HomeMy WebLinkAboutJericho Subdivision AZ PP
CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
STAFF REPORT
Hearing Date: 3/6/2007
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TO:
Planning & Zoning Commission
FROM:
Amanda Hess, Associate City Planner
(208) 884-5533
SUBJECT:
Jericho Subdivision
. AZr06-057
Annexation and Zoning of 9.91 acres from RUT (Ada County) to R-4
(Medium Low-Density Residential) and R-15 (Medium High-Density
Residential), by Heron River Development, LLC
. PP-06-056
Preliminary plat of 68 single family residential lots, 10 common lots, and 2
private street lots on 9.52 acres within the proposed R-8 and R-15 zone
. PS-06-008
Request to construct 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-4 and R-15 and Preliminary Plat (PP) approval of 68 residential lots,
10 common lots, and 2 private street lots on 9.52 acres.
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 S0530120760. The subject site is within the City's Area of
Impact and Urban Service Planning Area. This parcel has not been previously platted.
2. SUMMARY RECOMMENDATION
The Director is typically the final decision maker on a Private Street application; however, the City
Council is the final decision making body on the annexation and preliminary plat applications. All of the
subject applications are combined into one staff report. The Commission must make a formal
recommendation to the Council on the annexation and preliminary plat applications. Although it is
not on the agenda as a public hearing item, the Commission may also review and make
recommendations regarding the private street application, as this application is key to the proposed
development.
The subject applications (AZ-06-057, PP-06-056, & PS-06-008) were submitted to the Planning
Department for concurrent review. Staff has provided a detailed analysis of the Applicant's request. Staff
is recommending approval of proposed applications AZr06-057, PP-06-056, and PS-06-008.
NOTE: This item was continued from the December 7, 2006, Planning & Zoning Commission
hearing. At that time, Staff recommended denial of Jericho Subdivision. Since the original hearing,
the Applicant has made substantial changes to the preliminary plat. The Applicant initially
requested approval for 73 residential building lots within the R-15 zoning designation. The layout
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 MARCH 6, 2007
now requests 68 single family residential lots within the R-8 and R-15 zones. The Applicant also
originally submitted a variance application for reduced rear yard setbacks for the attached
townhouse units. However, the variance is no longer applicable to the new plat layout. The changes
are detailed in the History of Previous Actions in Section 6 below. Staff is now recommending
approval of the project, with the changes mentioned herein. All of the information below is based
on the updated preliminary plat.
The Meridian Plannine: and Zonine: Commission heard these items on December 7. 2006. and
February 1. 2007. At the February 1. 2007. public hearine: the Commission moved to recommend
approval to City Council.
a. Summary of Commission Public Hearine::
i. In favor: Beckv McKay (Applicant)
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Amanda Hess
vi. Other Staff commentinlZ on application: Caleb Hood; Michael Cole
b. Key Issues of Discussion by Commission:
i. The variance. submitted with the application for reduced rear setbacks. is no
longer needed. as the revised layout meets all of the City's dimensional standards
11. Perimeter fencinlZ - the Applicant wishes to coordinate fencing with the adiacent
developments. Arcadia Subdivision and HilZhtower Subdivision
111. MitilZation for existing trees on site
c. Key Commission Chane:es to Staff Recommendation:
i. The Applicant shall not be required to donate 50 trees to the local park. The
number shall be as determined by the Meridian Parks Department
d. Outstandine: Issue(s) for City Council:
i. The report for the Planning & Zoning Commission did not include analysis or
conditions regarding the shared/common driveways within the proposed
development. Analysis (Section 10) and Conditions (Exhibit B) rel!ardinlZ
common driveways have been added for the benefit of the Applicant and City
Council
11. Condition 1.2.3. which states that several lots within the proposed subdivision do
not meet the minimum required property size. is no longer applicable. as the
Applicant has submitted an revised preliminary plat which now meets the size
standards
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Numbers AZ-06-
057 and PP-06-056 (PS-06-008 optional) as presented in the staff report for the hearing date of March
6, 2007, with the following modifications to the conditions of approval: (Add any proposed
modifications)
Denial
After considering all Staff, Applicant, and public testimony, I move deny File Numbers AZ-06-057
and PP-06-056 (PS-06-008) as presented during the hearing on March 6, 2007, for the following
reasons: (State specific reasons for denial ofthe annexation and/or preliminary plat request)
Continuance
Jericho Subdivision - AZ-06-057 / PP-06-056/ V AR-06-024/ PS-06-008
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
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, ill 83642
Section 30, T4N, R1E
b. Owner:
Heron River Development, LLC
6223 N. Discovery Way, Suite 100
Boise, ill 83713
c. Applicant:
Heron River Development, LLC
6223 N. Discovery Way, Suite 100
Boise, ill 83713
d. Representative: Becky McKay, Engineering Solutions, LLP
Witt Edmonds
2297 N. Chandra
Meridian, ill 83642
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): REVISED January 18, 2007
2. Date of Landscape Plan (See Exhibit A): REVISED January 19, 2007
3. Building Elevations (See Exhibit A)
h. Applicant's Statement / Justification:
The proposed gross density of7.14 dwellings per acre (8.56 d.u./acre) of the project complies with
the City's designation of Mixed Use - Community, which calls for densities between 3 and 15
dwelling units per acre.
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. (Please see Applicant's submittal letter for
more)
5. PROCESS FACTS
a. The subject applications 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.
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 MARCH 6, 2007
c. Newspaper notifications published on:
November 20, 2006, and December 4, 2006 (Planning & Zoning Commission)
February 12. 2007. and February 26.2007 (City Council)
d. Radius notices mailed to properties within 300 feet on:
November 9, 2006 (Planning & Zoning Commission)
February 9.2007 (City Council)
e. Applicant posted notice on site by:
November 27,2006 (planning & Zoning Commission)
February 24.2007 (City Council)
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:
1. 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:
On December 7, 2006, Jericho Subdivision came before the Meridian Planning & Zoning
Commission for hearing. At that time, the Applicant requested Annexation and Zoning (AZ) of
9.91 acres from RUT (Ada County) to R-15 (Medium High-Density Residential and Preliminary
Plat (PP) approval of 73 residential lots, 10 common lots, and 2 private street lots on 9.52 acres.
Staff believed that the original layout did a poor job oftaking into account the 1-acre parcels to the
east, across Jericho Road in Westborough Subdivision. Staff recommended denial to the
Commission of the original plat. Staff believed that single family detached homes should be
constructed facing Jericho Road, and that the attached dwellings should be constructed internally
and towards the north/northwest. Staff further believed that this recommendation would not only
provide a suitable transition between the 1-acre lots in Westborough, the higher density lots in
Hightower, and the neighborhood center commercial uses near Chinden Boulevard.
The Applicant's representative has actively worked with neighbors and Planning Staff to submit a
revised preliminary plat for Jericho Subdivision which more closely meets the goals and policies
of the Comprehensive Plan and the UDC, and Staffs concerns as described above.
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.
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 MARCH 6, 2007
Issues or concerns: 1) Public Works is concerned that the proposed 5-foot 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 Vic Steelman (Joint Utility Coordinator for Idaho Power), is 8 feet. 2) The City
Engineer requires all interior lot lines to bave a 5-foot wide Public Utilities,
drainage and irrigation easement dedicated along interior lot lines. This will
essentially nullify the 4-foot interior setback, and for all practical purposes, make it
a 5-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 fmal 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. CanalslDitches/Irrigation: Karnes Lateral and several drainage ditches.
5. Hazards: N/A
6. Proposed Zoning: R-4 & R-15
7. Size of Property: 9.91 acres
f. Subdivision Plat Information:
1. Residential Lots: 68
2. Non-residential Lots: 0
3. Total Building Lots: 68
4. Common Lots: 10
5. Other Lots: 2 (private streets)
6. Total Lots: 80
7. Open Lots: 0
8. Residential Area: ~ 6.3 acres
9. Gross Density: 7.14 units per acre
10. Lot Sizes: Between 2,300 and 8,725 sq. ft. The average lot size is approximately 6,400 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: 0.586 acres (6.15%)
4. Other landscaping standards: Landscaping adjacent to micropathways should comply with
UDC 11-3B-12. Common, open-space lots should include at least one deciduous shade tree
per 8,000 square feet. (UDC 11-3G-3-E2)
h. Proposed and Required Non-Residential Setbacks:
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 MARCH 6, 2007
As per the R-4 and R-15 zone for detached single family dwellings.
1. Summary of Proposed Streets and/or Access (public, private, common drive, etc.):
Eight (8) detached single-family units will take direct lot access from an existing public street,
Jericho Road, which currently connects with Chinden Boulevard. Jericho Road is currently
classified as a collector roadway. However, a condition of approval for the Hightower access to
Chinden Boulevard was that they apply to vacate Jericho Road, at the intersection of Chinden
Boulevard. Staff anticipates that Jericho Road, which currently connects to Chinden Boulevard
will be vacated, thus removing the Jericho Road / Chinden Boulevard intersection. NOTE:
Hightower, LLC, has applied and been approved for vacation through the City of Meridian of the
portion of Jericho Road that lies north ofW. Hightower Drive and sough of State Highway 20/26.
Two streets will be extended into the site to connect with the adjacent residential subdivision,
Hightower Subdivision; one at the west property line and one at the north property line. These two
accesses with serve the remaining development, to be zoned R-15. Two, 24-foot wide private
streets are proposed within Block 2 to access the rear-loaded townhomes.
NOTE: Staff received a final report from ACHD Staff on Tuesday February 27,2007. The
Conditions are updated in the staff report for the benefit of the Applicant and City Council.
7. COMMENTS MEETING
On November 17, 2006, and January 26, 2007, Planning Staff held agency comments meetings. The
agencies and departments present included: Meridian Public Works Department, Meridian Fire
Department, Meridian Police Department, Meridian Parks Department, and the Sanitary Services
Company. Staff has included all comments and recommended actions as Conditions of Approval in the
attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated 'Mixed Use - 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 higWy 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 Permit
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 the entire mixed use
area is encouraged with the development application or, depending on the scope of the
development, prior to a formal development application being submitted; and
. Where the project is developed adjacent to low or medium-density residential uses, a
transitional use is encouraged.
The following standards apply to the Mixed Use - 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.
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 MARCH 6,2007
The following standards apply to the Neighborhood Center I Mixed Use Comprehensive Plan designation:
. The designation shall provide a blend of high-density residential, small-scale commercial,
entertainment, office, and open space uses;
. Residential density not below eight (8) dwelling units I 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
. Open space must be provided.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (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.
When the City established its Area of City Impact, it planned to provide City services to the subject
property. The City of Meridian plans to provide municipal services to the lands proposed to be
annexed in the following manner:
. 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 IV, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high-density single family, multi-family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The applicant proposes R-4 and R-15 zoning, the subject development is located adjacent to lands
zoned R-15, and is designated Mixed Use - Community / Neighborhood Center on the
Comprehensive Plan Land Use Map. The proposed zoning designations of R-4 and R-15 are
consistent with the Map designation for this site.
Jericho Subdivision - AZ-06-057 / PP-06-056/ V AR-06-024/ PS-06-008
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CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
The subject application does 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 IV, Objective C, Action 1 - 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 subject project does blend /
transition well with this development.
East of the site are existing single-family dwellings sited on one-acre lots in Westborough
Subdivision. Staff believes that locating the 8,000+ square-foot lots adjacent to Jericho Road does
provide an appropriate transition to the one-acre parcels to the east. Neighbors have voiced
approval of this revised layout, as well.
For the above-listed reasons, Staff finds that the proposal is generally 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 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 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 also use Jericho Road, an
existing public street that connects several subdivisions in this area.
. Chapter VII, Goal IV, 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.
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, is harmonious with the surrounding area, and generally does 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 11-2A-2 lists single-family attached and single-family
Jericho Subdivision - AZ-06-057 / PP-06-056/ V AR-06.024/ PS-06-008
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
detached dwellings as a Permitted Use in the R-4 and R-15 zones.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of
Meridian water and sewer systems is a requirement for all residential districts. Residential districts
are distinguished by the allowable density of dwelling units per acre and corresponding housing
types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS:
The Future Land Use Map designates this property as "Mixed Use - Community I Neighborhood
Center." The requested zoning ofR-4 and R-15 and net density of 8.56 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. Staff believes that the mixed zoning designation, as proposed, is
appropriate for this site.
The annexation legal descriptions 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 supportive of the split-zoning of this property (R-4 and R-15) and the redesign of the
concurrent preliminary plat.
All future uses on this property should not involve uses, activities, processes, materials,
equipment, and conditions of operation that will be detrimental to any persons, property, or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors,
and should be constructed in accordance with City of Meridian ordinances in effect at the time of
development.
Special Considerations:
Development Agreement: UDC 11-5B-3D2 and Idaho Code ~ 65-6711A provides the City
the authority to require a property owner to enter into a Development Agreement (DA) with
the City that may require some written commitment for all future uses. As there are no issues
regarding annexation of the subject property which necessitate a Development
Agreement, Staff believes that a DA is not needed in this instance. All applicable
conditions regarding the development of this property are contained in the preliminary
plat approval.
PRELIMINARY PLAT ANALYSIS:
Based on the policies and goals contained in the Comprehensive Plan, Staff believes that this is a
good location for the proposed single-family residential products. Staff also 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. Please see Exhibit B for conditions of approval and
Exhibit D for detailed analysis of the required facts and findings for a preliminary plat.
1. Design: The Applicant is proposing 8 lots that front on Jericho Road. Directly across Jericho
are l~acre lots in Westborough. The applicant's lots on Jericho are approximately 8,200
square feet. Staff believes that the revised plat layout does transition well to the 1-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
the north/northwest, as proposed. This does provide a suitable transition between the 1-acre
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
lots in Westborough, the higher density lots in Hightower, and the neighborhood center
commercial uses near Chinden Boulevard.
2. Access: the eight (8) residential lots within the portion of the development to be zoned R-4
will take direct driveway access to Jericho Road. North Morpheus Avenue and East Hidalgo
Street are proposed to access the homes within the portion of Jericho to be zoned R-15. Said
roads will connect with public stub connections provided by the Hightower development. All
of the internal public streets are proposed as 36-foot street sections and 5-foot wide attached
sidewalks within 50 feet of right-of-way.
3. Mew and Private Streets: On Block 2, the Applicant is proposing some attached, rear-
loaded townhouses. Some of these townhouses front onto a common open area (mew) and
some front on a public street. Two private streets are proposed within this development. The
proposed private streets will serve as access to the attached lots within Block 2. The
Applicant has submitted a Private Street application as required by UDC 11-3F-3. The
Applicant is proposing to construct a 24-foot wide improved area for the private streets (20
feet of paving and 2 feet of ribbon curb on each side).
At this time, the private streets do not have names. Amongst other private street requirements,
the Applicant will have to certify that the Ada County Street Naming Committee will accept
all private street names.
No on-street parking should be allowed along or within the two private streets. 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.
All private streets should be designed and constructed in compliance with the standards listed
for Private Streets in UDC 11-3F.
4. Parking: UDC 11-3C-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. The
Applicant must comply with the off-street parking requirements of the UDC and supply
a 20' x 20' parking pad in front of each garage (or somewhere else on-site for each
dwelling unit). Staff believes that there will he a significant parking problem in this
neighborhood if this UDC standard is not met.
5. Common Driveways: Two shared drives shall be reQuired within this development:
between Lots 7 & 9. Block 1. and 27 & 28. Block 1. Per UDC 11-2A-3B-3. the street
fronta!!e requirement for two properties sharin!! a common drive shall be a minimum of
fifteen feet for each property. UDC 11-6C-3D7 reQuires setbacks. buildin!! envelopes.
and orientation of the lots and structures to be shown on the plat: buildin!! setbacks
should be measured from the ed2e of the common drivewav easement or property lines.
whichever is more restrictive. Further. UDC 11-3C-6 reQuires every sin2le-family
dwellin2 to have a two-car e:ara2e and a 20' x 20' parkin!! pad on the lot. The asphalt
for the common driveway should not count towards the reQuired parkin!! pad area.
Comply with all common driveway provisions listed in UDC 11-6C-3D.
6. Elevations: The Applicant has submitted building elevations for the proposed 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. The UDC requires that townhouses obtain CZC approval prior to construction.
Staff will ensure that when CZC applications are submitted for construction of the townhouse
units in the future, the elevations comply with the UDC requirements and are consistent with
the elevations provided.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6,2007
7. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year~round source of water. The Applicant should be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a single-
point connection is utilized, the developer will be responsible for the payment of assessments
for the common areas prior to signature on the 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.
8. 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 final plat
application for the subdivision. If permanent fencing is not provided, temporary construction
fencing to contain debris must be installed around the perimeter prior to issuance of a
building permit. All perimeter fencing must be completed prior to issuance of building
permits. Fencing should taper down to a 3 foot maximum within 20 feet of all rights-of-way.
All fencing shall be installed in accordance with UDC 11-3A-7.
9. Ditches, Laterals, and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or
canals, exclusive of natural waterways and waterways being used as amenities, which
intersect, cross, or lie within the area being subdivided shall be covered.
10. Landscaping: The Applicant is proposing to set aside 0.586 acres (6.15% of the property)
for landscaping and open space including, but not limited to, a micropathway 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.
11. Alternative CompliancelTree Mitigation: Per UDC 11-3B-10, 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 number 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 been 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. Staff is supportive of this plan.
12. Open Space I Amenities: The Applicant proposes to set aside 0.586 acres (6.15% 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
residents. All common lots shall 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.
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 HEARlNG DATE OF MARCH 6,2007
13. Existing Structures: The site currently contains multiple buildings. Because the existing
structures span across proposed lot lines, all buildings should be removed or relocated, prior
to signature of the final plat by the City Engineer.
b. Staff Recommendation: Based on the above analysis, Staff finds the AZ/PP!PS applications
substantially conform to the Comprehensive Plan policies and UDC standards. Staff recommends
approval of the subject AZIPPIPS applications with the conditions shown in Exhibit B. Staff
received a final report from ACHD Staff on Tuesday February 27, 2007. The Conditions are
updated in the staff report for the benefit of the Applicant and City Council.
The Meridian Plannin2 and Zonin2 Commission heard these items on December 7. 2006. and
February 1. 2007. At the Februarv 1. 2007. public hearin2 they Commission moved to
recommend approval to City Council.
11. EXBmITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (REVISED January 18, 2007)
3. Landscape Plan (REVISED January 19,2007)
4. Building Elevations
B. Agency Comments
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 - FORTHCOMING
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 MARCH 6, 2007
A. Drawings
1. Vicinity Map
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
2. Preliminary Plat (REVISED January 18, 2007)
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
B. Agency Comments
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (dated September 14,2006, and
prepared by Terry Peugh, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
1.1.2 Any future subdivision, uses, and construction on this property shall comply with the City of
Meridian ordinances in effect at the time of permit submittal.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet PRE, prepared by Engineering Solutions, and dated Jamaary
18, 2007 updated January 18. 2007, is approved with the conditions listed herein.
1.2.2 Dedicate and construct all public internal roadways to meet ACHD's road design standards.
1.2.3 Lots 3, 7, 12, 16, 19,22,27, and 31, Block 2, do not meet the required minimum property size for
the R -15 zone. Increase the area of said lots accordingly to total, a minimum, 2,400 square feet.
1.2.4 All townhouse dwellings with two or more bedrooms shall be required to have a two-car garage
plus a 20' x 20' parking pad to be sited in front of each garage.
1.2.5 All internal roads (private and public) shall meet the Meridian Fire Department's requirement of
28' inside ! 48'outside turning radius and be constructed in accordance with ACHD's
requirements. Modify all applicable roads to reflect this requirement, if necessary. "No Parking
Fire Lane" signs should be posted at all entrances! exits to the private streets.
1.2.6 All private streets shall be designed and constructed in compliance with the standards listed for
Private Streets in UDC 11-3F.
1.2.7 Lots 7. 9. 27. and 28. Block 1. do not meet the minimum frontage standard for lots located on cul-
de-sacs or street knuckles. The Applicant shall indicate on the final plat that Lots 7 & 9. Block 1.
and Lots 27 & 28. Block 1. will share common driveways. The street frontage for two properties
sharing a common drive shall be a minimum of fifteen feet for each property. Setbacks. building
envelopes. and orientation of the shall be shown on the plat or another exhibit submitted with the
final plat application; building setbacks shall be measured from the edge of the common driveway
easement or property lines. whichever is more restrictive. Every single-family dwelling shall have
a two-car garage and a 20' x 20' parking pad on the lot; the asphalt for the common drivewav
shall not count towards the required parking pad area. Comply with all common driveway
provisions listed in UDC 11.6C-3D.
1.2.8 Provide Planning and Public Works Staff with an updated Preliminary Plat which lists the correct
setbacks for the R-4 and R-15 zones and other applicable changes as listed in the conditions of
approval for PP-06-056.
1.2.9 The landscape plan prepared by Harvest Design, on January 19, 2007, no label, is approved with
the following modifications/notes:
· Provide 0.586 acres (6.15% ofthe site) for landscaping and open space.
· The proposed micropathway shall be constructed in accordance with UDC 11-3A-8.
Provide, at minimum, a 5-foot concrete walkway within the micropathway. All
landscaping adjacent to the pathways shall meet the requirements ofUDC 11-3B-12.
Exhibit B
1.2.10
1.2.11
1.2.12
1.3
1.3.1
1.3.2
1.3.3
1.3.4
1.3.5
1.3.6
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
· Per UDC 11-3A-7A-7b, all fencing adjacent to micropathways shall be either four feet
(4') in height, if closed vision, or six feet (6') tall if open vision fencing is used. Modify
the applicable areas within the landscape plan to reflect this requirement.
· Coordinate a definitive tree mitigation plan with Elroy Huff of the Meridian Parks
Department prior to application for final plat. Dedieate, at miflimblffi, 50 trees to tho
publie parle of efl00sing hy the Moridiafl Parks DepartmElflt.
· A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature ofthe Final Plat.
Where the Applicant has submitted a preliminary landscape plan, and where Staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by Staff. All standards of installation shall apply as listed in UDC 11-3B-14. The
proceeding modifications and notes should be shown on a revised landscape plan submitted with
the fInal plat application(s).
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.
A Certificate of Zoning Compliance is required prior to issuance of a building permit for any and
all townhouses within this subdivision. All townhouse units must substantially comply with the
elevations submitted. NOTE: A CZC application may include multiple/all townhouses within the
development.
Maintenance of all common areas shall be the responsibility of the Jericho Subdivision
Homeowners Association.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks/walkways shall be installed within the subdivision and on Jericho Road pursuant to
UDC 11-3A-17.
All lot lines common to a public right-of-way shall reserve a 10' utility easement.
The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The Applicant should be required to utilize any existing surface or well water for
the primary source. If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer. An underground, pressurized irrigation system should be installed
to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and
MCC 9-1-28.
A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as
noted in this report, shall be submitted for the subdivision with the final plat application. Where
the Applicant has submitted a preliminary landscape plan and where Staff has reviewed such
plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed
by Staff.
The Applicant shall submit a fencing plan with the final plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences shall taper down
to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UDC 11-3A-7.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
1.3.7 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated. Coordinate a definitive mitigation plan with the Meridian Parks Department.
1.3.8 Staff's failure to cite specific ordinance provisions or terms of the approved annexation /
preliminary plat does not relieve the Applicant of responsibility for compliance.
1.3.9 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B~7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in Hightower
Subdivision. 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 feet 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 preliminary plat does not show water and sewer service being provided to the Mew lots
fronting the open space. Prior construction plan approval all lots shall be serviced. If the mains
are to be installed out of the right-of-way then a 20-foot wide easement shall be centered on the
mains shall be dedicated to the City of Meridian. If these mains are not located under improved
surfaces, then a 14-foot wide all weather access road shall be installed to allow access to all
manholes, valves, and blow~offs.
2.4 The minimum setback to any lot line containing "Joint Trench Utilities" shall be 8 feet.
This condition has been coordinated with Vic Steelman, Joint Utility Trench Coordinator.
2.5 With the final plat the applicant shall dedicate 5.foot Public Utilities, Drainage and Irrigation
easements along all interior lot lines not spanned by an attached unit.
2.6 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9A-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.7 The Applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.8 The Applicant has 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 be 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 Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
2.9 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 cOIll1ection is utilized, the developer will
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6,2007
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
2.10 Per City of Meridian Code any pressurized irrigation pump station proposed on this site shall be
in a common lot dedicated to the owner of that facility.
2.11 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.
2.12 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.
2.13 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.
2.14 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.
2.15 A drainage plan designed by a State ofIdaho 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 Department 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.
2.16 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.17 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.
2.18 All development improvements, including but not limited to sewer, fencing, micropaths,
pressurized irrigation, and landscaping shall be installed and approved prior to obtaining
Certificates of Occupancy.
2.19 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.
2.20 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.
2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.22 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
2.23 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.
2.24 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.
2.25 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 1-foot above.
2.26 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two.hundred and fifty watt high pressure sodium streetlights, on 30' pole shall
be required on subdivision entrances and collector roadways. Design of the streetlights shall be
approved by the Public Works Department. Decorative lights require a streetlight agreement on
file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400'
distance in between locations. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain approval
from the Public Works Department, and permit from Building Department prior to commencing
installations.
3. FIRE DEPARTMENT
3.1 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire proj ect. Fire hydrants shall be placed an average of 500 feet
apart. (International Fire Code Appendix C)
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4. 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 public and private roads shall have a turning radius of28' inside and 48'
outside radius.
3.6 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.
3.7 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 proposed 68-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 197 residents at build out.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
3.9 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 ftre hydrants and mains shall be
provided where required by the code official. For buildings equipped throughout with an approved
automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance
requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
3.10 The minimum rear setback for private street-accessed properties shall be 20 feet, as measured from
back-of-curb to face-of-garage, for all 24-foot wide private streets. Private streets shall not be
allowed to have speed bumps.
3.11 All entrances to the private streets from public streets shall provide a minimum twenty-eight foot
(28') inside and forty-eight foot (48') outside turning radius. No parking shall be allowed on either
side of the private street within fifty feet (50') of the entrance, as measured from the centerline of the
private street.
4. POLICE DEPARTMENT
4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed two feet in height. Trees shall have a canopy of no less than six feet.
4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used. All micropaths and open areas shall have adequate lighting.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-1O) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-10) will be followed.
6. SANITARY SERVICE COMPANY
6.1 Enclosure Numbers and or Capacity: There is a concern that you have not provided enough
enclosures to meet waste generation points and volumes that may be generated by the proposed
development. Please contact Bill Gregory at SSC (888-3999) to discuss this matter prior to
issuance of Certificates of Zoning Compliance.
6.2 SSC will not provide trash pick-up services for homes utilizing common driveways, unless the
developer installs a concrete pad at the end of all common drives no more than five (5) feet
behind the sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the
residences that take access from the common driveway.
6.3 Provide a minimum 28' inside and 48' outside radius for all private streets, where they intersect a
public street.
6.4 The Applicant shall provide a 35-foot concrete apron at all entrances to private streets.
7. ADA COUNTY HIGHWAY DISTRICT -
7.1 SITE SPECIFIC REQUIREMENTS
7.1.1 Construct Jericho Road as a 36-foot street section (measured back-of-existing-curb to back-of-
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
new-curb) and construct curb. !!Utter. and 5-foot attached concrete sidewalk within the existinll
rig;ht~of-wav.
7.1.2 Construct the internal public roadways as 36-foot street sections with curb, !!Utter. and 5-foot
attached concrete sidewalks within 50 feet of rig;ht-of-wav.
7.1.3 Locate no two internal local residential roadways within 125 feet of one another.
7.1.4 Construct a stub street to the north. Morpheus Avenue. located approximately 115 feet east of the
northwestern property line (measured property line to centerline). This stub street is required to
align with a proposed roadway within the Hig;htower Subdivision to the north of this site. A sign
shall be installed at the terminus of the stub street stating; that. "THIS ROAD WILL BE
EXTENDED IN THE FUTURE". This stub street exceeds 150 feet in lenl!th and so a temporary
turnaround and street si!m 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 onlv ifthe northern connection is not made at the time of construction.
7.1.5 Construct a stub street to the west, Hidalg;o Street. located approximately 115 feet north of the
southwestern property line (measured property line to centerline). This stub street is required to
ali2l1 with a proposed roadway within the Hililitower Subdivision to the west of this site. A sil!ll
shall be installed at the terminus of the stub street stating; that. "THIS ROAD WILL BE
EXTENDED IN THE FUTURE". This stub street does not exceed 150 feet in length: therefore.
no temporary turnaround is required.
7.1.6 Locate the two private alleys intersectin~ Morpheus Avenue and North Hood Avenue, as
proposed.
7.1.7 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 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.
7.2.6 Comply with the District's Tree Planter Width Interim Policy.
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 pennit
(or other required pennits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 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.
7.2.11 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 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.
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 Kames Lateral. Contact SID 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.
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 MARCH 6,2007
C. Legal Description
I
IDAHO
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Prqjeqt No. 06-116
September 14, 2006
Jeri4dlo 8DbdiYisioll
ADendoa,nescriptwp
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~ at the ~ .~:~;~eeti~ 19,20.29. NJd tho sai4Seetion 30. from
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
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JERICHO SUBDIVISION
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 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:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to zone the subject property R-4 (Medium Low-Density
Residential) and R-15 (Medium High-Density Residential). The Future Land Use Map
designates this property as "Mixed Use - Community / Neighborhood Center." The
Commission finds that the requested zoning ofR-4 and R-15 and net density of 8.56 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. Please see Comprehensive
Plan Policies and Goals, Section 8, of this Staff Report, for detailed analysis.
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;
The Commission finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. However, Staff and the Commission recommend that City
Council rely on any oral or written testimony that may be provided when determining this
finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The Commission finds that the proposed zoning amendment will not result in any adverse
impact upon delivery of services by any political subdivision providing services to this site,
as conditioned in the staff report.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The Commission finds that all essential services will be provided by the developer to the
subject property and will not require unreasonable expenditure of public funds. The Applicant
is proposing to develop the land in general compliance with the City's Comprehensive Plan;
and this is a logical expansion of the City limits. In accordance with the findings listed above,
The Commission finds that Annexation and Zoning of this property to R-4 and R-15
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:
a. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed application is in substantial compliance with the
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
adopted Comprehensive Plan. The Commission supports the proposed density and proposed
plat layout, with recommended changes, as they comply with the provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission 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 accord with the
City's capital improvement program;
If approved, the developer will be installing sewer, water, and utilities for the development at
their own cost. The Commission 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 and the Commission recommend City 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 be detrimental to the public health, safety or general welfare;
and
Staff and the Commission are not aware of any health, safety, Of environmental problems
associated with the development of this subdivision that should be brought to City Council's
attention. ACHD considers road safety issues in their analysis. Staff and the Commission
recommend that City Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety, or
environmental problems of which Staff and the Commission are unaware.
f. The development preserves significant natural, scenic or historic features.
Staff and the Commission are unaware of any natural, scenic, or historic features on this site.
Therefore, the Commission finds that the proposed development will not result in the
destruction, loss or damage of any natural, scenic or historic featufe(s) of major importance.
Staff and the Commission recommend that City Council reference any public testimony that
may be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which Staff and the Commission
are unaware.
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 11-3F-4; no gates are allowed. Roadway and stonn 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
The Commission does not anticipate any hazard, nuisance or other detriment from the private
streets if they are constructed and maintained as designed, with the modification outlined in
this report.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
c. The use and location of the private street shall not conflict with the Comprehensive Plan
and/or the regional transportation plan.
The Commission fmds that the location of the private streets do not conflict with the
Comprehensive Plan and/or the regional transportation plan.
Exhibit D