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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006
STAFF REPORT
TO:
FROM:
Hearing Date: 12/21/2006
Planning & Zoning Commission
Justin Lucas
Associate City Planner
Meridian Planning Department
208-884-5533
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SUBJECT:
Sundial Subdivision
RZ-06-0 11
Rezone of 10.57 acres from R-4(Medium Low-Density Residential) to R-8
(Medium Density Residential).
RECEIVED
DEe 1 5 2006
City Of Meridian
City Clerk Office
PP-06-060
Preliminary Plat of 30 single-family residential building lots, 3 common lots
and 1 other lot, in the proposed R.8 zone, by Gemstar Development.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Gemstar Development, has applied for Rezoning (RZ) from R-4 (Medium Low-
Density Residential) to R-8 (Medium Density Residential) for 10.57 acres, and preliminary plat
approval of 30 single-family residential building lots, 3 common lots and 1 other lot in the
proposed R -8 zone. The site is located approximately ~ of a mile south of U stick Road and 12 of
a mile east of Ten Mile Road, adjacent to Turtle Creek Subdivision. The site is currently vacant
except for a ISO-foot tall cell tower and associated structures that will remain on the property.
The subject property is located within the Urban Service Planning Area and the City's Area of
Impact.
2. SUMMARY RECOMMENDATION
The subject applications (RZ and PP) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Rezone and Preliminary Plat applications. Staff is recommending
approval of the proposed Sundial Subdivision (RZ-06-011 and PP-06-060) with the
conditions listed in Exhibit B of the Staff Report.
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers RZ-06-0 11 and PP-06-060 as presented in staff report for the
hearing date of December 21,2006 with the following modifications: (Add any proposed
modifications. )
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers RZ-06-011 and PP-06-060 as presented during the public hearing
on December 21, 2006 for the following reasons: (You should state specific reasons for denial of
the annexation and you must state specific reason(s) for the denial ofthe plat.)
Continuance
Sundial Subdivision RZ-06-011/PP-06-060
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
I move to continue File Numbers RZ-06-011 and PP-06-060 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: South of Us tick Road, west of Linder Road, Parcel #S1202131240, in
Section 2, Township 3 North, Range 1 West.
b. Owner:
Virginia J. Ross Anna Beth Ernest
3508 Jade Ave. & 312 S. Columbia Center Blvd. #69
Bakersfield, CA Kennewick, W A
Kathy Kisler Gary Ernest
1197 W. Providence Rd. & 2718 24th Ave.
Olympia, W A 98501
Warden, W A
c. Applicant:
Gemstar Development, LLC.
738 South Bridgeway Place Suite A100
Eagle, ill 83616
d. Representative: Susan Wildwood, Chartered
e. Present Zoning: R-4
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for a
Rezone ofthe subject 10.57 acres from R-4 to R-8, and Preliminary Plat approval oDO single-
family buildable lots, 2 common lots and 1 other lot. All of the homes within the development
are proposed to be single-family detached. The average residential lot size in the proposed
development is 8,370 square feet (excluding the large 2.77 acre lot that retains the existing cell
tower). The total gross density of the project, including the large lot that retains the cell tower,
is 2.84 dwelling units per acre. Excluding the large lot (which will most likely be redeveloped
in the future) the density is 3.85 dwelling units per acre. Approximately 0.54 acres (5.1 %) of
the site is being set aside for open space.
1. Date of preliminary plat (attached in Exhibit A):
2. Date oflandscape plan (attached in Exhibit A):
11/16/06
9/19/06
5. PROCESS FACTS
a. The subject application will in fact constitute a rezone as determined by City Ordinance. By
reason ofthe provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason ofthe provisions of the Meridian City Code Title 11 Chapter 5, a public
Sundial Subdivision RZ-06-01 I/PP-06-060
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: December 4th and December 18th, 2006
d. Radius notices mailed to properties within 300 feet on: November 22nd, 2006
e. Applicant posted notice on site by: December 11 th, 2006
6. LAND USE
a. Existing Land Use(s): This site is currently vacant except for a 150 foot tall cell tower that is
located in the center of the proposed Lot 23, Block 2. The cell tower is to remain on the
property.
b. Description of Character of Surrounding Area: This parcel is almost completely surrounded by
single family residential development. The proposed project is considered infill and, if
approved, will be similar to the surrounding residential uses.
c. Adjacent Land Use and Zoning:
1. North: Single family homes, Tumble Creek Subdivision, zoned R-4
2. South: Single family homes, Turtle Creek Subdivision, zoned RA
3. East: Single family homes, Turtle Creek Subdivision, zoned R-4
4. West: Single family homes, Field Stone Meadows Subdivision, zoned R-4
d. History of Previous Actions: This parcel was previously annexed and zoned to R-4 as part of
the Turtle Creak Subdivision. Prior to almexation, the cell tower on the site was approved
through Ada County.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is currently sewer in streets stubbed to this property.
Location of water: There is currently water in streets stubbed to this property.
Issues or concerns: Getting sewer and water mains to parcel #1202244230.
2. CanalslDitches Irrigation: N/ A
3. Hazards: There is an existing 150 foot tall cell tower located on this site. UDC 11-4-
3.44 specifically discusses the need to avoid potential damage to adjacent properties
from the structural failure oftowers and other such structures. The Police and Fire
Departments have also raised concerns about safety surrounding the subject tower.
Section 10 of this report describes the measures that should he taken to mitigate this
hazard.
4. Proposed Zoning: R-8 (Medium Density Residential)
5. Size of Property: 10.57 acres
f. Subdivision Plat Information:
1. Residential Lots: 30
2. Non-residential Lots: 0
3. Total Building Lots: 30
4. Common Lots: 3
Sundial Subdivision RZ-06-011/PP-06-060 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006
5. Other Lots: 1 (Lot 23, Block 2, cell tower site - to be re-developed in the future)
6. Total Lots: 34
2.84 units per acre total (3.85 units per acre excluding the cell
tower lot/site)
8. Minimum House Size: N/A
7. Gross Density:
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: 0.54 acres/5.1%
4. Other landscaping standards: All micro path landscaping should be designed in
accordance with UDC 11-3B-12
h. Amenities: The applicant is proposing a picnic and barbeque area, volleyball and horseshoe
pits, and one micro pathway (see applicant's narrative for a more detailed
description of amenities.)
i. Off-Street Parking: UDC 11-3C-6 requires single-family detached dwellings to have 2
enclosed parking spaces (a garage) and a 20' x 20' parking pad in front of each garage.
J. Summary of Proposed Streets and/or Access: The applicant is proposing to construct public
streets, Fieldstream Drive and Marburg Drive within this development. Both of these streets
currently exist within the Turtle Creek Subdivision and the applicant is proposing to extend
them into the site. The applicant is also proposing to complete their portion of the street
section (curb, gutter, sidewalk, and some pavement) of Kubik Drive which is a partially
completed street at the northeast corner of the development. No new stub streets are proposed
with this subdivision. All of the internal streets are local streets with 36-feet wide street
sections with rolled curb, gutter and 5-foot wide attached sidewalks. ACHD has submitted
draft comments and conditions back to the City for this project. ACHD's draft conditions are
included in Exhibit B.
7. COMMENTS MEETING
On December 1, 2006, a joint agency and departments meeting was held with service providers in
this area. The agencies and departments present include: Meridian Fire Department, Meridian
Police Department, Meridian Parks Department, Meridian Public Works Department, and the
Sanitary Services Company. Staff has included comments, conditions and recommended actions
in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future
Land Use Map. Medium density residential areas are anticipated to contain between three and
eight dwellings per acre (see Page 99 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 30 single-family lots on 10.57 acres for a total gross density of 2.84 dwelling units/acre.
However, the total gross density calculation of 2.84 dwelling unit/acre, includes Lot 23, Block 2
(the large lot that contains the existing cell tower). The applicant intends to redevelop Lot 23,
Block 2, with residential homes in the future. If the cell tower lot is removed from the density
calculation the density of the project increases to 3.85 dwelling units/acre. Staff believes that the
3.85 dwelling units/acre is a more accurate measurement of density for this project because the
Sundial Subdivision RZ-06.01 I/PP-06-060
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
large cell tower lot will most likely redevelop in the future. For this reason, staff considers this
project to be generally compliant with the recommended density for this area.
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 in the
following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
. The lands are under the jurisdiction of the Meridian City Fire Department, This service
will not change.
. The lands are serviced by the Meridian Police Department (MPD). This service will not
change.
. 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.
Municipal, fee-supported, services are provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Stafl believes that the subject applications 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.
The applicant is proposing to tie into two existing stub streets that are provided to this property
from the Turtle Creek Subdivision to the east and south. The applicant is also proposing to
complete a partially constructed street that feeds into the proposed subdivision. Staff is
supportive of the proposed street connections. However, there is a two acre parcel to the west
that staff believes may redevelop in the future. Staff believes that the applicant should provide a
public street to this property, to enhance future connectivity in this area.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
Sundial Subdivision RZ-06-011/PP-06-060
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to construct five foot attached sidewalks along all of the proposed
streets in the subdivision. Furthermore, the applicant is proposing to construct a micro pathway
connection to the future phase 2 of this project. The proposed sidewalk and pathway will enhance
pedestrian connectivity 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.
See above.
Chapter VII, Goal IV, Obj ective C, Action 1 ~ Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the existing single-family
residential properties to the north, south, east and west, are compatible with the proposed
development.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's zoning and development request is
appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached
homes as permitted uses in the R.8 zoning district.
b. Purpose Statement of Zone:
R-8 Medium Density Residential: The purpose of the residential districts is to provide for
a range of housing opportunities consistent with the Meridian Comprehensive Plan.
Connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. Residential districts are distinguished by the allowable density of
dwelling units per acre and corresponding housing types that can be accommodated
within the density range.
c. General Standards: All ofthe proposed lots comply with the standard street frontage and lot
size requirements of the R-8 zone established in the UDC. No dimensional modifications are
being requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
Sundial Subdivision RZ-06-011/PP-06-060
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
1. RZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-8 zone is appropriate for this property.
Please see Exhibit D for detailed analysis of the required facts and findings for a
zoning amendment.
Special Considerations:
Concept Plan: Due to the existing cell tower on this site the applicant is unable to
develop a large portion (2.77 acres) of the subject property at this time. The applicant
anticipates the removal of the cell tower at some point in future. When the cell tower
is removed or relocated the applicant plans to develop that portion of property (Lot 23,
Block 2) as generally shown in the tentative concept plan drawn by Stanley
Consultants, dated 1/16/06. Staff is generally supportive of the concept plan for the
cell tower site, and believes that the applicant should develop that area in general
compliance with that plan.
Maintenance of Lot 23, Block 2 (Cell Tower Site): In the agency comments meeting
for this project, held on December 1, 2006, both the Police and Fire Departments
expressed concerns over the maintenance and safety of the area directly surrounding
the cell tower site. The Fire Department was specifically concerned with the weeds
and debris that has historically accumulated on this site. While the proposed
development will help to cover and maintain much of area, there will still be 2.77
acres of undeveloped land remaining. This undeveloped land around the cell tower
should be maintained weed free and clear of any debris.
Development Agreement: UDC 11-5B-3D2 and Idaho Code S 65-6711A provides
the City the authority to require a property owner to enter into a Development
Agreement (DA) with the City that may require some written commitment for all
future uses. Staff believes that a DA is necessary to ensure that this property is
developed in a fashion as to not negatively impact nearby properties.
Prior to the rezone ordinance approval, a Development Agreement (DA) shall be
entered into between the City of Meridian, property owner(s) (at the time of rezone
ordinance adoption), and the developer. The applicant shall contact the City Attorney,
Bill Nary, at 888-4433 to initiate this process. Staff recommends that the Commission
and Council direct the City's Legal Department to draft a development agreement
for Sundial Subdivision as follows:
1. That all future development 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 oftraffic, noise, smoke, fumes, glare or odors.
2. That all future development of the subject property shall be consistent with
the applicant's approved preliminary plat and concept plan unless otherwise
modified by other provisions of the DA, or in the future by the City Council.
3. That all future development of the subject property shall be constructed in
accordance with City of Meridian ordinances in effect at the time of
development.
4. That the future uses and lots on this site shall conform to the District
Regulations contained in the Unified Development Code (UDC), in effect at
Sundial Subdivision RZ-06-011/PP-06-060
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006
the time of development.
5. That the applicant will be responsible for all costs associated with the sewer
and water service extension.
6. That any existing domestic wells and/or septic systems within this project
will have to be removed from their domestic service, per City Ordinance
Section 5~7-517, when services are available from the City of Meridian.
Wells may be used for non~domestic purposes such as landscape irrigation.
7. That it is the responsibility of the property owner to ensure that Lot 23, Block
2, be maintained weed free and clear of any junk or debris.
8. That Lot 23, Block 2 be developed in the future in general compliance with
the tentative concept plan drawn by Stanley Consultants, dated 11/16/06, and
City Code in effect at the time.
2. PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Density/Open Space: UDC 11-3G-3AI requires at least 5% of the total land area to
be set aside for common open space in single-family developments. The applicant
should provide 5.1 % (0.54 acres) open space as proposed.
Landscaping: The landscape plan prepared by Stanley Consultants, Inc. on 9/19/06, is
approved with the following modifications/notes:
. Landscaping adjacent to the proposed micro path should be designed in
accordance with UDC 11-3B-12.
. Per UDC 11-3B-1O, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11-3B~14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
above, with the final plat application(s).
Stub Street: Staff believes that the applicant should be required to extend a public
stub street, designed to ACHD standards, to the 2.1 acre Bledsoe property (parcel
#S 1202244230) to the west. Currently this neighboring property is only served by a
20 foot wide "flag" driveway that connects to N. Old Stone Way in the Fieldstone
Meadows Subdivision. If no other public street is provided to this 2.1 acre parcel it
would be very difficult for this parcel to ever redevelop at a density that is consistent
the Comprehensive Plan designation. Staff is concerned about this situation and
recommends that a public stub street, located approximately 150 feet south ofthe
north subdivision boundary, be extended to parcel #S1202244230.
Access/Stub Streets: The applicant should be required to tie into the existing stub
streets W. Fieldstream Drive and N. Marburg Drive as proposed. The applicant should
also be required to fully complete the partially constructed N. Kubick Drive as
proposed. Furthermore, the applicant should be required to extend a public stub street,
designed to ACHD standards, to the 2.1 acre Bledsoe property (parcel #S1202244230)
Sundial Subdivision RZ-06-011/PP-06-060
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006
to the west. Currently this neighboring property is only served by a 20 foot wide
"flag" driveway that connects to N. Old Stone Way in the Fieldstone Meadows
Subdivision. Ifno other public street frontage is provided to this 2.1 acre parcel it
would be very difficult for this parcel to ever redevelop at a density that is consistent
the Comprehensive Plan designation. NOTE: The lot sizes adjacent to this neighboring
parcel appear to be large enough that a stub street could be provided to this property
without loosing a lot in the proposed subdivision.
Cell Tower/Existing Buildings: There is currently a ISO-foot tall cell tower and
associated maintenance buildings located in the middle of the proposed Lot 23, Block
2 of this subdivision. UDC 11-4-3.44 describes the specific standards for wireless
communication facilities (cell towers). The majority ofthe standards described in this
section of the UDC are intended for new wireless communication facilities. Due to the
fact that the facility on this site was approved through Ada County, and has been in
place for a number of years, staff believes it would be unreasonable to subject the
existing cell tower to all ofthe current standards (it appears to be non-conforming).
With that said, staff does believe that the setback standards as described in the UDC
should be applied to this development because they directly relate to the safety of the
proposed homes in this subdivision.
There are two main setback standards for wireless communication facilities described
in UDC 11-4-3.441. First, "lfthe property is located next to a residential district, the
setback requirements shall be one hundred twenty-five percent (125%) ofthe height of
the tower". The cell tower on this site is approximately 150 feet tall (as reported by the
applicant). Using the 125% setback rule described above all lots in the proposed
subdivision should be a minimum of 185 feet from the cell tower. Second,
"Communication towers must be set back from all public owned right-of-way by a
minimum oftwo (2) times the height of the tower to be installed. If this setback
requirement is in conflict with any other setback requirement, the setback shall be the
greater distance." Using the 150 foot height of the cell tower, no public street should
be allowed within 300 feet of the base of the cell tower. The preliminary plat
submitted by the applicant appears to meet both of these requirements. A note should
be placed on the face of the final plat that clearly states these setback requirements.
Fencing: Due to the surrounding homes, a majority of the perimeter of this site is
currently fenced. The applicant should discuss any additional perimeter fencing plans
at the public hearing. A detailed fencing plan should be submitted upon application of
the final plat. If permanent fencing is not provided before issuance of a building
permit, temporary construction fencing to contain debris must be installed around the
perimeter. Perimeter, common open space, and micro-path /multi-use fencing shall be
designed according to UDC 11-3A-7.
Common Areas: Maintenance of all common areas should be the responsibility of the
Sundial Subdivision Home Owners' Association.
Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or
canals, exclusive of any natural waterway, that intersect, cross or lie within the area
being subdivided should be covered.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to use
Sundial Subdivision RZ-06-01 l/PP-06-060
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
any existing surface or well water for the primary source. If a surface or well source is
not available, a single-point connection to the culinary water system shall be required.
If a single-point connection is used, the developer will be responsible for the payment
of assessments for the common areas prior to signature on the [mal plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-
15 and MCC 9-1-28.
b. Staff Recommendation: Staff is recommending approval of the proposed Sundial
Subdivision (RZ-06-011 and PP-06-060) with the conditions listed in Exhibit B of the
Staff Report.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: 11/16/06)
2. Landscape Plan (dated: 9/19/06)
3. Phase 2 Concept Plan (11/16/06)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District (draft)
8. Central District Health Department
C. Legal Description
D. Required Findings from Unified Development Code
Sundial Subdivision RZ-06-011/PP-06-060
PAGEl 0
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
A. Drawings
1. Preliminary Plat (dated: 11/16/06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
Phase 2 Concept Plan (11/16/06)
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Exhibit A ~ Page 3
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
B. Conditions of Approval
1. Planning Department
1.1 REZONE COMMENTS
1.1.1 Prior to the rezone ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner(s) (at the time of rezone ordinance adoption), and
the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433 to
initiate this process. Staff recommends that the Commission and Council direct the City's Legal
Department to draft a development agreement as follows:
1. That all future development 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.
2. That all future development of the subject property shall be consistent with the
applicant's approved preliminary plat unless otherwise modified by other provisions of
the DA, or in the future by the City Council.
3. That all future development of the subject property shall be constructed in accordance
with City of Meridian ordinances in effect at the time of development.
4. That the future uses and lots on this site shall conform to the District Regulations
contained in the Unified Development Code (UDC), in effect at the time of
development.
5. That the applicant will be responsible for all costs associated with the sewer and water
service extension.
6. That any existing domestic wells and/or septic systems within this project will have to
be removed from their domestic service, per City Ordinance Section 5-7-517, when
services are available from the City of Meridian. Wells may be used for non-domestic
purposes such as landscape irrigation.
7. That it is the responsibility of the property owner to ensure that Lot 23, Block 2, be
maintained weed free and clear of any junk or debris.
8. That Lot 23, Block 2 be developed in general compliance with the concept plan drawn
by Stanley Consultants, dated 11/16/06.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-060)
1.2.1 The preliminary plat plan labeled Sheet No. 1 of 1, prepared by Stanley Consultants, Inc., dated
11/16/06, is approved, with the conditions listed herein. All comments/conditions of the
accompanying Rezone (RZ-06-0 11) shall also be considered conditions of the Preliminary Plat
(PP-06-060).
1.2.2 The landscape plan prepared by Stanley Consultants, Inc. dated 9/19/06 is approved with the
following modifications/notes:
. Landscaping adjacent to the proposed micro path shall be designed in accordance
with UDC 11-3B-12.
. Per UDC 11-3B-lO, the applicant shall work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the
existing trees on site.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
· A written certificate of completion shall be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan. All standards of
installation should apply as listed in UDC 11-3B-14.
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 [mal plat application(s).
1.2.3 Provide 5.1 % (0.54 acres) open space as proposed.
1.2.4 Provide a public stub street, designed to ACHD standards, to the 2.1 acre Bledsoe property
(parcel #S1202244230) to the west. The stub street shall be located approximately 150 feet south
of the north subdivision boundary.
1.2.5 Place a note on the face of the final plat clearly stating that all buildable lots in the proposed
subdivision shall be a minimum of 185 feet from the base of the existing cell tower.
1.2.6 All public streets shall be a minimum of300 feet from the base of the existing cell tower.
1.2.7 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature of the final plat by the City Engineer.
1.2.7 A detailed fencing plan shall be submitted upon application of the [mal plat. If permanent fencing
is not provided before issuance of a building permit, temporary construction fencing to contain
debris must be installed around the perimeter. Perimeter, common open space, and micro-path
fencing shall be designed according to UDC 11-3A-7.
1.2.8 Maintenance of all common areas shall be the responsibility of the Sundial Subdivision Home
Owners' Association.
1.2.9 Per UDC 11- 3A-6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway,
that intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to construction plan approval. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer.
1.2.10 Underground, pressurized irrigation must be provided to all lots within this development.
1.2.11 Lot 23, Block 2, shall be maintained weed free and clear of any junk or debris until such time that
this lot develops.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-060)
1.3.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application(s).
1.3.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
1.3.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot he incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.3.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.3.5 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.3.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains stubbed to
this property. 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 stubbed to this property. 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 applicant shall extend sewer and water mains to parcel # 1202244230 in the right~of-way
being required by the Planning Department.
2.4 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
with the reimbursable amount shall be approved by Council prior to plat signature.
2.5 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).
2.6 The applicant has indicated that they wish to use municipal water for their primary source for the
pressurized irrigation system. The applicant must prove they have no rights from an existing
irrigation district and if so then they must pay Well Development Fees as determined by the City
Engineer.
2.7 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
copy" of the operations and maintenance manual will be required prior to plan approval with the
"ftnal 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 evidence of a license agreement
shall be submitted prior to scheduling of a pre-construction meeting.
2.8 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
2.9 With the final plat the applicant shall dedicate a 5-foot wide Public Utilities, Drainage and
Irrigation easement along all interior lot lines.
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 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.
2.14 Street signs are to be in place, water system shall be installed and activated, sewer system shall
have passed air-testing and video inspection, fencing installed, drainage lots constructed, road
base approved by the Ada County Highway District and the Final Plat for this subdivision shall
be recorded, prior to applying for building permits.
2.15 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.16 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.17 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.18 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.19 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
2.21 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.22 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.23 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.24 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. Fire Department
3.1 One and two family dwellings not exceeding 3600 square feet will require a fITe-flow of 1,000
gallons per minute available for duration of 2 hours to service the entire proj ect. One and two story
family dwellings will require a fire flow of 1500 gallons per minute. Fire hydrants shall be placed an
average of 500 feet apart. International Fire Code Appendix C.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" 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 proj ect.
3.3 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.
3.4 Insure that all yet undeveloped parcels are maintained free of combustible vegetation (grass,
weeds, etc.)
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 The Fire Department has safety concerns about site security for the existing cell tower and guide
wires.
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
4. Police Department
4.1 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
4.2 Adequate lighting shall be provided along all micro paths and pathways.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
6. Sanitary Service Company
6.1 SSC has no comments related to this application.
7. Ada County Highway District (DRAFT)
7.1.1 Construct a stub street to the property to the west, allowing for the potential for future
redevelopment. This stub should be constructed as the internal street section, and signage should
be installed at the terminus stating: "THIS ROAD WILL BE EXTENDED IN THE FUTURE." If
this stub street is greater than 150-feet in length, a temporary turnaround should be constructed at
the terminus until such time that a connection is made to the adjacent parcel.
7.1.2 Extend Marburg Street to the north to tie into the intersection of Kubik Street and Fie1dstream
Drive (continued as Fieldstream Drive). The applicant should construct this internal street as a
36-foot street section with rolled curb, gutter and 5-foot attached concrete sidewalk; within 50-
feet of right-of-way, as proposed
7.1.3 Construct any of the site's public street frontages (Whitelaw Drive, Kubik Street, or Cinnamon
Street) as completed street sections with pavement widening (if necessary), curb, gutter, and
concrete sidewalk; within the right-of-way, per District policy requirements.
7.1.10 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
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.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006
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 ofIdaho 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 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 is submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
C. Legal Description
DESCRIPTION FOR
SUNDIAL SUBDIVISION
OCTOBER 16, 2006
A PARCEL OF LAND BEING A PORTION OF THE SW y,. OF THE NE Y. OF
SECTION 2, TOWNSHIP 3 NORTH, RANGE 1 WEST OF THE BOISE
MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE NE Y. (NORTH Y.
CORNER) OF SECTION 2, T.3 N.., R1 W., BM"
THENCE S 00"15'25" W 1367,,80 FEET TO THE NORTHWEST CORNER OF
THE SW '/.i OF THE NE 14 OF SAID SECTION 2, THE REAL POINT OF
BEGINNING OF THIS DESCRIPTION;
THENCE S 89"11'36" E 70676 FEET ALONG THE NORTH LINE OF SAID SW
Y. OF THE NE '/.i TO THE NORTHWEST CORNER OF TURTLE CREEK
SUBDIVISION NO.. 3;
ALONG THE BOUNDARIES OF TURTLE CREEK SUBDIVISION NO.3 AND
NO.2 THE FOLLOWING:
THENCE S 00"20'16" E 105.02 FEET TO A POINT;
THENCE S 89017'39" E 55.66 FEET TO A POINT:
THENCE S 03"20'08" E 50.15 FEET TO A POINT;
THENCE S 00"42'24" W 66.71 FEET TO A POINT;
THENCE S 60040'50" W 81.15 FEET TO A POINT;
THENCE S 39"15'15" E 110.00 FEET TO A POINT;
THENCE S 50044'45" W 36.34 FEET TO A POINT ON A CURVE;
THENCE 17.45 FEET ALONG A CURVE TO THE RIGHT, SAID CURVE
HAVING A RADIUS OF 20.00 FEET, A DELTA ANGLE OF 49059'06", A
T ANG~NT OF 9.32 FEET AND A CHORD BEARING S 75"44'36" W 16.90 FEET
TO A POINT OF REVERSED CURVATURE:
THENCE 150..91 FEET ALONG A CURVE TO THE LEFT, SAID CURVE
HAVING A RADIUS OF 50.00 FEET, A DELTA ANGLE OF 172056'06", A
19708-SUB
Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006
2
TANGENT OF 809.95 FEET AND A CHORD BEARING S 07"09'55" W 99.81
FEET TO A POINT ON A CURVE;
THENCE S 03'15'15" E 122.91 FEET TO A POINT;
THENCE S 50'44'45" W 43.74 FEET TO A POINT;
THENCE N 39'17'14" W 71.81 FEET TO A POINT;
THENCE S 50'44'45" W 105,00 FEET TO A POINT;
THENCE N 39' 15'15" W 30..18 FEET TO A POINT ON A CURVE;
THENCE 166.49 FEET ALONG A CURVE TO THE LEFT, SAID CURVE
HAVING A RADIUS OF 52,,16 FEET, A DELTA ANGLE OF 182'52'56", A
TANGENT OF 2073.34 FEET AND A CHORD BEARING N 89'29'17" W 104.29
FEET TO A POINT OF REVERSED CURVATURE;
THENCE 18.04 FEET ALONG A CURVE TO THE RIGHT, SAID CURVE
HAVING A RADIUS OF 20,,00 FEET, A DELTA ANGLE OF 51'40'30", A
TANGENT OF 9.68 FEET AND A CHORD BEARING S 24'54'30" W 1743 FEET
TO A POINT OF TANGENCY;
THENCE S 50'44'45" W 7427 FEET TO A POINT;
THENCE N 39'15'15" W 110.00 FEET TO A POINT;
THENCE S 50'44'45" W 2821 FEET TO A POINT;
THENCE S 13'35'36" W 70.97 FEET TO A POINT;
THENCE N 89'50'17" W 15500 FEET TO A POINT;
THENCE S 00'15'25" W 12.33 FEET TO A POINT;
THENCE N 89"12'32" W 10500 FEET TO A POINT ON THE WEST LINE OF
SAID SW 'X OF THE NE X;
REVI t"P ROVAk
BV
Oel i '; 7.0'(
MERIDIJ>.N PUeL-lC
WORKS DEPT.
LEAVING THE BOUNDARIES OF TURTLE CREEK SUBDIVISION NO.3 AND
NO.2:
THENCE N 00'15'25" E 694,,15 FEET TO THE REAL POINT OF BEGINNING
OF THIS DESCRIPTION.
19708-SUB
THIS PARCEL CONTAINS 10.57 ACRES, MORE OR LESS,
Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
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SUNDIAL SUBDMSION
LOCATED IN THE SW 1/4 OF THE NE 1/4
SECTION 2, T, 3N,/, R,1W,! S.M.
MERIDIAN, ADA COuNTY, DAHO
OCTOBER. 2006
owe NAME!
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1940 S. BONITO WAY. SUITE '40
MERIDIAN, IDAHO, 83ij..2
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Exhibit C - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
D. Required Findings from Unified Development Code
1. Rezone 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;
Staff fmds that the proposed zoning is in general conformance with the comprehensive
plan (please see Section 8 of the Staff Report for detailed analysis of specific
comprehensive plan action items that apply to this development).
B. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff fmds that the development of this property should be required to comply with the
established regulations and purpose statements of the requested zone. See Section 10,
Analysis above for information on the regulations that need to be complied with.
C. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed rezone, and subsequent development of this property shall
not be detrimental to the public health, safety and/or welfare. Staff recommends that the
Commission and 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,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
E. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
This finding is not applicable to the rezone request.
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;
Staff fmds that the proposed plat is in general conformance with the comprehensive plan
(please see Section 8 of the Staff Report for detailed analysis of specific comprehensive
plan action items that apply to this development).
B. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff fmds that services can be made available to accommodate the proposed
Exhibit D - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006
development.
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
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
D. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding
Items 3 and 4 above under Rezone Findings above, and the Agency Comments and
Conditions in Exhibit B for more detail.)
E. The development will not be detrimental to the public health, safety or general
welfare; and
Other than the existing cell tower on this site which has been mitigated for, Staff is not
aware of any health, safety or environmental problems associated with the development
of this subdivision that should be brought to the Council or Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
F. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
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
Council should 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 maj or importance of which staff is unaware.
Exhibit D - Page 2