencinl!: - Applicant proposes fencinl!: to match Cobblefield Subdivision No.1
c. Key Commission Chanszes to Staff Recommendation:
i. None
d. Outstandinsz Issue(s) for City Council:
Arch Rock Subdivision: AZ-06-060, PP-06-061
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
i. ACHD supplied a draft report for the Commission hearinl!:. Anv changes made to
ACHD's report followinl!: said hearinl!: are included for the benefit ofCitv Council.
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Numbers AZ-06-
060 and PP-06-061 as presented in the staffreport for the hearing date of February 13,2007, with the
following modifications to the conditions of approval: (Add any proposed modifications.)
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Numbers AZ-06-060
and PP-06-06l as presented during the hearing on February 13,2007, 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-
060 and PP-06-06l 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 S043622355l
NW~ NW ~, 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
Arch Rock Subdivision: AZ-06-060, PP.06-061
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
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 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
City Council on this matter.
c. Newspaper notifications published on:
December 4,2006; December 18,2006 (Planning & Zoning Commission)
January 22. 2007: February 5. 2007 (City Council)
d. Radius notices mailed to properties within 300 feet on:
November 22,2006 (Planning & Zoning Commission)
January 19.2007 (City Council)
e. Applicant posted notice on site by:
December 11,2006 (Planning & Zoning Commission)
February 3. 2007 (Citv Council)
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, Cobble field 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:
1. 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
Arch Rock Subdivision: AZ-06-060, PP-06-061
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
4. Canals/Ditches/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:
1. 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./acre, R-15 - 6.60 d.u./acre)
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:
1. Width of street buffer(s): Linder Road is designated as an arterial road. The UDC (Table
ll-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 aU 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.
Arch Rock Subdivision: AZ-06.060, PP-06-061
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
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 resid tial uses will be encouraged, especially for projects with the
potential to serve as employment estination centers and when the project is adjacent to State
Highways 20-26 , 55 or 69;
· Where mixed use developments ar 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
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 p 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
Arch Rock Subdivision: AZ-06-060, PP-06-061
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
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 (1ow~,
medium-, and high-density single family, multi-family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The subject application includes a request for the R-8 and R-15 zone. Stafffinds 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 connectiyity 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:
Arch Rock Subdivision: AZ-06-060, PP-06-061
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
Based on the policies and goals contained in the Comprehensive Plan and the general compliance of
the proposed development with the Unified Development Code, Staff believes that this is a 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 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 ll-5B-3D2 and Idaho Code S 65-6711A provides the City the
authority to require a property owner to enter into a Development Agreement (DA) with the City
that may require some written commitment 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 good
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
subject 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 1, 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 roughly 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. Per UDC 11-2A-3B-3, the street frontage
Arch Rock Subdivision: AZ-06-060, PP-06-061
PAGE 7
CITY OF MERIDIAN PLANNING DEPARl STAFF REPORT FOR TIlE HEARlNG DATE OF FEHRUARY ] 3, 2007
f
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 ll-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-1. 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 micropaths shall be constructed in accordance
with UDC 11-3A-8. Landscaping adjacent to all micropaths 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 micropathway
from Arch Rock Road and requests the Applicant provide sufficient lighting along the
micropathway.
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 fmal plat by the City Engineer. An underground, pressurized irrigation
system should be installed to all landscape areas per the approved specifications and in accordance
with UDC 11-3A.15 and MCC 9-1-28.
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 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 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 ll-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
Arch Rock Subdivision: AZ-06-060, PP-06-061
PAGE 8
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007
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. The Meridian Plannine and Zonin2 Commission heard this proiect on December 21. 2006. At
the public hearin!! they moved to recommend approval to the City Council.
11. EXmBITS
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
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Services Company
7. Ada County Highway District
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 FEBRUARY 13,2007
A. Drawings
1. Vicinity Map
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007
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Exhibit A
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007
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 knuckles. 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 of the 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 11-3Ap8. 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 FEBRUARY 13,2007
Where the Applicant has submitted a preliminary landscape plan, and where Staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by Staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
1.2.8 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 ll-3A.ll.
1.3.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant should be required to utilize any existing surface or well water for
the primary source. If a surface or well source is not available, a single.point connection to the
culinary water system shall be required. If a single.point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
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-lS and
MCC 9-1-28.
l.3.S 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 Staffs 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
2.7
2.8
2.9
2.10
2.11
2.12
2.13
2.14
2.15
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR mE HEARING DATE OF FEBRUARY 13,2007
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.
No manholes or water valves S~l be allowed in the landscape islands.
As part of the City of Meridia s 'to and through" policy, the applicant shall extend sewer and
water service to the end of the s ub 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.
With the final 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.
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.
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.
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.
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.
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.
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.
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 approyed by the City Engineer.
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.
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.
All development improvements, including but not limited to sewer, fencing, micropaths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.3
2.4
2.5
2.6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
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 Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.21 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. 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 fire-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 of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 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 sball be able to accommodate an imposed load of 75,000 GVW.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR lHE HEARING DATE OF FEBRUARY 13,2007
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 aU 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 micro pathway.
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 ll-3B-lO) 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 ll-3B-lO) 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 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 for the section
internal of the westernmost stub street. The first 200 feet ofW. Ann Tavlor Wav (proposed as a 12
street section / entry road) should be constructed with a minimum 24 feet of pavement. curb.
!!Utter. and 5-foot concrete sidewalk on the south side. and a 3-foot gravel shoulder and barrow
ditch on the north side within a minimum 40 feet of ril!:ht-of-wav. The right-of-way for W. Ann
Taylor Way should be brought all the way to the north property line along the entry section
(approximately the first 200 feet) 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 Construct a stub street to the north of the site located approximately 180- feet east of the
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007
intersection with Linder Road, with signage at the terminus stating: "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
7.1.3 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." Should the turnaround be
located cross Lot 8 (proposed), it should encompass the entire lot until such time that a
connection is made to the north.
7.1.4 Cons1ru6t 8. 5 foot eonerete side'.vtllk fur the site's HORt8.ge on Linder Road loeated 8. fl'l:inimum of
41 feet from 6eflterline. If aay portion of the side\>valk is loeated outside of the right of '.'faY, then
a pttblie aeeess e8.Semeflt showld be provided to f~CHD.
QR:
Provide ACHD with a road trust for the construction of sidewalk along Linder Road
(approximately 3l5-feet of frontage x $20/lineal foot = approximately $6300).
7.1.5 Coordinate the desil!:ll of access to Linder Road (W. Ann Tavlor Way) with the ACHD proiect
manalZer for the noted McMillan & Linder intersection proiect in the FYWP (Gary Inselman:
208-387-6170).
7.1.6 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.
7.1.7 Construct two knuckles with islands for W. Ann Taylor Way.
7.1.8 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 final plat.
7.1.9 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.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed lUlless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
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
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARlMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007
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.
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 subject
property unless a waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
8. 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 Applicatio ust be on file prior to any approvals.
8.3 A license agreement MUST be s ed and recorded prior to construction of any S.lD. facilities.
8.4 Any changes to the existing irri ation 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
ason .Ii.>. i
tanField I~I
Professional Engineers. Land Surveyors and Planners
314 Badiola Sf. Caldwell; ID 83605
Ph (208)454.,0256 Fax (208) 454.Q979
e-mail: dholLheyd.m....eng.ill
FOR:, C.T.D.
JOB,NO.: JN1306
D~11E: SeJrteD1ber29.2006
ANNEXATION BOUNDARY
An annexation parcel of ,land being a portion of the NWl/4 NWI/4ofSection36, Township 4
North. Range 1 West. Boi~Meridian.Ada County Idaho. more particularly described as roHows:
Commencing at the northwest pe>merof said NW1I4 NWl/4;
Thence S 000 14' 42" Wfor a distance of686~89 fcetalongthe \Wst boundary of said NWl/4
NWl/4 to the POINT OF BEGJNl'lING;
Thence S 890 26' 18" .E for 8 'distance of 787 ;97 feet to 8, point on the westerly baundat:yof
Cobblefield Crossing Subdivision; ,
Thence S 260 08' 18 n W for a distaooe of338.93 feet along said westerly boundary to a point;
Thence N 890 26' 43" W for a distance of 639.96 feet along the north boundary of Cobble field
Crossing Subdivision to a JXlint on the west boundary of said NW) /4 NW1I4;
Thence N 000 14' 42" E a distance,of30S;SO feet along the west boundary of said NW1I4 NW1I4
to the POINT OF BEGINNING. '
This aMexation pareelcontains 5.01 J acres more or less.
SUBJECT TO: All existing 'rights of way ad easements of record or implied ,appearing on the
above-described parcel of land.
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
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ProfessiJnalEngineets,Land,Swveyors anjplEimers
dwell; 10 83605
Ph (208) 454;;0256 F~(~}454-0919
~mail:gb~,
FOR: C.T~n
JOaNO.: JN1306
DATE: October 2$,2006
PARCEL ',)U
A paroal ofland being a portion or the NWlJ4 NWIJ4ofScction 36, Tow.nship 4North, Rangel
West, Boise Meridia.n. Ada County Idaho. tJ:lOfe pSrtiCUlarly described as follows:
Conu:nencing at thenorthwe;st comer of said NWl/4NWI/4;
1'hence S 000 14' 42" W for a distance of 686JW feet along die west boUtl~ of said NW1l4
NWl/4 to a point.
Thence ,8 89" 26' 181' E tor a distance of 17S,OOfeet to the POINT OF BtGINNING;
Thence S 8!Y' 26'18" E for a, distance af609.97 feet to a point on the wC$terly boundary of
CobbJefield Crossing; .
Thence S 26008' 18" W fOf a distance of338.9,3 feet along said westerly boundary lo,poitlt;
Thcnc:eN 89'" 26~43" W for a distance of46I.S1feetaJong tbe north boundary ofCobbleneld
Crossing to a point; ,
Thence N 09046' 45'1 E fora distaneeof96,42 fet<t to thebeginDingofa curvej
Thencc92.35 feet along said curve tuming to tlleright through an angle of ,105<149' 19". having a
rddius of 50.00 feet. and whose long chord bearsN25" 27128" 'WtQr adistimcc: of 79.77' feet to a
poUlt; ,
Thence 9.50 feet aloDgSaid curve turning to the let\ through an angle of210 12'30~'. having a
radius of 20.00 feet.. "and whose long chord bearsN 13,g SO' 571' E for a,Wstatlce 01'9.41 feetto a
point;
M)I,!ION ~S'tAl'lIlW.ll, L...(:.
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
Thence N OOCll:4'42~ ija'~'of,133;89'f~parallelw4hthe.w~tw~darY Ofsai4NWII4
NWl/4to thePOINTQ)"JI~(lJNNlNG. ',',' , ",., " ,,',',' , ,',',' ,
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This parcelcOntaiDs: 3.729acres'!D()F8otless. '
SUB,JECT TO;'A11ex~iJJ& ~Oi,vlty~;~~menq.Qf~o;implie4:'~~nt~::"'."'"
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Exhibit C
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
" , . .
Profe:SSiOnalEngineerlil;LandS~rv~YQfSand ?Ian';~~s
FOR:, C. T.D.
JOBNO.:JN1306
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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NOV l7 20D'5
MER10lAN PUBLIC
WORKS DE?T.
MAliQIf '" STMll'llLD.. INC,'
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Exhibit C
CITY OF MERIDIAN PLANNING DEP ARTMENT 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 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). 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, ofthis 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 attached and detached dwellings are allowed within the
requested zoning district ofR-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.
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, Staff and The Commission 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 providing public services within the City including, but not limited
to, school districts; and,
The Commission finds that the proposed zoning amendment will not result in any adverse impact
upon delivery of services by any political subdivision providing services to this site, as
conditioned in the staff report.
e. The annexation is in the best 0 interest ofthe City (UDC 11-5B-3.E).
The Commission finds that all e sential services will be provided by the developer to the subject
property and will not require easonable expenditure of public funds. The Applicant is
proposing to develop the land i compliance with the City's Comprehensive Plan and this is a
logical expansion of the City limits. The 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 compatible with the adopted
Comprehensive Plan. The Commission supports the proposed density and proposed plat layout,
with recommended changes, as they comply with the provisions of 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 TIlE HEARING DATE OF JULY 20,2006
The Commission 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;
Staff and the Commission recommend 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 is 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. Staff and the Commission recommend 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 and The
Commission are unaware.
f. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any natural, scenic, or historic features on this site. Therefore, the
Commission finds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance. Staff and the
Commission recommend 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 and the Commission are unaware.
Exhibit D