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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
STAFF REPORT
Hearing Date: 2/15/2007
Continued from 1/4/2007
Planning & Zoning Commission
Justin Lucas
Associate City Planner
Meridian Planning Department
208-884-5533
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FEB 0 9 2007
TO:
FROM:
SUBJECT:
Blackrock Castle Greens Subdivision
AZ-06-059 City Of Meridian
Annexation and Zoning of 224.26 acres from RR (Ada ~~~ 2~~ow
Density Residential), R-4 (Medium Low Density Residential), and R-8
(Medium Density Residential).
PP-06-059
Preliminary Plat approval of 644 single-family residential building lots, 30
common lots and one city park lot, on 178.10 acres, in the proposed R-2, R-4
and R-8 zones.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Providence Development, has applied for Annexation and Zoning (AZ) to R-2
(Low Density Residential), R-4 (Medium Low Density Residential), and R-8 (Medium Density
Residential) for 224.26 acres of property currently zoned RR in Ada County. The Applicant has
also submitted a preliminary plat for a portion (178.10 acres) of the property proposed for
annexation. The subject preliminary plat proposes 644 single-family residential lots, 30
common lots, and one city park lot within the proposed R-2, R-4 and R-8 zones.
The site is located on the west side of Eagle Road, approximately a half mile south of Amity
Road. Currently, there are 44 single-family home sites and associated landscaping and roadways
(previously approved in Ada County as Blackrock Subdivision # 1) on this site. The existing
homes sites (totaling 46.16 acres) and roadways are included in the request for annexation and
zoning, but are not included in the subject preliminary plat. The subject property is within the
area proposed to be a part of the City of Meridian's Area of hnpact and proposed Urban Service
Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) were submitted to the Planning Department for
concurrent review. Below, 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 Blackrock Castle Greens Subdivision (AZ-06-059
and PP-06-059) with the conditions listed in Exhibit B of the Staff Report.
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-059 and PP-06-059 as presented in the staff report for the
hearing date of February 15, 2007 with the following modifications: (Add any proposed
modifications. )
Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-059 and PP-06-059 as presented during the hearing of
February 15, 2007 for the following reasons: (You should state specific reasons for denial of
the annexation and you must state specific reason(s) for the denial of the plat.)
Continuance
I move to continue Pile Numbers AZ-06-059 and PP-06-059 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: South Eagle Road; west side of Eagle Road approximately a
half mile south of Amity Road; in Section 32, Township 3 North, Range 1 East.
b.Owner(s):
Providence Development Group
701 S. Allen St. Ste. 102
Meridian, ill 83642
c. Applicant:
Same as Owner
d. Representative: Kent Brown, Bailey Engineers
e. Present Zoning: RR (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential and Low Density
Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 224.26 acres to R-2 (45.93 acres, or 20.4%), R-4 (73.28
acres, or 32.6%), R-8 (105.05 acres, or 46.8%), and Preliminary Plat approval of644 single-
family buildable lots and 31 common lots. All of the homes within the development are
proposed to be single-family detached. The gross density of the project (excluding the 44 lots
that were previously approved in Ada County as Blackrock Subdivision #1) is 3.6 dwelling
units per acre. Approximately 15.4 percent of the area being subdivided is being set aside for
open space.
1. Date of preliminary plat (attached in Exhibit A):
2. Date oflandscape plan (attached in Exhibit A):
9/25/06
8/7/06
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason ofthe provisions ofthe Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: December 18th, 2006 and January 1 S\ 2007
Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
d. Radius notices mailed to properties within 300 feet on:
e. Applicant posted notice on site by:
December 8th, 2006
December 26th, 2006
6. LAND USE
a. Existing Land Use(s): There are currently 44 single family lots (with homes yet to be
constructed) located in the southwest comer of the proposed annexation area. These lots were
previously approved through Ada County, with Blackrock Subdivision # 1. In association with
these lots some public streets and landscaping have also been installed on this site. The
existing homes sites and streets are included in the annexation area and will receive city
services, but because the home sites and streets were previously approved in Ada County they
are not included in the subject preliminary plat.
b. Description of Character of Surrounding Area: This area is composed of primarily agriculture
land and single. family homes on large parcels. The subject project will constitute a
significant change in use for tWs area and begin the transition from rural to urban for
this section of Eagle Road.
c. Adjacent Land Use and Zoning:
1. North: Recently approved Whitebark Subdivision, zoned R-4, and rural residences
and agriculture, zoned RUT (Ada County)
2. East: Eagle Road and Single-family homes on large rural parcels, zoned RR (Ada
County)
3. South: Single-family homes on large rural parcels, zoned RR (Ada County)
4. West: Single-family homes on large rural parcels, zoned RR and Rl (Ada County)
d. History of Previous Actions: Blackrock Subdivision #1 (Ada County) was recorded as
instrument number 106168286 on October 24,2006. This recorded plat contains 44 residential
lots and various roads. Although this previous plat is included in the annexation area it is not
included in the subject preliminary plat.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: This property is proposing sewer service to mains planned
in Whitebark Subdivision to the north.
Location of water: There is currently a 12-inch main in E. Taconic Drive.
Issues or concerns: 1.) Depending on the timing of development, an "Off-Peak
Pumping Station" may be required. 2.) Due to the topography of this site, there
are two separate water pressure zones on this property. 3.) Water connectivity
2. Canals/Ditches Irrigation: The Ten Mile Creek borders the north eastern portion of the
proposed subdivision for approximately 1000 feet. The June 2006 Update to the
Meridian Comprehensive Plan lists the Ten Mile Creek as one of the waterways that
courses through the city that should be improved and protected (page 39).
3. Hazards: A small portion of the north eastern section of the proposed plat lies within
Flood Zone "A" as determined from flood insurance rate map number 16001C0265 H
dated February 19,2003 and the city's GIS data base (please see Public Works
comments for requirements and conditions for development within Flood Zone "A").
4. Proposed Zoning: R~2 (Low Density Residential), R-4 (Medium Low Density
Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
Residential), R-8 (Medium Density Residential)
5. Size of Property: 224.26 acres (178.10 acres included in the preliminary plat)
f. Subdivision Plat Information:
1. Residential Lots: 644
2. Non-residential Lots: 0
3. Total Building Lots: 644
4. Common Lots: 30
5. Other Lots:
1 (Proposed City Park Site, Lot 5, Block 9)
675
6. Total Lots:
7.
8.
Gross Density:
3.6 units per acre
N/A
Minimum House Size:
g. Landscaping
1. Width of street buffer(s): 25 feet on Eagle Road
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space:
15.4% (27.5 acres)
h. Off-Street Parking: UDC 11-3C-6 requires single-family detached dwellings to have 2
enclosed parking spaces (a garage) and a 20' x 20' parking pad in front of each garage.
1. Summary of Proposed Streets and/or Access: The main entrance into this site is from East
Taconic Drive, which currently intersects Eagle Road. East Taconic Drive was constructed
with Blackrock Subdivision # 1. The applicant is proposing to construct numerous new public
streets, as part of this development. The applicant is also proposing nine stub streets that will
be extended to neighboring properties. The proposed stub streets are listed below:
1. South Slate Avenue, stubs to the 10.5 acre McKay property to the south (parcel #
Sl132417210).
2. South Sandstone Avenue, stubs to the 29.66 acre Cantrell property to the south (parcel
# RI835500100).
3. South Peat Avenue, stubs to the 40 acre Brace property to the south (parcel #
SI132438500).
4. South Slate Avenue, stubs to the 1.28 acre Fulcher property to the north (parcel #
SI132142000).
5. South Marble Street, stubs to the 7.16 acre Fulcher property to the north (parcel #
SI132141900).
6. South Shale Avenue, stubs to the 27.5 acre Warrick property to the north (parcel #
S1132120800).
7. South Vulcan Way, stubs to the 27.5 acre Warrick property to the north (parcel #
SI132120800).
8. South. Whitebark Street ,connects to the proposed Whitebark Subdivision to the north
(parcel # SI132212600).
9. South Lava Rock Avenue, stubs to the 10 acre Huffman property to the north (parcel
# SI132212730).
10. East Magma Street, stubs to the 5 acre Fabricius property to the west (parcel #
R8847000103).
The majority of the internal streets are local streets with 36-feet wide street sections (measured
Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
back of concrete ribbon curb to back of concrete ribbon curb) and contain 5-foot wide attached
sidewalks within 50 feet of right-of-way. Twenty foot wide right of way islands are used at
various points within the subdivision. Where these islands are used the total right of way
increases to 70 feet. East Taconic Drive (previously approved with the Blackrock Subdivision
#1) varies slightly from the other streets in the development because it is classified as a
residential collector and the applicant has proposed five foot detached concrete sidewalks that
are placed in an easements on both sides of the street. Staff is generally supportive of the
proposed street system. ACHD has submitted final comments and conditions back to the
City regarding this project which have been included in Exhibit B.
7. COMMENTS MEETING
On December 15, 2006, a joint agency and departments meeting was held with service providers
in this area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, Meridian Police Department, and the
Sanitary Services Company. Staff has included comments, conditions and recommended actions
in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
Approximately half of this property is designated "Medium Density Residential", and the other
half "Low Density Residential" on the Comprehensive Plan Future Land Use Map (as amended
by the Southeast Comprehensive Plan Map Amendment that was approved by the City Council
on October 10, 2006). Medium density residential areas are anticipated to contain between three
and eight dwellings per acre (see Page 99 of the Comprehensive Plan.). Low density residential
areas are anticipated to contain up to three dwellings per acre (see Page 99 of the Comprehensive
Plan.) The proposed Preliminary Plat includes 644 single-family lots on 178.10 acres for a total
gross density of 3.6 dwelling units/acre. Even though the overall density calculation does not
meet the Low Density standard (less than three units per acre), the applicant has configured the
lots and zoning designations in a way that places the larger lots (S,OOO square feet plus) and less
dense zoning designation R-2 and R-4, in the area of the preliminary plat that is designated Low
Density on Comprehensive Plan Future Land Use Map. That being said, staff considers this
project to be generally compliant with the recommended density for this area as shown on the
Future Land Use Map. After considering the comprehensive plan designations and the plat layout,
staff believes that the proposed development is generally consistent with comprehensive plan (as
amended).
Beyond what has been discussed above the following Comprehensive Plan policies apply to this
application (staff analysis in italics below policy):
Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
Currently the City is in negotiations to establish this area as part of the Area of City Impact. 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.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
· 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 8 - Develop alternative modes of transportation through
pedestrian improvements, bicycle lanes, off-street pathways, and transit oriented development as
appropriate.
This development includes a multi-use pathway that is consistent with the Comprehensive Plan
Future Land Use Map. This pathway will help to promote connectivity and alternative forms of
transportation in this area. The development also includes various micro pathways that will also
promote walking and biking through out the development.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes ten stub streets. The majority of these stub streets
extend to parcels currently zoned RUT or RJ in Ada County, which staff anticipates will re-
develop in the future. Stallbelieves that the applicant has done a nice job of providingfor future
connectivity to the north, south, and west
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis 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.
Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
The applicant is proposing to construct multiple micro pathways within the proposed subdivision.
These pathways will connected to the sidewalk network along Eagle Road and connect to future
development. Along with these pathways the applicant is also proposing to construct jive foot
sidewalks throughout the subdivision.
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See above.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff .finds that the existing single-family
residential properties in the near vicinity are compatible with the proposed development.
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. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached
homes as permitted uses in theR-2, R-4 and R-8 zoning districts.
b. Purpose Statement of Zone: R-2, R-8, R-4 Residential Districts: 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.
c. General Standards: All of the proposed lots (including the existing lots within Blackrock
Subdivision #1) comply with the standard street frontage and lot size requirements of the R.2,
RM4 and R-8 zones established in the UDC. No dimensional modifications are being requested
for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-2, R-4 and R-8 zones are appropriate for this
property. Please see Exhibit D for detailed analysis of the required facts and findings
for annexation.
The annexation legal description submitted with the application (stamped on May 3,
2006 by D. Terry Peugh, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
Special Considerations:
Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
Existing Lots in Blackrock #1: As mentioned above, there are currently 44
single-family home sites and associated landscaping and roadways (previously
approved in Ada County as Blackrock Subdivision #1) on this site. The existing
homes sites (totaling 46.16 acres) and roadways are included in the request for
annexation and zoning, but are not included in the subject preliminary plat. Staff
has reviewed these home sites and found them to be consistent with the
dimensional standards for the R-2 zoning district (which is being requested for
this area). All of these home sites and roadways should conform to the UDC and
any other applicable city standards.
City Park: On the Comprehensive Plan Future Land Use Map, a potential city
park site is shown on this property. The applicant is proposing to construct an 8.7
acre City Park in the area currently designated as Lot 5, Block 9 on the subject
preliminary plat. It is staff s understanding that the applicant has been working
with the Parks Department and Parks Commission to work out the details of the
proposed park.
Multi-Use Pathway: The applicant is proposing to construct a multi-use
pathway along the south side of the Ten Mile Drain where it courses through the
subject property. There is an out parcel on Eagle Road, which prevents the
pathway from being extended all the way out to Eagle Road at this time. So the
City is not left with a dead-end pathway, the applicant is proposing to use micro.
paths and on-street sidewalks to get pedestrians to/from the multi-use pathway.
This proposal is consistent with the Comprehensive Plan which does show a
pathway in this area. Staff is supportive of the applicant's proposal to construct
this pathway. The multiuse pathway should be designed in accordance with UDC
11- 3A-S and the City of Meridian Parks and Recreation Master Plan. Either an
easement or ownership deed must be granted before the city will assume the
maintenance of any section of pathway. See Multi.Use Pathway analysis in the
PP Application analysis below.
Development Agreement: UDC 11-5B-3.D.2 and Idaho Code 9 65-6711A
provides the City the authority to require a property owner to enter into a
Development Agreement (DA) with the City that may require some written
commitment for all future uses. Staff believes that a DA is necessary to ensure
that this property is developed in a fashion that is consistent with the
comprehensive plan designation and does not negatively impact nearby
properties.
Prior to the annexation ordinance approval, a Development Agreement (DA)
shall be entered into between the City of Meridian, property owner (at the time of
annexation ordinance adoption), and the developer. The applicant shall contact
the City Attorney, Bill Nary, at 88S-4433 to initiate this process. The DA shall
incorporate the following:
· That all future uses shall not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
. That all future development of the subj ect property shall be constructed
in accordance with City of Meridian ordinances in effect at the time of
development.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
. That the applicant will be responsible for all costs associated with the
sewer and water service extension.
. That any existing domestic wells and/or septic systems within this
project will have to be removed from their domestic service, per City
Ordinance Section 5-7-517, when services are available from the City of
Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
. That the following shall be the only allowed uses on this property:
single-family detached homes and allowed accessory uses of the R-2, R-
4 and R-S zones.
. That all of the existing lots and roadways previously approved as
Blackrock Subdivision #1 (Ada County) shall conform to the UDC and
any other applicable city standards.
. That a lO-foot wide multi-use pathway shall be constructed on this site
located generally on the south side of the Ten Mile Drain. That the
applicant agrees to construct said pathway to the Parks Departments
standards and grant the City an easement for said pathway.
. That the applicant agrees to construct an 8.7 acre neighborhood park on
this site and dedicate said park to the City. The neighborhood park shall
be constructed and accepted by the City prior to the 200th building permit
being issued for this development.
. That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified
Development Code.
. That the applicant shall dedicate a City of Meridian water easement
over Lot 10, Block 10f Blackrock Subdivision #1. The applicant shall
install a 12-inch tee, and 12-inch water main to the boundary of the
property line. This shall be done with the first phase of this
development (prior to occupancy).
. The applicant shall donate a 125-foot by 125-foot lot for the booster
station that is being installed. This shall be accomplished with the final
plat phase that dedicates the City Park
2. PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Density/Transition: As mentioned above this project will mark a significant change
in the character and land use for this area. Beyond the Whitebark Subdivision to the
north (which borders the proposed development for 665 feet) and the existing 44 lots
(Blackrock Subdivision #1) in the south west comer of the proposed annexation area,
there are no other urban level residential projects that directly border the proposed
development. Adding 644 single family homes to this area will deftnitely have an
impact on the rural character that has typically been identified with this section of
Eagle Road. The Southeast Comprehensive Plan Map Amendment that was approved
by the City Council on October 10, 2006 did designate this area for development at the
densities proposed with this application. This project represents the ftrst major step in
establishing the urban densities that have been envisioned for this area. Furthermore,
this development could act as a catalyst for even more residential development within
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
the neighboring properties and beyond.
Multi-Use Pathway: As mentioned above, the preliminary plat and landscape plan
submitted by the applicant show a multi-use pathway on this site that runs along the
south side of the Ten Mile Drain. As proposed the southeastern portion of the multi-
use pathway terminates into a rural residence, an out parcel zoned RR in Ada County.
Usually when a pathway terminates into a parcel that is not currently within city limits
staff assumes that the pathway will be extended at the time that the out parcel
redevelops and annexes into the city. In this situation the rural residence sits on
approximately 1.28 acres of land. Do to its size staff is concerned about the
redevelopment potential of this parcel. Staff raised this issue with the applicant and
recommended that some type of pedestrian connection be provided between the
eastern terminus of the multiuse pathway and Eagle Road. In response to staff s
request, the applicant is proposing to provide two micro paths that will connect the
eastern terminus of the multi-use pathway to the sidewalk network along Eagle Road.
Staff has reviewed this option and believes it is a good solution to the pedestrian
connectivity issue in this area. Staff believes the micro paths will allow for the
connection of the multi-use pathway to Eagle Road until the parcel to the east
develops, if it redevelops, and is required to extend the multiuse pathway. The multi-
use pathway should be designed in accordance with UDC 11-3A-8 and the City of
Meridian Parks and Recreation Master Plan. Either an easement or ownership deed
must be granted before the city will assume the maintenance of any section of
pathway.
Open Space/Amenities: UDC 11-3G-3 requires a minimum of five percent open
space for all developments exceeding five acres. The UDC also requires one
additional site amenity for each additional 20 acres of development area. Using that
standard the applicant is required to provide an additional nine amenities for a
development of this size (178.10 acres). The applicant is providing 27.5 acres of
usable open space with this development which equals approximately 15.4% of the
total development area. Along with that ample amount of open space the applicant is
proposing various pathways, a basketball court, picnic gazebo, and three large open
grassy areas. Furthermore the applicant is proposing an 8.7 acre neighborhood park
that is intended to be dedicated to the city as part of this development. After carefully
reviewing these proposed amenities staff is confident that the applicant meets and
even exceed the amenity requirements as described in the unc.
Note: The proposed micro-pathway that runs along southern boundary of the
subdivision is shown as ten feet wide. It should be made clear that this pathway is
not designated as a multi-use pathway for the purposes of this development and
therefore will be entirely maintained by the Blackrock Castle Green Home
Owners Association and not the City.
Landscaping: The landscape plan prepared by Jensen Belts Associates, on 8-7-06, is
approved with the following modifications/notes:
. Per UDC 11-3G-3A, set aside at least 15.4% (27.5 acres) of the site for
useable open space, as proposed.
· The applicant should construct a minimum 25-foot wide street buffer along
the entire length of Eagle Road, exclusive of ACHD right-of-way required for
the ultimate street section. Said buffer shall be designed and constructed in
accordance with UDC 11-3B-7.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
· The applicant should construct a minimum 20-foot wide street buffer along
the entire length of E. Taconic Drive (a collector street), exclusive of ACHD
right-of-way for the street section. Said buffer shall be designed and
constructed in accordance with UDC 11-3B-7.
· Landscaping adjacent to all micro pathways and the multi-use pathway should
be designed in accordance with UDC 11-3B~12.
· Per UDC 11-3B-1O, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
· A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11- 3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
above, with the [mal plat application(s).
Sidewalks: As proposed on the preliminary plat the applicant shows five-foot wide
detached concrete sidewalks on both sides of E. Taconic Drive. Taconic Drive will
function as a residential collector. This street was previously approved and constructed
as part of the Blackrock Subdivision #1 in Ada County. At the time of platting, the
street was not fully improved with curb, gutters and sidewalks due to the fact that it
was only designed to serve the 44 home sites that were part of the Blackrock
Subdivision #1. In lieu of concrete sidewalks ACHD allowed the applicant to
construct a ten-foot wide asphalt pathway along one side of the previously approved
street. Staff believes that the applicant's proposal to replace the existing asphalt
pathway on the south side of Taconic Drive with five-foot wide concrete sidewalks on
both side of the street is appropriate.
Stub Streets: There is one proposed stub street, Whitebark Street, that will be
extended to this property from the north. Furthermore, the applicant is proposing ten
stub streets to the adjacent parcels. Staff is supportive of the proposed stub streets and
interconnectivity. The applicant should be required to provide public stub streets to the
following parcels as proposed: 1) S. Slate Avenue, stubs to the 10.5 acre McKay
property to the south (parcel # S113241721O). 2) S. Sandstone Avenue, stubs to the
29.66 acre Cantrell property to the south (parcel # RI835500100). 3) S. Peat Avenue,
stubs to the 40 acre Brace property to the south (parcel # SI132438500). 4) S. Slate
Avenue, stubs to the 1.28 acre Fulcher property to the north (parcel # SI132142000).
5) S. Marble Street, stubs to the 7.16 acre Fulcher property to the north (parcel #
SI132141900). 6) S. Shale Avenue, stubs to the 27.5 acre Warrick property to the
north (parcel # SI132120800). 7) S. Vulcan Way, stubs to the 27.5 acre Warrick
property to the north (parcel # S1132120800). 8) S. Whitebark Street, connects to the
proposed Whitebark Subdivision to the north (parcel # SI132212600). 9) S. Lava
Rock Avenue, stubs to the 10 acre Huffman property to the north (parcel #
SI132212730). 10) E. Magma Street, stubs to the 5 acre Fabricius property to the west
(parcel # R8847000103).
Access: Excluding Taconic Drive, all of the existing driveways to Eagle Road that
currently exist on this property should be relinquished. The applicant should place a
note upon the final plat that prohibits direct lot access to Eagle Road.
B1ackrock Castle Greens Subdivision AZ-06-059/PP-06-059
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
Street Layout: The Police Department has raised concerns about the proposed
Andesite, Magma, Sandstone and Greenstone Streets. These streets are relatively long
and strait and the Police Department believes that traffic calming measures may need
to be provided along these streets. The applicant should work with the Ada County
Highway District to provide traffic calming design to decrease travel speeds on the
above mentioned streets.
Existing Residences/Buildings: There are some existing buildings on this site. Any
existing building that does not meet setback requirements of the requested zoning
district shall be 10catedlre~located in accordance with the building setbacks of the R-
2/R-8/R-4 zone, prior to signature of the final plat by the City Engineer.
Fencing: The submitted landscape plan shows various fencing types used through out
the site. Solid perimeter fencing is proposed around most of the subdivision except for
the areas adjacent to micro or multiuse pathways where five and six foot wrought iron
fencing is proposed. A detailed fencing plan should be submitted upon application of
the final plat. If permanent fencing is not provided before issuance of a building
permit, temporary construction fencing to contain debris must be installed around the
perimeter. Perimeter, common open space, and micro-path/multi-use path fencing
shall be designed according to UDC 11-3A-7. Any solid fencing adjacent to open
areas and pathways should not exceed four feet in height.
Common Areas: Maintenance of all common areas shall be the responsibility of the
Black Rock Castle Greens Home Owners' Association.
Ditches, Laterals, and Canals: Per UDC 11 ~3A.6 all irrigation ditches, laterals or
canals, exclusive of any natural waterways (Ten Mile Drain) that intersect, cross or lie
within the area being subdivided shall be covered. This requirement doe not apply to
the Ten Mile Creek which is classified as a natural waterway and must be protected as
stated in UDC 11-6A-IH.
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 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 used, 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.
b. Staff Recommendation: Staff recommends approval of the subject applications AZ-
06-059 and PP-06-059, with the conditions listed in Exhibit B of the Staff Report for the
hearing date of February 15, 2007.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: 9-25-06)
2. Landscape Plan (dated: 8-7-06)
Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
C. Legal Description
D. Required Findings from Unified Development Code
Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059
PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
A. Drawings
1. Preliminary Plat (dated: 9-25-06)
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L
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
B. Conditions of Approval
1. Planning Department
1.1 ANNEXATION COMMENTS
1.1.1 Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner(s) (at the time of annexation ordinance adoption),
and the developer. The applicant shall contact the City Attorney, Bill Nary, at 888~4433 to
initiate this process. The Planning Department required DA provisions are in Section 10 of
the Staff Report.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-059)
1.2.1 All comments and conditions of the accompanying Annexation and Zoning (AZ-06-059)
application and associated Development Agreement shall also be considered conditions of the
Preliminary Plat (PP-06-059).
1.2.2 Construct a 10-foot wide multi-use pathway along the southern bank of the Ten Mile Creek as
proposed. The pathway shall be designed in accordance with UDC 11-3A-8 and the City of
Meridian Parks and Recreation Master Plan. Coordinate the location of the multi-use pathway
with City Staff The applicant shall work with the City Parks Department to acquire the necessary
approvals through the City's Master Pathway Agreement with the Nampa Meridian Irrigation
District (NMID), if the pathway is located within NMID's easement. The easement for the Ten
Mile Creek and pathway shall not be included within the area of any adjacent buildable lot. The
applicant shall conform to the Parks Department's standards for construction ofthe pathway.
1.2.3 Provide pedestrian connectivity, in the form of two micro pathways, from the eastern terminus of
the proposed multi-use pathway along the Ten Mile Creek to the sidewalk network along Eagle
Road. These micro pathways shall be designed and constructed in accordance with UDC 11-3B~
12.
1.2.4 The landscape plan prepared by Jensen Belts Associates, on 8-7-06, is approved with the
following modifications/notes:
. Per UDC 11-3G-3A, set aside at least 15.4% (27.5 acres) of the site for useable open
space, as proposed.
. Construct a minimum 35-foot wide street buffer along the entire length of Eagle
Road, exclusive of ACHD right-of-way used for the ultimate street section. Said
buffer shall be designed and constructed in accordance with UDC 11-3B-7.
. Construct a minimum 30-foot wide street buffer along the entire length of E. Taconic
Drive (a collector street), exclusive of ACHD right-of-way used for the street section.
Said buffer shall be designed and constructed in accordance with UDC 11- 3B-7.
. Landscaping adjacent to all micro pathways shall be designed in accordance with
UDC 11-3B-12.
. Per UDC 11-3B-1O, the applicant shall work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the
existing trees on site.
. A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan. All standards of
installation should apply as listed in UDC 11-3B-14.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping and amenities 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 [mal plat application(s).
1.2.5 Provide public stub streets to the following parcels as proposed: 1) S. Slate Avenue, stubs to the
10.5 acre McKay property to the south (parcel # SI132417210); 2) S. Sandstone Avenue, stubs to
the 29.66 acre Cantrell property to the south (parcel # RI835500100); 3) S. Peat Avenue, stubs to
the 40 acre Brace property to the south (parcel # SI132438500); 4) S. Slate Avenue, stubs to the
1.28 acre Fulcher property to the north (parcel # SI132142000); 5) S. Marble Street, stubs to the
7.16 acre Fulcher property to the north (parcel # S1132141900); 6) S. Shale Avenue, stubs to the
27.5 acre Warrick property to the north (parcel # SI132120800); 7) S. Vulcan Way, stubs to the
27.5 acre Warrick property to the north (parcel # SI132120800); 8) S. Whitebark Street, connects
to the proposed Whitebark Subdivision to the north (parcel # SI132212600); 9) S. Lava Rock
Avenue, stubs to the 10 acre Huffman property to the north (parcel # SI132212730); and, 10) E.
Magma Street, stubs to the 5 acre Fabricius property to the west (parcel # R8847000103).
1.2.6 Excluding E. Taconic Drive, all of the existing driveways to Eagle Road shall be closed. The
applicant shall place a note upon the final plat that prohibits direct lot access to Eagle Road.
1.2.7 Provide solid perimeter fencing as proposed. A detailed fencing plan shall be submitted upon
application of the final plat. If pennanent fencing is not provided before issuance of a building
permit, temporary construction fencing to contain debris must be installed around the perimeter.
Perimeter, common open space, and micro-pathlmulti-use path fencing shall be designed
according to UDC 11-3A-7. Any solid fencing adjacent to open areas and pathways shall not
exceed four feet in height.
1.2.8 Any existing building(s) that do not meet setback requirements of the requested zoning district
shall be 10catedlre-located in accordance with the building setbacks of the R-2/R-8/R-4 zone,
prior to signature of the final plat by the City Engineer.
1.2.9 Maintenance of all common areas shall be the responsibility of the Blackrock Castle Greens
Home Owners' Association.
1.2.10 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway,
that intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
1.2.11 Underground, pressurized irrigation must be provided to all lots within this development.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-059)
1.3.1 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(s).
1.3.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
1.3.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B.
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. If the stormwater detention facility cannot be incOIporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.3.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.3.5 Staffs failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.3,6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains planned in
Whitebark Subdivision to the north. These mains are temporarily flowing out of shed. The
applicant shall wait for the Black Cat Trunk to connect to the Glacier Springs Manhole; OR be
responsible to install an "off-peak pumping station" in a location coordinated with the Public
Works Department. The station shall be located in such a manner that influent from all platted
lots shall flow to it. Station design shall be coordinated with the Public Works Department.
2.2 Sewer mains shall be installed in all stub streets proposed on this plat, and new stub streets
required by the Planning Department or Ada County Highway District.
2.3 The 15-inch lateral trunk through this site shall conform to the inverts in the City of Meridian
Master Sewer Plan. The applicant shall coordinate the routing of this trunk with the Public
Works Department.
2.4 The applicant shall install sewer mains to and through this subdivision; applicant shall coordinate
main size and routing with the Public Works Department, and execute standard forms of
easements for any mains that are required to provide service. Minimum cover over sewer mains
is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.5 Water service to this site is being proposed via extension of mains in Taconic Drive, and future
mains planned in Whitebark Subdivision. The applicant shall be responsible to install water
mains to and through this development, coordinate main size and routing with Public Works.
2.6 The applicant shall construct a booster station on this property to ensure adequate water pressure
for the "High Side Pressure Zone".
2.7 The applicant shall be required to install a 12~inch water main from the proposed 12-inch main in
Whitebark to Taconic Drive via S. Ashfall Way.
2.8 Due to the topography associated with this site, there are two separate water pressure zones. The
applicant shall be responsible to install two Pressure Reducing Valves. They shall be located on
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
S. Ashfall Way, to the north and south of Taconic Way.
2.9 Revise the plat to include a 125-foot by 125-foot lot, to be donated to the City of Meridian, on
which the booster station is being installed.
2.10 A portion of this site is within a Flood zone A The applicant shall determine the Base Flood
Elevation, and all lots that fall within that BFE shall provide Elevation Certification prior to
issuance of Building Permits.
2.11 Prior to addressing of recorded plats the applicant shall submit a separate plat, identical to the
recorded plat, with the flood plain overlay on it.
2.12 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.
2.13 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).
2.14 The applicant has indicated the required pressurized irrigation system in this development will be
owned and operated by an irrigation district, therefore a letter of plan approval shall be submitted
prior to scheduling of a pre-construction meeting. If it is to be maintained as a private system,
plans and specifications will be reviewed by the Public Works Department as part of the
construction plan review. A "draft copy" of the operations and maintenance manual will be
required prior to plan approval with the "final draft" being required prior to final plat signature on
the last phase of this project.
2.15 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
[mal plat by the City Engineer.
2.16 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.
2.17 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.
2.18 Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
needs to be sufficient to allow for 10 feet of easement past the sidewalk.
2.19 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.
2.20 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.
2.21 Street signs are to be in place, water system shall be installed and activated, sewer system shall
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
have passed air-testing and video inspection, 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.
2.22 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.
2.23 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.
2.24 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.
2.25 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.
2.26 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.27 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.28 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.
2.29 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.
2.30 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.
2.31 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 not exceeding 3600 square feet will require a fIfe-flow of 1,000
gallons per minute available for duration of 2 hours to service the entire project. One and two story
family dwellings 3600 square feet and greater will require a fire flow of 1500 gallons per minute.
Fire hydrants shall be placed an average of500' apart. International Fire Code Appendix C
3.2 Acceptance of the water supply for fIfe protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
3.3 Final Approval of the ftre 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 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 of the project.
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.5 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.6 The proposed 644 lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 1,867 residents at build out.
3.7 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.
3.8 The ftre department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.9 To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project, which serves more than 50 homes. The two entrances should be separated by
no less than Y2 the diagonal measurement of the full development.
3.10 An approved emergency vehicle turnaround shall be installed at the terminus of Slate Street.
3.11 Fire department access to the pathway along the Ten Mile Drain shall be provided.
4. Police Department
4.1 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
4.2 The proposed plat and/or site design encourages high-speed, cut-through traffic. The
applicant shall work with the Ada County Highway District to provide traffic calming
design to decrease travel speeds on Andesite, Magma, Sandstone and Greenstone Streets.
4.3 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed three feet in height.
4.4 Provide adequate lighting on all micro-pathways and walkways.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY ]5,2007
4.5 The proposed basketball courts on Lot 9, Block 30 shall be moved further away from the
residences.
4.6 The proposed tot-lot on Lot 7, Block 17 shall be moved further away from the residences.
5. Parks Department
5.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
5.2 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
5.3 Minimum acreage standard for City Park: The City is willing to develop and maintain
Community Parks, Urban Parks, and Neighborhood Parks. Neighborhood Parks will be reviewed
on a case-by-case basis. The City may choose to maintain neighborhood parks at an acreage of
seven acres or larger. It will be the responsibility of private homeowner groups or associations to
develop and maintain the smaller mini parks and some Neighborhood Parks in their subdivision
that the City does not maintain.
6. Sanitary Service Company
6.1 SSC has no comments related to this application.
7. Ada County Highway District
Site Soecific Conditions of Aooroval
7.1 Design and construct a signal at the intersection of Taconic Drive and Eagle Road with the final
platting ofthe 500th lot. Further development of the site will be prohibited until the signal is
installed and functional.
7.2 The applicant will be required to submit to the District information regarding when signal
warrants are met to determine which phase ofthe development will require the installation of the
signal.
7.3 Dedicate 48-feet of right-of-way from the centerline of Eagle Road abutting the site. 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. Allow up to 30 business days
to process the right-of-way dedication after receipt of all requested material. The District will
purchase the right~of-way which is in addition to existing right-of-way from available Corridor
Preservation Funds.
7.4 Construct a 5-foot concrete sidewalk a minimum of 41-feet from the centerline of Eagle Road, as
proposed. Provide an easement to the District for any segment of the sidewalk located outside of
the right-of-way.
7.5 Construct Taconic Drive as a standard residential collector with a complete 36-foot street section
with vertical curb, gutter, and 5-foot concrete sidewalk on the north side ofthe roadway and no
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
front~on housing within 50-feet of right-of-way. Provide a minimum 21-foot street section on
both sides of the proposed center landscape islands.
7.6 Construct Ashfall Way as a standard residential collector with a complete 36-foot street section
with vertical curb, gutter, and 5-foot concrete sidewalk and no front-on housing within 50-feet of
right-of-way. Provide a minimum 21-foot street section on both sides of the proposed center
landscape islands.
7;7 Construct the internal streets as a 34-foot street section with rolled curb, gutter, and 5.foot
attached concrete sidewalk, as proposed. Provide a minimum 21- foot street section on both sides
of proposed center landscape islands.
7.8 Construct on roadway to intersect (Taconic Drive) to intersect Eagle Road, located approximately
370-feet south of the north property line (measured property line to centerline), as proposed.
7.9 Construct the following stub streets, as proposed. In stall a sign at the terminus of the stub streets
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
. Stub street to the north, S. Shale Avenue, located approximately 360-feet west of the east
property line (measured property line to centerline)
. Stub street to the north, S. Vulcan Way, located approximately 1,320-feet west of the east
property line (measured property line to centerline).
· Stub street to the north, S. Whitebark, located approximately 1,170~feet east ofthe west
property line (measured property line to centerline). This stub street will align with S.
Whitebark, a previously approved stub street as part of Whitebark Subdivision.
. Stub street to the north, S. Lava Rock Avenue, located approximately 300-feet east of the
west property line (measured property line to centerline).
. Stub street to the west, E. Magma Street, located approximately 130-feet south ofthe
north property line (measured property line to centerline).
. Stub street to the south, S. Peat Avenue, located approximately 850-feet west of the east
property line (measured property line to centerline).
. Stub street to the south, S. Sandstone Avenue. Located 130-feet west of the east property
line (measured property line to centerline).
. Stub street to the east, E. Hematite Drive, located approximately 41O-feet north ofthe
south property line (measured property line to centerline).
. Stub street to the northeast. S. Marble Street, located approximately 1,100-feet northwest
of the east property line (measured property line to centerline).
7.10 Construct on knuckle with no center landscape island, as proposed.
7.11 Other than the access specifically approved with this application, direct lot access is prohibited to
Eagle Road and shall be noted on the final plat.
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
7.12 Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
7.1 b Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2b Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.3b All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.4b Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction ofthe proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.5b Comply with the District's Tree Planter Width Interim Policy.
7.6b 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.
7.7b All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State ofIdaho shall prepare and certify all improvement plans.
7.8b 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.
7.9b 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.
7.10b Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.11 b 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 DrGLINE (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.
7.12b No change in the terms and conditions ofthis approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representativeofthe 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 - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
7.13b Any change by the applicant in the planned use ofthe 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. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 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.
8.3 Run-off is not to create a mosquito breeding problem.
Exhibit B - Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
C. Legal Description
IDAHO
SURVEY
GROUP
14.50 E~~i; W;:Itenl)w('1' SL
Sui,,, I SO
Me,'idian, Idoho 83642
Phone (208) 846-8570
Fax (208) 884-539'1
Project No. 06-135
May 1, 2006
BJackrock Annexation
Description
The SE 1/4 oftheNW 1/4 and the:N'E 1/4 of the SW 1/4 of Section 32, aporlion
of the South 1/2 of the NE 1/4 and a portion on tbe NOlib II2 of the SE 1/4 ofScction 32,
T.3N., R.IE" B-M., Ada County, Idaho, more particularly described as follows:
Commencing at the comer common to Sections 29, 30, 3 J, and 32 ofT-3N., R.IB-, B.M.;
Thence South 89"43'50" East, 2645,04 feet to Ihe 1/4 comer common to said Sections 29
and 32; Thence South 00018'40" West, 1337.16 feet 10 the C-N 1/16 corner of said
Section 32 and the REAL POINT OF BEGINNING.
Thence along the North line of the South 112 of the NE 1/4 Soulh 89041'43" East,
1718,23 feet to a point on the Northeasterly top of bank oftbe Ten Mile Drain;
Thence along said top of bank: South 36"35'49" East, 198_64 feet;
Thence South 47026'09" East, 889,12 feet;
Thence departing said top of bank North 89040'1]" West, ] 13.10 feet;
Thence South 00"13'16" West, 255.57 feet;
Thence South 89"40']]" Easl, 276_94 feet to a point on the Easl boundary of said
Section 32;
Thence along said East boundary South 00013' 16" West, 326.37 feet to Ihe ;East
1/4 comer of said Section 32; .
Thence South 000]3'44" West, 472,0] feet;
Thence departing said East boundary North 89"48' 49" West, 528,00 feet;
Thence Soutb 00013'44" West, 866,05 feet to a point on the South line ofthe
North 1/2 of the SE 1/4 of said Section 32;
Thence North 89048'49" Wesl, 2131.7] feet to the C-S 1/16 comer;
Thence North 89"49'S7"West, 1340_61 feet to the SW II] 6 comer;
Professional Land Surveyors
Exhibit C - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
Thence North 00007' 50" West, 1347.13 [ecl to the CoW 1/16 comer of said
Section 32;
Thence North 00051 '00" East, ]337,33 Jeet 10 the NW 1116 comer;
Thence South 89044'17" East, 673.82 feet to the Southwest comer of the East \/2
of the NE ]/4 of the NW 1/4 of said Section 32;
Thence South 89045' ]4" East, 66] .99 feei to the Point ofBegjnning, Containing
224.26 acres, more or less.
Prepared By:
Idaho SUIVey Group, P.C
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Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
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.
IDAHO
SURVEY
GROUP
1450 East W.,ertower St.
Suite I SO
Meridian, Idaho 83642
Phone (208) 846-8570
Fax (208) 884-5399
Project No. 06-142-01
July 3,2006
BJackrock
Rezone to R-2
A parcel ofland located in SE 1/4 ofthe NW 1/4, the NE 1/4 ofthe SW 1/4, and
the NW 1/4 ofthe SE 114 of Section 32, T.3N., R.IE" B.M., Ada County, Idaho, more
particularly described as follows: Commencing at the East 1/4 comer of said Section 32,
from which the Southeast comer ofsaid Section bears South 00013' 44" West, 2676,16
feet; Thence South 00013'44" West, 472,01 feet; Thence North 89048'49" West, 528.00
feet; Thence South 00013'44" West, 866.05 feet to a point on the South line of the NE
1/4 ofthe SE 1/4 of said Section 32; Thence along said South line and the South lineaf
the NW 1/4 of the SE 1/4 North 89048'49" West, 1600.61 feet to the REAL POINT OF
BEGINNING.
Thence continuing North 89048'49" West, 53LlO feet to the C-S 1/16 comer;
Thence North 89049'57" West, 1340,61 feet to the SW 1/16 comer;
Thence North 00007'50" West, 1347.13 feet to the C-W 1/16 comer;
Thence along the West line of the SE 1/4 of the NW 1/4 North 00051 'DO" East,
675,38 feet;
Thence South 36045'50" East, 852.97 feet;
Thence South 57019'56" East, 173.04 feet;
Thence South 41047'50" East, 170.59 feet;
Thence South 37030'04" East, 172.16 feet;
Thence South 63050' 17" East, 178.01 feet;
Thence South 74?49'32" East, 192.98 teet;
Thence South 46034'51" East, 190.00 feet;
Thence South 79029'24" East, 63.08 feet;
Page 1 of2
Professional Land Surveyors
Exhibit C ~ Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
Thence South 46"34'51" East, 612.65 feet;
Thence South 00"11 '34" West, 295.42 feet to the Point of Beginning, Containing
45.93 acres, more or less.
Prepared By:
Idaho Survey Group, P ,c.
D. Terry Peugh, PLS
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
IDAHO
SURVEY
GROUP
1450 Easr Warertower 5r.
Suire I SO
Meridian. Idaho 83642
Phone (20B) 846-8570
Fax (208) 884-5399
Project No. 06-135
September 26, 2006
Blackrock
Rezone to R-4
A parcel of land located in Section 32, T.3N., R,IE., B.M., Ada County, Idaho,
more particularly described as follows: Commencing at the comer common to Sections
29,30,31, aud 32 ofT.3N., R.1E., B.M.; Thence South 89043'50" East, 2645,04 fect to
the 1/4 comer common to said Sections 29 and 32; Thence South 00018'40" West,
1337.16 feet to the C-N 1/16 comer of said Section 32; Thence along the North line of
the SE 1/4 oftheNW 1/4 North 89044'45" West, 165.00 feet to the REAL POINT OF
BEGINNING.
Thence South 00018'17" West, 129,85 feet;
Thence South 89041' 43" East, 300.00 feet;
Thence South 00018'17" West, 92.74 feet;
Thence 142,05 feet along the arc of a curve to the left, having a radius of 425,00
feet, a central angle ofl9009'UO", and a long chord bearing South 9016'13" East,
141.39 feet;
Thence South 71 009' 17" West, 175,00 feet;
Thence 240.35 feet along the arc of a non-tangent curve to the left, having a
radius of 600,00 feet, a central angle of22057'07", and a long chord bearing South
30"19'16" East, 238.75 feet;
Thence South 41047'50" East, 445.58 feet;
Thence 226.74 feet along the arc ofa curve to the right, having a radius of
600,00 feet, a central angle of21 039'09", and a long chord bearing South 30058'16"
East, 225.40 feet;
Thence South 20008' 41" East, 474.40 feel;
Thence 112,58 feet along the arc of a non-tangent curve to the tight, having a
radius of315.00 feet, a central angle of20028'36", and a long chord beating North
80005' 3 7" East, 111.98 feet;
Professional land Surveyors
Page 1 of3
Exhibit C - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
Thence South 89040'05" East, 274.99 feet;
Thence South 00019'55" West, 40,00 feet;
Thence 172.96 feet aloug the arc of a curve to the right, having a radius of
230.00 feet, a central angle of 43005'14", and a long chord bearing South 21052'32"
West, 168.92 feet;
Thence South 43025' 09" West, 317,01 feet;
Thence South 46034'51" East, 87.23 feet;
Thence 213.51 feet along the arc ofa curve to the right, having a radius of
410.00 feet, a central angle of29050'13", and a long chord bearing South 31039'44"
East, 211,10 feet;
Thence South 16044'38" East, 225,29 feet;
Thence 49,88 feet along the arc of a curve to the right, having a radius of 120.00
feet, a central angle 0[23049'09", and a loug chord bearing South 4050'03" East, 49.52
feet;
Thence South 00011' 11 " West, 20.21 feet;
Thence South 89048'49" East, 224,84 feet;
Thence South 00011 ' 11 " West, 155,00 feet to a point on the South line of the
South 112 of the SE 1/4 of said Section 32;
Thence along said line North 89048'49" West, 740.47 feet;
Thence North 00011 '34" East, 295.42 feet;
Thence North 46034'51" West, 612,65 feet;
Thence North 79029'24" West, 63,08 feet;
Thence North 46034'51" West, 190.00 feet;
Thence North 74049'32" West, 192,98 feet;
Thence North 63050'17" West, 178,01 feet;
Thence North 37"30'04" West, 172.16 feet;
Thence North 41047'50" West, 170.59 feet;
Page 2 of3
Exhibit C - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
Thence North 57019'56" West, 173,04 feet;
Thence North 36045'50" West, 852.96 feet to a point on the West line of the SE
114 of the NW 114;
Thence along said line North 00051 '00" East, 661.95 feet to the NW 1/16
comer;
Thence South 89044'45" East, 1170,80 feet to the Point of Beginning,
Containing 73,28 acres. more or less,
Prepared By;
Idaho Survey Group, P.C.
D, Terry Peugh, PLS
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Page 3 of3
Exhibit C - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
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Exhibit C - Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
IDAHO
SURVEY
GROUP
1450 Ea,[ Watertower St.
Suite 150
Meridian, Idaho 83642
Phone (208) 846.8570
Fax (208) 884-5399
Project No, 06-135
September 26, 2006
Blackrock
Rezone to R-8
A parcel ofland located in Section 32, T.3N., R.IE., B,M" Ada County, Idaho,
more particularly described as follows: Commencing at the comer common to Sections
29,30,31, and 32 ofT.3N., R.lE., B.M.; Thence South 89043'50" East, 2645.04 feet to
the 1/4 comer common to said Sections 29 and 32; Thence South 00"18'40" West,
1337.16 feet to the C-N 1/16 comer of said Section 32 and the REAL POINT OF
BEGINNING.
Thence along the North line. of the South 1/2 of the NE 1/4 South 89"41 '43" East,
1718,23 feet to a point on the Northeasterly top of bank of the Ten Mile Drain;
Thence along said top of bank South 36035'49" East, 198.64 feet;
Thence South 47026'09" East, 889,12 feet;
Thence departing said top of bank North 89040'11" West, 113.10 feet;
Thence South 00013'16" West, 255,57 feet;
Thence South 89040' 11" East, 276,94 feet to a point on the East boundary of said
Section 32;
Thcnce along said East boundary South 00013' 16" West, 326,37 feetto the East
1/4 comer of said Section 32;
Thence South 00013'44" West, 472,01 fcet;
Thence departing said East boundary North 89048'49" West, 528,00 feet;
Thence South 00013'44" West, 866.05 feet to a point on the South line of the
North 1/2 of the SE 1/4 of said Section 32;
Thence North 89048'49" West, 860,14 feet;
Thence North 000 II 'II" East, 155.00 feet;
,.1.
Profe'ssional Land Surveyors
Page 1 01'3
Exhibit C - Page 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
Thence North 89048'49" West, 224,84 feet;
Thence North 00011 '11" East, 20,21 feet;
Thence 49.88 feet along the arc of a non-tangent curve to the left, having a radius
of 120.00 feet, a central angle of 23049'09", and a long chord bearing North 4050'03"
West, 49.52 feet;
Thence North 16044'38" West, 225,29 feet;
Thence 2}3,51 feet along the arc ofa curve to the left, having a radius of 410,00
feet, a central angle of29050'}3", and a long chord bearing NOI1h 31039'44" Wesl,
211.10 feet;
Thence North 46034'51" West, 87,23 feet;
Thence North 43025'09" East, 317.01 feet;
Thence 172.96 feet along the arc of a curve to the left, having a radius of 23 0,00
feet, a central angle of 43005'14", and a long chord bearing North 21052'32" East,
168,92 feet;
Thence North 00019'55" East, 40,00 feet;
Thence North 89040'05" West, 274,99 feet;
Thence 112.58 feet along the arc ofa curve to the left, having a radius of315,OO
feet, a central angle of20028'36", and a long chord bearing South 80005'37" West,
111.98 feet;
ThenceNorth 20008'41" West, 474,40 fcet;
Thence 226.74 feet along the arc of a curve to the left, having a radius of 600,00
feet, a central angle of21 039'09", and a long chord bearing North 30058'16" West,
225.40 feet;
Thence North 41047'50" West, 445.58 feet;
thence 240,35 feet along the arc of a curve to the right, having a radius of 600,00
feel, a central angle of22057'07", and a long chord bearing North 30019'16" West,
238,75 feet;
Thence North 71009'17" East, 175,00 feet;
Theuce 142,05 feet along the arc of a non-tangent curve to the right, having a
radius of 425.00 feet, a central angle of 19009'00", and a long chord bearing North
9016'}3" West, 141.39 feet;
Page 2 of 3
Exhibit C - Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
Thence North 00018'17" East, 92.74 feet;
Thence North 89041'43" West, 300,00 feet;
Thence North 00018'17" East, 129.85 feet to a point on the North line ofthe SE
1/4 of the NW 1/4;
Thence South 89044'45" East, 165.00 feet the Point of Beginning. Containing
105.05 acres, more or less,
Prepared By:
Idaho Survey Group, P.C.
D. Terry Peugh, PLS
ReV~~O"AI.
BY .
NOY 0 ' t:G;!>
MERIDIAN PUBL.IC
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Page 3 of3
Exhibit C - Page I3
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone the subject property to R-2, R-4, and R-8. Staff finds
that the proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that future development of this property will comply with the established
regulations and purpose statement of the R-2, R-4, and R-8 zones.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best ofinterest ofthe City (UDC 1l-5B-3.E).
The R-2, R-4, and R-8 zoning amendment will provide lots that are similar in nature to
existing subdivisions in the near vicinity, and transitions well to the future development
in the vicinity. Staff finds that all essential services are available or will be provided by
the developer to the subject property and will not require unreasonable expenditure of
public funds. The applicant is proposing to develop the land in general compliance with
the City's Comprehensive Plan. This is a logical expansion of the City limits. In
accordance with the findings listed above, staff finds that Annexation and Zoning of this
DroDertv to R-2. R-4. and R-8 would be in the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Exhibit D - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, and
Analysis, Section 10 of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See Exhibit B of the Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff fmds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fIre, ACHD, etc.) to determine this fmding. (See finding
Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in
Exhibit B for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Other than the small portion of the proposed preliminary plat that is located in flood the
zone, staff is not aware of any health, safety or environmental problems associated with
the development of this subdivision that should be brought to the Council or
Commission's attention. ACHD considers road safety issues in their analysis. Staff
recommends that the Commission and Council reference any public testimony that may
be presented to determine whether or not the proposed subdivision may cause health,
safety or environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff 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, if the Ten Mile
Creek is left open and protected. Staff recommends that the Commission and Council
reference any public testimony that may be presented to determine whether or not the
proposed development may destroy or damage a natural or scenic feature(s) of major
importance of which staff is unaware.
Exhibit D ~ Page 2