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CITY OF MERIDIAN PLANNING DEP ARlMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
STAFF REPORT
TO:
Hearing Date: 12/7/2006
Planning & Zoning Commission
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FROM:
Amanda Hess, Associate Planner
SUBJECT:
Jericho Subdivision
. AZ-06-057
Annexation and Zoning of 9.91 acres from RUT (Ada County) to R-15
(Medium High-Density Residential), by Heron River Development, LLC
RECEIVED ·
DECO 1 2006
PP-06-056
Preliminary plat of 73 single family residential lots, 10 common lots, and 2
private street lots on 9.52 acres within the proposed R-15 zone
City Of Meridian
City Clerk Office
. V AR-06-024
Variance for reduction to the standard l2-foot rear setback for the proposed
attached single family units
. PS-06-008
Two private streets to access the proposed attached single family units
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Heron River Development, LLC, has applied for Annexation and Zoning (AZ) of 9.91
acres from RUT (Ada County) to R-15 and Preliminary Plat (PP) approval of 73 residential lots, 10
common lots, and 2 private street lots on 9.52 acres.
The site has not been previously platted. The subject property is located on the west side of Jericho Road,
approximately 1/5 mile south of Chinden Boulevard in Section 30, Township 4 North, Range 1 East,
B.M., and is currently referenced as Assessor's Parcel Numbers S0530120600 and S0530l20760. The
subject site is within the City's Area of Impact and Urban Service Planning Area. This parcel has not
been previously platted.
The Commission should note that the applicant has also applied for a Variance (V AR) for reduced rear
yard setbacks. Said application will be before City Council concurrent with the subject applications.
2. SUMMARY RECOMMENDATION
The Director is typically the final decision maker on a Private Street application; however, as the City
Council is the final decision making body on the annexation, preliminary plat, and variance applications,
all of the subject applications are combined into one staff report. The Commission mnst make a formal
recommendation to the Council on the annexation and preliminary plat applications. The
Commission may also review and make recommendations regarding the variance and private street
applications, as these applications are key to the proposed development.
The subject applications (AZ-06-057, PP-06-056, V AR-06-024, & PS-06-008) were submitted to the
Planning Department for concurrent review. Staff has provided a detailed analysis of the Applicant's
request. Staffis recommending denial ofthe proposed Jericho Subdivision.
3. PROPOSED MOTIONS
Denial
Jericho Subdivision - AZ-06-057 / PP-06-056 / V AR-06-024 / PS-06-008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
After considering all Staff, Applicant and public testimony, I move to recommend denial to the City
Council of File Numbers AZ-06-057 and PP-06-056 (V AR-06-024, and PS-06-008 optional) as
presented during the hearing on December 7,2006, for the following reasons: (State specific reasons
for denial of the annexation and/or preliminary plat request.)
Approval
After considering all Staff, Applicant, and public testimony, I move to direct Staff to prepare Facts
and Findings and Conditions of Approval for File Numbers AZ-06~057 and PP-06-056 (V AR-06-056
and PS-06-008 optional) to be included in the staff report for consideration during the next
Commission meeting date of December 21, 2006 (please state specific reasons/fmdings for Staff to
include).
Continuance
After considering all Staff, Applicant and public testimony, I move to continue File Numbers AZ-06-
057 and PP-06-056, 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:
6055/6185 N. Jericho Road
Meridian, In 83642
Section 30, T4N, RlE
b. Owner:
Heron River Development. LLC
6223 N. Discovery Way, Suite 100
Buist:, In 83713
c. Applicant:
Heron River Development, LLC
6223 N. Discovery Way. Suite 100
Boise, ill 83713
Wirt Edmonds
2297 N. Chandra
Meridian, ill 83642
d. Rt:presentative: Becky McKay, Enginecring Sulutiuns, LLP
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Mixed Use - Community / Neighborhood Center
g. Description of Applicant's Request:
1. Date of Preliminary Plat (See Exhibit A): September 14, 2006
2. Date of Landscape Plan (See Exhibit A): August 14,2006
3. Building Elevations (See Exhibit A)
h. Applicant's Statement / Justification:
The proposed gross density of 7.66 dwellings per acre of the project complies with the City's
designation of Mixed Use - Community, which allows for densities between 3 and 15 dwelling
units per acre.
Jericho Subdivision - AZ-06-057 / PP-06-056 / V AR-06-024 / PS-06-008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
The subdivision will provide a mix of housing types including a common mew with attached
single family dwellings, and detached single family dwellings. The project will provide active and
passive recreational opportunities for the residents. The variance relieves a undue hardship to
allow townhouse-type units to meet the density requirements of the project while still providing a
desirable product (please see Applicant's submittal letter for more).
5. PROCESS FACTS
a. The subject application will, in fact, constitute an annexation and zoning as determined by City
Ordinance. By reason of the provisions of the Unified Development Code Title 11, Chapter 5, a
public hearing is required before the City Council on this matter.
b. The subject applications will, in fact, constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Unified Development Code Title 11, Chapter 5, a
public hearing is required before the City Council on this matter.
c. The subject application will in fact constitute a variance as determined by City Ordinance. By
reason of the provisions of the Unified Development Code Title 11, Chapter 5, a public hearing is
required before the City Council on tIus matter.
d. Newspaper notifications published on: November 20,2006, and December 4,2006
e. Radius notices mailed to properties within 300 feet on: November 9,2006
f. Applicant posted notice on site by: November 27,2006
6. LAND USE
a. Existing Land Use(s): Two existing homes, several outbuildings, and vacant land. All existing
structures will be removed from the site.
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 and commercial
development.
c. Adjacent Land Use and Zoning:
I. North: Proposed Hightower Subdivision, zoned R-8, R-15, and C-C
2. East: Single family Homes in Westborough Subdivision, zoned R-2
3. South: Single family Homes in Arcadia Subdivision, zoned R-8
4. West: Proposed Hightower Subdivision, zoned R-8
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: There is currently a sewer main in Jericho Road.
Location of water: There is currently a water main in Jericho Road.
Issues or concerns: I.)Public Works is concerned that the proposed 4-foot rear setback
does not leave adequate room for the installation and maintenance of the joint-trench
utilities. The minimum setback for installation of these utilities, according to Vie
Steelman (Joint Utility Coordinator for Idaho Power), is 8-feet; and 2.) The City
Engineer requires all interior lot lines to have a j-foot wide Public Utilities, Drainage
and irrigation easement dedicated along interior lot lines (does not apply to attached
units). This will essentially nullify the 4-foot interior setback, essentially making it a 5-
Jericho Subdivision - AZ.06-057 / PP-06-056 / V AR-06-024 / PS.06-008
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CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
foot setback.
2. Vegetation: The applicant has submitted an alternative compliance application for
mitigation of the extensive number of existing trees presently on site. At this point, Elroy
Huff, with the Meridian Parks Department, is working out the details with the applicant's
architect. No final decision has been made regarding the mitigation. However, Parks has
stated that more trees should be installed within the subdivision than is currently proposed,
and 50 or more trees should be donated to a local park.
3. Floodplain: N/ A
4. Canals/Ditches/Irrigation: Karnes Lateral and several drainage ditches.
5. Hazards: N/A
6. Proposed Zoning: R-15
7. Size of Property: 9.91 acres
f. Subdivision Plat Information:
1. Residential Lots: 73
2. Non-residential Lots: 0
3. Total Building Lots: 73
4. Common Lots: 10
5. Other Lots: 2 (private streets)
6. Total Lots: 85
7. Open Lots: 0
8. Residential Area: ~ 6.3 acres
9. Gross Density: 7.66 units per acre
10. Lot Sizes: Between 2,425 and 5,000 sq. ft. The average lot size is approximately 3,150 sq.
ft.
g. Landscaping:
1. Width of street buffer(s): N/A
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 0.89 acres (13.1%)
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply with
UDC ll-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-15 zone for detached single family dwellings.
For the attached, rear loaded units on Block 1, the applicant requests approval for a 4-foot rear and
zero side-yard setbacks. Twelve feet is the standard rear setback. Staff does not believe that a
hardship exists. Staff does not believe that the granting of the requested variance is
warranted. (See Findings in Exhibit D).
R-15 Standards
Jericho Subdivision - AZ-06-057 / PP-06-056 / V AR-06-024 / PS-06-008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
Setbacks
Street to Living Area*
Street to Garage*
Side (attached)
Side (detached)
Proposed
10
N/A
o
4
Required
10
20
o
5 (due to
utility
easement)
Rear
Frontage
Lot Size
Maximum building height
* For local streets only
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
The primary access to the development will be from an existing public street, Jericho Road, that
currently connects with Chinden Boulevard. It is anticipated that the portion of Jericho Road that
Connects to Chinden Boulevard will bc vacatcd. Thus removing the Jericho Road/Chinden
Boulevard intersection. Additionally, two stub streets will be constructed to connect with the
adjacent residential subdivision, Hightower Subdivision; one at the west property line and one at
the north property line. Two, 24-foot wide private streets are proposed within Block 1 to access
rear-loaded homes.
7. COMMENTS MEETING
4
Varies
2,425 - 5,000
40
12
o
2,400
40
On November 17, 2006, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Public Works Department, Meridian Fire Department, Meridian Parks
Department, and the Sanitary Services Company. The Meridian Police Department was not in attendance.
Staff has includ~d all comments and recommended actions as Conditions of Approval in the attached
Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated 'Mixed Use ~ Community / Neighborhood Center' 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:
. All development within this designation will occur only under the Conditional Use Pennit
process, except the Mixed Use- Regional;
· Where feasible, multi-family residential uses will be encouraged, especially for projects
with the potential to serve as employment destination centers and when the project is
adjacent to State Highways 20-26 , 55 or 69;
· Where mixed use developments are phased, a conceptual site plan for thc cntirc mix cd usc
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.
Jericho Subdivision - AZ-06-057 / PP-06-056 / V AR-06-024 / PS-06-008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
The following standards apply to the Mixed Use - Community Comprehensive Plan designation:
. Up to 25 acres of non-residential uses permitted within the Mixed Use - Community areas as
shown on the Future Land Use Map;
. In Mixed Use - Community areas that are not Neighborhood Centers, over 25 acres of non-
residential uses shall be permitted (through the CUP process);
. Up to 200,000 sq. ft. of non-residential building area; and
. Residential density of 3 to 15 units / acre.
The following standards apply to the Neighborhood Center / Mixed Use Comprehensive Plan designation:
. The designation shall provide a blend of high-density residential, small-scale commercial,
cntcrtainmcnt, office, and open spacc uscs;
. Residential density not below eight (8) dwelling units / acre;
. Variety of housing choices;
. Housing arranged in a radiating pattern of lessening densities;
. Grid pattern within the neighborhood allows traffic to disperse, eases congestion, slows traffic,
and is safer for residents;
. Reduced right-of-way widths are encouraged; and
. Opcn space must bc providcd.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis in italics below puliI;Y):
. Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned for
the provision of all public services.
When the City established its Area of City Impact, it planned to provide City senJices to the subject
property. The City of Meridian plans to provide municipal senJices to the lands proposed to be
annexed in the following manner:
. 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 VII, Goal lV, Objective C, Action 10 - Support a variety ofresidential categories (low-,
medium-, and high-density single family, multi-family, tuwnhuust:s, duplexes, apmtments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
Jericho Subdivision - AZ-06-057 / PP-06-056 / V AR-06-024 / PS-06-008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
The applicant proposes R-I5 zoning, is located adjacent to lands zoned R-I5, and is designated
Mixed Use - Community / Neighborhood Center on the Comprehensive Plan Land Use Map. The
proposed zoning designation ofR-I5 is generally consistent with the Map designationfor this site.
However, Staff believes that a mixed zoning designation is more appropriate for the subject site;
R.8 for the detached single family development and R-15 for the a<<ached townhouse portion.
The subjec.:t applic.:utiun dues propose a mix of single family attached and detached dwellings. Staff
does find that, if approved, the development will contribute to the variety of residential housing in
this area.
. Chapter VII, Goal lV, Objective C, Action I - Protect existing residential properties from
incompatible land use development on adjacent parcels.
Properties adjacent to the subject site vary in density and housing type. North and west of the site
is Hightower Subdivision, a proposed mixed~use development with townhouse units, detached
single family dwellings, and several commercial properties. The suqject project does blend /
transition well with this development.
However, east of the site are existing single-family dwellings sited on one-acre lots in
Westborough Subdivision. Although attached single-family and detached single-family are
compatible land uses, Staff believes that locating the townhouse development adjacent to Jericho
Road does not provide an appropriate transition to the one-acre parcels to the east. A neighbor
has voiced concern over this issue, as well. As such, Staff believes that the lot sizes proposed along
the eastern boundary should be increased.
Hightower Subdivision, located just north of the subject site, provided a 25-foot of landscaping
along Jericho Road to buffer their high-density, Single-family units from the one-acre parcels to
the east.
For the above-listed reasons, Staff finds that the proposal is generally not compatible with
surrounding developments.
. 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 encouraf{es jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient. Stafl
believes that the subject applications generally comply with the policies listed in the literature
noted above.
. Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
Hightower Subdivision has provided the subject property with two stub connections one at the
west property line and one at the north. The subject development will alsu use Jericho Road, an
existing public street that connects several subdivisions in this area.
. Chapter VB, Goal lV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
As required, sidewalks will be constructed along all local streets which will offer means for
bicycle and pedestrian travel.
. Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
Jericho Subdivision - AZ-06-057 / PP-06-056 / V AR-06-024 / PS-06-008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
Prior to construction of any buildings, fencing should be constructed around the perimeter of this
site.
Staff finds that the zoning proposal is generally harmonious with the Future Land Use Map
designation for this site, but is not harmonious with the surrounding area and generally does not meet
the goals and policies of the Comprehensive Plan. Staff recommends that the Commission and Council
rely on any verbal or written testimony that may be provided at the public hearing when determining if
the applicant's zoning and development request is appropriate for this property.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC ll-2A-2 lists single-family attached and single-family
detached developments as a Permitted Use in the R-15 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of
Meridian water and sewer systems is a requirement for all residential districts. Residential districts
are distinguished by the allowable density of dwelling units per acre and corresponding housing
types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS:
The Future Land Use Map designates this property as "Mixed Use - Community / Neighborhood
Center." The requested zoning of R-15 and net density of 10.12 dwelling units per acre for the
proposed subdivision is consistent with said Comprehensive Plan designation. Per the
Comprehensive Plan, Neighborhood Centers are intended to be developed with, at minimum, eight
(8) dwelling units per acre. Howevc;:r, Staff believes that a mixed zoning designation for- this
proposal is more appropriate; R-8 for the detached single family development, and R-15 for the
attached townhouse portion.
As stated above, east of the site are existing single-family dwellings sited on one-acre lots.
Although attached single-family and detached single-family are compatible land uses, Staff
believes that locating the townhouse development adjacent to Jericho Road does not provide an
appropriate transition to the one-acre parcels to the east. Staff believes that the lot sizes proposed
along the eastern property boundary should be increased.
The annexation legal description submitted with the application (prepared on September 14,2006,
by D. Terry Peugh, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
Staff is recommending a split-zoning of this property (R-8 and R-15) and a redesign of the
concurrent preliminary plat. Therefore, Staff does not believe annexation of this property is in
the best interest of the City at this time.
PRELIMINARY PLAT ANALYSIS: Staff believes that the design of the plat is in general
conformance with the UDC. However, there are some significant UDC requirements that are not
being met. Staff believes that the changes that are necessary for this project to be fully compliant
with the UDC are too significant to just condition. Therefore, Staff is recommending denial of the
submitted preliminary plat. Please see Exhibit U for detailed analysis of the required facts and
findings for a preliminary plat.
1. Design: Staff believes that the layout does a poor job oftaking into account the I-acre parcels
to the east. Staff believes that single family detached homes should be constructed facing
Jericho Road, and that the attached dwellings should be constructed internally and towards
Jericho Subdivision - AZ-06-057 / PP-06-056 / V AR-06-024 / PS-06-008
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CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
the north/northwest This recommendation provides a suitable transition between the I-acre
lots in Westborough, the higher density lots in Hightower, and the neighhorhood center
commercial uses near Chinden Boulevard.
2. Access: Access to this site is currently provided from Jericho Road_ East Solarium Drive and
East Hidalgo Street are proposed as the primary accesses to the proposed homes within the
Jericho Subdivision. ill addition, the Hightower development has provided this parcel with
two additional public stub streets. All of the internal public streets are proposed with a 36-
foot street sections and 5-foot wide attached sidewalks within 50 feet of right-of-way. The
Fire Department has requested that, at the split entrance on East Solarium Drive, the
Applicant provide 21 feet of driving surface, as measured from back-of-curb, on both sides of
the proposed island.
3. Private Streets: Two private streets are proposed within this development. The proposed
private streets will serve as access to the attached lots within Block 1. The applicant has
submitted a Private Street application as required by UDC 11-3F-3. All private streets should
be designed and constructed in compliance with the standards listed for Private Streets in
UDC 11-3F, Private Streets. The applicant is proposing to construct a 24-foot widc improvcd
area for the private streets (20 feet of paving and 2 feet of ribbon curb on each side.)
No on-street parking should be allowed along the two private streets, North Caleb Lane and
North Hood Lane. Vehicles should be parked in garages, driveways, in any parking stalls
provided off of the alley, or along public roads within the subdivision. The private roads
should be signed as "No Parking" as per the Meridian Fire Department's comments.
4. Parking: The Applicant has submitted a variance application for reduction to the rear setback
for the townhouse units. The Applicant has proposed 4 feet where the standard setback for all
lots within the R~15 zone is 12 feet. If the variance were approved, there would not be
sufficient space to provide parking pads in front of each garage.
UDC ll-3C-6A requires all townhouse dwellings with 2 or more bedrooms to have a two-car
garage plus a 20' x 20' parking pad to be sited in front of each garage. As the preliminary plat
depicts only 6 off-street parking stalls for the 33 townhouse units (0.18 stalls per unit), Staff
believes the applicant should he required to comply with the off-street parking
requirements of the UDC and supply the 20' x 20' parking pad in front of each garage
(or somewhere else on-site for each dwelling unit). Staff believes that there will be a
significant parking problem in this neighborhood if additional off-street parking is not
provided. This is one of the main reasons Staff is recommending denial of the subject
project; it does not comply with the required off-street/on-site parking requirements of
the UDC.
5. Elevations: The applicant has submitted building elevations for the propo!';ed attached
townhouse and single family detached structures. Although not required by code, Staff
believes that the townhouse units generally comply with the design standards listed in UDC-
11-3A.19. Staff will ensure that when CZC applications are submitted tor construction of the
townhouse units in the future, the elevations comply with the UDC requirements and are
consistent with the elevations provided.
6. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The Applicant should be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a single-
point connection is utilized, the developer will be responsible for the payment of assessments
for the common areas prior to signature on the final plat by the City Engineer. An
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
underground, pressurized irrigation system should be installed to all landscape areas per the
approved specifications and in accordance with UDC 11-3A.15 and MCC 9-1-28.
7. Fencing: At the public hearing, the applicant should state whether the existing fencing
will remain or if alternate permanent fencing will be installed around the perimeter of
the subdivision. The applicant should submit a detailed fencing plan with the [mal 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.
All fencing shall be installed in accordance with UDC 11-3A-7.
8. 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.
9. Landscaping: The applicant is proposing to set aside 0.89 acres (31.1 % of the property) for
landscaping and open space including, but not limited to, a landscaped island at the main
entrance, several 10-foot wide internal street buffers, and a centralized common area. All
common areas approved as open space should be vegetated and usable by residents.
Maintenance of all common areas should be the responsibility of the Jericho Homeowners
Association.
10. Alternative Compliancetrree Mitigation: Per UDC 11-3B-IO, any tree over 4" in caliper
that is removed from the property should be replaced by installing additional trees, being the
equivalent number of caliper inches of those removed. There are an exceptionally large
number of caliper inches of existing trees on-site which the applicant is proposing to remove
or relocate.
The applicant has submitted an alternative compliance application for mitigation of the
extensive number of existing trees presently on site. The Applicant does not believe
installation of the equivalent munber of caliper inches on site is feasible, as this would total
127 2-inch caliper trees. Required landscaping trees are not considered replacement trees for
those that are removed.
At this point, Elroy Huff, with the Meridian Parks Department, is working out the details with
the Applicant. No final decision has heen made between Parks and the Applicant regarding
the mitigation. However, Parks has stated that more trees should be installed within the
subdivision than are currently proposed, and 50 or more trees should be donated to a local
park.
11. Landscape Buffers: Code does not require landscape buffers along local streets. However,
Hightower Subdivision, directly north of the subject site, has provided 25 feet of landscaping
along Jericho Road to provide buffering of the high-density single-family units from the one-
acre parcels to the east. Staff was supportive of this, as the Applicant was basically treating
Jericho Road as a collector street. Commission or Council should decide if a landscape
buffer may be warranted, or if the transitioning of lot sizes within the proposed
development is more appropriate.
12. Open Space / Amenities: The applicant proposes to set aside 0.89 acres (13.1% of the
property) in landscaping and open space. Staff is supportive of the provision of central
common area as an amenity, as it provides useable recreational opportunities for the
rcsidents. All common lots which are approved as open space and will function as drainage
areas shall be vegetated and usable by residents. Maintenance of all common areas should be
the responsibility of the Jericho Homeowners Association.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
13. Existing Structures: The site currently contains multiple buildings. Because the
existing structures span across proposed lot lines, all buildings should be removeu or
relocated, prior to signature of the final plat by the City Engineer.
VARIANCE ANALYSIS: The applicant is requesting a variance to some of the R-15 bulk
standards as found in UDC 11-2A. Specifically, the applicant is proposing a 4-foot rear-yard
setback for the townhouse lots in Block 1. Twelve feet is the standard re:'lr setback
To grant a variance, City Council must make the following findings:
· The variance shall not grant a right or special privilege that is not otherwise allowed in the
district;
· The variance relieves an undue hardship because of characteristics of the site; and
· The variance shall not be detrimental to the public health, safety, and welfare.
Staff believes that the site is large enough to accommodate a higher.density development while
fully complying with the UDC standards. Staff believes there are no physical characteristics ofthe
site which require the applicant to construct the townhouse units within the required rear yard
setback.
Staff believes that allowing the townhouse dwellings to encroach within the required rear yard
setback may be detrimental to the public health, safety, and / or welfare. By granting the
variance to the reduced setback, the Applicant will then not be required to install the
standard 20-by 20-foot parking pad, which would provide the necessary parking for said
units. As on-street parking will not be allowed along the private streets, Staff believes that the
provision of only six guest parking stalls for the 33 townhouse units is inadequate.
Further, the Meridian Public Works Department requests a minimum of an 8.foot rear-yard
setback for the attached townhouse unit~,- Additionally, the Meridian Fire Department believes that
emergency service providers will be unable to effectively service the townhouse units, as residents
and guests will likely park along the private streets due to the lack of provision of sufficient
parking for the townhomes. Please see Public Works and Fire Department comments, Exhibit B.
Therefore, Staff is recommending denial of the Variance application. Please see Exhibit D
below for detailed Findings regarding the requested variance.
b. Staff Recommendation: Based on the above analysis, staff finds that the subject AZ / PP /
V AR / PS applications do not conform to the Comprehensive Plan policies and UDC
standards. Staff recommends denial of said applications.
NOTE: As the Planning Department's recommendation is for denial, we have not included any
conditions of approval. However, in Exhibit B, Staff has included the comments and conditions of
all other agencies and departments providing comments on this project.
11. EXHmITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (Dated: September 14,2006)
3. Landscape Plan (Dated: August 14,2006)
4. Building Elevations
B. Agency Comments
1. Planning Department
Jericho Subdivision - AZ-06-057 / PP-06-056 / V AR-06.024 / PS-06-008
Page 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
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
9. Settler's Irrigation District
C. Legal Description
D. Required Findings from Unified Development Code
Jericho Subdivision - AZ-06-057 / PP-06-056 / V AR-06-024 / PS-06-008
Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
A. Drawings
1. Vicinity Map
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
2. Preliminary Plat
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
B. Agency Comments
1. PLANNING DEPARTMENT - No CONDITIONS (RECOMMENDATION IS FOR DENIAL)
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in Jericho
Road. The Applicant shall install 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 teet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2 Water service to this site is being proposed via extension of mains in Jericho Road. The Applicant
shall be responsible to install water mains to and through this development, coordinate main size
and routing with Public Works.
2.3 The rear setback for the attached units shall be a minimum of 8-fect. This condition has
been coordinated with Vie Steelman, Joint Utility Trench Coordinator.
2.4 With the Final Plat, the Applicant shall dcdicatc 5-foot public utilities, drainage and irrigation
easements along all interior lot lines.
2.5 Any potential reimbursement agreements must comply with all rcquircments 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.
2.6 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).
2.7 The Applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will bt: required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an irrigatiun district, then a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
2.8 The City of Meridian requires that pressurized irrigation systems be supplit:u by a year-round
source of water (UDC ll-3A-6). The Applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the Developer
will be responsible for the payment of assessments for the common areas prior to signature on the
Final Plat by the City Engineer.
2.9 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the fmal plat by the City Engineer.
2.10 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The Applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.11 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
2.12 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural watexways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.13 A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking, areas, and private
streets. Storm water treatment and disposal shall be designed in accordance with Departmcnt of
Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for
Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into
surface water is prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The Applicant is responsible
for filing all necessary applications with the Idaho Department of Water Resources regarding
Shallow Injection Wells.
2.14 Street signs are to be in place, water system shall be approved and activated, [t:ncing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.15 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.16 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
Certificates of Occupancy.
2.17 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the Final Plat.
2.18 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.19 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.21 Developer shall coordinate mailbox locations with the Meridian Post Office. 'Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.22 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill materiaL
2.23 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.24 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole shall
be required on subdivision entrances and collector roadways. Design of the streetlights shall be
approved by the Public Works Department. Decorative lights require a streetlight agreement on
file with Public Works prior to activation. All streetlights shall be installed at subdivider's
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400'
digtance in hetween 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 SITE SPECIFIC COMMENTS
3.1.1 Provide 21 feet of driving surface, as measured from back of curbs, along both sides of the proposed
island on East Solarium Drive.
3.1.2 The proposed setback to the garages of the attached units does not provide adequate rear
parking for residents or visitors, and does not meet the minimum code requirements.
3.2 GENERAL COMMENTS
3.2.1 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 bc placed an avcragc of 500 feet
apart. International Fire Code Appendix C.
3.2.2 Acceptance of the water supply for fIrc protcction will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2.3 Final Approval of the firc hydrant locations shall be by the Meridian rire Department.
a. Fire Hydrants shall have the 4 12" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructiuns tu uutlets 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.
3.2.4 For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane." Said signs
should be posted at all entrances / exits to the private streets.
3.2.5 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.2.6 Building setbacks shall be per the International Building Code for one and two story construction.
3.2.7 The Fire Dept. has concerns about the ability to address the project. specifically the lots to the south
of Block 5 and those with common driveways, and have the addresses visible from the street which
the project is addressed off of. Please contact the Public Works Dept. Addressing Specialist at 898-
5500 to address this concern prior to the public hearing.
3.2.8 A portion of the facility or building hereafter constructed or moved into or within the jurisdiction is
more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an
approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be
provided where required by the code official. For buildings equipped throughout with an approved
automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance
requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
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).
3.2.9 Emergency response routes and fIre lanes shall not be allowed to have speed bumps.
3.2.10 Alleys that serve mews shall be at least 24' wide.
4. POLlCE DEPARTMENT
4.1 The proposed townhouse development shall limit landscaping shrubs and bushes to species that
do not exceed three feet in height.
4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height, if
solid fencing is used.
4.3 All parking areas shall be well-lit.
4.4 We oppose the requested variance for the reduced rear setback of four feet. This would place
garages too close to the alleys.
4.5 The front of the buildings should have porches to encourage more people to be outdoors, in turn
creating more natural surveillance and promoting neighborhood interaction.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of trccs: Thc standard established in the City of Meridian Landscape
Ordinance (UDC 1I-3B~10) will be followed.
5.2 Standard Plan for Protcction of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11~3B-lO) will be followed.
6. SANITARY SERVICE COMPANY
6.1 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
6.2 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
intersect a public street.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Construct Jericho Road as a 36-foot residential collector street section (measured back of existing
curb to back of new curb) and construct vertical curb, gutter and 5~foot attached concrete
sidewalk within the existing right-of-way.
Locate the intersections of Solarium Drive & Hidalgo Street with Jericho Road as proposed.
Construct three internal public roadways (Solarium Drive, Hidalgo Street & North Morpheus
Avenue) as 36-foot street section with curb, gutter and 5-foot attached concrete sidewalk within
50-feet of right-of-way.
Locate no two internal local residential roadways within l25~feet of one another.
7.1.2
7.1.3
7.1.4
7.1.5
Construct one center island in Solarium Drive, located to the west of the intersection of Solarium
Drive and Jericho Road. Provide a minimum 21-foot street section on either side of the
center island.
7.1.6 Construct a stub street to the north, Morpheus Avenue, located approximately lIS-feet east of the
northwestern property line (measured property line to centerline). This stub street is required to
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
align with a proposed roadway within the Hightower Subdivision to the north of this site. A sign
shall be installed at the tenmnus of the ~tuh ~treet stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE". This stub street exceeds ISO-feet in length and so a temporary
turnaround and street sign will be required if this street is constructed before the northern
connection can be made. The applicant is required to construct a temporary turnaround and
provide an easement to the public over Lot 1, Block 5 until such time as the connection is made,
If and only if the northern connection is not made at the time of construction.
7.1.7 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 ofIdaho shall prepare and certify all improvement plans.
7.1.8 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.
7.1.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for Occupancy.
7.1.10 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 hnpact Fee Ordinance.
7.1.11 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 DIGLlNE (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.
7.1.12 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.
7.1.13 Any change by tbe applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
7.1.14 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements ofthe 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. CENTRAL DISTRICT HF,ALTH DF,PARTMENT
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 Rnvironmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
9. SETTLER'S IRRIGATION DISTRICT
9.1 All irrigation / drainage facilities along with their easements must be protected and continue to
function. The facility is the Karnes Lateral. Contact Sill for any additional requirements.
9.2 A "Land Use Change" application must be on file prior to any approvals.
9.3 A license agreement must be singed and recorded prior to construction of any SID facilities, or
within its easements.
9.4 Any changes to the existing irrigation system such as relocation, water delivery, tiling, and
landscaping must be approved by Settler's Irrigation District's Board of Directors.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
9.5 All storm drainage must be retained on-site.
9.6 A pressure irrigation system must be provided to service all lots with irrigation water.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
c. Legal Description
IDAHO
SURVEY
GROUP
1:lt50 ~Il$tWatel:~1" St.
Si.l. Iso
Merldiin, Idaho 83642
Phone (2Cl8) ,.u..llS1O
Fax (208) 8B4-Sl99
p,qCQt No. 06-116.
September 14, 2006
~erid1~SIlbd1villiqIl
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
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-15 (Medium High-Density
Residential). The Future Land Use Map designates this property as "Mixed Use -
Community / Neighborhood Center." Staff finds that the requested zoning of R-15 and net
density of 10.12 dwelling units per acre for the proposed subdivision is consistent with said
Comprehensive Plan designation. Per the Comprchensive Plan, Neighborhood Centers are
intended to be developed with, at minimum, eight (8) dwelling units per acre.
However, Staff believes that a mixcd zoning designation for this proposal is mure
appropriate; R-8 for the detached single family development, and R-15 for the attached
townhouse portion. Please see Comprehensive Plan Policies and Goals, Section 8, of this
Staff Report.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Please see Comprehensive Plan Policies and Goals, Section 8, and Analysis - Annexation
Analysis, Section 10, of this Staff Report.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will be detrimental to the public health,
safety, or welfare. However, Staff recommends that the Commission and Council rely on any
oral or written testimony that may be provided when determining this fmding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Staff finds that there will be a significant parking problem in this neighborhood if
additional off-street parking is not provided. The Sanitary Service Company may not be
able to provide services to the townhouse units, as residents and guests will likely park along
the private streets due to the lack of provision of sufficient parking in the area_ The Meridian
Fire Department and Meridian Police Department have also expressed concern that
emergency service providers will be unable to effectively service the townhouse units for the
same reason. Please see Exhibit B for detailed comments from service providers.
Therefore, Staff finds that the proposed zoning amendment may result in any adverse impact
upon delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
For the reasons listed in the Staff Report, Staff does not believe that annexation of this
property to R-15 is in the best interest ofthe City at this time.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and fmal plat, or short plat, the
Exhibit D
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff fmds that the proposed application is in compliance with the adopted Comprehensive
Plan Future Land Use Map designation for this site. However, there are several
Comprehensive Plan Goals, Policies, and Objectives that the proposed plat does is not
consistent with; Staff does not support the proposed layout. Sec Section 10 of this staff report
(Zoning and Preliminary Plat Analysis) for details.
b. Public services are availablc or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed
development. Please see Section 8 of the Staff Report above.
c. The plat is in conformance with scheduled public improvements in accurd with the
City's capital improvement program;
If approved, the developer will be installing sewer, water, and utilitie:s fur the dt:vdopment at
their own cost. Staff fmds that the subdivision will not require the expenditure of capital
improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this fmding. (See Exhibit B, Agency
Comments and Conditions, for more detail.)
e. The development will not he detrimental to the public health, safety or general welfare;
and
Staff finds that the proposed zoning amendment will be detrimental to the public health,
safety, or welfare. However, Staff recommends that the Commission and Council rely on any
oral or written testimony that may be provided when determining this fmding. Staff
recommends that the Commission and Council also reference any public testimony that may
be presented to determine whether or not the proposed subdivision may cause health, safety
or environmental problems of which staff is unaware_
f. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, staff tinds
that the proposed development will not result in the destruction, loss or damage of any
natural, scenic or historic feature(s) of major importance. Staff recommends that the
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 statlis unaware.
3. Private Street Findings:
a. The Design of the private street meets the requirements of this Article;
The applicant will have to certify that the Ada County Street Naming Committee has
accepted the private street names. The design of the streets meets the standards as set forth in
UDC ll-3F-4; no gates are allowed. Roadway and storm drainage shall be contained on site.
b. Granting approval of the private street would not cause damage hazard, or nuisance, or
other detriment to persons property, or uses in the vicinity; and
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
Staff does not anticipate any hazard, nuisance or other detriment from the private streets if
they are constmcted and maintained as designed.
c. The use and location of the private street shall not conflict with the Comprehensive Plan
and/or the regional transportation plan.
The location of the private streets do not conflict with the Comprehensive Plan and/or the
regional transportation plan.
4. Variance Findings:
a. The variance shall not grant a right or special privilege that is not otherwise allowed in
the district;
Townhouse dwellings are principally permitted in the R-15 zoning designation. The
minimum required rear yard setback for said zone is 12 feet. This site is large enough to
accommodate a higher-density development while fully complying with the UDC standards.
Staff fmds that, if City Council grants the requested variance to allow the townhouse units to
encroach into the required rear yard setback, a special privilege will be granted to the subject
applicant that would not otherwise be allowed in the district.
b. The variance relieves an undue hardship because of characteristics of the site;
Staff finds there are no physical characteristics of the site which require the applicant to
constmct the townhouse units within the required rear yard setback. Staff further finds that
there are no topographical features or other physical characteristics of this lot which would
prevent full compliance with the standard structure setback.
c. The variance shall not be detrimental to the public health, safety, and welfare.
Staff finds that allowing the townhouse dwellings to encroach within the required rear yard
setback may be detrimental to the public health, safety, and/or welfare. By granting the
variance to the reduced setback, the applicant will then not be required to install the standard
20-by 20.fuut parking pad, which would provide necessary parking for said units. As on-
street parking will not be allowed along the private streets, staff believes that the provision of
only six guest parking stalls for the 33 townhouse units is inadequate.
Additionally, the Meridian Fire Department believes that emergency service providers will be
unable to effectively service the townhouse units, as residents and guests will likely park
along the private streets due to the lack of provision of sufficient parking for the townhomes.
Further, the Public Works Department has commented that they need additional area between
the garages and the private streets to provide utilities. Please see the Fire Department's and
the Public Works Department's comments, Exhibit B.
Exhibit D