HomeMy WebLinkAboutSagewood Subdivision AZ PP VAR
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2007
STAFF REPORT
TO:
FROM:
Hearing Date: March 20, 2007
Mayor & City Council
Sonya Watters
Associate City Planner
Meridian Planning Department
884-5533
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SUBJECT:
Sagewood Subdivision
. AZ-06-058
Annexation and Zoning of39.93 acres from RUT (Ada County) to R-8
(Medium Density Residential) zone
. PP-06-057
Preliminary Plat of 115 single-family residential building lots and 7 common
lots on 36.34 acres in a proposed R-8 zone
. V AR-06~025
Variance to exceed the maximum block length allowed in a residential district
per UDC 11-6C-3Fl.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, M & H Development, LLC, has applied for Annexation and Zoning (AZ) of 39.93
acres from RUT (Ada County) to R-8 (Medium Density Residential) and Preliminary Plat (PP)
approval of 115 single-family residential building lots and 7 common lots for Sagewood
Subdivision. A Variance (V AR) is also being requested to exceed the maximum block length
allowed in a residential district per UDC 11-6C-3FI. The existing home at the southeast comer of
this site was originally not included as part of this application. However, because this portion is
legally part of the subject property, the plat and landscape plan were revised to include this area.
The site is located at 4435 S. Meridian Road, on the west side of S. Meridian Road (State
Highway 69), approximately Yz mile south of Victory Road, in the southeast ~ of Section 25,
Township 3 North, Range I West. The site is currently referenced as Assessor's Parcel Number
Sl225417300 and has not been previously platted. This property is within the City's Urban
Service Planning Area and is currently within the corporate boundaries ofthe City.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-058, PP-06-057, & V AR-06-025) were submitted to the
Planning Department for concurrent review. Staff has provided a detailed analysis and
recommended conditions of approval for the requested AZ, PP, and V AR applications. Staff is
recommending that the AZ & PP request be approved and that the V AR request be denied,
with the conditions listed in Exhibit B of the staff report. Note: The Commission is not
required to make a recommendation to City Council on the Variance application; V AR~06~025 is
not on the Commission's agenda.
The Meridian Plannine and Zonin!! Commission heard these item(s) on January 4.2007
and February 15. 2007. At the February 15.2007 public headn!!. the Commission moved to
recommend approval.
a. Summary of Commission Public Hearine:
i. In favor: Becky McKay (Applicant's Representative)
ii. In opposition: None
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20,2007
ill. Commentine: None
iv. Written testimony: None
v. Staff presentine: application: Sonya Watters
vi. Other staff commentine on application: None
b. Key Issues of Discussion by Commission:
i. Turnine the existine Harris Street into a frontae:e road and shiftine Harris
Street to the south with a planter island separatine the two roadways: and
ii. Buildine lots shown on the plat that don't meet the street frontae:e
requirement of the R-8 zone.
c. Key Commission Chanees to Staff Recommendation:
i. None
d. Outstandine: Issue(s) for City Council:
i. Per UDC 11-3H-4D. Noise Abatement for Residential Uses Alon2 State
Hiehways. "The top of the berm or berm and wall in combination shall be a
minimum of ten feet hi2her than the elevation at the centerline of the state
hiehway." Due to the topoeraphy ofthe site. this requirement isn't very
feasible. The applicant should work with ACHD to satisfy this requirement.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-058 and PP-06-057 as presented in the staff report for the hearing date of March 20, 2007,
with the following modifications to the conditions of approval: (Add any proposed
modifications. )
Denial
After considering all staff, applicant and public testimony, I move deny File Numbers AZ-06-058
and PP-06-057 as presented during the hearing on March 20, 2007, for the following reasons:
(State specific reasons for denial of the alUlexation and/or preliminary plat request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-058 and PP~06-057 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:
4435 S. Meridian Road
SE ~ of Section 25, T.3N., R.1W.
Tax Parcel: S1225417300
b. Applicant:
M & H Development, LLC
291 E. Shore Drive, Ste. 200
Eagle, ill 83616
c. Owner:
David S. and Doris A. Frost Trust
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2007
2810 N. Lanewood Road
Eagle, ill 83616
d. Representative: Becky McKay, Engineering Solutions, LLP
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request:: The applicant has applied for Annexation and Zoning
(AZ) of 39.93 acres from RUT (Ada County) to R-8 (Medium Density Residential) and
Preliminary Plat (PP) approval of 115 single-family residential building lots and 7 common
lots for Sagewood Subdivision.. The common areas will contain a gazebo, with a picnic area,
pump house, playground equipment, and a short section of 10-foot wide multi-use pathway.
The proposed gross density for the subdivision is 3.16 dwelling units per acre with a net
density of 4.11 dwelling units per acre. A Variance is also being requested to exceed the
maximum block length allowed in a residential district per UDC 11-6C-3Fl.
I. Preliminary Plat, labeled Sheet 1 of 1, prepared by Engineering Solutions, dated
1/24/07 (attached in Exhibit A)
2. Landscape Plan, labeled Sheet LS-l, prepared by Harvest Design, dated 10/12/06
(attached in Exhibit A)
h. Applicant's Statement/Justification: Per the narrative submitted by the applicant, the applicant
is proposing 115 detached single-family residential homes on the site. The net density is 4.11
dwelling units per acre with a gross density of 3.16 dwelling units per acre. The usable
common area in the project is 3.14 acres or 8.6% of the site. Incorporated into the design are
walking paths and a 10-foot wide multi-use pathway with area for a gazebo and concrete patio
on a common area that exceeds one acre, as well as another neighborhood park with
playground equipment, which is over 1.35 acres. A Variance is also requested to exceed the
maximum block length allowed in a residential district.
5. PROCESS FACTS
a. The subject application will, in fact, constitute an annexation 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 Commission and City Council on this matter.
b. The subject application will, in fact, constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is
required before the Commission and City Council on this matter.
c. The subject application will, in fact, constitute a variance as determined by City Ordinance. By
reason of the provisions of the Meridian City Code Title 11, a public hearing is required before
the City Council on this matter
d. Newspaper notifications published on: December 18, 2006 & January I, 2007 (Commission);
and Februarv 26. 2007 & March 12. 2007 (City Council)
e. Radius notices mailed to properties within 300 feet on: December 8, 2006 (Commission); and
Februarv 23. 2007 (City Council)
f. Applicant posted notice on site by: December 23,2006 (Commission); and March 10. 2007
(City Council)
6. LAND USE
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20,2007
a. Existing Land Use(s): Single-family rural residential; the site currently consists of a single-
family home, associated outbuildings, and agricultural land.
b. Description of Character of Surrounding Area: Single-family rural residential uses with
associated agricultural land. This area is rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
I. North: Residential (Meridian Heights Subdivision), zoned R6 (Ada County)
2. East: Storage units, zoned RUT (Ada County)
3. South: Existing residential and agricultural land, zoned RUT (Ada County)
4. West: Agricultural land, zoned RUT (Ada County)
d. History of Previous Actions: None
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is planned to sewer to the Black Cat Trunk.
Location of water: This property does not currently have access to water.
Issues or concerns: 1.) The conceptual sewer plans are not approved. They
show hooking to a non existent trunk. 2.) This property is in the new "high
zone" for water pressure. This zone is yet to have a source.
2. Vegetation: There is landscaping and trees around the existing house
3. Floodplain: NA
4. Canals/Ditches/Irrigation: No major facilities are located on this site, however all
ditches, laterals and canals on this property shall be tiled per City Code. See Exhibit B
below.
5. Hazards: NA
6. Proposed Zoning: R-8
7. Size of Property: 36.34 acres (39.93 acres for annexation request to section line of S.
Meridian Road)
f. Subdivision Plat Information:
1. Residential Lots: 115
2. Non-residential Lots: 2 (one common lot will contain a pump house and one will
contain a gazebo)
3. Total Building Lots: 117 (includes one pump house lot and one common lot that will
contain a gazebo)
4. Common Lots: 7 (including 2 buildable common lots referenced above)
5. Other Lots: 0
6. Total Lots: 122
7. Open Lots: 0
8. Residential Area: 36.34 acres (39.93 acres included in annexation request to section
line of S. Meridian Road)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20,2007
9. Gross Density: 3.16 units per acre (Net density: 4.11 units per acre)
10. Lot Sizes: Lot sizes range from 5,655 square feet (or 0.13 of an acre) to 16,035 square
feet (or 0.37 of an acre).
g. Landscaping:
1. Width of street buffer(s): A 35-foot wide buffer is required along S. Meridian Road
(an Entryway Corridor) and a 20-foot wide buffer is required along W. Harris Street (a
collector roadway). The applicant is proposing a 40-foot wide buffer along S.
Meridian Road and a 20 to 40 foot wide buffer (varies) along W. Harris Street. Staffis
supportive of the proposed landscape buffer widths; landscaping shall be provided in
accordance with UDC 11-3B-7, Landscape Buffers Along Streets.
2. Width ofbuffer(s) between land uses: None required
3. Percentage of site as open space: 5.6 acres or 15.6% (8.6% usable open space)
4. Other landscaping standards: Landscaping must be provided within the common lots
located on Lots 1 & 29, Block I; Lots I & 4, Block 5; Lots 2 & 17, Block 6; and Lot
I, Block 7, in accordance with UDC 11-3B-7 Landscape Buffers Along Streets and
11-3G Common Open Space and Site Amenity Requirements.
h. Proposed and Required Residential Setbacks: As per the R-8 zone for single family dwellings.
Minimum Dimensional Standards (in feet unless otherwise noted)
Proposed Required
Front Living Area setback (from back of sidewalk) 15 15
Side Accessed Garage setback (from back of sidewalk) 15 15
Front Accessed Garage setback (from back of sidewalk) 20 20
Side setback (5' public utility & drainage easement is required) 4 4
Rear setback 12 12
Frontage (detached, with garage facing street) 50 50
Frontage (cul-de-sac or at approx. a 900 angle) 30 30
Lot Size (detached, w/garage facing the front property line) 5,000 (s.f.) 5,000 (s.f.)
Maximum Building Height 35 35
(No changes to the dimensional standards in UDC Table 11 ~2A~6 were requested or
are approved with this application.)
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Harris
Street currently exists directly north of this site. There are several homes in Meridian Heights
that take direct lot access to Harris Street, which has a collector designation. The applicant is
proposing to combine some of the existing access points for the homes in Meridian Heights, to
prevent individual driveways to the collector. Access to the subject development will be
provided by two public streets that intersect W. Harris Street. Stub streets for future
connectivity are provided at the west boundary from W. Summerford Drive and at the south
boundary from S. Carbondale Avenue. Staff is supportive of the proposed street system for the
subdivision, including the improvements to Harris Street, and the stub streets provided to
adjacent parcels for future connectivity. Direct lot access to S. Meridian Road is prohibited
except for the emergency access points required by the Fire Department. ACHD and ITD have
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2007
reviewed and approved the access points proposed on the plat (see conditions listed in Exhibit
B of the staff report).
7. COMMENTS MEETING
On December 15,2006, 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 "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. Medium density residential areas are anticipated to contain three to eight dwelling units per acre
(see Page 99 of the Comprehensive Plan). The proposed Preliminary Plat includes 115 single-family lots
on 35.6 acres for a gross density of 3.23 dwelling units/acre. The proposed density lies within the
anticipated density of the Comprehensive Plan 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 I - 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:
);0 Sanitary sewer and water service will be extended to the project at the developer's
expense.
);0 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.
);0 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).
);0 The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
);0 The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
);0 The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department. the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
. Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the proposed development is
compatible with the existing residential and agricultural uses that surround the property.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20,2007
. Chapter VII, Goal I, Objective C, Action 4 - Require new residential development to meet
development standards regarding landscaping, signage, fences and walls, etc.
Landscaping and fencing is proposed and will be provided on the site in accordance with
UDC 11-3B and UDC 11-3A-7 as shown on the landscape plan submitted with the
application. Signage for the subdivision is required to comply with UDC 11-3D and will
require separate sign permit approval.
. Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on
collectors and arterial streets.
The applicant is not proposing any direct access to S. Meridian Road. Access will be
provided to the subdivision by two local streets that connect to W Harris Street, an existing
collector roadway. Staff is supportive of the proposed access.
. Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown
debris from entering adjacent agricultural and other properties.
Perimeter fencing is proposed on the landscape plan along the boundary of the subdivision
except for the west, east, and south sides of the common area on Lot 29, Block 1. Perimeter
fencing is required to be installed prior to issuance of building permits (see Section 10 below
and Exhibit B).
. 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-8, medium-density zoning designation.
The applicant is proposing detached homes on lots ranging from 5,655-16,035 square feet
in size, which Staff believes will provide the City with a range of housing opportunities. Staff
finds that the requested zoning designation is consistent with the Comprehensive Plan
designation for this site.
. Chapter VII, Goal IV, Objective C, Action 3 - Require usable open space to be incorporated
into new residential subdivision plats.
The applicant is providing 8.6% usable open space with a gazebo and concrete patio, picnic
area, 1 O-foot wide multi-use pathway, and play equipment.
. Chapter VI, Goal II, Obj ective A, Action 6 - Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
One stub street is proposed at the west boundary and one stub street is proposed at the south
boundary, which will provide future connectivity to the properties to the west and south when
they develop.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family dwellings as principal
permitted uses in the R-8 zone. Unified Development Code 11-6C-3FI requires blocks in
residential districts to not exceed 750 feet in length without an intersecting street or alley or
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CiTY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2007
have a length greater than 1,300 feet without a connecting pedestrian open space and pathway.
The length of Block I exceeds 750 feet and does not comply with either ofthe aforementioned
requirements. The applicant is requesting a Variance from this requirement (see Analysis
below).
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 AND ZONING ANALYSIS: 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 annexation.
The annexation legal description submitted with the application (stamped on January 28,2007, by
D. Terry Peugh, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
Development Agreement: UDC 11-5B-3D2 and Idaho Code ~ 65-6711A provides the City the
authority to require a property owner to enter into a Development Agreement (DA) with the City
that may require some written commitment for all future uses. Staff is not recommending that a
DA be entered into at this time; all conditions regarding development of this site are
included with the preliminary plat. However, the Commission and Council may require a DA
if they deem it necessary at the public hearing.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposal with the Unified Development
Code, Staff believes that this is a good location for the proposed single-family residential
development. Please see Exhibit D for detailed analysis of facts and findings for a preliminary
plat.
Dimensional Requirements of the R-8 zone per UDC Table 11-2A-5: All proposed
lots meet the dimensional requirements of the R-8 zone for property size. All lots except
for Lots 3, 8, & 9, Block 5 meet the minimum street frontage requirement of 50 feet; the
plat should be revised to comply with the minimum street frontage requirement
(properties have to be on cul-de-sacs or approximately a 900 angle for the minimum 30
foot frontage to be allowed). Lot sizes range from 5,655 square feet (or 0.13 of an acre) to
16,035 square feet (or 0.37 of an acre). All lots shall meet the minimum setback &
maximum building height requirements stated in UDC 11-2A-6 and #6h above. NOTE: A
Variance is requested to exceed the maximum block length allowed in a residential
district per UDC 11-6C-3Fl (see Variance Analysis below).
Development Along Federal and State Highways: The subject property is located on
the west side of State Highway 69. Therefore, the requirements of UDC 11-3H,
Development Along Federal and State Highways apply to this development (see
Landscaping above in Analysis, Section 10, for more detail). Also, per UDC 11-3H-4B,
access to State Highway 69 by the property where the existing house is at the southeast
comer of the site (Lot 29, Block I) should cease and the existing approach should be
abandoned and removed. The existing home is proposed to be removed. This lot is
proposed to be a common area lot and access should be provided internally from within
the subdivision.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20,2007
Landscaping: The landscape plan submitted for this project, prepared by Harvest
Design, labeled Sheet LS-1, dated 10/12/06 shall be modified as follows:
. Per UDC 11-3G-3A, set aside at least 8.6% (5.6 acres) of the site for useable
open space, as proposed.
. Per UDC 11-3B-1O, the applicant shall work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan and submitted to the Planning Department upon completion of the
landscaping prior to Certificate of Occupancy for the site. All standards of
installation should apply as listed in UDC 11-3B-14.
. Correct the scale shown on the landscape plan, it is incorrect; the correct
scale appears to be I" = 100'.
. Include a lO-foot wide multi-use pathway within a public easement in the
common area along Highway 69 per UDC 11- 3H -4C4.
. Include landscaping for the common lot containing a micro pathway required
in condition of approval #1.2.4, Exhibit B, in compliance with UDC 11-3B-
12.
. Revise the landscape plan to comply with UDC 11-3H-4D, Noise abatement
for residential uses along state highways as follows:
I. The applicant shall provide traffic noise abatement by constructing a berm or
a berm and wall combination approximately parallel to the state highway.
2. The top of the berm or berm and wall in combination shall be a minimum of
ten feet (10') higher than the elevation at the centerline of the state highway.
3. If a wall is proposed, the wall shall meet the following standards:
a. Wall materials shall be impervious concrete or stucco or other
appropriate sound attenuating material.
b. Intermittent breaks in the berm or berm and wall in combination will
degrade the function and shall not be allowed.
c. The applicant shall not construct a monotonous wall. In order to achieve
this standard, the applicant may choose one or both of the following
variations:
i. The color and/or texture of the wall shall be varied every 300
linear feet. This could include murals or artwork.
11. The wall shall be staggered every 300 linear feet subject to
Section 11-3H-4D4 above that prohibits breaks in the wall.
4. The Director may approve alternative compliance as set forth in Chapter
5 ADMINISTRATION of this Title where the applicant has a substitute
noise abatement proposal in accord with ITD standards and prepared by
a qualified sound engineer.
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20,2007
. Revise the landscape plan to reflect the revised configuration of the plat per
conditions of approval noted in Exhibit B.
. Remove the trees proposed within the common lot on Lot 1, Block I between
Lots 8 & 9, to provide for Fire Department emergency access from W. Harris
Street to W. Tusket Street.
. Extend the 40-foot wide landscape buffer and fencing along S. Meridian
Road across Lot 29, Block 1 to the southern property line. The fencing within
Lot 29 should be reduced to 4 feet in height to provide better visibility to the
common area from the road.
. If ITD requires additional right-of-way for S. Meridian Road, the required
35-foot wide buffer must still be constructed outside of the required right-of-
way.
Submit 10 full-size copies, and one 8 W' x 11" reduction, of a revised
landscape plan, reflecting the changes/notes mentioned above, at least 10
days prior to the City Council meeting.
Common Areas/Open Space: The applicant has provided 3.14 acres (8.6%) of
landscaped usable open space, meeting the 5% minimum required by UDC 11-3G-3A-1.
A 45,389 square foot common area is proposed at the southwest comer of the
development with a picnic gazebo and concrete pad, and a small section of the 10-foot
wide multi-use pathway. A 60,558 square foot common area is proposed along the north
boundary that will contain playground equipment. A 31,935 square foot common area is
proposed at the southeast comer of the subdivision where the existing house is located
that is proposed to be removed. Maintenance of all common areas shall be the
responsibility of the Sagewood Subdivision Homeowners Association.
The Police Department is not in support of the common areas located on Lot 1,
Block 5 and Lot 29, Block 1, as they are hidden from public view behind the
building lots. Also in regard to the common area on Lot 1, Block 5, the Fire
Department is requiring that the pathway within Lot 4 leading to the common area
in Lot 1 be constructed to Fire Department accessibility standards with a grasscrete
driving surface and a turn-around for emergency vehicle access.
Drainage: Storm drain detention ponds are proposed within the common areas on Lot 1,
Block I; Lot 1, Block 5; and Lot I, Block 7. All storm drainage facilities shall comply
with the standards listed in UDC 11-3B-ll, Stormwater Integration. All stonnwater
facilities shall be designed free-draining with no standing water within twenty four hours
of completion of a storm event.
The drainage swale that is proposed on Lot 1, Block 5 is located over a gas pipeline
easement. The applicant should contact Gordon Hamilton, NorthWest Pipeline at 884-
4301 to obtain approval of the drainage swale location. With the final plat application, the
applicant should provide documentation from NorthWest Pipeline that approves the
drainage plan, and/or documentation stating that the proposal complies with their
requirements for development.
Access: Harris Street, a designated collector roadway, currently exists directly north of
this site. There are several homes in Meridian Heights that take direct lot access to Harris
Street. The applicant is proposing to combine some of the existing access points for the
homes in Meridian Heights. Staff is supportive of this concept and the proposed
alignment of S. McGuire Way and S. McGuire Street on the north side of W. Harris
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2007
Street, as required by ACHD and shown on the plat. The applicant should contact ACHD
to determine if Shepody Drive should align with the proposed shared access point for the
houses on the north side of Harris Street adjacent to Shepody Drive.
Access to the proposed development will be provided by two public street access points
from W. Harris Street. The existing access to Lot 29, Block 1 from S. Meridian Road
should terminate except for the emergency access required by the Fire Department.
Direct lot access to Harris Street and S. Meridian Road should be prohibited except for
the emergency access points required by the Fire Department to the subdivision from S.
Meridian Road.
The Fire Department is requesting that Lot 25, Block 1 be temporarily non-
buildable and contain a temporary emergency vehicle access from S. Meridian Road
to S. Springfield Avenue until a secondary access point is provided to the
subdivision when W. Summeriord Drive connects to the west. Further, the Fire
Department requests that the pedestrian pathway on Lot 1, Block 1 (between Lots 8
& 9) and on Lot 4, Block 5 be constructed with grass crete and meet the Fire
Department standards for emergency access. The Fire Department is also
requesting that there be a turn around on Lot 1, Block 5. The Police Department is
requesting that 4-way stop signs be installed at the intersections of W. Harris
Street/So McGuire Way and W. Harris Street/W. Shepody Drive. The Planning
Department is supportive of the proposed access points to the subdivision. These
comments are included as conditions of approval in Exhibit B.
Elevations: Elevations were not provided with the subject applications. Staff
recommends that the applicant should bring sample elevations of the proposed
dwellings to the public hearing.
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.
Stub Streets: Stub streets for future connectivity are provided at the west boundary from
W. Summerford Drive and at the south boundary from S. Carbondale Avenue for access
to the undeveloped County parcels to the west and south of the proposed subdivision.
Staff is supportive of the proposed stub streets provided to adjacent parcels for future
connectivity. A temporary turn-around is not required for these stub streets as the length
of the stub streets do not exceed 150 feet in length.
Existing Structures: The site currently contains some existing structures that are
proposed to be removed. All other existing structures that are not proposed to be removed
must be a principally permitted structure and be contained within a lot and meet setbacks
and all other dimensional standards of the R-8 zone. NOTE: The applicant has stated that
there is an existing silo on the site located in the middle of the proposed sidewalk
between Lots 24 & 25, Block 1. As this structure is not a principally permitted structure
and is not contained within a lot, it should be removed. The other existing structures on
the site are not contained within a lot and do not meet setbacks and must be removed. All
Sagewood Subdivision AZ-06-058, PP-06.057, V AR.06-025
PAGE 11
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2007
structures not contained within a lot, that don't meet setbacks, and are not principally
permitted uses, must be removed prior to signature on the final plat by the City Engineer.
Fencing: Six-foot tall solid vinyl perimeter fencing is proposed on the landscape plan. at
the boundary of the subdivision, except for the west, south & east boundaries of Lot 29,
Block 1. The Police Department is requesting that the fencing along the boundary of
Lot 1, Block 5 be restricted to 4-foot tall closed vision fencing or 6-foot tall open-
vision fencing to provide visibility to the common area. The applicant should submit a
detailed fencing plan with the final plat application for the subdivision. All perimeter
fencing must be installed prior to issuance of building permits. Fencing should taper
down to a 3 foot maximum within 20 feet of all rights-of-way. All fencing shall be
installed in accordance with UDC 11-3A-7.
Ditches, Laterals, and Canals: As per UDC II ~3A-6, all irrigation ditches, laterals or
canals, exclusive of natural waterways and waterways being used as amenities, which
intersect, cross or lie within the area being subdivided shall be covered.
VARIANCE ANALYSIS: Unified Development Code 11-6C-3F1 requires that no block face
be more than 750 feet in length without an intersecting street or alley or have a length greater
than 1,300 feet without a connecting pedestrian open space and pathway in residential
districts. The length of Block 1 exceeds 1,300 feet and does not comply with either of the
aforementioned requirements. The applicant is requesting a Variance from this requirement.
Block Length: Because the UDC prohibits direct access to Meridian Road, Staff is
supportive of the variance request to not provide an intersecting street or alley to shorten
the block length of Block 1. However, Staff recommends that the applicant provide a
minimum 15-foot wide common lot with a pedestrian pathway located between Lots 17
& 18 or between Lots 18 & 19 of Block I or between Lots 23 & 23, Block 1 in the
section of Block 1 that is parallel to S. Meridian Road. This requirement will provide
pedestrian access to the multi-use pathway within the common lot along S. Meridian
Road in compliance with the UDC standards for block length and a variance will not be
necessary. The applicant should revise the landscape plan and plat accordingly. Please
see Exhibit D for the required variance findings.
b. Staff Recommendation: Based on the above analysis, Stafffmds that applications AZ~
06.058 and PP~06.057 substantially conform to the Comprehensive Plan policies and UDC
standards. Further, Staff finds that the applicant can comply with the UDC regarding block length
if the recommendations from Staff noted in the Variance Analysis are complied with. Staff is
supportive of the AZ & PP applications but is not supportive of the V AR request. Staff is
recommending that the AZ & PP request be approved and that the V AR request be denied,
with the conditions listed in Exhibit B of the staff report. Note: The Commission is not
required to make a recommendation to City Council on the Variance application; VAR-06-025 is
not on the Commission's agenda. The Meridian Plannine and Zonine Commission heard
these item(s) on Januarv 4.2007 and Februarv 15. 2007. At the Februarv 15. 2007 Dublic
hearine. the Commission moved to recommend approval.
11. EXHmITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat, prepared by Engineering Solutions, labeled Sheet I of I, dated
1/24/07, Revised 3/1/07.
Sagewood Subdivision AZ-06-058, PP-06-057, V AR-06-025
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20,2007
3. Landscape Plan, prepared by Harvest Design, labeled Sheet LS-1, dated 10/12/06
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
8. Central District Health Department
9. Idaho Transportation Department
10. Nampa & Meridian Irrigation District
C. Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Sagewood Subdivision AZ-06-058, PP-06-057, V AR.06-025
PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20,2007
II
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SAGEWOOD SUBDIVISION
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20,2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (stamped on January 28, 2007, by
D. Terry Peugh, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet 1 of I, prepared by Engineering Solutions, dated January
24,2007, is not approved. Revisions to the plat shall be made in accordance with the conditions
listed herein and 10 copies of the revised plat, and one 8 12" xlI", submitted at least ten days
prior to the City Council meeting.
1.2.2 The landscape plan prepared by Harvest Design on October 12, 2006, and labeled Sheet LS-l
shall be modified as follows:
. Extend the landscape buffer and fencing along S. Meridian Road in front ofthe existing
residence on Lot 29, Block I to the south boundary of the property to match the buffer
currently proposed. Install landscaping along Meridian Road in compliance with UDC
11-3B-7. The fencing within Lot 29 along Meridian Road shall be reduced to 4 feet in
height to provide visibility to the common area from the road.
. Include a IO-foot wide multi-use pathway within a public easement within the common
area along S. Meridian Road (Highway 69) per UDC 11-3H-4C4.
. Include landscaping for the common area on Lot 29, Block I in compliance with UDC
11-3G.
. Per UDC 11-3G-3A, set aside at least 8.6% (3.14 acres) of the site for useable open
space, as proposed.
. Correct the scale shown on the landscape plan, it is incorrect; the correct scale appears
to be I" = 100'.
. Include a picnic gazebo and concrete patio, 2 sections of multi~use pathway, and
playground equipment within the common areas as proposed and as required.
. Per UDC 11-3B-10, 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.
. Provide a 40-foot wide landscape buffer along S. Meridian Road and a 25-40 foot wide
buffer (varies) along W. Harris Street, as proposed.
. Revise the landscape plan to comply with UDC 11-3H-4D, Noise abatement for
residential uses along state highways as follows:
I. The applicant shall provide traffic noise abatement by constructing a berm or a
berm and wall combination approximately parallel to the state highway.
2. The top of the berm or berm and wall in combination shall be a minimum of ten
feet (10') higher than the elevation at the centerline ofthe state highway.
3. If a wall is proposed, the wall shall meet the following standards:
a. Wall materials shall be impervious concrete or stucco or other appropriate
sound attenuating material.
b. Intermittent breaks in the berm or berm and wall in combination will
degrade the function and shall not be allowed.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2007
c. The applicant shall not construct a monotonous wall. In order to achieve this
standard, the applicant may choose one or both of the following variations:
1. The color and/or texture of the wall shall be varied every 300 linear
feet. This could include murals or artwork.
ii. The wall shall be staggered every 300 linear feet subject to Section 11-
3H-4D4 above that prohibits breaks in the wall.
. Revise the landscape plan to reflect the revised configuration of the plat, as noted
herein.
. Remove the trees proposed within the common lot on Lot 1, Block I between Lots 8 &
9, to provide for Fire Department emergency access from W. Harris Street to W.
Tusket Street.
. Include landscaping for the common lot containing a micro pathway required in
condition #1.2.4 and #1.2.5 below in compliance with UDC 11-3B-12.
. Extend the 40-foot wide landscape buffer and fencing along S. Meridian Road across
Lot 29, Block 1 to the southern property line. The fencing within Lot 29 should be
reduced to 4 feet in height to provide better visibility to the common area from the
road.
. 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 preceding modifications and notes should be shown on a revised
landscape plan and 10 copies of the revised plan, and one 8 Yz" x II" copy, shall be submitted at
least 1 0 days prior to the City Council hearing.
1.2.3 Include the lot number for Lot 4, Block 5 (the pathway common lot leading to Lot I, Block 5) on
the plat.
1.2.4 Revise the plat to include a minimum 15-foot wide common lot with a micro pathway and
landscaping located between Lots 17 & 18 or between Lots 18 & 19 or between Lots 23 & 23,
Block 1, which connects with the required 10-foot wide pathway on Meridian Road.
1.2.5 Revise the plat to include a minimum 15-foot wide common lot with a micro pathway and
landscaping located between Lots 28 & 30, Block I, which connects to the common area on Lot
29, Block 1.
1.2.6 Extend the common lot for the street buffer (Lot 1, Block I), along S. Meridian Road, to the south
boundary of the subdivision, including adjacent to Lot 29, Block 1. Install landscaping in
compliance with UDC 11-3B-7; revise the plat and landscape plan accordingly.
1.2.7 The existing direct access to S. Meridian Road where the existing house is on Lot 29, Block 1,
located at the southeast comer of the site, shall be tenninated. Access to Lot 29, Block I, shall be
provided internally from within the subdivision per UDC 11-3H-4B (see Section 10, Preliminary
Plat Analysis for more detail). Direct access to the subdivision from S. Meridian Road shall only
be allowed for emergency vehicle access.
1.2.8 All existing structures on the site that do not meet setbacks, that are not contained within a lot,
and that are not a principally pennitted structure, shall be removed prior to signature on the final
plat.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20,2007
1.2.9 A lO-foot wide public easement is required on the plat within the common area located along S.
Meridian Road for the required multi-use pathway.
1.2.10 Lots 3, 8, & 9, Block 5 do not meet the minimum 50-foot wide street frontage requirement for the
R-8 zone; revise plat to meet this requirement.
1.2.11 Fencing installed on the perimeter boundary of the common area of Lot 1, Block 5, and Lot 29,
Block I, shall be restricted to 4-foot tall closed vision fencing or 6-foot tall open vision fencing to
provide visibility to the common area.
1.2.12 Permanent perimeter fencing (6-foot tall vinyl) shall be installed along the entire perimeter
boundary of the subdivision as proposed on the landscape plan, except for the fencing on the
perimeter boundary of Lot I, Block 5, and Lot 29, Block I, which shall be installed as required in
condition #1.2.11 above. Perimeter fencing must be installed along the boundary of the
subdivision prior to issuance of building permits to prevent debris from blowing onto adjacent
properties during construction. Fencing should taper down to a 3 foot maximum within 20 feet of
all rights-of-way. All fencing shall be installed in accordance with UDC 11-3A-7.
1.2.13 Maintenance of all common areas shall be the responsibility of the Sagewood Subdivision
Homeowners Association.
1.2.14 The plat shows some sort of access/driveway to the landscape buffer adjacent to Lots 25 & 26,
Block 1, along S. Meridian Road; this access/driveway shall be removed.
1.2.15 Lot 25, Block I shall be temporarily non-buildable until a secondary access point to the
subdivision is provided from the west connecting to W. Summerford Drive. A temporary
emergency vehicle access shall be constructed to Fire Department standards on this lot providing
access from S. Meridian Road to S. Springfield Drive.
1.2.16 A stormwater drainage swale is proposed on Lot I, Block 5 over a gas pipeline easement. Please
contact Gordon Hamilton, NorthWest Pipeline at 884-4301 to coordinate location of the drainage
swale; if necessary, revise plans accordingly. With the final plat application, provide
documentation from NorthWest Pipeline that approves the drainage plan, and/or documentation
stating that the proposal complies with their requirements for development.
1.2.17 Construct pathways on Lot I, Block I (between Lots 8 & 9) and Lot 4, Block 5 with grasscrete
and meet the Fire Department's standards for emergency vehicle access. Also, provide a turn-
around on Lot I, Block 5 for emergency vehicle access.
1.2.18 The applicant shall contact ACHD to determine if Shepody Drive should align with the proposed
shared access point for the houses on the north side of Harris Street adjacent to Shepody Drive
and provide written documentation of the verdict to the City with submittal of the final plat
application. If ACHD determines that the access points should align, revisions shall be made to
the plat accordingly.
1.2.19 Direct lot access to S. Meridian Road and W. Harris Street is prohibited except for the emergency
vehicle access points to the subdivision from S. Meridian Road required with this application; a
note shall be added to the face of the final plat.
1.2.20 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and
waterways being used as amenities, 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20,2007
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.3.1 Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC 11- 3A. 17.
1.3.2 The applicant shall comply with the outdoor lighting standards shown in UDC 11- 3A.11.
1.3.3 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
to all landscape areas per the approved specifications and in accordance with UDC 11- 3A. 15 and
MCC 9.1-28.
1.3.4 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.
1.3.5 The applicant shall submit a fencing plan with the final plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences shall taper down
to 3 feet maximum within 20 feet of all right-of.way. All fencing should be installed in
accordance with UDC 11-3A-7.
1.3.6 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.
1.3.7 Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 This property is in the Black Cat Trunk Shed, and shall gravity sewer to the Black Cat Trunk.
The applicant shall be responsible for all trunk extensions necessary to ensure that this parcel
sewers to the Black Cat Trunk. All sewer trunk extension shall be in general conformance with
the City of Meridian's Sewer Master Plan.
2.2 This property is currently not sewerable and the City of Meridian does not guarantee sewer in the
timelines outlined in the UDC.
2.3 No "temporary" or "interim" lift stations shall be allowed to provide sewer service to this
property.
2.4 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.
2.5 The applicant shall be responsible to install water mains to and through this development,
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20,2007
coordinate main size and routing with Public Works.
2.6 Due to elevation changes this property is in the area planned to be in the new "High Pressure
Zone". The new pressure zone has yet to have a source. This development will be required to
have two feeds. The first source would be from a well lot which would either be on this lot or
neighboring development, the second source would be a booster station which would be installed
at the applicant's expense. The applicant shall coordinate with Len Grady at the Public Works
Department regarding this condition and he may waive the requirement for one of the two
sources.
2.7 The water main in N Harris Street shall be required to be 12-inch.
2.8 All annexed properties shall be required to connect to City services. The applicant shall be
responsible for the payment of assessments for the connections prior to signature on the final plat.
The applicant shall be responsible for the actual physical connection to the existing house prior to
Certificates of Occupancy being issued.
2.9 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9A-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.10 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).
2.11 The applicant has indicated the Homeowner's Association will own and operate the pressure
irrigation system in this proposed development. 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 "final draft" being required prior to [mal plat signature on
the last phase of this proj ect.
2.12 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.
2.13 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.
2.14 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.
2.15 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.
2.16 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2007
2.17 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 pennits.
2.18 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.
2.19 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.
2.20 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined during the plan review process, prior to signature on the final plat.
2.21 It shall be the responsibility ofthe applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.22 Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
2.23 Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Army Corps of Engineers.
2.24 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.
2.25 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.
2.26 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 craw I spaces of homes is at least I-foot above.
2.27 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 ofthe 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 pennit from Building Department prior to
commencing installations.
3. FIRE DEPARTMENT
3.1 Access to Lot I, Block 5 shall be provided for emergency vehicle access via Lot 4, Block 5 and
include a turn-around. The drive and turn-around shall be constructed of grasscrete and meet the Fire
Department standards for access.
3.2 One and two family dwellings will require a frre.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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2007
3.3 Lot 25, Block I shall be temporarily non-buildable until a secondary access point to the
subdivision is provided from the west connecting to W. Summerford Drive. A temporary
emergency vehicle access shall be constructed to Fire Department standards on this lot providing
access from S. Meridian Road to S. Springfield Drive.
3.4 This-project will be required to provide a 20' wide swing or rolling emergency access gate on S.
Meridian Road for emergency vehicle access to Lot 29, Block 1. The gate shall be equipped with a
Knoxbox Padlock which has to be ordered thru the Meridian Fire Department.
3.5 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.
3.6 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.7 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.8 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 12" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical 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 IFe 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.
3.9 The cul-de-sac at the end ofRobertville Court shall measure 96-feet in diameter, measured from
back of curb.
3.10 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.
3.11 To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project, which serves more than 50 homes. The two entrances should be separated by
no less than 'l2 the diagonal measurement of the full development. The applicant shall provide an
emergency access drive to the property from W. Harris Street to W. Tusket Street through the
common area on Lot I, Block 1, between Lots 8 & 9. The access should be constructed of grasscrete
and meet Fire Department standards.
3.12 The proposed 115 lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of333.5 residents at build out.
3.13 The Fire Department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.14 Where 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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20,2007
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. POLICE DEPARTMENT
4.1 The proposed common areas on Lot 1, Block 5 and Lot 29, Block I, do not offer natural
surveillance opportunities of the public areas; they are completely blocked from public view
behind the building lots. Fencing around the perimeter of these lots shall be restricted to 4-foot
tall closed-vision fencing or 6-foot tall open-vision fencing to increase visibility to the common
area.
4.3 The proposed plat and/or site design encourages high-speed, cut-through traffic. The applicant
shall work with the Ada County Highway District to provide traffic calming design to decrease
travel speeds on W. Harris Street. Four-way stop signs would be preferred for traffic calming at
the intersections of McGuire /Harris and Harris/Shepody.
4.4 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
5. PARKS DEPARTMENT
5.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements. Contact the Meridian Parks
Department at 888-3579 for specifications for emergency vehicle access.
5.2 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
6. SANITARY SERVICE COMPANY
6.1 SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1. SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Comply with requirements of ITD and City of Meridian for the Meridian Road/Highway 69
frontage. Submit to the District a letter from ITD regarding said requirements prior to District
approval of the final plat or issuance of a building permit (or other required permits), whichever
occurs first. Contact the District III Traffic Engineer at 334-8340.
7.1.2 Construct 8-foot landscape islands with 25-foot access pockets on the north side of Harris Street
to buffer the existing homes. Coordinate the design of the landscape islands with District Traffic
Service staff.
7.1.3 The applicant is required to provide irrigation facilities and irrigation water to the 8- foot
landscape islands with 25-foot access pockets on the north side of Harris Street. Enter into a
license agreement with the District for the landscaping located within the center landscape
islands.
7.1.4 Construct Harris Street as a complete 36-foot street section with vertical curb, gutter, 5-foot
detached concrete sidewalk and 8-foot planter strips within 52-feet of right-of~way, as proposed.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2007
7.1.5 Provide a road trust deposit with the District for one-sixth of the cost for the design and
construction of signal at the intersection of Harris Street and Meridian Road.
7.1.6 Construct the internal streets as a 36-foot street section with curb, gutter, and 5-foot attached
concrete sidewalk within 50-feet of right-of-way, as proposed.
7.1.7 Construct two roadways to intersect Harris Street.
· The ftrst, S. McGuire Way, located approximately 480-feet east of the west property line
(measured property line to centerline) in alignment with S. McGuire Street on the north
side of Harris Street.
· The second, W. Shepody Drive, located approximately 480-feet east of the west property
line (measured property line to centerline).
7.1.8 Construct three stub streets in the following locations, as proposed and install a sign at the
terminus of the stub street stating "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
· Stub street to the south, is proposed to be located approximately 530.feet west of the east
property line (measured property line to centerline).
· Stub street to the west, Harris Street, a residential collector, is proposed to be located at
the northwest property line.
· Stub street to the west, W. Summerford Drive, located approximately, 670-feet north of
the south property line (measured property line to centerline).
7.1.9
7.1.10
Construct one cul-de-sac turnaround with a minimum 45-foot turn radius, as proposed.
Other than the access specifically approved with this application, direct lot access is prohibited to
Meridian Road shall be noted on the fmal plat.
Comply with all Standard Conditions of Approval.
7.1.11
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 ftle 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20,2007
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 are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.13 Any change by the applicant in the planned use of the property which is the subject ofthis
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 plalUled 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 Central sewage and central water plans must be submitted to and approved by the Idaho
Department of Health & Welfare.
8.3 Run-off is not to create a mosquito breeding problem.
9. IDAHO TRANSPORTATION DEPARTMENT
9.1 Direct access to S. Meridian Road will not be allowed. Access to this subdivision should be taken
from W. Harris Street and/or W. Amity Road.
9.2 The plat shows some sort of access/driveway to the landscape buffer adjacent to Lots 25 & 26,
Block I, along S. Meridian Road; this access/driveway shall be removed.
9.3 A Traffic Impact Study should be reviewed to evaluate the need for improvements at the W.
Harris and W. Amity Road intersections with Meridian Road. Please contact ITD to determine if
additional improvements are needed.
9.4 Any work done on the State right -of-way will require a permit. Permit applications are available
from this office or the maintenance office in Cascade. Please contact Matt Ward at 8150 Chinden
Blvd. 83714 in boise or call (208)334-8341 to obtain a permit application.
9.5 Noise abatement (berms, fences, etc.) will be the responsibility ofthe developer and will be
constructed off of the State right-of-way.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2007
10. NAMPA & MERIDIAN IRRIGATION DISTRICT
10.1 If storm drainage is retained on-site, there will be no impact on Nampa & Meridian Irrigation
District and no further review will be required. However, if any surface drainage leaves the site,
the Nampa & Meridian Irrigation District requires that a Land Use Change Application is filed
for review prior to final platting. Please contact Donna Moore at 466-7861 for further
information.
10.2 All laterals and waste ways must be protected. The developer must comply with Idaho Code 31-
3805. It is recommended that irrigation water be made available to all devleopments within the
Nampa & Meridian Irrigation District.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
C. Legal Description & Exhibit Map
IDAHO
SURVEY
GROUP
,..SO East VVaCBl'tO'NW Sc.
SuIte I so
Meridian, Idaho 83641
.Phon. (208) 846-8570
Fax (208) 884-5)99
Project No. 06..()3S
October J 0.2006
Revised January ;26,2601
Sagewood SubdMsIoD
ADDUltiOD DescrlpdoD
A pared ofJand hxatcd in the SE 1/4 of Section 25, T .3N., R.l W., B.M., Ada
County. Idaho, more particularly deseribed 88 folJows:BEGINNINC.8ttbe East 114
c:omer of said Section 2S.1iom whicb the Southeast comer of said section bears Soulh
00004'28" East. 2664.92 feet;
Thence South 00004'28" East. 1452.98 feet;
Tbc:Dce South 89055'32" WCS1, 70.00 feet to a point on rhe Wes( right-or-way of
S. Meridian Road;
Thence South 85037'30" West, 245.21 feel;
'I'hm1ce North OO~4'56" West, 139.78 feet to a point on the South line oftheNE
1/4 of the SE )/4;
TbClnce along said line North 8~SS '02" Weat, 793.90 feet;
Thm1ce North SD26'S2" East. 743.45 feet (record 746 (eet) to a point on the
extaJ.ded nortbeaster.yba$ of the Tumbler Irrigation Lateral;
. Thenca along slid northeulcrly blDk No~ 60D 13 '49" W_~ 498.59 feet;
Thcnc:e 54.99 feet along tho an; of a curve to the right, having a radius of 130.00
fact. a CCIltnIl 80gle 0(24014'05", and along chord bearing North 48006'46" Wcst., 54.58
teet;
1ba1ce North 35059"44" West. 375.85 feet to a point on the Bast-West mid-
section line (record for t.bo previQUS three counes ~ Ncxth 59045' West. 529 feet and
North 35015' West. 384 feet)i
ThCQ1(:8 alcms Slid IiQc North 89058140" BasI, 411.26 feel to the Southwest comer
of Meridian HcriglUs No.3 Subdivision. as same is reconlod in Book 62 of Plats at Page
6274. I1lCOrds of Ada County. Idaho;
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
Them;e along .~.Soulh boundary of said ~visioJ' and the Souib boundary of
Meridian Heights No. t S~vision, as same is ~ h1 Book 27 ofptats at Page
1692, RCOIds of Ad. County. Idaho, North 8.~S3'2S" East. 1320.40 feet to tbe Point of
Begjnning ContaiDing39.93 acres. ~re or Jess.
~ared By:
Id~ Survey Group, P.C.
D. Terry Peugh, PLS
~~~
" .", 0 ~ r;,':l:?
MlAlOtAN PUBUC
WORKS OEFT.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
D. Required Findings from Unified Development Code
I. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-8. The Commission
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, ofthis Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
The Commission finds that single-family residential detached dwellings are allowed
within the requested zoning district of R-8 as Principal Permitted Uses. The
accompanying plat demonstrates the development will provide for a range of housing
opportunities with the variety of lot sizes proposed.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission fmds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff recommends that the Commission and Council rely
on any oral or written testimony that may be provided when determining this fmding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
The Commission finds that the proposed zoning amendment will not result in any adverse
impact upon delivery of services by any political subdivision providing services to this
site, as conditioned in the staff report.
5. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The Commission fmds that all essential services will be provided by the developer to the
subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in general compliance with the City's
Comprehensive Plan, and this is a logical expansion of the City limits. In accordance with
the findings listed above, the Commission finds that Annexation and Zoning of this
property to R-8 would be in the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
The Commission fmds that the proposed plat is in substantial compliance with the
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
adopted Comprehensive Plan. Staff supports the proposed density and proposed plat
layout, with recommended changes noted in the Staff Report, as they comply with the
provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and
Goals, Section 8, ofthe Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission finds that public services can be made available to accommodate the
proposed development. (See Exhibit B of the Staff Report for more details from public
service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
own cost, the Commission fmds that the subdivision will not require the expenditure of
capital improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACHD, etc.) to detennine this finding. (See Exhibit
B, Agency Comments and Conditions, for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
development of this subdivision that should be brought to the Councilor 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
detennine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, The
Commission finds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance. Staff
recommends that the Commission and Council reference any public testimony that may
be presented to detennine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is unaware.
3. Variance Findings:
The City Council shall apply the standards listed in Idaho Code 67-6516 and all the findings
listed in Section 11-5B-4E ofthe UDC to review the variance request. In order to grant a
variance, the Council shall make the following findings:
1. The variance shall not grant a right or special privilege that is not otherwise allowed
in the district:
Unified Development Code (UDC) 11-6C-3FI requires that no block face be more than
750 feet in length without an intersecting street or alley or that no block face shall have a
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15,2007
length greater than 1,300 feet without a connecting pedestrian open space and pathway.
Because the property is located adjacent to a state highway, no new approaches directly
accessing the highway are allowed, creating a lengthy block without an intersecting
street. However, Staff finds that the applicant can provide a connecting pedestrian open
space and pathway midway within Block I to satisfy this requirement of the UDC (see
condition of approval #1.2.4 in Exhibit B). Staff finds that if the City grants the variance
it would allow a right or privilege not usually allowed in a residential district.
2. The variance relieves an undue hardship because of characteristics of the site;
Staff finds that the subject parcel is located adjacent to a state highway, which is not
allowed to have any new approaches directly accessing the highway per UDC 11-3H.
However, Staff believes that the applicant can comply with the UDC without an undue
hardship by providing a connecting pedestrian open space and pathway midway within
Block 1 as noted in Variance finding #1. For this reason, Staff believes that granting a
variance is not necessary.
3. The variance shall not be detrimental to the public health, safety, and welfare.
Staff fmds that granting the subject variance, although not recommended by staff, would
not be detrimental to the public health, safety, or welfare, if granted. Further, staff
recognizes that an intersecting street or alley is not possible in this situation according to
the UDC. However, the applicant can comply with this requirement of the UDC by
adding a connecting pedestrian open space and pathway midway within Block I. If the
City grants the variance it would allow a right or privilege not usually allowed in a
residential district. Staff believes that in this case, the applicant can comply with UDC
11-6C-3Fl without causing an undue hardship and that a variance should not be granted.
Staff is recommending denial of the Variance application. Staff further recommends that
this development be required to comply with all other dimensional standards ofthe UDC.
Exhibit D