HomeMy WebLinkAboutEastwood Subdivision AZ-06-045 PP-06-047
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CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
In the Matter of Annexation and Zoning of 7.56 acres from RUT to R-4 AND Preliminary
Plat Approval for 24 single family residential lots and 3 common lots on 7.56 acres, for
Eastwood Subdivision, by Majestic, Inc.
Case No(s). AZ-06-045, PP-06-047
For the City Council Hearing Date of: February 13, 2007
(Continued from February 6, 2007)
(Findings on the February 27,2007, Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of February 13, 2007,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of February 13, 2007,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of
February 13, 2007, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of February 13, 2007, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.c. 967-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code 9
11-5A.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-045 & PP-06-047
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4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department, and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, and the
Conditions of Approval all in the attached Staff Report for the hearing date of February
13, 2007, incorporated by reference. The conditions are concluded to be reasonable and
the applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code 9 II-SA and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary
Plat dated October 27, 2006, and stamped REVISED on February 7,2007, is hereby
conditionally approved; and,
2. All homes on Lots 11, 12, and 13, Block 1, shall be restricted to a single story and be
subject to, at minimum, a 20-foot rear setback. Lot 10, Block 1, shall also be
restricted to a single story.
3. The site specific and standard conditions of approval are as shown in the attached
Staff Report for the hearing date of February 13, 2007, incorporated by reference.
D. Notice of Applicable Time Limits
1. Notice of Twelve (12) Month Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years of the approval of the preliminary plat or one (1) year of the
combined preliminary and final plat or short plat. In the event that the development of the
preliminary plat is made in successive phases in an orderly and reasonable manner, and
conforms substantially to the approved preliminary plat, such segments, if submitted
within successive intervals of eighteen (18) months, may be considered for final approval
without resubmission for preliminary plat approval. Upon written request and filed by the
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-045 & PP-06-047
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applicant prior to the termination of the period in accord with 11-6B-7.A, the Director
may authorize a single extension of time to record the final plat not to exceed eighteen
(18) months. Additional time extensions up to eighteen (18) months as determined and
approved by the City Council may be granted. With all extensions, the Director or City
Council may require the preliminary plat, combined preliminary and final plat or short
plat to comply with the current provisions of Meridian City Code Title 11. If the above
timetable is not met and the applicant does not receive a time extension, the property
shall be required to go through the platting procedure again.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis. Such
request must be in writing, and must be filed with the City Clerk not more than twenty-
eight (28) days after the final decision concerning the matter at issue. A request for a
regulatory takings analysis will toll the time period within which a Petition for Judicial
Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code 9 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
R Attached: Staff Report for the hearing date of February 13, 2007
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-045 & PP-06-047
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By action of the City Council at its regular
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~OUNCIL MEMBER DAVID ZAREMBA
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COUNCIL MEMBER CHARLIE ROUNTREE
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COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER KEITH BIRD
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MAYORTAMMYdeWEERD
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Mayor T de Weerd
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By: 3rt CU1 <<1 :;;'VVv:~
City Clerk
Dated: 0 '3 -O<o'-{) ")
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-045 & PP.06-047
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007
Hearing Date:
Continued From:
2/13/2007
2/6/2007
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STAFF REPORT
TO:
Mayor & City Council
FROM:
Amanda Hess, Associate City Planner
SUBJECT:
Eastwood Subdivision
. AZ-06-045
Annexation and Zoning of 7.56 acres from RUT (Ada County) to R-4
(Medium Low-Density Residential) zone
. PP-06-047
Preliminary Plat of 24 single-family building lots and 3 common lots on 7.56
acres in a proposed R-4 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicants, Wirt and Francis Edmonds, have applied for Annexation and Zoning (AZ) of 7.56 acres
from RUT (Ada County) to R-4 (Medium Low-Density Residential) and Preliminary Plat approval of 24
single family residential lots and 3 common lots for Eastwood Subdivision. The site has not been
previously platted. The subject property is located on the west side of Locust Grove Road, approximately
1/5 mile north of Amity Road in Section 30, Township 3 North, Range 1 East, B.M., and is currently
referenced as Assessor's Parcel Numbers Sl130449600 and Sl130449650. This property is within the
City's Area ofhnpact and Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-045 and PP-06-047) were submitted to the Planning Department for
concurrent review. Staff has provided a detailed analysis and recommended conditions of approval for
the requested Annexation and Zoning and Preliminary Plat applications. Staff recommends approval of
the proposed Eastwood Subdivision subject to the conditions listed in Exhibit B of the Staff Report.
The Meridian Plannin!! and Zonine: Commission heard these items on December 21. 2006. At the
Dublic hearine: they moved to recommend aDDroval to the City Council.
a. Summary of Public Hearin!!:
i. In favor: Beckv McKay (Applicant)
11. In opposition: None
111. Commenting: Pat Sturgis
iv. Written testimonv: Pat & Jim Sturgis
v. Staff presenting application: Amanda Hess
vi. Other Staff commenting on application: Caleb Hood
b. Key Issues of Discussion bv Commission:
i. What is an appropriate transitioninl! between the lots at the south property
boundary and those within East Slope Subdivision
c. Key Commission Chan!!es to Staff Recommendation:
i. The Applicant will be reauired to enter into a development agreement with the
City of Meridian
Eastwood Subdivision: AZ-06-045, PP-06-047
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007
11. A maximum of 24 units can be constructed on this site
111. All homes on Lots 11. 12. and 13. Block 1. are to be restricted to a single stOry
and be subiect to. at minimum. a 20-foot rear setback
lV. The west lot line of Lot 14. Block 1. shall be adiusted to align with the west lot
line of Lot 17. Block 1. East Slope Subdivision
d. Outstandin2 Issue(s) for City Council:
i. Proposed density and transitioning of lot sizes
The Meridian Citv Council heard the"e item" on Februarv 6. 2007. and Februarv 13. 2007. At the
Februarv 13. 2007. Dublic hearing they aDD roved the "ubiect annlications.
a. SummarY of City Council Public Hearinl!:
i. In favor: Shl!Ii Stiles (AoD)jcant's Reoresentative); WirLEdmonds (~olicant)
ii. Ill-opposition: None
iii. Comm~ntinl!: ScottSj:ewart: ArnyDeWeir
iv. Written testimony':"~None
v. Staff presenting aDPlication: A!ma Canning: Cakb Hood
vi. Qther Staff c9Jmnenting on);loolication: Nsme
b. Kev Issue" of Di"cu""ion bv Council:
i. Elimination of one lot at the sOJJthD.rooertv lin~
ii. Also"restricting Lot 10. Block 1...10 a single stOry
c. Kev Council Change" to Commi""ion Recommendation:
i. Restric!ing Lot 10. Block 1. to a single stOry
ii. ,Approved revis.~d preliminary plat dated February 7...2llil1
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Numbers AZ-
06-045 and PP-06-047, as presented in the staff report for the hearing dates of February 6, 2007,
and February 13,2007, with the following modifications to the conditions of approval: (Add any
proposed modifications.)
Denial
After considering all Staff, Applicant, and public testimony, I move to approve File Numbers AZA
06-045 and PP-06-047, as presented in the staff report for the hearing dates of February 6,2007,
and February 13, 2007, for the following reasons: (State specific reasons for denial of the
annexation and/or preliminary plat request.)
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Numbers
AZ-06A045 and PP-06-047 to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
4515 S. Locust Grove Road; Section 30, T3N, RlE
b. Owner / Applicant:
Wirt & Francis Edmonds and Shain & Rhonda Urwin
2297 N. Chandra
Eastwood Subdivision: AZ-06.045, PP-06-047
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
Meridian, ID 83642
c. Representative: Becky McKay, Engineering Solutions
d. Present Zoning: RUT (Ada County)
e. Present Comprehensive Plan Designation: Low Density Residential
f. Description of Applicant's Request (See Exhibit A):
1. Date of Preliminary Plat: Stamped REVISED QiltlllHlr 27, 2g9~ Februarv2_.~Q07
2. Date of Landscape Plan: REVISED October 27,2006
g. Applicant's Statement/Justification:
The gross density of the proposed development is 3.18 dwelling units per acre. The proposed
density is in accord with the proposed R-4 (Medium Low-Density Residential) zoning district
and complies with the Comprehensive Plan for the site which designates the area as "Low
Density Residential."
The subdivision will provide five common lots including a central common area, and a mix of
lot sizes ranging from approximately 8,000 square feet to 22,580 square feet.
5. PROCESS FACTS
a. The subject application will, in fact, constitute an armexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public
hearing is required before the City Council on this matter.
b. The subject application will, in fact, constitute a preliminary plat as detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is
required before the City Council on this matter.
c. Newspaper notifications published on:
December 4, 2006; December 18, 2006 (P & Z Commission)
January 15. 2007; January 29.2007 (Citv Council)
d. Radius notices mailed to properties within 300 feet on:
November 22,2006 (P & Z Commission)
January 12.2007 (Citv Council)
e. Applicant posted notice on site by:
December 11, 2006 (P & Z Commission)
January 27.2007 (Citv Council)
6. LAND USE
a. Existing Land Use(s): Existing home, outbuilding, and vacant land. All existing structures
will remain.
b. Description of Character of Surrounding Area: A mix of single family residential and vacant
agricultural land, some of which has recently been proposed for residential development.
c. Adjacent Land Use and Zoning:
1. North: Proposed single-family, Reflection Ridge Subdivision, zoned R-4
2. East: Single-family homes, Estancia Subdivision, zoned R~4
Eastwood Subdivision: AZ-06-045, PP-06-047
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY] 3, 2007
3. South: Estate residential, zoned RUT (Ada County)
4. West: Estate residential, zoned RUT (Ada County)
d. History of Previous Actions:
The subject applications, AZ~06~045 and PP-06-047, were scheduled to be heard before the
Planning and Zoning Commission on October 19, 2006. Prior to said meeting, the Applicant
and Staff were made aware that ACHD refused to grant direct access to the site from Locust
Grove. This ultimately prompted a substantial redesign preliminary plat.
The new plan proposes two additional lots for a total of 24 building lots, and eliminates
subdivision access to Locust Grove Road. This warranted re-noticing the neighboring property
owners of the changes and publishing the new notice in the media. Staff believes the revised
preliminary plat is more compatible with the goals and policies of the Comprehensive Plan
and the Unified Development Code.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is proposing connection to sewer planned to be
constructed in E. Wrightwood Drive by neighboring development.
Location of water: This property is proposing connection to water planned to be
constructed in E. Wrightwood Drive and the proposed subdivision to the north.
Issues or concerns: The need for an off-peak pumping station if they plan on
sewering prior to the Black Cat Trunk connecting to the Glacier Springs
Diversion Manhole.
2. Vegetation: Existing trees on site will be retained, relocated, or mitigated for.
3. Floodplain: N/A
4. Canals/Ditches/Irrigation: N/ A
5. Hazards: N/A
6. Proposed Zoning: R-4
7. Size of Property: 7.56 acres
f. Subdivision Plat Information:
1. Residential Lots: 24
2. Non~residential Lots: 0
3. Total Building Lots: 24
4. Common Lots: 3
5. Total Lots: 27
6. Open Lots: 0
7. Residential Area: 7.56 acres
8. Gross Density: 3.18 units per acre (4.26 net density)
9. Lot Sizes: Lot sizes range from approximately 8,000 to 22,580 square feet. The
average lot size is approximately 8,950 square feet.
Eastwood Subdivision: AZ-06-045, PP-06-047 PAGE 4
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
g. Landscaping:
1. Width of street buffer(s): Locust Grove Road is classified as an arterial road. The
UDC (Table 11-2A-5) requires a 25-foot wide street buffer adjacent to arterials. The
landscape plan (Sheet Ll.O) proposes a 25-foot wide buffer along Locust Grove.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 0.389 acres (5.15%)
4. Other landscaping standards: Landscaping adjacent to micropaths should comply with
UDC 11-3B-12. Common / open space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC 11-3G-3-E2).
h. Proposed and Required Non-Residential Setbacks: As per the R-4 zone for detached single
family dwellings.
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The sole
access to the development will be from East Wrightwood Drive, a through-street provided by
Reflection Ridge Subdivision. South Carina Avenue COllllects to E. Wrightwood Drive at the
north boundary of the subject property. City Staff is supportive of the proposed street layout.
ACHD Staff is also supportive of the proposal as long as all Site Specific and General
Requirements are met (See Exhibit B- 7).
7. COMMENTS MEETING
On December 1, 2006, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Low Density Residential" on the Comprehensive Plan Future Land Use Map.
Low density residential areas are anticipated to contain single family residences at densities up to three
dwelling units per acre. (See Page 95 of the Comprehensive Plan) The proposed Preliminary Plat
includes 24 residential building lots on 7.56 acres for a gross density of 3.18 dwelling units/acre. The
gross density exceeds the range outlined in the Comprehensive Plan. The following Comprehensive Plan
policies apply to this application:
. Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed, the lands will be serviced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
Eastwood Subdivision: AZ-06-045, PP-06-047
PAGE 5
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
. The subject lands are currently se11!iced by the Meridian School District #2. This se11!ice
will not change.
. The subject lands are currently se11!iced by the Meridian Library District. This se11!ice
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, se11!ices 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 Se11!ices, and Sanitary
Se11!ices Company.
. Chapter VI, Goal II, Objective A, Action 3 . Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
. Chapter VI, Goal II, Obj ective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staff is supportive of the proposed pedestrian connections to Reflection Ridge Subdivision via the
proposed sidewalks and stub street.
. Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
Staff finds that the residential development to the north is compatible with the proposed
subdivision. To the east and south are existing single-family dwellings sited on one-acre lots
within Ada County. Staff believes Eastwood transitions well with these lots to the east.
However, Staff believes that the lot sizes proposed along the southern boundary should be
increased. Although attached single-family and detached single-family dwellings are compatible
land uses, Staff does not consider locating four 8,000 square-foot lots adjacent to a one-acre lot
an appropriate transition. A neighbor has voiced concern over this issue, as well.
. Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high-density single family, multi-family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The subject application includes a request for the R-4 zone. The subject property is located
adjacent to lands zoned R-4. Staff finds that the requested zoning designation is consistent with
the Comprehensive Plan designation jor this site.
. Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
Eastwood Subdivision: AZ-06-045, PP-06-047
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
One street connection is proposed to connect with the Reflection Ridge Subdivision to the north.
Staff finds that the zoning proposal is generally harmonious with the surrounding area and with the
Future Land Use Map designation for this site and generally meets the goals and policies of the
Comprehensive Plan. Staff recommends that the Commission and Council rely on any verbal or written
testimony that may be provided at the public hearing when determining if the applicant's zoning and
development request is appropriatefor this property.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 1l.2A-2 lists single.family developments as a Pennitted
Use in the R-4 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City
of Meridian water and sewer systems is a requirement for all residential districts. Residential
districts are distinguished by the allowable density of dwelling units per acre and corresponding
housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS:
Based on the policies and goals contained in the Comprehensive Plan and the general compliance
of the proposed development with the Unified Development Code, Staff believes that this is a
good location for the proposed single-family development. Please see Exhibit D for detailed
analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application, prepared by The Idaho Survey
Group on August 14,2006, shows the property as contiguous to the existing corporate boundary
of the City of Meridian.
All fu.1:un~' 1:lses 0ft this pmperty sh01:lld Hot iavolve 1:lses, aeti':ities, proeesses, materials,
e"ll'lipment and conditions of 0perati0ft that '.vill be detrimeatal to aflY persofts, pr0perty or the
gefleral v:elfare by reaSQB Qf exeessive production of traffio, noise, sm0ke, fumes, glMe or 0d0fS,
and sheald be eoftstrneted in aeeordaflee with City 0f Meridiaa ordiflaBees in effect at the time of
develQpmeat.
Speeial COBsideratioBs:
DenlopmeBt ,'\greemeBt: UDC 11 5B 3D2 and IdaR0 Code ~ 65 671 L^1 provides the City
the authority to require a pmperty 0Wfler to eater iato a Deyelopment Agreement (DA) "vith
the City that l'J.'lil:y re"ll'lire SOffle writteB eol.'l'lfllitmeat for all future uses. As there are BO
issues regardiBg aBBexaHoB of tile sul:ljeet property which Beeessitate a DenlopmeBt
AgreemeBt, Staff believes that a R'\ is Bot required iB this iBstaBce. All applicable
eOBditioBs regardiBg tile deyelopmeBt of this property are coBtaiBed iB the prelimiBary
plat approw;al.
A Development AlITeement (DA) will be required as part of annexation of this property. Prior to
annexation approval. a DA shall be entered into between the City of Meridian, the property
owner( s) at the time of annexation ordinance adoption, and the developer. The applicant shall
contact the Citv Attorney, Bill Nary. at 888-4433 to initiate this process. The DA shall include, at
minimum, the following:
Eastwood Subdivision: AZ-06-045, PP-06-047
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007
. All future uses shall not involve uses. activities. processes. materials. equipment and
conditions of operation that will be detrimental to any persons. property or the general
welfare by reason of excessive production of traffic. noise. smoke. fumes. glare or odors.
. All future development of the subject property shall be constructed in accordance with
Citv of Meridian ordinances in effect at the time of development.
. The applicant will be responsible for all costs associated with the sewer and water service
extension.
. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service. per City Ordinance Section 5-7-517. when services
are available from the City of Meridian. Wells mav be used for non-domestic purposes
such as landscape irrilZation.
. The following shall be the onlv allowed uses on this property: Detached sinl!le familv
homes and allowed accessory uses of the R-4 zone.
. A maximum of 24 units be constructed on this site.
. All homes within the subdivision shall contain at least 1.200 square feet of livinlZ area.
· All homes on Lots 11. 12. and 13. Block 1. shall be restricted to a sinlide stOry and be
subiect to. at minimum. a 20-foot rear setback. Lot 10. Block 1. shall also he
restricted to a sinl!le storv. Place a note on the final olat to indicate this.
· Prior to issuance of any buildinlZ pennit. the subj ect property shall be subdivided in
accordance with the Citv of Meridian Unified Development Code.
. The five-foot sidewalks and a 25-foot landscape buffer. constructed in accordance with
City Code. shall be installed along Locust Grove Road prior to occupancy of any new
dwelling units.
PRELIMINARY PLAT ANALYSIS:
Based on the policies and goals contained in the Comprehensive Plan and the general compliance
of the proposed development with the Unified Development Code, staff believes that this is a
good location for the proposed single-family residential products. Please see Exhibit D for
detailed analysis of facts and findings for a preliminary plat.
1. Access: The Reflection Ridge Subdivision, just north of the Eastwood Subdivision, has been
granted road access to Locust Grove Road at the ~-mile mark. West Wrightwood Drive, a
public street provided by the Reflection Ridge Subdivision, runs approximately parallel to
Eastwood's north property line. South Carina Avenue, a local public street within Eastwood,
intersects W. Wrightwood and will serve as the sole access to the proposed subdivision. The
access to Locust Grove Road for the existing house that is to remain, should be abandoned as
proposed. Direct lot access to Locust Grove Road should be prohibited.
2. Internal Streets: Internal streets sections are proposed to be 36-feet wide with 5-foot wide
attached sidewalks for a total of 50 feet of right-of-way.
3. Density: This property is designated "Low Density Residential" on the Comprehensive Plan
Future Land Use Map. Low density residential areas are anticipated to contain single family
dwellings at densities up to three dwelling units per acre. The proposed Preliminary Plat
includes 24 residential building lots on 7.56 acres for a gross density of 3.18 dwelling
units/acre. The gross density exceeds the range outlined in the Comprehensive Plan. The
Applicant has not proposed a "step up" to mediwn density for the site, nor would Staff be
supportive of said "step."
Eastwood Subdivision: AZ-06-045, PP-06-047
PAGE 8
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007
In order for the project to better comply with the density policies outlined in the
Comprehensive Plan, Staff is supportive of eliminating one building lot at the south property
line. This reduction in the number of lots, from 24 to 23, would not only address Staffs
concerns over transitioning of lot sizes in that area, but would lower the gross density of the
project from 3.18 dwelling units/acre to 3.05 dwelling units/acre.
4. Landscaping: The Applicant has provided 0.636 acres (8.4%) of landscaping on site,
including the required street buffer along Locust Grove Road. The standards for open space
apply to single-family developments of five acres or more. As the subject property totals 7.56
acres, the Applicant has set aside 0.389 acres (5.15%) for usable open space, including a
centrally located common area, meeting the 5% minimum required by UDC 11-3G-3A-1. All
common areas approved as open space shall be vegetated and usable by residents.
Maintenance of all common areas shall be the responsibility of the Eastwood Homeowners
Association.
5. Pressure Irrigation~ The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a single-
point connection is utilized, the developer will be responsible for the payment of assessments
for the common areas prior to signature on the final plat by the City Engineer. An
underground, pressurized irrigation system should be installed to all landscape areas per the
approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28.
6. Fencing: Excepting where fencing currently exists along the western boundary, perimeter
fencing is not shown on the submitted landscape plan or preliminary plat. At the public
hearing, the applicant should state whether or not permanent fencing is proposed
around the development. The Applicant should submit a detailed fencing plan with the final
plat application for the subdivision. If permanent fencing is not provided, temporary
construction fencing to contain debris must be installed around the perimeter prior to issuance
of a building permit. All perimeter fencing must be completed prior to issuance of building
permits. Fencing should taper down to a 3 foot maximum within 20 feet of all rights-of-way.
Fencing adjacent to the drainage swale access is also required. Said fencing can be up to six
feet in height, if open vision. If closed vision is used, it cannot exceed four feet in height. All
fencing shall be installed in accordance with UDC ll-3A-7.
7. Ditches, Laterals, and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or
canals, exclusive of natural watetways and watetways being used as amenities, which
intersect, cross or lie within the area being subdivided shall be covered.
8. Tree Mitigation: Any existing, on-site tree over 4" in caliper that is removed from the
property shall be replaced by installing additional trees, being the equivalent number of
caliper inches of those removed. Required landscaping trees will not be considered as
replacement trees for those that are removed. The applicant should coordinate a mitigation
plan with Elroy Huff at the Meridian Parks Department.
9. Existing Structures: The site currently contains multiple buildings. All existing structures
that are to remain, shall comply with the dimensional standards (setbacks, house size, etc.) of
the R-4 zone. Prior to signature of the final plat, all structures that do not meet the
dimensional standards should be removed.
Eastwood Subdivision: AZ-06-045, PP-06-047
PAGE 9
. e
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007
b. Staff Recommendation: Based on the above analysis, staff finds that applications AZ-06-045
and PP-06-047 substantially conform to the Comprehensive Plan policies and UDC standards.
Staff reconunends approval of said AZ and PP applications subject to the conditions listed
in Exhibit B. The Meridian Plannine: and Zonine: Commission heard the item on December
21. 2006. At the public hearine: thev moved to recommend approval to the City Council. :r~~
Meridian Citv Cou!lcil!tea_rd these_ items on Februarv 6. 200'L a!l~_~~b~llar_y-13. 2QOJ-"--.At
the Februarv 13. 2007. Pub~cJlearingJh~ _<;:;~Q1ID~il approved the subiect aoolicatio)!s._
11. EXHmITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (RE"J.rn;ED Ollt€ll'lllf 27, 2~~6)
(Stamned REVISED on February 7.2007)
3. Landscape Plan (REVISED October 27,2006)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Services Company
7. Ada County Highway District
8 Nampa Meridian Irrigation District
9. Central District Health Department
C. Legal Description and Annexation Map
D. Required Findings from Unified Development Code
Eastwood Subdivision: AZ-06-045, PP-06-047
PAGE 10
e
e
CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
A. Drawings
1. Vicinity Map
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007
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CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007
2. Landscape Plan (REVISED October 27,2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION REQUIREMENTS
1.1.1 The annexation legal description submitted with the application (dated August 14, 2006, and
stamped by Terry Peugh, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
1.1.2 Any future subdivision, uses, and construction on this property shall comply with the City of
Meridian ordinances in effect at the time of permit submittal.
1.1.3 The Applicant shall enter into a Development Agreement with the following provisions:
· All future uses shall not involve uses. activities. processes. materials. equipment and
conditions of 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.
· All future development of the subj ect property shall be constructed in accordance with
Citv of Meridian ordinances in effect at the time of development.
· The applicant will be responsible for all costs associated with the sewer and water service
extension.
· Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service. per City Ordinance Section 5-7-517. when services
are available from the City of Meridian. Wells mav be used for non-domestic pUllJoses
such as landscape irrigation.
· The following shall be the only allowed uses on this property: Detached single family
homes and allowed accessory uses of the R-4 zone.
. A maximum of 24 units be constructed on this site.
· All homes within the subdivision shall contain at least 1.200 square feet of living area.
· All homes on Lots 11. 12. and 13. Block 1. shall be restricted to a sinele story and be
subiect to. at minimum. a 20-foot rear setback. The home on Lot 10. Block 12. shall
also be restricted to a sin~le storv. Place a note on the final nlat to indicate this.
· Prior to issuance of any building permit. the subject property shall be subdivided in
accordance with the City of Meridian Unified Development Code.
· The five-foot sidewalks and a 25-foot landscape buffer. constructed in accordance with
City Code. shall be installed alolll! Locust Grove Road prior to occupancy of any new
dwelling units.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet PRE, prepared by Engineering Solutions, LLP, and ~
A\lgtlBt J, 2QQ~, SIAMPEDJ.ebruarv 7.2007, is approved with the conditions listed herein.
1.2.2 Eastwood Subdivision shall be subject to the UDC standards of the R-4 (Medium Low-Density
Residential) zoning district.
1.2.3 A maximum of ~ 24 single family residential dwellings may be constructed on site. ORe ef
tile prepesed lats at tile southerR heuBdary af Blaek 1 slleuld he elimiBated, aDd adjaeeRt
lots iBcreased iR square featage.
1.2.4 Direct lot access to Locust Grove Road shall be prohibited for this site. The Applicant shall be
required to dedicate the right-of-way, construct landscaping, pathway(s), and noise mitigation
along Locust Grove, as required by ACHD and the City of Meridian.
Exhibit B
e
e
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
Prior to signature of the final plat by the City Engineer, the existing access to Locust Grove Road
shall be abandoned. All homes within Eastwood shall take driveway access internal to the
subdivision. Place a note on the final plat to reflect the access restrictions.
Dedicate and construct all public internal roadways to meet ACHD's road design standards.
Provide a street connection (Carina Avenue) to the proposed Reflection Ridge Subdivision to the
north, as depicted on the preliminary plat.
All existing buildings that span across proposed lot lines or do not conform to the dimensional
standards (setbacks, height, etc.) of the UDC shall be removed, relocated, or made to conform to
city code prior to signature of the final plat by the City Engineer.
All homes within the subdivision shall contain at least 1,200 square feet of living area.
The west lot line of Lot 14. Block 1. shall be adiusted to align with the west lot line of Lot 17.
Block 1. East Slope Subdivision.
The Annlicant shall note on the face of the fmal vlat that the homes on Lots LQ- U_._Bmck 1. have
.a .sinJde.:S1oI..Y_res!nc.tiQn and that Lo.ts.Jl::1J._BlQck..l. have a minimum 20-foot rear setback.
The landscape plan prepared by Harvest, Design on October 27, 2006, revised on October 27,
2006, and labeled Sheet LS-I, is approved with the following modifications / notes:
. Provide 0.389 acres (5.15% ofthe site) for landscaped open space.
. As required by UDC II-2A-5, provide a 25-foot wide street landscape buffer along
Locust Grove Road. Said buffer shall be constructed wholly outside of any right-of-way.
. Per UDC 11-3A-7A-7b, all fencing adjacent to common shall be either four feet (4') in
height, if closed vision, or six feet (6') tall if open vision fencing is used. Modify the
applicable areas on the landscape plan to reflect this requirement.
. Coordinate a tree mitigation/preservation plan with Elroy Huff of the Meridian Parks
Department.
. A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature of the Final Plat.
Where the Applicant has submitted a preliminary landscape plan, and where Staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by Staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
1.2.13 Maintenance of all common areas shall be the responsibility of the Eastwood Subdivision
Homeowners Association.
1.2.5
1.2.6
1.2.7
1.2.8
1.2.9
1.2.10
1.2.11
1.2.12
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.3.1 Sidewalks/walkways shall be installed within the subdivision and on Locust Grove Road pursuant
to UDC 11-3A-I7.
1.3.2 All lot lines common to a public right-of-way shall reserve a 10' utility easement.
1.3.3 The Applicant shall comply with the outdoor lighting standards shown in UDC 1 l-3A-l 1.
1.3.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The Applicant should be required to utilize any existing surface or well water for
the primary source. If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
[mal plat by the City Engineer. An underground, pressurized irrigation system should be installed
Exhibit B
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and
MCC 9-1-28.
1.3.5 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as
noted in this report, shall be submitted for the subdivision with the final plat application. Where
the Applicant has submitted a preliminary landscape plan and where staff has reviewed such plan,
the landscaping shall be consistent with the preliminary plan with modifications as proposed by
staff.
1.3.6 The Applicant shall submit a 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 pennit. All fences shall taper down
to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UDC 11-3A-7.
1.3.7 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.3.8 Staff's failure to cite specific ordinance provisions or terms of the approved annexation I
preliminary plat does not relieve the applicant of responsibility for compliance.
1.3.9 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains planned in E.
Wrightwood Drive. These mains are temporarily flowing out of shed. If this development intends
on sewering this property prior to the Black Cat Trunk connecting to the Glacier Springs
Diversion manhole the Applicant shall be responsible to install an off-peak pumping station. The
stations design and location shall be coordinated with the Public Works Department.
2.2 The Applicant shall install sewer mains to and through this development; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service.
2.3 Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than
three feet than alternate materials shall be used in conformance of City of Meridian Public Works
Departments Standard Specifications.
2.4 Water service to this site is being proposed via extension of mains in Reflection Ridge
Subdivision. The Applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works. ~nd w..ater connection to
the main in Locust Grove shall be re.quin,~d to ensure adeauate fire ..flows: location of this
connection shall be coordin.ated withpuplic Works orior to construction plaILap.12J:Qval. This main
shall be nlaced.iu_a.ro.Dl1llon lot. a minimum of 20 feet wide. and coy~red bv a Citv of Meridian
water easement.
2.5 The existing house shall be required to connect to City services. The Applicant shall be
responsible for payment of the assessments prior to signature on the fmal plat by the City
Engineer. The Applicant shall be responsible for the actual physical connection to the services
prior to issuance of Certificates of Occupancy.
2.6 Any potential reimbursement agreements must comply with all requirements of City Code 9~ 1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
Exhibit B
e
.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
with the reimbursable amount shall be approved by Council prior to plat signature.
2.7 The Applicant shall provide a 20~foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.8 The Applicant has the pressure irrigation system in this proposed development is to be maintained
as a private system. Since it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"[mal draft" being required prior to final plat signature on the last phase of this project.
2.9 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11 ~3A-6). The Applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single.point
connection to the culinary water system shall be required. If a single~point connection is utilized,
the developer will be responsible for the payment of assessments for the conunon areas prior to
signature on the final plat by the City Engineer.
2.10 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.11 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The Applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.12 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9~4-8. Wells may be used for non~
domestic purposes such as landscape irrigation.
2.13 Per UDC ll-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approvaL If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.14 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building pennits.
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 Pennitting that
may be required by the Environmental Protection Agency.
2.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting
Exhibit B
e .
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
that may be required by the Anny 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 l8foot above.
2.24 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400'
distance in between locations. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain approval
from the Public Works Department, and permit from Building Department prior to commencing
installations.
3. FIRE DEPARTMENT
3.1 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval 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 ofthe!FC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 All entrance and internal roads, and cul-de-sacs shall have a turning radius of 28' inside and 48'
outside radius.
3.5 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.6 Building setbacks shall be per the International Building Code for one- and two-story
construction.
3.7 The existing home shall herein be addressed off of North Carina Avenue.
3.8 All portions of the buildings located on this project, including the existing home, must be within
150' of a paved surface as measured around the perimeter of the building.
Exhibit B
e .
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
3.9 There a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on. site fire hydrants
and mains shall be provided where required by the code official. 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).
4. POLlCE DEPARTMENT
4.1 Any interior fencing adjacent to common areas and micropathways, including along the drainage
swale access, shall allow visibility from the street and shall not exceed four feet in height is solid
fencing is used.
4.2 The common lot on Block 2 will not be adequately lit. Provide street lamps at the north and south
boundaries instead of one centralized lamp at the eastern boundary.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 1l.3B-10) 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 SERVICES DEPARTMENT
6.1 SSC has no comments related to the application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC REQUIREMENTS
7.1.1 This portion of Locust Grove will develop to be a 3.lane arterial roadway within 70.feet of right.
of-way. Twenty.five feet of right-of-way currently exists, so the applicant may do one of the
following:
a. Do not dedicate right.of.way and construct a 5-foot wide concrete sidewalk not closer
than 28.feet from the centerline of Locust Grove Road and provide an easement for the
sidewalk.
b. Dedicate 1O.feet of additional right-of-way and construct a 5-foot wide concrete sidewalk
not closer than 28.feet from the centerline of Locust Grove Road. The District will buy
the additional right-of-way from the applicant. The right.of~way purchase and sale
agreement and deed must be completed and signed by the applicant prior to scheduling
the final plat for signature by the ACHD Commission or prior to issuance of a building
permit (or other required permits), whichever occurs first.
7.1.2 Construct a 5.foot attached concrete sidewalk 41.feet from the centerline of Locust Grove Road
(measured face of walk to centerline).
7.1.3 Locate and construct the internal roadways as a 36.foot street section within 50.feet of right-of.
way complete with curb, gutter and a 5-foot attached concrete sidewalk, as proposed.
7.1.4 Construct a stub street to the north, North Orion Avenue, located approximately 520-feet west of
the centerline of Locust Grove Road (measured centerline to centerline). This stub street shall
Exhibit B
e .
CITY OF MERIDIAN PLANNfNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
align with and connect to Dazzle Way, within Reflection Ridge Subdivision to the north of this
site, and will provide principal access to the subject site. Actual alignment is required and the
applicant is directed to work with the northern development for the exact location of the two
roadways.
7.1.5 Direct lot access to Locust Grove Road is prohibited and shall be noted on the final plat.
7.1.6 Comply with all Standard Conditions of Approval.
7.2 GENERAL REQUIREMENTS
7.2.1 Existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Comply with the District's Tree Planter Width Interim Policy.
7.2.5
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 of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees is required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right~of-way. The Applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confmnation 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
Exhibit B
e .
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
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. NAMP A / MERIDIAN IRRIGATION DISTRICT
8.1 Coordinate with John Anderson, Water Superintendent for NMID, concerning installation of the
underground, pressurized irrigation system.
8.2 All storm drainage shall be retained on-site. If surface drainage cannot be contained on site,
contact Donna Moore at 466~786l, as a Land Use Change Application must be filed for review
prior recording of the final plat.
8.3 All laterals and wasteways must be protected.
8.4 The developer must comply with Idaho Code 31-3805.
9. CENTRAL DISTRICT HEALTH DEPARTMENT
9.1 After written approvals from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
9.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality: central sewage and central water.
9.3 Run-off is not to create a mosquito breeding problem.
Exhibit B
. .
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
C. Legal Description and Annexation Map
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Exhibit C
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
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. e
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application. In order to grant an annexation and/or
rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the comprehensive plan;
The Applicant is proposing to zone the subject property R-4 (Medium Low-Density Residential).
Council finds that the proposed zoning map amendment complies with the applicable provisions
of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of this
Staff Report.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Council finds that single-family residences are allowed within the requested zoning district ofR-4
as a Principally Permitted Use. The accompanying plat demonstrates the land will be developed
with varying lot sizes and other dimensional requirements which conform to the proposed zoning
designation.
c. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Council finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare. The Conunission and Planning Staff recommend that Council rely on any oral
or written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the City including, but not limited
to, school districts; and,
Council 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 ofthe City (UDC 11-5B-3.E).
Council finds that all essential services will be provided by the developer to the subj ect property
and will not require unreasonable expenditure of public funds. The Applicant is proposing to
develop the land in compliance with the City's Comprehensive Plan and this is a logical
expansion of the City limits. Council finds that Annexation and Zoning of this property is in
the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Council finds that the proposed application is generally compatible with the adopted
Comprehensive Plan. Council generally supports the proposed plat layout, with recommended
changes, as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
b. Public services are available or can be made available and are adequate to accommodate
Exhibit D
. .
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
the proposed development;
Council finds that public services can be made available to accommodate the proposed
development. (See finding Items 3 and 4 above under Annexation Findings for more details.)
c. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their own
cost, Council finds that the subdivision will not require the expenditure of capital improvement
funds.
d. There is public financial capability of supporting services for the proposed development;
The Commission and Planning Staff recommends that Council rely upon comments from the
public service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See Exhibit B,
Agency Comments and Conditions, for more detail.)
e. Tbe development will not be detrimental to the public health, safety or general welfare; and
Council is not aware of any health, safety, or environmental problems associated with the
development of this subdivision that should be brought to Council's attention. ACHD considers
road safety issues in their analysis. The Commission and Planning Staff recommend that Council
reference any public testimony that may be presented to determine whether or not the proposed
subdivision may cause health, safety or environmental problems of which staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Council is unaware of any natural, scenic, or historic features on this site. Therefore, Council
finds that the proposed development will not result in the destruction, loss or damage of any
natural, scenic or historic feature(s) of major importance. The Commission and Planning Staff
recommend that Council reference any public testimony that may be presented to determine
whether or not the proposed development may destroy or damage a natural or scenic feature(s) of
major importance of which the Commission and Planning Staff is unaware.
Exhibit D