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Home My WebLink AboutBlackrock Castle Greens AZ PP CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 STAFF REPORT TO: FROM: Hearing Date: 3/27/2007 Mayor and City Council Justin T ,ucas, Associate City Planner' 208-884~5533 SUBJECT: Blackrock Castle Greens Subdivision AZ-06-059 Annexation and Zoning of224.26 aeres from RR (Ada County), to R-2 (Low Density Residential), R-4 (Medium Low Density Residential), and R-8 (Medium Density Residential). PP~06-059 Preliminary Plat approval of 644 single-family residential building lots, 30 common lots and one city park lot, on 178.10 acres, in the proposed R-2, R-4 and R~8 zones. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Providence DevelopIIlt:nt, has applied for Annexation and Zoning (AZ) to R-2 (Low Density Residential), R-4 (Medium Low Density Residential), and R-8 (Medium Density Residential) for 224.26 acres of property currently zoned RR in Ada County. The Applicant has also submitted a preliminary plat for a portion (178.10 acres) of the property proposed for annexation. The subject preliminary plat proposes 644 single-family residential lots, 30 common lots, and one city park lot within the proposed R-2, R-4 and R-8 zones. The site is located on the wcst side of Eagle Road, approximately a half mile south of Amity Road. Currently, there are 44 single-family home sites and associated landscaping and roadways (previously approved in Ada County as Blackrock Subdivision #1) on this site. The existing homes sites (totaling 46.16 acres) and roadways are included in the request for annexation and zoning, but are not included in the subject preliminary plat. The subject property is within the area proposed to be a part of the City ufMt:ridian's Area ofImpact and proposed Urban Service Planning Area. 2. SUMMARY RECOMMENDATION The subject applications (AZ and PP) were submitted to the Planning Department for concurrent review. Below, staff has provided a detailed analysis and recommended conditions of approval tor the requested Annexation and Zoning and Preliminary Plat applications. Staff is recommending approval of the proposed Rlackrock Castle Greens Subdivision (AZ-06-059 and PP-06-059) with the conditions listed in Exhibit B of the Staff Report. The Meridian Plannine and Zonine Commission heard these items on February 15.2007. At the February 15. 2007 nublic hearine the Commission moved to recommend annroval. a. Summary of Commission Public Hearme: i. In favor: Kent Brown. Don Hubble ii. In onnosition: Scott Fulcher. Barbara Fulcher. Russ Fulcher ill. Commentine: None iv. Written testimony: Barbara Fulcher v. Staff nresentine annlication: Justin Lucas vi. Other staff commentine: on annlication: None b. Key Issues of Discussion by Commission: Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059 PAGE 1 CITY OF MERiDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 i. - Buildine materials and architecture of nronosed homes: c. Kev Commission Chan2es to Staff Recommendation: i. - None d. Outstandine Issue(s) for Citv Council: i. - None 3. PROPOSED MOTION (to be considered after the public hearing) Approval Mter considering all staff, applicant and public testimony, I move to approve File Numbns AZ- 06-059 and PP-06-059 as presented in the staff report for the hearing date of March 27,2007 with the following modifications: (Add any proposed modifications.) Denial Aftcr considering all staff, applicant and public testimuny, I move to deny File Numbers AZ- 06-059 and PP-06-059 as presented during the hearing of March 27, 2007 for the following reasons: (You should state specific reasons for denial of the annexation and you must state specific reason(s) for the denial of the plat.) Continuance I move to continue File Numbers AZ-06-059 and PP-06-059 to the hearing date of (insert continued hcaring date here) for the following reason(s): (You shuuld state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: South Eagle Road; west side of Eagle Road approximately a halfmile south of Amity Road; in Section 32, Township 3 North, Range 1 East. b. Owner(s): Providence Development Group 701 S. Allen St. Ste. 102 Meridian, II) 83642 c. Applicant: Same as Owner d. Representative: Kent Brown, Bailey Engineers e. Present Zoning: RR (Ada County) f. Present Comprehensive Plan Designation: Medium Density Residential and Low Density Residential g. Description of Applicant's Request: The applicant is requesting concurrent approval for Annexation and Zoning of the fluhject 224.26 acres to R-2 (45.93 acres, or 20.4%), R-4 (73.28 acres, or 32.6%), R.8 (l05.05 acres, or 46.8%), and Preliminary Plat approval of 644 single- family buildable lots and 31 common lots. All of the homes within the development are proposed to be single~family detached. The gross density ofthe project (excluding the 44 lots that were previously approved in Ada County as Blackrock Subdivision #1) is 3.6 dwelling units per acre. Approximately 15.4 pereent of the area being subdivided is being set aside for open space. 1. Date of preliminary plat (attached in Exhibit A): 9/25/06 Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 2. Date oflandscape plan (attached in Exhibit A): 8/7/06 5. PROCESS FACTS a. The subject application will in faet constitute an anncxation as determined by City Onlinance. By reason of the 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 hearing is required before the City Council on this matter. c. Newspaper notifications 'published on: Decemht:r 18th, 2006 and January 1 <\ 2007 (Planning Commission), March 5t and 19th. 2007 (City Council) d. Radius notiees mailed to rroperties within 300 feet on: December 8th, 2006 (Planning Commission), March 2n . 2007 (City Council) e. Applicant posted notice un silt: by: December 26th, 2006 (Planning Commission), March 17th 2007 (City Council) 6. LAND USE a. Existing Land Use(s): There are currently 44 single family lots (with homes yet to be constructed) located in the southwest comer of the proposed annexation area. These lots were previously approved through Ada County, with Blackrock Subdivision #1. In association with these lots some public streets and landscaping have also been installed on this site. The existing homes sites and streets are included in the annexation area and will receive city services, but because the home sites and streets were previously approved in Ada County they are not included in the subject preliminary plat. b. Description of Character of Surrounding Area: This area is composed of primarily agriculture land and single-family homes on large parcels. The subject project will constitute a significant change in use fOf this area and begin the transition from rural to urban for this section of Eagle Road. c. Adjacent Land Use and Zoning: 1. North: Recently approved Whitebark Subdivision, zoned R-4, and rural residences and agriculture, zoned RUT (Ada County) 2. East: Eagle Road and Single-family homes on large rural parcels, zoned RR (Ada County) 3. South: Single~family homes on large rural parcels, zoned RR (Ada County) 4_ West: Single-family homes on large rural parcels, zoned RR and Rl (Ada County) d. History of Previous Actions: Blackrock Subdivision #1 (Ada County) was recorded as instrument number 106168286 on Oetober 24,2006. This recorded plat contains 44 residential lots and various roads. Although this previous plat is included in the annexation area it is not included in the subject preliminary plat. e. Existing Constraints and Opportunities: 1. Publie Works: Location of sewer: This property is proposing sewer service to mains planned in Whitebark Subdivision to the north. Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 Location of water: There is currently a 12-inch main in E. Taconic Drive. Issues or concerns: 1.) Depending on the timing of development, an "UtI-Peak Pumping Station" may be required. 2.) Due to the topography of this site, there are two separate water pressure zones on this property. 3.) Water connectivity 2. Canals/Ditches Irrigation: The Ten Mile Creek borders the north eastern portion of the proposed subdivision for approximately 1000 feet. The June 2006 Update to the Meridian Comprehensive Plan lists the Ten Mile Creek as one of the waterways that courses through the city that should be improved and protected (page 39). 3. Hazards: A small portion of the north eastern section of the proposed plat lies within Flood Zone "A" as determined from flood insurance rate map number 16001C0265 H dated February 19, 2003 and the city's GIS data base (please see Public Works comments for requirements and conditions for development within Flood Zone "A"). 4. Proposed Zoning: R-2 (Low Density Residential), R-4 (Medium Low Density Residential), R-8 (Medium Density Residential) 5. Size of Property: 224.26 acres (178.1 0 acres included in the preliminary plat) f. Subdivision Plat Information: 1. Residential Lots: 644 2. Non-residential Lots: 0 3. Total Building Lots: 644 4. Common Lots: 30 5. Other Lots: 1 (Proposed City Park Site, Lot 5, Block 9) 6. Total Lots: 675 7. Gross Density: 3.6 units per acre 8. Minimum House Size: N/A g. Landscaping 1. Width of street buffer( s): 25 feet on Eagle Road 2. Width ofbuffer(s) between land uses: N/A 3. Percentage of site as open space: 15.4% (27.5 acres) h. 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. 1. Summary of Proposed Streets and/or Access: The main entrance into this site is from East Taconic Drive, which currently intersects Eagle Road. East Taconic Drive was constructed with Blackrock Subdivision #1. The applicant is proposing to construct numerous new public streets, as part of this development. The applicant is also proposing nine stub streets that will be extended to neighboring properties. The proposed stub streets are listed below: 1. South Slate Avenue, stubs to the 10.5 acre McKay property to the south (parcel # SI13241721O). 2. South Sandstone Avenue, stubs to the 29.66 acre Cantrell property to the south (parcel # R1835500100). 3. South Peat Avenue, stubs to the 40 acre Brace property to the south (parcel # SI132438500). Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 4. South Slate Avenue, stubs to the 1.28 acre Fulcher property to the north (parcel # SI132142000). 5. South Marble Street, stubs to the 7.16 acre Fulcher property to the north (parcel # SI132141900). 6. South Shale Avenue, stubs to the 27.5 acre Warrick property to the north (parcel # Sl132120800). 7. South Vulcan Way, stubs to the 27.5 acre Warrick property to the north (parcel # Sl132120800). 8. South. Whitebark Street ,connects to the proposed Whitebark Subdivision to the north (parcel # Sl132212600). 9. South Lava Rock Avenue, stubs to the 10 acre Huffman property to the north (parcel # SI132212730). 10. East Magma Street, stubs to the 5 acre Fabricius property to the west (parcel # R8847000103). The majority of the internal streets are local streets with 36~feet wide street sections (measured back of concrete ribbon curb to back of concrete ribbon curb) and contain 5-foot wide attached sidewalks within 50 feet ofright~of~way. Twenty foot wide right of way islands are used at various points within the subdivision. Where these islands are used the total right of way increases to 70 feet. East Taconic Drive (previously approved with the Blackrock Subdivision # I) varies slightly from the other streets in the development because it is classified as a residential collector and the applicant has proposed five foot detached concrete sidewalks that art: plact:d in an t:ast:menls on both sides of lhe street. Staff is generally supportive ofthe proposed street system. ACHD has submitted final comments and conditions back to the City regarding this project which have been included in Exhibit B. 7. COMMENTS MEETING On December 15, 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 Parks Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services Company. Staff has included comments, conditions and recommended actions in Exhibit B below. 8. COMPREHENSIVE PLAN POLICIES AND GOALS Approximately half of this property is designated "Medium Density Residential", and the other half "Low Density Residential" on the Comprehensive Plan Future Land Use Map (as amended by the Southeast Comprehensive Plan Map Amendment that was approved by the City Council on October 10, 2006). Medium density residential areas are anticipated to contain between three and eight dwellings per acre (see Page 99 of the Comprehensive Plan.). Low density residential areas are anticipated to contain up to three dwellings per acre (see Page 99 of the Comprehensive Plan.) The proposed Preliminary Plat includes 644 single-family lots on 178.10 acres for a total gross density of 3.6 dwelling units/acre. Even though the overall density calculation does not meet the Low Density standard (less than three units per acre), the applicant has configured the lots and zoning designations in a way that places the larger lots (8,000 square feet plus) and less densc zoning designation R-2 and R-4, in the area of thc preliminary plat that is designated Low Density on Comprehensive Plan Future Land Use Map. That being said, staff considers this project to be generally compliant with the recommended density for this area as shown on the Future Land Use Map. After considering the comprehensive plan designations and the plat layout, staff believes that the proposed development is generally consistent with comprehensive plan (as amended). Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 Beyond what has been discussed above the following Comprehensive Plan policies apply to this application (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. Currently the City is in negotiations to establish this area as part of the Area of City Impact. The City of Meridian plans to provide municipal senlices to the lands proposed to be annexed in the following manner: · Sanitary sewer and water senlice will be extended to the project at the developer's expense. . The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department. who current~v shares resource and personnel with the Meridian Rural Fire Department. · The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be senliced by the Meridian Police Department (MPD). · The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. . The subject lands are currently senliced by the Meridian School District #2. This senlice will not change. . The subject lands are currently senliced by the Meridian Library District. This senlice will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipal. fee-supported. senlices 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 Senlices, and Sanitary Senlices Company. Chapter VI, Goal IT, 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 constnlction and reconstruction projects, in a manner that is safe, accessible and convenient. Staff believes that the subject applications comply with the policies listed in the literature noted above. Chapter VI, Goal II, Obj ective A, Action 8 - Develop alternative modes of transportation through pedestrian improvements, bicycle lanes, off-street pathways, and transit oriented development as appropriate. This development includes a multi-use pathway that is consistent with the Comprehensive Plan Future Land Use Map. This pathway will help to promote connectivity and alternative forms of transportation in this area. The development also includes various micro pathways that will also promote walking and biking through out the development. Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. B1ackrock Castle Greens Subdivision AZ-06-059/PP-06-059 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 The submitted preliminary plat proposes ten stub streets. The majority of these stub streets extend to parcels currently zoned RUT or Rl in Ada County, which staff anticipates will re- develop in the future. Staffbelieves that the applicant has done a nice job of providing for future connectivity to the north, south, and west Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate opportunities to connect to local roads and collectors in adjacent developments. See analysis above. Chaptcr VI, Goal II, Objcctivc A, Action 5 ~ Rcquirc pcdcstrian acccss 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 multiple micro pathways within the proposed subdivision. These pathways will cunnected tu the sidewalk netwurk alung Eagle Ruad and connect to future development. Along with these pathways the applicant is also proposing to construct five foot sidewalks throughout the subdivision. Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. See ahnve. 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 eXlStlng single-family residential properties in the near vicinity 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 theR-2, R-4 and R-8 zoning districts. b. Purpose Statement of Zone: R-2, R-8, R-4 Residential Districts: The purpose ofthe 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 of the proposed lots (including the existing lots within Blaclcrock Subdivision #1) comply with the standard street frontage and lot size requirements ofthe R~2, R-4 and R-8 zones established in the UDC. No dimensional modifications are being requested for the proposed development. Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: 1. AZ Application: Based on the policies and goals contained in the Comprehensive Plan, staff believes that the requested R~2, R-4 and R-8 zones are appropriate for this property_ Please see Exhibit D for detailed analysis of the required facts and [mdings for annexation. The annexation legal description submitted with the application (stamped on May 3, 2006 by D. Terry Peugh, PLS) shows the property as contiguous to the existing corporate bmmdary of the City of Meridian. Special Considerations: Existing Lots in Blackrock #1: As mentioned above, there are currently 44 singIc-family homc sites and associatcd landscaping and roadways (prcviously approved in Ada County as Blackrock Subdivision # I) on this site. The existing homes sites (totaling 46.16 acres) and roadways are included in the request for annexation and zoning, but are not included in the subject preliminary plat. Staff has reviewed these home sites and found them to be consistent with the dimensional standards for the R-2 zoning district (which is being requested [or this area). All of these home sites and roadways should conform to the UDC and any other applicable city standards. City Park: On the Comprehensive Plan Future Land Use Map, a potential city park site is shown on this property. The applicant is proposing to construct an 8.7 acre City Park in the area currently designated as Lot 5, Block 9 on the subject preliminary plat. It is staff s understanding that the applicant has been working with the Parks Department and Parks Commission to work out the details of the proposed park. Multi-Use Pathway: The applicant is proposing to construct a multi-use pathway along the south side ofthe Ten Mile Drain where it courses through the subject property. There is an out parcel on Eagle Road, which prevents the pathway from being extended all the way out to Eagle Road at this time. So the City is not left with a dead~end pathway, the applicant is proposing to use micro- paths and on-street sidewalks to get pedestrians to/from the multi-use pathway. This proposal is eonsistent with the Comprehensive Plan which does show a pathway in this area. Staff is supportive of the applicant's proposal to construct this pathway. The multiuse pathway should be designed in accordance with UDC 11-3A-8 and the City of Meridian Parks and Recreation Master Plan. Either an easement or ownership deed must be granted before the city will assume the maintenance of any seetion of pathway. See Multi-Use Pathway analysis in the PP Application analysis below. Development Agreement: UDC 11-5B-3.D.2 and Idaho Code 9 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 that is consistent with the Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 comprehensive plan designation and does not negatively impact nearby properties. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433 to initiate this process. The DA shall incorporate the following: . That all future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive produetion of traffic, noise, smoke, fumes, glare or odors. · 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. . That the applicant will be responsible for all costs associated with the sewer and water service extension. · 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. . That the following shall be the only allowed uses on this property: single-family detached homes and allowed aeeessory uses of the R-2, R~ 4 and R-8 zones. . That All of the existing lots and roadways previously approved as Blackrock Subdivision #1 (Ada County) shall conform to the UDC and any other applicable city standards. . That a lO-foot wide multi-use pathway shall be constructed on this site located generally on the south side of the Ten Mile Drain. That the applicant agrees to construct said pathway to thc Parks Dcpartmcnts standards and grant the City an easement for said pathway. . That the applicant agrees to construct an 8.7 acre neighborhood park on this site and dedicate said park to the City. The neighborhood park shall be constructed and accepted by the City prior to the 200th building permit being issued for this development. . That prior to issuance of any building permit, the subj ect property be subdivided in accordance with the City of Meridian Unified Development Code. . That the applicant shall dedicate a City of Meridian water easement over Lot 10, Block 10f Blackrock Subdivision #1. The applicant shall install a 12-inch tee, and 12-inch water main to the boundary of the property line. This shall be done with the first phase of this development (prior to occupancy). . The applicant shall donate a 125-foot by 125-foot lot for the booster station that is being installed. This shall be accomplished with the final plat phase that dedicates the City Park Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 2. PP Application: The proposed preliminary plat substantially complies with the Unified Development Code. Special Considerations: Density/Transition: As mentioned above this project will mark a significant change in the character and land use for this area. Beyond the Whitebark Subdivision to the north (which borders the proposed development for 665 feet) and the existing 44 lots (Blackrock Subdivision #1) in the south west comer of the proposed annexation area, there are no other urban level residential projects that directly border the proposed development. Adding 644 single family homes to this area will defmitely have an impact on the rural eharaeter that has typically bccn identificd with this scction of Eagle Road. The Southeast Comprehensive Plan Map Amendment that was approved by the City Council on October 10, 2006 did designate this area for development at the densities proposed with this application. This project represents the first major step in establishing the urban densities that have been envisioned for this area. Furthermore, tIus development eould act as a catalyst for t:Vt:Il mort: rt:siut:ntial dt:velopment within the neighboring properties and beyond. Multi-Use Pathway: As mentioned above, the preliminary plat and landscape plan submitted by the applicant show a multi-use pathway on this site that runs along the south side of the Ten Mile Drain. As proposed the southeastern portion of the multi- use pathway terminates into a rural residence, an out parcel zoned RR in Ada County. Usually when a pathway terminates into a parcel that is not currently within city limits staff assumes that the pathway will be extended at the time that the out parcel redevelops and annexes into the city. In this situation the rural residence sits on approximately 1.28 acres of land. Do to its size staff is concerned about the redevelopment potential of this parcel. Staff raised this issue with the applicant and recommended that some type of pedestrian connection be provided between the eastern terminus of the multiuse pathway and Eagle Road. In response to staff s request, the applicant is proposing to provide two micro paths that will connect the eastern terminus of the multi-use pathway to the sidewalk network along Eagle Road. Staff has reviewed this option and believes it is a good solution to the pedestrian eonnectivity issue in this area. Staff believes the miero paths will allow for the connection of the multi-use pathway to Eagle Road until the parcel to the east develops, if it redevelops, and is required to extend the multiuse pathway. The multi- use pathway should be designed in accordance with UDC 1l-3A-8 and the City of Meridian Parks and Recreation Master Plan. Either an easement or ownership deed must be granted before the city will assume the maintenance of any section of pathway. Open Space/Amenities: UDC 11-3G-3 requires a minimum of five percent open space for all developments exceeding five acres. The UDC also requires one additional site amenity for each additional 20 aercs of development area. Using that standard the applicant is required to provide an additional nine amenities for a development of this size (178.10 acres). The applicant is providing 27.5 acres of usable open space with this development which equals approximately 15.4% of the total development area. Along with that ample amount of open space the applicant is propusing various pathways, a basketball court, picnic gazebo, and three large open grassy areas. Furthermore the applicant is proposing an 8.7 acre neighborhood park that is intended to be dedicated to the city as part of this development. After carefully Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 reviewing these proposed amenities staff is confident that the applicant meets and even exceed the amenity requirements as described in the UDC. Note: The proposed micro-pathway that runs along southern boundary of the subdivision is shown as ten feet wide. It should be made clear that this pathway is not designated as a multi-use pathway for the purposes of this development and therefore will be entirely maintained by the Blackrock Castle Green Home Owners Association and not the City. Landscaping: The landscape plan prepared by Jensen Belts Associates, on 8-7-06, is approved with the following modifications/notes: · Per UDC 11-3G-3A, set aside at least 15.4% (27.5 acres) of the site for useable open space, as proposed. · The applicant should construct a minimum 25-foot wide street buffer along the entire length of Eagle Road, exclusive of ACHD right-of-way required for the ultimate street section. Said buffer shall be designed and constructed in accordance with UDC 11-3B-7. · The applicant should construct a minimum 20-foot wide street buffer along the entire length of E. Taconic Drive (a collector street), exclusive of ACHD right-of~way for the street section. Said buffer shall be designed and constructed in accordance with UDC 11-3B-7. · Landscaping adjacent to all micro pathways and the multi-use pathway should be designed in accordance with UDC 11-3B-12. · Per UDC 11-3B-IO, 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 [mal plat application(s). Sidewalks: As proposed on the preliminary plat the applicant shows five-foot wide detached concrete sidewalks on both sides of E. Taconic Drive. Taconic Drive will function as a residential collector. This street was previously approved and constructed as part of the Blackrock Subdivision #1 in Ada County. At the time of platting, the street was not fully improved with curb, gutters and sidewalks due to the fact that it was only designed to serve the 44 home sites that were part of the BIackrock Subdivision # 1. In lieu of concrete sidewalks ACHD allowed the applicant to construct a ten-foot wide asphalt pathway along one side of the previously approved street. Staff believes that the applicant's proposal to replace the existing asphalt pathway on the south side of Taconic Drive with five-foot wide concrete sidewalks on both side of the street is appropriate. Stub Streets: There is one proposed stub street, Whitebark Street, that will be extended to this property from the north. Furthermore, the applicant is proposing ten stub streets to the adjacent parcels. Staff is supportive of the proposed stub streets and interconnectivity. The applicant should be required to provide public stub streets to the following parcels as proposed: 1) S. Slate Ayenue, stubs to the 10.5 acre McKay BIackrock Castle Greens Subdivision AZ-06-059/PP-06-059 PAGE II CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 property to the south (parcel # SI132417210). 2) S. Sandstone Avenue, stubs to the 29.66 acre Cantrell property to the south (parcel # RI835500100). 3) S. Peat Avenue, stubs to the 40 acre Brace property to the south (parcel # SI132438500). 4) S. Slate Avenue, stubs to the 1.28 acre Fulcher property to the north (parcel # SI132142000). 5) S. Marble Street, stubs to the 7.16 acre Fulcher property to the north (parcel # SI132141900). 6) S. Shale Avenue, stubs to the 27.5 acre Warrick property to the north (parcel # SI132120800). 7) S. Vulcan Way, stubs to the 27.5 acre Warrick property to the north (parcel # SI132120800). 8) S. Whitebark Street, connects to the proposed Whitebark Subdivision to the north (parcel # SI132212600). 9) S. Lava Rock Avenue, stubs to the 10 acre Huffman property to the north (parcel # SI132212730). 10) E. Magma Street, stubs to the 5 acre Fabricius property to the west (parcel # R8847000103). Access: Excluding Taconic Drive, all of the existing driveways to Eagle Road that currently exist on this property should be relinquished. The applicant should place a note upon the final plat that prohibits direct lot access to Eagle Road. Street Layout: The Police Department has raised concerns about the proposed Andesite, Magma, Sandstone and Greenstone Streets. These streets are relatively long and strait and the Police Department believes that traffic calming measures may need to be provided along these streets. The applicant should work with the Ada County Highway District to provide traffic calming design to decrease travel speeds on the above mentions streets. Existing Residences/Buildings: There are some existing buildings on this site. Any existing building that does not meet setback requirements of the requested zoning district shall be located/re-located in accordance with the building setbacks of the R- 2/R-8/R-4 zone, prior to signature of the final plat by the City Engineer. Fencing: The submitted landscape plan shows various fencing types used through out the site. Solid perimeter fencing is proposed around most of the subdivision except for the areas adjacent to micro or multiuse pathways where five and six foot wrought iron fencing is proposed. 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 path fencing shall be designed according to UDC 11-3A-7. Any solid fencing adjacent to open areas and pathways should not exceed four feet in height. Common Areas: Maintenance of all common areas shall be the responsibility of the Black Rock Castle Greens Home Owners' Association. Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of any natural waterways (Ten Mile Drain) that intersect, cross or lie within the area being subdivided shall be covered. This requirement doe not apply to the Ten Mile Creek which is classified as a natural waterway and must be protected as stated in UDC 11-6A-IH. 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 any existing surface or well water for the primary source. If a surface or well source is Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059 PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 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 andMCC 9-1-28. b. Staff Recommendation: Staff recommends approval of the subject applications AZ- 06-059 and PP-06-059, with the conditions listed in Exhibit B of the Staff Report for the hearing date of February 15, 2007. The Meridian Plannine and Zonine Commission heard these items on February 15. 2007. At the February 15. 2007 nubHc hearine: the Commission moved to recommend annroval. 11. EXHmITS A. Drawings 1. Preliminary Plat (3 sheets, dated: 9-25-06) 2. Landscape Plan (dated: 8-7 ~06) B. Conditions of Approval I. 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 C. Legal Description D. Required Findings from Unified Development Code Blackrock Castle Greens Subdivision AZ-06-059/PP-06-059 PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 A. Drawings 1. Preliminary Plat (3 sheets, dated: 9-25-06) " i I ~ Ii . ! ) l~ - -Ill - ; l'j! ! lil -.1 iiihl~i i~llli511~1~lill ~ ill ;!i 'i Ii. "I;, ~!;i! 'l!ll .1 ~Iiii! .jjjj! i i i i ~ jl · 1 ~J .j I II I i' · .1 II. I lj'l i I I Ii ' " J v,', I II l h. 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" m !Ill II L 11 i i ! ~. l5 ~"~~ig I' ~ U ~ ': _ "'~ ~.4110j; ::>: ~ ::5 _ : , ~ '-' !. Ii lX.~ ~ <>'0 o . 'I~II--"':" . <31< 4 "'"' g :; f~~ ;!J,z:!G.f - t' i. ~ 'Ol~' ~ , ~ ;; ~1~1~lg: o ~ ~ 'I! ~lol lip)- ~!z o!;l., w ~ Sj!i~~~ .4'"'0' iH~ , ,. ..[, I !1 ~,~ ;jl~tt 'I ~ w ~ ~ ~ ~ Q I ! ~ ~ ~ > ~ 'i 'h~g v \ ' I V', , I' i. · : ...., . '-.'.!.(II "I ,~ . ~ ~: : '-1" , , : ~ !~! \ I 'I I 1 '/1"11" I 'I illll ! 11! Ill!!!.l' Illk '! '!I!" I! II!'!!! ! ,1m I! f-~ II j Il ~ II : i I!! I " ! u! III, !jl(, .1'11 ' Exhibit A - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 z o Vi ;; i::i ",,!, 0""' t..'" ....~ "9! j", ~.!. c..~ ~.. "'. . >-'" J . ~ u; ~~~z ~~ ~:i ~~ ..~; '" I P:::lC e <>.u c '" "" u j co I' ~.. . . . I I i !. . . _ , l;; : ,~.. II . !.;..e(g>'~ ~-. , l: lo .. ~!: ~.. > 11'I'!I! II! I , ". II I II ill" i I llllll! Ill, I ,I II!:; . ! II il~ll!l, dl!! II ! :...: III j Il ~ II .: I ': I i [I L.J II : Iii 1- '..l'll I ~!I' Ii I!!l:~ :L · i I z' ~; I <;~n.~~ I :~IU~E 8 ~!;~ ~I~ 1 r ~J~~(~~ i Zig~ .. - I,)> I i gl~ I\;. 4~ ~ J ~ ~ i 1 ~ w ~ ~ ; oc ~ ~ !l !~~" I I I ! ! ! ! 1 ,I I i ~ "Hll i' !. 'II q i : I:' i, 11<<.,1:1 to 'Jli!jl.lll .llll !!!!il!!i!iiiUIIIl .illl i~;:; Exhibit A - Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 Landscape Plan (dated 8-7-06) ~~ II ~l ~i ~ I~ ~ ~ i III, jilJL Ili!'1 I! I i ~; III IIII 1111 ~ II ~J t~ .. C6 qfl" .. ~ ~ Ii:. 'J \" f--\ 7 ,L .~ 1\ ~ '" \: ~"- '\~ ~ I-- V'\ '" \",.... == ~~~~~ ): , 'JI(j ~:; ~'1 r~~ i =s'1. ~~)\/,~K\t Ih t~ V~ ~~~. ~ G I ~ ~~;;..q. ~ loi~ ~ -: ~ ~A ~~/,( ~/ "- ~~ ,,. I '(Y;~ := ~ '" ~ ~7 ') _ '?-V ~~ r-- 0\~..~ W ~x.- ) "){ Y1'! L-O~'~ ~ Y. ~ V II II I & II ; I ! ;" I .b II ! ii' ~ II I 2 ~: ~ Ii-Ii gl ~i~ Fi i Rli ~ ill =1 !!!!I! 1m .., iiiili li~i ~~r.lm~ I In ~m~~ I~U -I ~ ,., ~ ," ili .:.~l .. . .. '., i !l i 1."".'.1.'" ~ . , !\l!I::,:tl" . , .-"",^ ~ B......nnH.. ,_u, :i'l }-H '.... ~~ \\~T ,"X ( ~~ ~~ . j\ ;}l - t- / ~ / J ill' 7 / 7 k /iZ ~ /: //- /.-:fIi IV /~ !"';JJtJ Exhibit A - Page 4 ~ .. f J 1: ~I l!3 ~I b J . 3~ \ l", :s I--JI 1\ nr1 on I:: r-... - ~ ~ U"; == ~ -.... ..L ~ ro-,.... '"-' ~ '--' ~'> ~ 7 1 E~' ~~ v~ ~~~, ~7 JV -11 ~/:l Iff il--!r~~'/ ~. v> i I' /~}. ~ ,,-~(I)'~rJ. ~ ..zJ 'L/ 'IT//" Y ..:: :z: 1111 .1 r ! " ~l ...l.:. h ,/,- ;~:< f . Je.;",. ,'- ~~ -::.: :. . -;; . ~".n . .' " "' ..' -:~~7).jf !~ ,..' ~.;..Y"L- I' . ,~ll -', l- . I l= . ,~. ~ 1-lC"-. )" ",",K)~l / .. q ~ ~~, ~ ~ II 01; I L t! I l!~ III >>11,; ~ fe Ii J II III _I. ~ll!l IUI !iJ , I z ~ . 0 ~ V) > 0 to ::) V) ~ U 0 0::: 0 ~ J: <( U 0 - z <( <( -I 0 GO: to w :E CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 B. Conditions of Approval 1. Planning Department 1.1 ANNEXATION COMMENTS 1.1.1 Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner(s) (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433 to initiate this process. The Planning Department required DA provisions are in Section 10 of the Staff Report. 1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-059) 1.2.1 All comments and conditions of the accompanying Annexation and Zoning (AZ-06-059) application and associated Development Agreement shall also be considered conditions of the Preliminary Plat (PP-06-059). 1.2.2 Construct a 1 O-foot wide multi~use pathway along the southern bank of the Ten Mile Creek as proposed. The pathway shall be designed in accordance with UDC 11-3A-8 and the City of Meridian Parks and Recreation Master Plan. Coordinate the location of the multi.use pathway with City Staff. The applicant shall work with the City Parks Department to acquire the necessary approvals through the City's Master Pathway Agreement with the Nampa Meridian Irrigation District (NMID), if the pathway is located within NMID's easement. The easement for the Ten Mile Creek and pathway shall not be included within the area of any adjacent buildable lot. The applicant shall conform to the Parks Department's standards for construction of the pathway. 1.2.3 Provide pedestrian connectivity, in the form of two micro pathways, from the eastern terminus of the proposed multi-use pathway along the Ten Mile Creek to the sidewalk network along Eagle Road. These micro pathways shall be designed and constructed in accordance with UDC 11.3B- 12. 1.2.4 The landscape plan prepared by Jensen Belts Associates, on 8-7-06, is approved with the following modifications/notes: . Per UDC 11-3G-3A, set aside at least 15.4% (27.5 acres) of the site for useable open space, as proposed. . Construct a minimum 35-foot wide street buffer along the entire length of Eagle Road, exclusive of ACHD right-of-way used for the ultimate street section. Said buffer shall be designed and constructed in accordance with UDC 11- 3B-7. . Construct a minimum 30-foot wide street buffer along the entire length of E. Taconic Driye (a collector street), exclusive of ACHD right-of-way used for the street section. Said buffer shall be designed and constructed in accordance with UDC 11- 3B-7. . Landscaping adjacent to all micro pathways shall be designed in accordance with UDC 11-3B-12. . Per UDC 11-3B-I0, 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. All standards of installation should apply as listed in UDC 11-3B-14. Exhibit B - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping and amenities shall be consistent with the preliminary plan with modifications as proposed by staff. The proceeding modifications and notes should be shown on a revised landscape plan submitted with the final plat application(s). 1.2.5 Provide public stub streets to the following parcels as proposed: 1) S. Slate Avenue, stubs to the 10.5 acre McKay property to the south (parcel # SI13241721O); 2) S. Sandstone Avenue, stubs to the 29.66 acre Cantrell property to the south (parcel # RI835500100); 3) S. Peat Avenue, stubs to the 40 acre Brace property to the south (parcel # SI132438500); 4) S. Slate Avenue, stubs to the 1.28 acre Fulcher property to the north (parcel # SI132142000); 5) S. Marble Street, stubs to the 7.16 acre Fulcher property to the north (parcel # SI132141900); 6) S. Shale Avenue, stubs to the 27.5 acre Warrick property to the north (parcel # SI132120800); 7) S. Vulcan Way, stubs to the 27.5 acre Warrick property to the north (parcel # SI132120800); 8) S. Whitebark Street, connects to the proposed Whitebark Subdivision to the north (parcel # S1l32212600); 9) S. Lava Rock Avenue, stubs to the 10 acre Huffman property to the north (parcel # SI132212730); and, 10) E. Magma Street, stubs to the 5 acre Fabricius property to the west (parcel # R8847000103). 1.2.6 Excluding E. Taconic Drive, all of the existing driveways to Eagle Road shall be closed. The applicant shall place a note upon the final plat that prohibits direct lot access to Eagle Road. 1.2.7 Provide solid perimeter fencing as proposed. A detailed fencing plan shall be submitted upon application of the final plat. If permanent fencing is not provided before issuance of a building pennit, temporary construction fencing to contain debris must be installed around the perimeter. Perimeter, common open space, and micro-path/multi-use path fencing shall be designed according to UDC 11-3A-7. Any solid fencing adjacent to opeD areas and pathways shall not exceed four feet in height. 1.2.8 Any existing building(s) that do not meet setback requirements of the requested zoning district shall be located/re-located in accordance with the building setbacks of the R-2/R-8/R-4 zone, prior to signature ofthe final plat by the City Engineer. 1.2.9 Maintenance of all common areas shall be the responsibility of the Blackrock Castle Greens Home Owners' Association. 1.2.10 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. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature. 1.2.11 Underground, pressurized irrigation must be provided to all lots within this development. 1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-059) 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 [mal 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 MARCH 27,2007 1.3.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All stonnwater detention facilities incorporated into the approved open space are subj ect 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 pennitted 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 be 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 planned in Whitebark Subdivision to the north. These mains are temporarily flowing out of shed. The applicant shall wait for the Black Cat Trunk to connect to the Glacier Springs Manhole; OR be responsible to install an "off-peak pumping station" in a location coordinated with the Public Works Department. The station shall be located in such a manner that influent from all platted lots shall flow to it. Station design shall be coordinated with the Public Works Department. 2.2 Sewer mains shall be installed in all stub streets proposed on this plat, and new stub streets required by the Planning Department or Ada County Highway District. 2.3 The IS-inch lateral trunk through this site shall conform to the inverts in the City of Meridian Master Sewer Plan. The applicant shall coordinate the routing of this trunk with the Public Works Department. 2.4 The applicant shall install sewer 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 Water service to this site is being proposed via extension of mains in Taconic Drive, and future mains planned in Whitebark Subdivision. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.6 The applicant shall construct a booster station on this property to ensure adequate water pressure for the "High Side Pressure Zone". 2.7 The applicant shall be required to install a l2~inch water main from the proposed 12-inch main in Whitebark to Taconic Drive via S. Ashfall Way. 2.8 Due to the topography associated with this site, there are two separate water pressure zones. The applicant shall be responsible to install two Pressure Reducing Valves. They shall be located on Exhibit B - Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 S. Ashfall Way, to the north and south of Taconic Way. 2.9 Revise the plat to include a 125-foot by 125-foot lot, to be donated to the City of Meridian, on which the booster station is being installed. 2.10 A portion of this site is within a Flood zone A. The applicant shall determine the Base Flood Elevation, and all lots that fall within that BFE shall provide Elevation Certification prior to issuance of Building Permits. 2.11 Prior to addressing of recorded plats the applicant shall submit a separate plat, identical to the recorded plat, with the flood plain overlay on it. 2.12 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. 2.13 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). 2.14 The applicant has indicated the required pressurized irrigation system in this development will be owned and operated by an irrigation district, therefore a letter of plan approval shall be submitted prior to scheduling of a pre-construction meeting. If it is to be maintained as a private system, plans and specifications will be reviewed by the Public Works Department as part of the construction plan review. A "draft copy" of the operations and maintenance manual will be required prior to plan approval with the "final draft" being required prior to final plat signature on the last phase of this project. 2.15 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. 2.16 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. 2.17 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. 2.18 Additional width to the public utilities, drainage and irrigation easement along the right~of way shall be dedicated where the sidewalk is located past the right-of~way. The additional width needs to be sufficient to allow for 10 feet of easement past the sidewalk. 2.19 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. 2.20 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. 2.21 Street signs are to be in place, water system shall be installed and activated, sewer system shall Exhibit B ~ Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAPF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 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. 2.22 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 fmal plat. 2.23 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. 2.24 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. 2.25 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. 2.26 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.27 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.28 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. 2.29 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. 2.30 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. 2.31 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 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 frre~flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. One and two story family dwellings 3600 square feet and greater will require a fire flow of 1500 gallons per minute. Fire hydrants shall be placed an average of 500' apart. International Fire Code Appendix C 3.2 Acceptance of the water supply for frre protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. Exhibit B - Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 3.3 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 lFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 3.5 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside radius. 3.6 The proposed 644 lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 1,867 residents at build out. 3.7 Operational fIre hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.8 The 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 efftcient response by fIre and emergency medical service vehicles. This cost of this installation is to be borne by the developer. 3.9 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 Y:z the diagonal measurement of the full development. 3.10 An approved emergency vehicle turnaround shall be installed at the terminus of Slate Street. 3.11 Fire department access to the pathway along the Ten Mile Drain shall be provided. 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 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 Andesite, Magma, Sandstone and Greenstone Streets, 4.3 The proposed development shall limit landscaping shrubs and bushes to species that do not exceed three feet in height. 4.4 Provide adequate lighting on all micro-pathways and walkways. Exhibit B - Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 4.5 The proposed basketball courts on Lot 9, Block 30 shall be moved further away from the residences. 4.6 The proposed tot.lot on Lot 7, Block 17 shall be moved further away from the residences. 5. Parks Department 5.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed m accordance with the Meridian Park Department's requirements. 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 asswne the maintenance of any section of pathway. 5.3 Minimum acreage standard for City Park: The City is willing to develop and maintain Community Parks, Urban Parks, and Neighborhood Parks. Neighborhood Parks will be reviewed on a case~by-case basis. The City may choose to maintain neighborhood parks at an acreage of seven acres or larger. It will be the responsibility of private homeowner groups or associations to develop and maintain the smaller mini parks and some Neighborhood Parks in their subdivision that the City does not maintain. 6. Sanitary Service Company 6.1 sse has no comments related to this application. 7. Ada County Highway District Site Specific Conditions of Armroval 7.1 Design and construct a signal at the intersection of Taconic Drive and Eagle Road with the final platting of the 500th lot. Further development of the site will be prohibited until the signal is installed and functional. 7.2 The applicant will be required to submit to the District information regarding when signal warrants are met to detennine which phase of the development will require the installation of the signal. 7.3 Dedicate 48pfeet ofright~of~way from the centerline of Eagle Road abutting the site. The right- ofpway purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the fmal plat for signature by the ACHD Commission or prior to issuance of a building pennit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. 7.4 Construct a 5-foot concrete sidewalk a minimum of 41-feet from the centerline of Eagle Road, as proposed. Provide an easement to the District for any segment of the sidewalk located outside of the right-of-way. 7.5 Construct Taconic Drive as a standard residential collector with a complete 36-foot street section with vertical curb, gutter, and 5~foot concrete sidewalk on the north side of the roadway and no Exhibit B - Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 front-on housing within 50-feet of right-of-way. Provide a minimum 21-foot street section on both sides ofthe proposed center landscape islands. 7.6 Construct Ashfall Way as a standard residential collector with a complete 36-foot street section with vertical curb, gutter, and 5-foot concrete sidewalk and no front-on housing within 50-feet of right-of~way. Provide a minimum 21-foot street section on both sides ofthe proposed center landscape islands. 7.7 Construct the internal streets as a 34~foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk, as proposed. Provide a minimum 21-foot street section on both sides of proposed center landscape islands. 7.8 Construct on roadway to intersect (Taconic Drive) to intersect Eagle Road, located approximately 370-feet south of the north property line (measured property line to centerline), as proposed. 7.9 Construct the following stub streets, as proposed. In stall a sign at the terminus of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". · Stub street to the north, S. Shale Avenue, located approximately 360-feet west ofthe east property line (measured property line to centerline) · Stub street to the north, S. Vulcan Way, located approximately 1,320-feet west of the east property line (measured property line to centerline). · Stub street to the north, S. Whitebark, located approximately 1,170-feet east ofthe west property line (measured property line to centerline). This stub street will align with S. Whitebark, a previously approved stub street as part of Whitebark Subdivision. · Stub street to the north, S. Lava Rock Avenue, located approximately 300-feet east of the west property line (measured property line to centerline). · Stub street to the west, E. Magma Street, located approximately 130-feet south of the north property line (measured property line to centerline). · Stub street to the south, S. Peat Avenue, located approximately 850-feet west ofthe east property line (measured property line to centerline). · Stub street to the south, S. Sandstone Avenue. Located 130-feet west of the east property line (measured property line to centerline). . Stub street to the east, E. Hematite Drive, located approximately 410-feet north of the south property line (measured property line to centerline). . Stub street to the northeast. S. Marble Street, located approximately I,lOO-feet northwest of the east property line (measured property line to centerline). 7.10 Construct on knuckle with no center landscape island, as proposed. 7.11 Other than the access specifically approved with this application, direct lot access is prohibited to Eagle Road and shall be noted on the final plat. Exhibit B - Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 7.12 Comply with all Standard Conditions of Approval. Standard Conditions of AVlJYoval 7.1 b Any existing irrigation facilities shall be relocated outside of the right-of-way. 7.2b Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of.way. 7.3b All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7 Ab 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. 7.5b Comply with the District's Tree Planter Width Interim Policy. 7.6b Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.7b All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.8b 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. 7.9b Construction, use and property development shall be in conformance with all applicable requirements ofthe Ada County Highway District prior to District approval for occupancy. 7.10b 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. 7.11b It is the responsibility of the applicant to verify all existing utilities within the rightpof-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. 7.12b 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. Exhibit B - Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 7.13b 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 planned use of the subj ect property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 8. Central District Health Department 8.1 After written approval from appropriate entities are submitted, we can approve this proposal for central sewage and central water. 8.2 The following plans must be submitted to and approved by the Idaho Department of Health & welfare, Division of Environmental Quality: central sewage and central water. 8.3 Run-off is not to create a mosquito breeding problem. Exhibit B - Page 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 C. Legal Description IDAHO SURVEY GROUP 1450 Eo" Wo\el"((wYCI' $" Suite 150 Mer"idian, Id"ho 83642 Phon" (208) 846-8570 Fax (208) 884-5399 Project No. 06-135 May 1, 2006 BJackrock Annexation Description The SE 114 of the NW 1/4 and the N'E 1/4 of the SW 1/4 of Seetion 32, a portion of the South ]/2 of the NE 1/4 and a portion on the North 1/2 of the SE 1/4 ofSeetion 32, T.3N_, R IE., B.M., Ada COWlty, Idaho, more particularly described as follows: Commencing at the comer common to Sections 29, 30, 31, and 32 ofT.3N" R IE., RM.; Thence South 89"43 '50" East, 2645.04 feet to the] /4 comer common to said Sections 29 and 32; Theuce South 00018'40" West, 133716 feet to the C-N 1116 comer of said Section 32 and the REAL POINT OF BEGINNING. Thence along the North line of the South 1/2 of the NE 1/4 South 89041 '43" East, 1718.23 feet to a point on the Northeasterly top of bank of the Ten Mile Drain; Thence along said top of ban!: South 36035'49" East, 198,64 feet; Tht:lll;e South 47026'09" East, 889.12 feet; Thence departing said top of bank North 89040' 11" West, 113.10 feet; Thence Soutb 00013'16" West, 255.57 feet; Thence South 89040'11" East, 276_94 feet to a point on the East boundary of said Section 32; Thence along said East boundary South 00013' 16" West, 326.37 feet to the East 1/4 comer of said Section 32; Thence South 00013'44" West, 472.01 feet; Thence departing said East boundary North 89048' 49" West, 528.00 feet; Thence South 00013'44" West, 866.05 feet to a point on the South line ofthe North 1/2 of the SE 1/4 of said Section 32; Thence North 89048'49" West, 213L71 feet to the C-S 1/16 comer; Thence North 89049'57"West, 1340.61 feet to the SW 1/] 6 comer; Profe55ional Land Surveyors Exhibit C - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 Thence North 00007' 50" West, ] 347.1 3 feet to the C,W ]Il 6 comer of said Section 32; Thence North 0005] 'DO" East, ] 337,33 feet to the NW 1/16 comer; l"ht;nce South 89044'17" East, 673.82 feet to the Southwest comer of the East 1/2 of the NE 114 ofthe NW ) /4 of said Section 32; Thence South 89045'14" East, 661.99 feet to the Point of Beginning. Containing 224.26 acres, more or Jess. Prepared By: Idaho SlllVey Group, P.C D. Terry Peugh, PLS R~~.:~t~vett-' BY - p,'..::? ' \-,\E.RIOIi-N PD~g~IC WOR1<-S Exhibit C - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 z o ...... (/) ...... ;;.- l5 ~ ~ I (/).. ... 0.. 21 0 'QD ....:: (/)Z 3liil~ I: c; uJ~ ::a ~ ~i~ "i ~ >- '" Z ~ ~:=> C>> S sa '" M8~ C l1. ~ ~ ~~~ "u c:l ~e:id ~ ~ ~ Z (/) Oil >00 Il.! "'D. Z Z....:: <ZI!! ......... Z <U "lll - Z ~ 13 ::.:: ~~:; ~~! ~ OJ : g ~ ... Qf - ~ ~~I P:: ~ ~ ~ t-- Z~ ~ ::.:: u ~U\ 20llS-1 U ai'" 1 j ~~ I a:l <( Z w2 I Z,_ _ ---;."",-- _~~<( I M.Ot.a~oos ~ I" I ""'-! ..._ I ~Ii~ 2\1 ",18 I III o r 1 II" '~1;j r;ol ~-- U I: - c ~~ en c::c ,,,., uU , r.t.' ' ,.,<; '0. ...~\<a'O. r I o o N b.1 :P ~I ~~I ~~I o o <.D I- W W u.. o o r') z W --.l <;{ U If] o .0 0 '" '''' 1.0 '" ,I") vi lvi 0 ;;j I") vi vi Exhibit C - Page 3 OJ .Lt'9~t .IO'Ut 0:... M.91.t~OOS M.tt.noos -... ----, ~~ 13: ~N I~~ ~' I~~ .sO'999 ;z M.tt,t~oos -----, A,. , .~. , ~"'~ M.9~,t~00s $'"#; e. _0 ii~ "'- ., Z ....Lttl 3..00.19.00N z o i= <( x w z Z <t 1 I'~. "'- ...... Ci:J..: ....., ,~N I'" I I I?- ...- I""" r,*i I~~ I I --------~ srLtn M.OS.Lo.OON ~j ~II' 0.: ' H Y <:I: III u :Jr-: ro c.. ;:>'" "'-0 z'" "',., 9~ \-:t:: .~. lO" -:::i CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 . IDAHO SURVEY GROUP 1450 East Watertower St. SUite I SO Meridian, Idaho 83642 Phone (206) 846-6570 Fax (208) 864-5399 Project No. 06-142-01 July 3,2006 Blackrock Rezone to R~2 A parcel ofland located in SE 114 of the NW 1/4, the NE 1/4 ofthe SW 1/4, and the NW 1/4 of the SE 1/4 of Section 32, T.3N., R.IE., B.M., Ada County, Idaho, more particularly described as follows: Commencing at the East 1/4 comer of said Sectioll 32, from which the Southeast comer of said Section bears South 00013' 44" West, 2676.1 6 feet; Thence South 00013'44" West, 472.01 feet; Thence North 89048'49" West, 528.00 feet; ThenceSouth 000}3'44" West, 866.05 feet to a point on the South line ofthe NE 114 of the SE 1/4 of said Section 32; Thence along said South line and the South line of the NW 1/4 ofthe SE 1/4 North 89048'49" West, 1600.61 feet to the REAL POINT OF BEGINNING. Thence continuing North 89048'49" West, 531.10 feet to the C-S 1/16 comer; Thence North 89049'57" West, 1340.61 feet to the SW 1/16 comer; Thence North 00007'50" West, 1347.13 feet to the C-W 1/16 comer; Thence along the West line of the SE 1/4 of the NW 1/4 North 00051 '00" East, 675.38 feet; Thence South 36045'50" East, 852.97 feet; Thence South 57019'56" East, 173.04 feet; Thence South 41047'50" East, 170.59 feet; Thence South 37030'04" East, 172.16 feet; Thence South 63050' 17" East, ] 78.01 feet; Thence South 74049'32" East, 192.98 feet; Thence South 46034'5]" East, ]90.00 feet; Thence South 79029'24" East, 63.08 feet; Page] of2 Professional Land Surveyors Exhibit C - Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 Thence South 46Q34'51" East, 6]2.65 feet; Thence South 00011 '34" West, 295.42 feet to the Point ofBeginning.Colltaining 45.93 acres, more or less. Prepared By; Idaho Survey Group, P.C. D. Terry Peugh, PLS ,. , 'i'\:,'l,\..\C' ",()\I^~ 0<;;'<;>\' \..~\'-':;;r~\".I'-" p\JI'IUC :<\~8~~~~':~:'''" ,..........-.... Page 20[2 Exhibit C - Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 z o ...... UJ > S ~ U Q::'~ .... i C Q ~~ ::>;:Ii - II( Sl:;l UJ!S U ~~~ ~UJZ:lil.~ C (lluJl1 ~... .C ~I--u. Z ~ ~~g c>> ~ o ~ ~-5.. =:3 E:: t,; ~!!~~ '1.:""_ D. <t ~ ~~~ ~ (ll ~ ~ ~~i~- ..... ~ Z UJ "0 >. LLI Z <t ..: c>> ~ <t~~~i~ g ~ ~ ~ ~ ~ c.,) U j j:Q ~.z vi W .I.D'Ut "VtS~oos ;0 ~~ lo~ '" z .SO'99B 1tI....s:LOOS o Z Z z (3 LeI iD LL o I- ZN -, 6:cr: ---'w <l:Z LeI 0 cr:N ;; ~;.. ...'" '8 lo'" ",- z o o N ~ l" iDb Nlo~~ ~~~~ =.-5'2:cn ~ II; ~ ;s~ Iilm ~~ ~ ;g;~- ~~ ~- l!!12 ~- N I cr: o I- \ -'is I ~ _, I :?'i ~;.. ~~ I!""! <!; I ~~ f5 ' liil- - z > ~6 I I -------~ ,crL.CI ItI.oS.Lo.OON 0 I- a w .J"- , (D W i.J... .... ~1 ' 0 z .;l> i>:Y" 0 .- .- r') W L-h ---.I .9C'SL9 a <( 3.o0.I~OON () (fl w z o N LeI cr: o o (D Exhibit C - Page 6 ~~ ~~. I': c.~ c.: -; ,r "".t:::r:. ;~: Ci; fE~ .0::;. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 IDAHO SURVEY GROUP 1450 East W.tertower St. Suite 150 Meridian, Idaho 83642 Phone (208) 846-8570 Fax (208) 884.5399 Project No. 06-135 September 26, 2006 Blackrock Rezone to R-4 A parcel ofland located in Section 32, T-3N" R.IE., B.M., Ada COlUlty, Idaho, more particularly described as follows: Commencing at the comer COUUllon to Sections 29,30,31, and 32 ofT.3N., R.IE., B.M.; Thence South 89043'50" East, 2645,04 feet to the 1/4 comer conunon to said Sections 29 and 32; Thence South 00018'40" West, 1337.16 feet to the C-N 1/16 comer of said Section 32; Thence along the North line of the SE 1/4 of the NW 1/4 North 89044'45" West, 165.00 feet to the REAL POINT OF BEGINNING. Thence South 00018'17" West, 129.85 feet; Thence South 89041 '43" East, 300.00 feet; Thence South 00018'17" West, 92.74 feet; Thence 142.05 feet along the arc of a curve to the left, having a radius of 425.00 feet, Ii central angle of19009'00", and a long chord bearing South 9016'13" East, 141.39 feet; Thence South 71 009' 17" West, 175.00 feet; Thence 240.35 feet along the arc of a non-tangent curve to the left, having a radius of600.00 feet, a central angle of22057'07", and a long chord bearing South 30019' 16" East, 238.75 feet; Thence South 41047'50" East, 445.58 feet; Thence 226.74 feet along the arc of a curve to the right, having a radius of 600.00 feet, a central angle of21 039'09", and a long chord bearing South 30058'16" East, 225.40 feet; Thence South 20008'41" East, 474.40 feet; Thence 112.58 feet along the arc of a non-tangent CUlve to the light, having a radius of 315.00 feet, a central angle of20028'36", and a long chord bealing North 80005'37" East, 111.98 feet; Professional land Surveyors Page I aD Exhibit C - Page 7 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 Thence South 89040'05" East, 274.99 feet; Thence South 00019'55" West, 40.00 feet; Thence 172.96 feet along the arc of a curve to the right, having a radius of 230.00 feet, a central angle of 43005'14", and a long chord bearing South 21052'32" West, 168.92 feet; Thence South 43025'09" West, 317.01 feet; Thence South 46034'51" East, 87.23 feet; Thence 213.51 feet along the arc of a curve to the right, having a radius of 410.00 feet, a central angle of29050'13", and a long chord bearing South 31039'44" East, 211.10 feet; Thence South 16044'38" East, 225.29 feet; Thence 49.88 feet along the arc of a curve to the right, having a radius of 120.00 feet, a central angle of 23049'09", and a long chord bearing South 4050'03" East, 49.52 feet; Thence South 00011 '11" West, 20.21 feet; Thence South 89048'49" East, 224.84 feet; Thence South 00011 '11" West, 155.00 feet to a point on the South line of the South 1/2 of the SE 1/4 ofsaid Section 32; Thence along said line North 89048'49" West, 740.47 feet; Thence North 00011 '34" East, 295.42 feet; Thence North 46034'51" West, 612.65 feet; Thence North 79029'24" West, 63.08 feet; Thence North 46034'51" West, 190.00 feet; Thence North 74049'32" West, 192.98 feet; Thence North 63050'17" West, 178.01 feet; Thence North 37030'04" West, 172.16 feet; Thence NOlth 41047'50" West, 170,59 feet; Page 2 of 3 Exhibit C - Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 Thence North 57019'56" West, 173.04 feet; Thence North 36045'50" West, 852.96 feettc a point on the West line of the SE 1/4 of the NW 1/4; Thence along said line North 00051 '00" East, 661.95 feet to the NW 1/16 comer; Thence South 89044' 45" East, 1170.80 feet to the Point of Beginning, Containing 73.28 acres, more or less. 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I~ ti t-J ~ ~.q.u }= {lJ ~w t"') (D (Q f' ..-- "'t"-en ..--..--.-f"1I"'lTO -lo(;r.toin~i;rJo i'--I[)OL()f"1Ll1 b1bbb:-'~:..r n: 0 t<) t<) ~ 1;"\,1 rI) 0 OVlU':lV'JZl.IJU'JiJ') WJ: ...JU co <( I- I ~ l li-J <_E;?p~.;:;:.rn > Chf"-.OlOOtl')OOO Ie;:: 0 ~ rI) N 0 It)...t- O::: Ie en N :-. b ~ en ~ ::::;::) ......NNN-.t-NN U :)8888888 -Lriciciitlddci ~~2g;;)~;:~ ~~~~~~~~ z~~~;~~~ 1\0 l~mO-Nr4~1,() I~"-- N C'>.I N (\j'~ C\,l ICouuuouu CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 IDAHO SURVEY GROUP 1450 East Watertower 5<- Suite 150 Meridian, Idaho 83642 Phone (208) 846-8570 Fax (208) 884-5399 Project No. 06-135 September 26, 2006 Blackrock Rezone to R.8 A parcel ofland located in Section 32, T.3N., R.lE., B.M., Ada County, Idaho, more particularly described as follows; Commencing at the comer common to Sections 29,30,31, and 32 ofT.3N., R.lE., B.M.; Thence South 89043'50" East, 2645.04 feet to the 1/4 comer common to said Sections 29 and 32; Thence South 00018'40" West, 1337.16 feet to the CoN 1/16 comer ofsaid Section 32 and the REAL POINT OF BEGINNING. Thence along the North linc.ofthe South 1/2 of the NE 1/4 South 89"41 '43" East, 1718.23 feet to a point on the Northeasterly top of bank ofthe Ten Mile Drain; Thence along said top of bank South 36035'49" East, 198.64 feet; Thence South 47026'09" East, 889.12 feet; Thence departing said top of bank North 89040' 11" West, 113.10 feet; Thence South 00013'16" West, 255.57 feet; Thence South 89040' 11" East, 276.94 feet to a point on the East boundary of said Section 32; Thence along said East boundary South 00013' 16" West, 326.37 feet to the East 1/4 comer of said Section 32; Thence South 00"13'44" West, 472.01 feet; Thence departing said East boundary North 89048'49" West, 528.00 feet; Thence South 00013' 44" West, 866.05 feet to a point on the South line of the North 1/2 of the SE 114 of said Section 32; Thence North 89048 '49" West, 860.14 feet; Thence North 00" 11 ' 11" East, 155.00 feet; '.~' Pro fe's s ion a I l and Sur v e y 0 r s Page] on Exhibit C - Page 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 Thence North 89048'49" West, 224.84 feet; Thence North 00011'11" East, 20.21 feet; Thence 49.88 feet along the arc ofa non-tangent curve to the left, having a radius of 120.00 feet, a central angle of 23049'09", and a long chord bearing North 4050'03" West, 49.52 feet; Thence North 16044'38" West, 225.29 feet; Thence 213.51 feet along the arc ofa curve to the left, having a radius of 410.00 feet, a central angle of29050'13", and a long chord bearing North 31039'44" West, 211.10 feet; Thence North 46034'51" West, 87.23 feet; Thence North 43025'09" East, 317.01 feet; Thence 172.96 feet along the arc ofa curve to the left, having a radius of 230_00 feet, a central angle of 43005'14", and a long chord bearing North 21052'32" East, 168.92 feet; Thence North 00019'55" East, 40.00 feet; Thence North 89040'05" West, 274_99 feet; Thence 112.58 feet along the arc ofa curve to the left, having a radius on15.00 feet, a central angle of20028'36", and a long chord bearing South 80005'37" West, 111.98 feet; ThenceNorth 20008'41" West, 474.40 feet; Thence 226.74 feet along the arc of a curve to the left, having a radius of 600.00 feet, a central angle of21 039'09", and a long chord bearing North 30058' 16" West, 225.40 feet; Thence North 41047'50" West, 445.58 feet; thence 240.35 feet along the arc of a curve to the right, having a radius of 600_00 feet, a central angle of22057'07", and a long chord bearing North 30019'16" West, 238.75 feet; Thence North 71009'17" East, 175.00 feet; Thence 142.05 feet along the arc of a non-tangent ClU"ve to the light, having a radius of 425.00 feet, a central angle of 19009'00", and a long chord bearing North 9016' 13" West, 141.39 feet; Page 2 of 3 Exhibit C - Page 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007 Thence North 00018'17" East, 92.74 feet; Thence North 89041 '43" West, 300.00 feet; Thence North 00018"17" East, 129.85 feet to a point on the North line ofthe SE 1/4 of the NW 1/4; Thence South 89044'45" East, 165.00 feet the Point of Beginning. Containing 105.05 acres, more or less. Prepared By: Idaho Survey Group, P.C. D. Terry Peugh, PLS REV~~~OVAI. BY NOV 0 :: 2Q():' MERIDIAN pueLlC WORKS DEPT, Page 3 of3 Exhibit C - Page 13 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 z o ...... if.l ;;; ...... o ~ ~ if.l ~ ~ !;lo if.l "'O~ p., z :":e <~ P.ti~ ::21 ~ ::l:i~ ~ Ol~o", ~Cj ",,,,"'0 Z o~;:l~ O~ !30l":. ~ ~ ~~i ~ ~ ~~~ U '" eo ~ ill o t o ... ~ ;:.:::: U j Q:1 ~ ~ z z <3 w Cll I ~ ~i:111 ~ :t;: ~"<t (0 l!l-, o I ~ I ~~:::- I <>:zz wOI OCNU -t """- 1- - -----;-9~L~I:~ - - : M.ot>.9~OOS / I a ~8 I a:;ori IN' <D I m- b'..1 a f- a w 1.0 W !'lQI LL 9*1 a mNI 0 z n w ....J 0 <( u U) 0 en N 0 N I") \D VJ vi 0 n n vi UJ Exhibit C - Page 14 ,LC'9l;C .~O'Ut t. M..9I.Cl,OOS M..t>?,C~.oOS ~~~ --Ii". ~- I~o ~ I'" I~~ .0" ,LS'SSZ; ~ ~ I ~ m ,,<S'o." M.9l,CI.oOS Sj' <Ii ~ID ,SO'99B ~~~",';7 ill r:< M..tt,C~.oos <1',,/7 II) -----, ~r'~: "ro I:~~ 0;> ,,,,,,,, I ' ,. ~..., oc ~~ ~~ o ~: I~ I I-w m~ I I z I ~ oc I'" ~'"-.tu.\ ~ ~ ~~.~. ~'" l~ s .,. ~bJ .." Sj''''' ~.... ",N z~ -.;0.."'11 rtlO& . ..... c," 1'1'2: "1,,,N:i :i<P' ':''''!!:J1 +'" 01', <t \ 'ej. ~~ ~~ .",- .:: ::~. J-~ ~ ~ ' .'."' It:~ o :1.,; 11l\t ~o ~~ 60: ~o "'~ ~ . U C ~ C "C Cl) Cl) c "-on c LU >. oS! "- ~ Q"'''' 099 <C ~~ Co) ~~ ~"'~ zl!'u. Z z :5 0- c:I z ii ~g zw -"' c:I '" '" z i1i~ w ~~ ..... ~~ ~ ~~ (,,) ~ 0\ ~ -.:j'. .:..J' 0/ ~,;;.. I~~~~g;.~:::~ x~~~::~~~ wJ: ...JU m ~ ., -. w ;::9P~~~;:;0 ;::ILL~~~~~g~ LLlr<>>hJ~bt.,mt.";l :::J NNN-.t-NN U V'JoooooOD :::>0000000 :~~gg~~~~ c:::"Itr,ClOl"',lC"-!"'<t-..-- ~~~~~~~~ ~~~~~~~~ NN N W >(J)O'--<"ll"")~lf) O::.....~NNNN("Ij ::::)uuuouou U CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: 1. Tbe map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone the subject property to R-2, RA, and R-8. The Planning and Zoning Commission finds that the proposed zoning map amendment complies with the applicable provisions ofthe comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Planning and Zoning Commission finds that future development of this property will comply with the established regulations and purpose statement ofthe R-2, R.4, and R-8 zones. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Planning and Zoning Commission finds 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 Dot 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 Planning and Zoning Commission 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. 5. The annexation is in the best of interest ofthe City (UDC 11-5B-3.E). The R-2, R-4, and R~8 zoning amendment will provide lots that are similar in nature to existing subdivisions in the near vicinity, and transitions well to the future development in the vicinity. The Planning and Zoning Commission fmds that all essential services are available or 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. This is a logical expansion of the City limits. In accordance with the fmdings listed above, the Commission finds that Annexation and Zoning of this property to R-2, R~4, and R-8 would be in the best interest of the City. Exhibit D - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007 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 Planning and Zoning Commission finds that the proposed application is in substantial compliance with the adopted Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, and Analysis, Section 10 of the Staff Report. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The Planning and Zoning Commission fmds that public services are 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 cost, the Planning and Zoning Commission finds 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 (Le., police, fire, ACHD, etc.) to determine this finding. (See finding Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in Exhibit B for more detail.) 5. The development will not be detrimental to the public health, safety or general welfare; and Other than the small portion of the proposed preliminary plat that is located in flood the zone, the Planning and Zoning Commission 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 determine 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. The Planning and Zoning 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, if the Ten Mile Creek is left open and protected. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Exhibit D - Page 2