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Home My WebLink AboutHarcourt Subdivision AZ-06-046 PP-06-048 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER I""..-U /,"~n, ,s. L/VltJridi;;""t '\ \ H),\HO' '" ~~ ~..!Il!!,i"l'..YJ'I~' In the Matter of Annexation and Zoning of 23.05 acres from RUT to R-4 AND Preliminary Plat Approval for 60 single-family building lots and 6 common lots, on 22.37 acres in the proposed R-4 zone, for Harcourt Subdivision, by Great Sky, Inc. Case No(s). AZ-06-046, PP-06-048 For the City Council Hearing Dates of: February 27 and March 13, 2007 (Findings on the March 27, 2007, Council agenda) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of March 13, 2007, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of March 13, 2007, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of March 13,2007, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of March 13, 2007, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (Le. 967-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code 9 11-5A. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-046 & PP-06-048 (pAGE I of4) 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description, Preliminary Plat, and the Conditions of Approval all in the attached Staff Report for the hearing date of March 13, 2007, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code 9 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The Applicant's Preliminary Plat, as evidenced by having submitted the Preliminary Plat, REVISED on March 8, 2007, by the City of Meridian, is hereby conditionally approved; 2. The site specific and standard conditions of approval are as shown in the attached Staff Report for the hearing date of March 13, 2007, incorporated by reference. D. Notice of Applicable Time Limits 1. Notice of Twelve (12) Month Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the Applicant fails to record a final plat within two (2) years of the approval of the preliminary plat or one (1) year of the combined preliminary and final plat or short plat. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of eighteen (18) months, may be considered for final approval without resubmission for preliminary plat approval. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A, the Director may authorize a single extension of time to record the final plat not to exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as determined and approved by the City Council may be granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-046 & PP-06-048 (P AGE 2 of 4) timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty- eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code 9 67-6521 an affected person being a person who has an interest in real property which may be adversely affected by the issuance or denial of the conditional use permit approval may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of March 13,2007 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-046 & PP-06-048 (PAGE3of4) By action ofthe City Council at its regular meeting held on the /l1 (JAr//.- , 2007. 2- 7 1!; day of COUNCIL MEMBER DAVID ZAREMBA VOTED~ VOTED It~~ COUNCIL MEMBER JOE BORTON COUNCIL MEMBER CHARLIE ROUNTREE VOTED~ VOTED~^-' COUNCIL MEMBER KEITH BIRD MAYOR TAMMYdeWEERD (TIE BREAKER) ~ VOTED Attest: ~ ~~j:1:zk~ SEAL ~ ~ ,f,:; ~ '".~ . - ~ ~ ~ ~ "'0 1" 151 . .f? $ o.~// ';f ~ ".::;.' Copy served upon Applicant, The Plannini/D~li{t; ~\1niic Works Department and City 11111'11111\\\ Attorney. By: (~hOAm~~l+t1 City Clerk Dated: 03.- zg-ol CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-046 & PP-06-048 (PAGE 4 of 4) CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13, 2007 STAFF REPORT Hearing Date: 3/1312007 Continued From: 2/27/2007 ./ TO: Mayor & City Council .'" ID.\HO FROM: Amanda Hess, Associate City Planner (208) 884-5533 SUBJECT: Harcourt Subdivision . AZ-06-046 Annexation and Zoning of 23.05 acres from RUT (Ada County) to R-4 (Medium Low-Density Residential) zone . PP-06-048 Preliminary Plat of 60 single-family building lots and ~ ~ common lots on 22.37 acres in a proposed R-4 zone NOTE: The Council continued this nroiect from Februarv 27. 2007. so that the ADnlicant could revise the nreliminarv nlat to eliminate one buildinQ' lot at the south Dronertv line. The Annlicant has acouired an additional buildin{! lot at the northwest nronertv line. This Staff Renort reflects annlicable chan{!es as a result of the undated Dlat. Snecificallv. these items are either double-underlined or double-struckthrouQ'h. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, Great Sky, Inc., has applied for Annexation and Zoning (AZ) of 23.05 acres from RUT (Ada County) to R-4 (Medium Low-Density Residential) and Preliminary Plat approval of 60 single family residential lots and ~ 6 common lots for Harcourt Subdivision. The subject applications were scheduled to be heard before the Planning and Zoning Commission on November 2,2006. Prior to said meeting, the Applicant and Planning Staff were notified that ACHD requested relocation of S. Zephyr Avenue, Harcourt's access to Victory Road, to align with S. Bay Star Drive, Sutherland Fauns' access to Victory Road to the north. This ultimately prompted a substantial redesign of the preliminary plat. The new plan also proposes one less building lot. The subject property is located on the south side of Victory Road, approximately 1/6 mile east of Eagle Road in Section 28, Township 3 North, Range 1 East, B.M. The site has been previously platted and is currently identified as Lots 1,2,4, and 6 of Golden Eagle Estates Subdivision. The subject property is within the City's Area of Impact and Urban Service Planning Area. 2. SUMMARY RECOMMENDATION The subject applications (AZ-06-046 and PP-06-048) were submitted to the Planning Department for concurrent review. Staff has provided a detailed analysis and recommended conditions of approval for the requested Annexation and Zoning and Preliminary Plat applications. Staff is recommending approval of the proposed Harcourt Subdivision subject to the R-4 standards and the conditions listed in Exhibit B of the Staff Report. The Meridian Plannim! and Zoninl! Commission heard these items on November 2 and December 21. 2006. On January 18. 2007. the Commission moved to recommend approval to the City Council. Harcourt Subdivision AZ-06-046, PP-06-048 PAGEl CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 a. Summary of Commission Public Hearine: i. In Favor: Daren Fluke (Applicant) ii. In Opposition: Brady Turner iii. Commentin!!: Michael Reedy: Robert Aldrid!!e: Harold Krasinski iv. Written Testimony: Brady Turner (Dartmoor Homeowners Association) v. Staff Presenting Application: Amanda Hess vi. Other Staff Commentinl! on Application: Caleb Hood: Michael Cole b. Key Issues of Discussion by Commission: i. Type of fencing to be installed (perimeter and micropathway / common open space) ii. Redevelopment potential of Krasinski's property to the southeast iii. Potential for draina!!e and run-off to affect neighborin!! properties iv. Preserving ditch/canal irrigation currently servin!! nei!!hborin!! properties v. Preservinl!: trees within the right-of-way at the tenninus ofthe E. Falcon Drive cul-de-sac vi. Possible transitioning of lot sizes adiacent to Dartmoor Subdivision c. Key Commission Chanees to Staff Recommendation: i. Restricting: Lots 7. 8. 9. 10. & 11. Block 7. to a 25-foot rear setback ii. Requiring the Applicant to install vinyl perimeter fencing d. Outstandine Issue(s) for City Council: i. Staff has not received an updated landscaping plan by the date requested and. therefore. has not been able to evaluate it The Meridian City CouncH heard these items on Februarv 27. 2007. At that nuhHc hearin!! the Council moved to continue the subiect aoolications to March 13.2007. a. Summary of 2-27-07 Public Hearinp-: i. In.Ea.vor: Daren Fluke (Aonlicant's Rs,?xesentative) ii. In Qlwosition: None iii. o.Commentim!: Brag,}']urner. Rick Stott lV. WriJten Testimo..ny;".Jlar..Qld and Chantelle Krasinski v. Staff Present.!m! Annlication: Anna Cannin2 vi. Other Staff Commentilllz on Aool!~ation: None b. Kev Issues of Discussion bv Council: i. Transitioning of lot sizes adiacent to Dartmoor Subdivision ii. .IlK of numerous cU:!.:Q~..~sacs within the d..~vdonment iii. IncreasedJraffic funnelilllz to E~l~ Road iv. Onen snace c. Outstandinp- Issue{s) for City CouncH: i. As Council reaU.eated elimination of one of the lots at the soutllem,pronertv line. Council sh9uld decide if the Commission?s reauirement of a ~.5-foot rear setback for thOE..JllQPerties is still :warrant~cl..: The Meridian City Council heard these items on March B. 2007. At the March 13th DubHc hearinl! the Council moved to aDDrove the subiect annlications. a. Summary of 3-13-07 Public Hearin!!: i. In..Favor: Daren FlllkdAnnlicant's Reoresentative) ii. In Onnositio~Noru:< iii. C-.Ommentilllz: Bradv Turner. RobertAldridlZe iv. WritteIlTestimonv: Noo!:< v. StaffPresentinlZ Anolication: AnnLCanninlZ vi. Other Staff Commen1inlZ on Annli~~!ion: None b. Kev Issues of Discussion bv Council: i. Discussion..ofthe revisions to the oreliminarv nlat Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13, 2007 11. Increased traffic funnelim! to Eal!le Road 3. PROPOSED MOTIONS Approval After considering all Staff, Applicant, and public testimony, I move to approve File Numbers AZ-06-046 and PP-06-048, as presented in the staff report for the hearing date of March 13, 2007, with the following modifications to the conditions of approval: (Add any proposed modifications.) Denial After considering all Staff, Applicant, and public testimony, I move to deny File Numbers AZ-06-046 and PP-06-048, as presented during the hearing on March 13, 2007, for the following reasons: (State specific reasons for denial of the annexation and/or preliminary plat request.) Continuance After considering all Staff, Applicant, and public testimony, I move to continue File Numbers AZ-06- 046 and PP-06-048 to the hearing date of (insert continued hearing date here) for the following reason(s): (State specific reason(s) for a continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 3465 & 3595 E. Victory Road, and 3432 & 3467 E. Falcon Drive Meridian, ill 83642 Section 28, T3N, RiE b. Owner / Applicant: Great Sky, Inc. 3895 Girdner Lane Meridian, ill 83642 c. Representative: Daren Fluke, J-U~B Engineers d. Present Zoning: RUT (Ada County) e. Present Comprehensive Plan Designation: Low Density Residential f. Description of Applicant's Request (See Exhibit A): 1. Date of Preliminary Plat: REVISED January S, 2007 Jan.uary 21, 2007 March 8. 2007 2. Date of Landscape Plan (See Exhibit A): REVISED January 1,2007 February 22,2007 g. Applicant's Statement/Justification: This is a viable, attractive project which complies with the spirit and intent of Meridian's Comprehensive Plan and Zoning Ordinance. The gross density of the proposed development is 2.68 dwelling units per acre. Lot sizes range from approximately 9,000 square feet to 22,250 square feet. All lots meet or exceed the R-4 district standards and no variances are requested nor required. The subdivision will provide 1.42 acres, or 6.4% open space, including 8' parkways throughout the entire proj ect. S. PROCESS FACTS Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 a. The subject application will, in fact, constitute an annexation and/or rezone as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the City Council on this matter. b. The subject application will, in fact, constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the City Council on this matter. c. Newspaper notifications published on: October 16, 2006, and October 30, 2006 (Planning & Zoning Commission) February 5.2007. and February 19. 2007 (City Council) d. Radius notices mailed to properties within 300 feet on: October 6, 2006 (Planning & Zoning Commission) February 2.2007 (City Council) e. Applicant posted notice on site by: October 30, 2006 (Planning & Zoning Commission) February 17. 2007 (Citv Council) 6. LAND USE a. Existing Land Use(s): Four existing homes and vacant land. b. Description of Character of Surrounding Area: A mix of single family residential and vacant agricultural land, some of which has recently been proposed for residential development. c. Adjacent Land Use and Zoning: 1. North: Sutherland Farms No. 1 Subdivision, zoned R-4; Residential, zoned RUT (Ada County) 2. East: Rural residential, zoned RUT (Ada County) 3. South: Kingsbridge No.1 Subdivision, zoned R-2; Rural residential, zoned RUT (Ada County) 4. West: Rural residential, zoned RUT (Ada County) d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: There is currently sewer in Victory Road. Location of water: There is currently water in Victory, and Eagle Road. Issues or concerns: 1) Water redundancy; 2) ACHD stormwater facilities located within buildable lots. 2. Vegetation: Existing trees will be retained or relocated on site. 3. Floodplain: N/ A 4. Canals/Ditches/Irrigation: McDonald Lateral Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 5. Hazards: N/A 6. Proposed Zoning: R-4 7. Size of Property: 23.05 acres f. Subdivision Plat Information: 1. Residential Lots: 60 2. Non-residential Lots: 0 3. Total Building Lots: 60 4. Common Lots: ~ 6 5. Total Lots: 65 6. Open Lots: 0 7. Residential Area: 22.37 acres 8. Gross Density: ~2.68 units per acre (3.75 net density) 9. Lot Sizes: Lot sizes range from approximately 9,000 to 22,250 square feet. The average lot size is approximately 12,000 square feet. g. Landscaping: 1. Width of street buffer(s): As per the Future Land Use Map, Victory Road is designated an arterial road. The UDC (Table ll-2A-5) requires a 25-foot wide street buffer adjacent to arterials. The landscape plan (Sheet Ll.O) proposes a 25-foot wide buffer along Victory Road. Width ofbuffer(s) between land uses: N/A 2. 3. Percentage of site as open space: 1.12 R8f88 (1i1%) 1.47 acres (6.6%) 4. Other landscaping standards: Landscaping within parkways should comply with UDC 11-3B-7C. To qualify as open space, parkways shall be a minimum of eight feet (8') in width, measured from back-of-curb to edge-of-sidewalk and shall contain trees (UDC 11-3G-3B-5). h. Proposed and Required Non-Residential Setbacks: As per the R-4 zone for detached single family dwellings. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The primary access to the development will be from Victory Road. The access is located approximately 1,150 feet east of the Eagle Road / Victory Road intersection. The second access to the development will be via Falcon Drive, a public street constructed with Golden Eagle Estates Subdivision. Falcon Drive is currently constructed as a 24-foot wide cul-de-sac with/without sidewalks, curb and gutter. Three stub connections to the east will be constructed to provide connectivity to the County parcels upon their redevelopment. ACHD is supportive of the proposal as long as all Site Specific and General Requirements are met. (See Exhibit B-7) 1. 7. COMMENTS MEETING On October 13, 2006, and January 12, 2007, Planning Staff held agency comments meetings. The agencies and departments present included: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, and the Meridian Public Works Department. Staff has attached all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Low Density Residential" on the Comprehensive Plan Future Land Use Map. Harcourt Subdivision AZ-06.046, PP-06-048 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 Low density residential areas are anticipated to contain single family residences at densities up to three dwelling units per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 60 residential building lots on 22.37 acres for an approximate gross density of2.68 dwelling units/acre. The gross density is within the range outlined in the Comprehensive Plan. The following Comprehensive Plan policies apply to this application with Staff's analysis in italics: . Chapter VII, Goal III, Objective A, Action I ~ Require that development projects have planned for the provision of all public services. When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: . Sanitary sewer and water service will be extended to the project at the developer's expense. . The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed, the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. . The subject lands currently lie within the jurisdiction of the Ada County Sheriff's qffice. Once annexed, the lands will be serviced by the Meridian Police Department (MPD). . The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. . The subject lands are currently serviced by the Meridian School District #2. This service will not change. . The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. . Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all land- use decisions. This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction and reconstruction projects, in a manner that is safe, accessible and convenient. Staff believes that the subject applications comply with the policies listed in the literature noted above. . Chapter VI, Goal II, Objective A, Action 5 . Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system. Staff is supportive of the proposed pedestrian connections to future adjacent subdivisions via public streets and stub connections, as well as the proposed micropathway. . Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from incompatible land use development on adjacent parcels. Staff believes that this project does propose residential uses that are generally compatible with the existing uses in the area. . Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-, medium., and high-density single family, multi-family, townhouses, duplexes, apartments, Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. The subject application includes a requestfor the R-4 zone. The subject property is located a4jacent to city parcels zoned R-4 and county residential lands. Staff finds that the requested zoning designation is consistent with the Comprehensive Plan designationfor this site. . Require street cormections between subdivisions at regular intervals to enhance cormectivity and better traffic flow (Chapter VI, Goal II, Objective A, Action 6) Three stub streets have been proposed to connect with the currently undeveloped properties to the east, of which Staff is supportive. Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining if the Applicant's zoning and development request is appropriate for this property. 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: UDC 11.2A-2 lists single.family dwellings as a Permitted Use in the R-4 zone. b. Pwpose Statement of Zone: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Cormection to the City of Meridian water and sewer systems is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Unified Development Code, Staff believes that this is a suitable location for the proposed single.family development. Please see Exhibit D for detailed analysis of the required facts and findings for annexation. The annexation legal description submitted with the application, prepared by Ronald M. Hodge, PLS, on August 15,2006, shows the property as contiguous to the existing corporate boundary of the City of Meridian. All future uses on this property should not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors, and should be constructed in accordance with City of Meridian ordinances in effect at the time of development. Special Considerations: Development Agreement: UDC 11-5B-3D2 and Idaho Code ~ 65-6711A provides the City the authority to require a property owner to enter into a Development Agreement (DA) with the City that may require some written commitment for all future uses. As there are no issues regarding annexation of the subject property which necessitate a Development Agreement, Staff believes that a DA is not required in this instance. All applicable conditions regarding the development of this property are contained in the preliminary plat approval. PRELIMINARY PLAT ANALYSIS: Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Unified Development Code, Staff believes that this is a suitable location for the proposed single-family subdivision. Please see Exhibit D for detailed analysis of facts and findings for a preliminary plat. 1. Access: The Applicant has proposed a public street from Victory Road as the primary access to the subject development. The development will have secondary access via E. Falcon Drive, currently improved as a cul-de-sac with 24 feet of pavement and no curb, gutter, or sidewalk. ACHD is not requiring that E. Falcon Drive, in entirety, be improved as a 36-foot street section with rolled cub, gutter, and 5-foot sidewalk; just that portion which lies within the subdivision boundaries. Additionally, three public street stubs are proposed to adjacent county parcels; two to the unplatted parcel to the east and one to Lot 7 of Golden Eagle Estates at the southeast. 2. Internal Streets: Internal streets sections are proposed to be at least 36-feet wide with 8-foot wide parkways and 4-foot detached sidewalks. The proposed design of the cuI-de-sacs must meet the Fire Department's requirements for access. The Fire Department requires all cul-de.sacs to have a turning radius of 28' inside and 48' outside radius. 3. Landscaping: The Applicant has provided 1.12 8@f@8 €€l.1%,) 1.47 acres (6.6%) of landscaped open space, meeting the 5% minimum required by UDC 11-3G-3A-l. The majority of open space is provided in the form of parkways throughout the entire development. Staff is generally supportive of the proposed landscape plan prepared by South Landscape Architecture, labeled Sheets Ll.O, L1.1, and L1.2, and dated 1,'1.'2997 2/22/2007. The plan shall demonstrate compliance with the following standards. Landscaping within parkways should comply with UDC 11-3B-7C. To qualify as open space, parkways shall be a minimum of eight feet (8') in width, measured from back-of-curb to edge-of- sidewalk and shall contain trees (UDC 11-3G-3B-5). The mierilpatHT:ay ail@8 Rilt @\il:Hilatlj' ililm.plj' I';'ith tIDe ataaliianis. Per UDC 11-3A-8, all micropaths shall be a minimum of 5 feet wide with 5 feet of landscaping on either side of said path. All landscaping adjacent to Victory Road should conform to the requirements of UDC 11-3B-7. All common areas approved as open space shall be vegetated and usable by residents. Maintenance of all common areas shall be the responsibility of the Harcourt Homeowners Association. 4. Micropaths: One micropath connection is proposed to Lot 3 of Golden Eagle Estates Subdivision at the northwest comer of the subject property. This will provide future pedestrian cross-access between the subject development and said parcel when it redevelops in the future. The updated preliminary plat depicts one micropathwav / common lot internal to the subdivision (Lot 14. Block 6). This common lot was not proposed with the original application. As Staff has IH~t flii:ilili-:illii aa upaatila laaaB@$iRg: ~1S.R. gts.ff illlmult evahiate aaia ll:lt Mf tH~mtlliane€: with th€: UDC. All micropaths shall be constructed in accordance with UDC 11-3A-8. Landscaping adjacent to all micropaths should comply with UDC 11-3B. Maintenance of all micropathways shall be the responsibility of the Harcourt Homeowner's Association. The Police Department has concerns related to visibility of the micropathway from West Cullen Drive and requests the Applicant provide sufficient lighting along the micropathway. Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 5. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The Applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. 6. Fencing: Plll'"imlllt8r f8R8iag aRa f8RiliRg aiilja~HlRt t~ 8€lmnl0n Rl'llaS aoo dill mi€lf8lHltlr.vay is lH~t gRenYR on thB lJoomittlld huulslllipll pIal! €lr prlllimiHaF)" plat. Staff rGGommclldB that thc ..\ppliUllt, at tllB puhlill kllarill&;, providll hsftmollY as to Trklltkef fllllcillg will hc cOllfJtFudlld aroulld tke perimeter alld tker t31lc of Mllllillg to In illotaHlld adjallllBt to tkll llommOB areas aDd mieropatIwl'ay. The revised landscaDe Dlan deDicts 6-foot solid vinvl nerimeter fencin!! and 6-foot solid vinvl fencin!! adiacent to the common areas. Four-foot solid fencinp is DroDosed adiacent to the micronathwavs. The Annlicant should note that 6-foot solid fencin!! is nrohibited adiacent to anv common area. The Applicant should submit a detailed fencing plan with the final plat application for the subdivision. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All perimeter fencing must be completed prior to issuance of building permits. Fencing should taper down to a 3 foot maximum within 20 feet of all rights-of-way. Fencing adjacent to the common areas and the micropathway is also required. Said fencing can be up to six feet in height, if open vision. If closed vision is used, it cannot exceed four feet in height. All fencing shall be installed in accordance with UDC 11-3A-7. 7. Ditches, Laterals, and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, which intersect, cross or lie within the area being subdivided shall be covered. 8. Tree Mitigation: Any existing, on.site tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of those removed. Required landscaping trees will not be considered as replacement trees for those that are removed. The applicant should coordinate a mitigation plan with Elroy Huff at the Meridian Parks Department. 9. Existing Structures: The site currently contains multiple buildings. All existing structures that are to remain shall comply with the dimensional standards (setbacks, house size, etc.) of the R-4 zone. Prior to signature of the final plat, all structures that do not meet the dimensional standards should be removed. b. Staff Recommendation: Based on the above analysis, Staff fmds that applications AZ-06-046 and PP- 06-048 substantially conform to the Comprehensive Plan policies and UDC standards. Staff recommends approval of said AZ and PP applications subject to the conditions listed in Exhibit B. The Meridian Planning: and Zoninl! Commission heard these items on November 2 and December 21. 2006. and January 18. 2007. At the Januarv 18. 2007. hearing: the Commission moved to recommend approval to the City Council. The Meridian City Council beard these items on Februarv 27.2007 and March 13th. 2007. At the March 13th DubHc hearinp the Council Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 moved to aoorove the suhiect aoolications. 11. EXIllBITS A. Drawings 1. Vicinity Map 2. Preliminary Plat (REVISED January 5, 2007 JRlH1Rl'Y J 1, 2997 March 8, 2007) 3. Landscape Plan (Datllll Jalll.Uuy 1, 2fHr:' REVISED Februarv 22.2007) NOT lliPPROVED B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Nampa & Meridian Irrigation District 7. Ada County Highway District C. Legal Description and Annexation Map D. Required Findings from Unified Development Code Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 A. Drawings 1. Vicinity Map HARCOURT SUBDIVISION IIIIIDl HHffi N JL 1[' ... .. . 8/14/2006 r, ~.E:~\I~079-S\ln1Elll.ANO" r... SClU1N'IO"05,-07~-DR~ \D'IIIll\Pllll.!lil\lo...as",071lYP;'IolQNlT'r Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 ~:.'.~'C"'" ~~:f> '~'j '~~"'E '.lIP. ~y ~~~~_~;-~=-ft;~;-'-=-~==---:~~':~-:=~~; -- < J..;,\l...... . , > \ >~,. q; 'L.:~._ "i .---' '.- '.J....... ,.",,:l.,i,TIIL:. 'f ? ,..A:l ItU;",r.I;i' r;:...1'" Ill:" ,...... , ,. "'~..- *' . "'-, jJ .' . '1;.- , =~'~"'-"'="'-=:';'1;~-==';;;;;;d':::;;",: ~L~ :t. , .,.=.. ... ," /' ..' .I ----(Z~ . -- I .:, ~ ..,~- "z,_.,.,,-, ,.'._ " " - , " -~-~ Ir I . J.- .,~- . \ >,,(...'.... ': . -. "')\ -~~~-~::..::;;..-:~~..,.._-_. '-1 1$ 'ft .:";, " WI'" m -- --:-:~~:;:- '--- -----J ~.l::,". tr,-" I ~~. """,.~"M'" ;'f;ii./,.".r\-;;..~, ..~~._ '\.~ "I. "'7 I '. .,.""-......~j,l. -,..- =I~',="'"'---. '- ',> AI....... ':"'... ~r-, '\w ~. ~"", ':~~- ..:.. '.- I I: .,' ~. .' LT. -[% E' 'LJ.I..f ~ ;:l.~~ 1I:1o~~U:: n~1'c:, ..... ~~ IItl'rtl t".I"f'';I,' ---,,--~, " 'lj,l.t ~ ., ,j~"". ... ", ,.: .... -;~";;.~-:i:~:'i--~' .' ~ ~I- ''-.....,----:L..- ,...'----...",,---,,_.--- _,,-'~J't,t~., \~. '~...,...~. ".,-..,-,~""~-;.~ ,,,.....,,J ___ _:0, ,~, ._:: 1I11~ r.I..I. E..a....... ~ f l 'of!': ~.~ ........,.....,. --......................~ ~. , ,......,...... '.~\ . rl . ...-.." ,-"' ,"' -............. ....-.......: ............... ,... "" r-- _ ,.., . "\... ""1:.. ",,/ ,~.:..:....,.~" ,.0 f.;... I Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 2. Landscape Plan (Dated JalllUlJY 1, 2QQ(j REVISED February 22.2007) N9T L~llgVED 10~1 ~ '~-11~ 1~-=~~Hl1]] " . . . . II F II 1'1 1 d ~ ~ 1 I I I ~ I ~I~ . z~ o I ,I-~ - :Ii ~ li::ei ~i!1 ~""1I ~5ill 211,111 <II :t.. I I ........1 ! ....1.. Iii I ~ ,~;,i,~ !. '.'tlel' 'III I . Exhibit A Ii ~ I ~I I I . . I I I I I J r i i I a.c) CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13, 2007 to ...... ...- - ... riJ 3 .1 ...--- ~~~~ i- --........-- "-$ I .. .. .. .. .. .. .. . F II lj\! ~f I .:- I~f I I ,... ~ I rD ,... Of) co 01 i DJ 0 '.. .1,1 B b ICI ..,. DO' g CD I'l 0 ~ ~ Ht Ii ..... Z I I I I I I b~(~) Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 ~ ... .... -..m "'11_ a ...-- .~"~iL.m ;- i' I -..........-- ~JJS o - '" i I'. D 10 ~. III ~' ~ (I> i I · ~I !~ Z II Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 1.1.1 1.1.2 1.2 1.2.1 1.2.2 1.2.3 1.2.1 1.2.5 1.2.6 1.2.7 1.2.8 1.2.9 1.2.10 Exhibit B ANNEXATION COMMENTS The aIUlexation legal description submitted with the application (dated August 15, 2006, and prepared by Ronald M. Hodge, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Any future subdivision, uses, and construction on this property shall comply with the City of Meridian ordinances in effect at the time of permit submittal. SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT The preliminary plat labeled as Sheet PP-l, prepared by J-U-B Engineers, and revised on Jafll:lary 5,2007, JaRuaF)' 31, 29Q:, March 8. 2007--, is approved with the conditions listed herein. Any future development agreement shall also be considered conditions of the Preliminary Plat (PP-06- 048). Dedicate and construct all public internal roadways to meet ACHD's road design standards. Provide street cOIUlections to Assessor's Parcel Numbers S11282l2635 and R3l93250030 to the east, as depicted on the preliminary plat. .A.1l bleeks divided by streets shall be referred. to by differsflt block numbers. .\ssigR flew let and block nl:lffibers to Lets Hi 19, B10ek 1, and Lots 1 3, Bleek 2. Lets 13 afld 11, Bl0ek 3, imperceptibly frOflt t'.vo 1300lie streets. The Applicant sliall be reElUired to adj1:lst the shared 10t lifle aee0rdi1'1gly to eliminate said 6eoole frofltageo. All internal roads and cul-de-sacs shall meet the Meridian Fire Department's requirement of 28' inside I 48'outside turning radius and be constructed in accordance with ACHD's requirements. No parking signs shall be installed around the cul-de-sacs. Modify all applicable roads I cul-de- sacs to reflect this requirement, if necessary. GrElflhieally de13iet tae proposed ee1'1ter islafld 0fl S. Z8fla)T Avenue 01'1 the faee of the plat. Tae islaad shall be Ioeated witmfl a s0flarate common lot afld deseribed wita a lot and block flUfflber. Place a note on the face of the final plat. statin!:! that Lots 7. 8. 9. 10. & 11. Block 7. shall be subiect to a 25-foot rear setback. Provide 1.12 uril8 €s.1% ~ftftil 8itil) 1..47 acres (6.6%) for landscaped open space, as proposed. The landscape plan prepared by South Landscape Architecture, revised on January 1, 2QQ~, Fehruary 22.. 2007. and labeled Ll.O, Ll.l, & Ll.2, is 11M approved. The following revisions shall be made: . Provide vinvl perimeter fencing. . The vinvl fencinl! adiac~nt to the common areas shall be either 4-fQOj solid vinvUencinl! or 6-foot oo~p.-vision vinvl fencill!!. - Cra}Jhiilall~'d.8piet L€lt 1, :QI€lill: 4, all 81ulY,'ll €Ill tfte prilliminary plat, as a Il€lIDNUllll€lt and. hllld.S88p8 a@@€lniiagl~. . Per UDC 11-3G-3B5 all parkways that are used as common open space shall be a minimum of eight feet wide from street curb to edge of sidewalk AND contain one Class II tree for every 35 linear feet of parkway. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 · The proposed micropathway on Lot 7, Block I, shall be, at minimum, 5 feet wide and constructed in accordance with UDC 11-3A-8. All landscaping adjacent to the pathway shall meet the requirements ofUDC 11-3B-12. · Per UDC 11-3A-7A-7b, all fencing adjacent to micropathways and common areas shall be either four feet (4') in height, if closed vision, or six feet (6') tall if open vision fencing is used. Modify the applicable areas within the landscape plan to reflect this requirement. . Coordinate a tree mitigation plan with Elroy Huff of the Meridian Parks Department. . A written certificate of completion shall be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted prior to City Council signature of the Final Plat. Where the Aoolicant has submitt.edlLlandscaoe olan. and where St!;lff has reviewed such olan..Jhe. landsc..aoinQ: shall J?e ~!:msistent with said olan with modificatiQns as orooosed bv Staff. The PI..QJ;;"-din!! milllifkatiQDs and notes should be shown OlLl! r~vised landscaoe olan submitte.d~ith the final olat aoolication(s). 1.2.11 Maintenance of all common areas shall be the responsibility of the Harcourt Subdivision Homeowners Association. 1.3 GENERAL REQUIREMENTS~PRELIMINARY PLAT 1.3.1 Sidewalks/walkways shall be installed within the subdivision and on Victory Road pursuant to UDC 11-3A-17. 1.3.2 All lot lines conunon to a public right-of-way shall reserve a 10' utility easement. 1.3.3 The Applicant shall comply with the outdoor lighting standards shown in UDC II ~3A.I1. 1.3.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the conunon areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. 1.3.5 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as noted in this report, shall be submitted for the subdivision with the [mal plat application. Where the Applicant has submitted a preliminary landscape plan and where Staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by Staff. 1.3.6 The Applicant shall submit a fencing plan with the final plat application for the subdivision. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All fences shall taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in accordance with UDC 11-3A-7. 1.3.7 Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be mitigated. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 1.3.8 Staff's failure to cite specific ordinance provisions or terms of the approved annexation / preliminary plat does not relieve the Applicant of responsibility for compliance. 1.3.9 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC ll-6B-7. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains in Victory Road. The Applicant shall install mains to and through this subdivision; Applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub. grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Water service to this site is being proposed via extension of mains in Victory Road. The Applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 Due to the number of houses proposed on one water feed, the Applicant shall be required to connect to water mains in both Eagle and Victory Road. 2.4 Per City of Meridian "to and through" ordinance the applicant shall be required to install sewer and water lines along their frontage of Victory Road, and E. Falcon Drive. 2.5 The preliminary plat shows ACHD storm drainage facilities being routed through buildable lots. ACHD policy 8009-1-2 states that all stormwater facilities (including conveyance facilities) must be located within the right-of-way or a common lot owned and maintained by the HOA. If these facilities are to remain out of the right-of-way then the Applicant shall revise the plat to include the storm pipes into 20-foot wide common lots. All remaining lots must still meet the minimum dimensional standards of the approved zone. 2.6 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement with the reimbursable amount shall be approved by Council prior to plat signature. 2.7 The Applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). A l4-foot wide all weather access road shall be provided to all manholes, water valves, and blow offs outside of the right-of-way. 2.8 The Applicant has indicated Nampa and Meridian Irrigation District will own and operate the pressure irrigation system in this proposed development. Therefore a letter of plan approval shall be submitted prior to scheduling of a pre-construction meeting. 2.9 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC l1-3A-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. 2.10 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC shall be removed prior to signature on the final plat by the City Engineer. 2.11 The existing houses shall be required to connect to the municipal services. The Applicants shall be responsible for payment of assessments prior to signature on the plat by the City Engineer. The Applicant shall be responsible for the actual physical connection prior to Certificate of Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF MARCH 13,2007 Occupancies being released. 2.12 Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters. The Applicant shall make the necessary adjustments to achieve this separation requirement and comply with all landscape requirements. 2.13 Additional width to the public utilities, drainage and irrigation easement along the rightwof 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 "free and clear" easement past the sidewalk. 2.14 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. 2.15 Per UDC ll-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being developed shall be tiled. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 2.16 Street signs are to be in place, water system shall be installed and activated, sewer system shall have passed air-testing and video inspection, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.17 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2.18 All development improvements, including but not limited to sewer, fencing, micropaths, pressurized irrigation, and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.19 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat. 2.20 It shall be the responsibility of the Applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Enviromnental Protection Agency. 2.22 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.23 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes are located on or near sidewalk the applicant shall comply with all American with Disabilities Act requirements for unobstructed sidewalk access. 2.24 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.25 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. 2.26 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 shall be required on subdivision entrances and collector roadways. Design of the streetlights shall be approved by the Public Works Department. Decorative lights require a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed at Subdivider's expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400' distance in between locations. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain approval from the Public Works Department, and permit from Building Department prior to commencing installations. 3. FIRE DEPARTMENT 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 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 of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet ofthe proj ect. 3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turnaround. Phasing of the proj ect may require a temporary, approved turnaround on streets greater than 150 feet in length with no outlet. 3.4 All entrance and internal roads, and cul-de-sacs shall have a turning radius of 28' inside and 48' outside radius. 3.5 No on-street parking shall be allowed along the cul-de-sacs. Vehicles shall be parked in garages, driveways, or along public roads with the subdivision. The cul-de-sacs shall be signed as "No Parking." 3.6 Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 3.7 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.8 The proposed 60-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 174 residents at build out. 3.9 Building setbacks shall be per the International Building Code for one- and two-story construction. 3.10 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. These measurements shall be based on the face of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 3.11 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. 4. POLICE DEPARTMENT Exhibit B CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13, 2007 4.1 Interior fencing adjacent to conunon areas and micropathways shall allow visibility from the street and shall not exceed four feet in height is solid fencing is used. 4.2 All micropathways shall have adequate lighting to allow visibility from the street. 5. PARKS DEPARTMENT 5.1 Pathway and Trail Standards: The proposed pathways and I or trail shall be constructed in accordance with the Meridian Parks Department's requirements. 5.2 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape Ordinance (UDC 11-3B-IO) will be followed. 5.3 Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (UDC 11-3B-IO) will be followed. 6. NAMPA & MERIDIAN IRRIGATION DISTRICT 6.1 Coordinate with John Anderson, Water Superintendent for NMID, concerning installation of the underground, pressurized irrigation system. 6.2 All storm drainage shall be retained on-site. If surface drainage cannot be contained on site, contact Donna Moore at 466-7861, as a Land Use Change Application must be filed for review prior recording of the final plat. 6.3 All laterals and wasteways must be protected. 6.4 The developer must comply with Idaho Code 31-3805. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 SITE SPECIFIC REQUIREMENTS 7.1.1 Construct the internal streets as 36-foot street sections with rolled curb, gutter, and 5-foot attached concrete sidewalk within 50.feet of right-of. way, as proposed. 7.1.2 Construct a knuckle without and island at the intersection of W. Cullen Place and South Cullen Place. 7.1.3 Construct a 5-foot concrete sidewalk for the frontage on Victory Road, as well as for the frontage for the parcel to the west that will not receive sidewalk improvements with the intersection project (off-site). District Staff has determined that the noted off-site sidewalk improvements can be paid for with District Developer cooperative funds. The design of the off-site sidewalk should be coordinated with ACHD Staff (Kathy Smith, Project Manager: (208) 387-6275) to ensure that it is constructed in its ultimate location. For the site's frontage, the sidewalk should be located a minimum of 28 feet from the centerline of Victory Road. 7.1.4 Dedicate 35 feet of right-of.way from the centerline of Victory Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the Applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right.of-way if the owner submits a letter of application to the Impact Fee Administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance No. 200), if funds are available. 7.1.5 Construct the intersection of W. Zephyr Drive and Victory Road (entry road) approximately 250 feet west of the east property line (in aligmnent with Zephyr Drive to the north), with a center island. The island should be constructed with a minimum 21. foot street section on both sides, be a Exhibit B 7.1.6 7.1.7 7.1.8 7.2 7.2.1 7.2.2 7.2.3 7.2.4 7.2.5 7.2.6 7.2.7 7.2.8 7.2.9 7.2.10 7.2.11 7.2.12 7.2.13 Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007 minimum 4 feet width, and be a minimum 100 square feet. Construct all cul-de-sac turnarounds with a minimum turning radius of 45 feet. Construct two stub streets to the east as the internal street section (36/50), located approximately 160 and 460 feet south of the north property line. Comply with all Standard Conditions of Approval. GENERAL REQUIREMENTS Existing irrigation facilities shall be relocated outside of the right-of-way. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. Comply with the District's Tree Planter Width futerim Policy. 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. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State ofIdaho shall prepare and certify all improvement plans. The Applicant shall submit revised plans for staff approval, prior to issuance of building pennit (or other required permits), which incorporates any required design changes. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Payment of applicable road impact fees is required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road hnpact Fee Ordinance. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The Applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The Applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The Applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 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. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the Applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subj ect property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13, 2007 at the time the change in use is sought. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006 c. Legal Description and Annexation Map Project: Date: 10-05-379 Aupt 15, 2006 PARCEl DESCRIPTION ANNEXATION 8OIJNl)ARY All of lots 1, Z, 4, 8.006, and Roadways:wtthfn Golden fagle ~tes, Book 33, pag~ 2017, Ada County records, and aportion.ofsecttcn 28, Township 3 North, Range 1 East, Boise Meridian, Ada County, ld<ltio,andn\9re particularly describe<! as follows: . , Commendns at the Northwest COl:n.er of said 5ectton28; thente alona the Norther\y boundary a( said Northwest ~ of Section 28, South 89. 36'1~' EaSt, 52'Ul feet to the POINT Of BEGININNG; thence ci:intlriUfns a/o... said boundary. SOuth 89.36'''''" East, 907.04 feei:i ~ alona the Easterly bourlctal'Y of said Lot 2, South 00.30'38" West,849,67 feet to the SotJtheasterly corilerofsald Lot 2; .. thenCe along the Southerly boundary Of said Lot 2, North 88.29'23" West, 219.98 feel; theoot the alontSoutherly boI.ndary Of lot .. of Golden Eqle Estate$ tile fotlOWiogthree ,ourwS: 1. South 41" 35'28" West. 100.00 f~; . 2. South a.t"35'2r West, 15O.ooJeet: 3. SjJuth 87.50'02" West, 56,47 feet to the Falcon Road rtSf\t.of,WaY; thence along said right-Of. way on 8 non-tan&entcUrve to the right 92.77 feet, having 8 radius of 45.00 feet; a delta of 11S.05'09", and a IOnlchord which bear!. South 10.55')3" East, n,w feet to the Northeast corner Of Lot 6 ot Golden faBle EstateS i . . .. . thence awnS the boundaries of said lOt 6 the. followtlltthree courses: . " South 01.'723. West, 308.591eet to a potnt on the Southerly boundary of North VI of the Northwest.~ .01 SeCtion 28; 2. North 89.3O'1T West, SOL45feetalotlt safd SoI.Itherty bouridaiy; 3. .. North 00. 32'W ~. 467.14 feet tcdhe Southerty rltlht,of-way of Fat~onRoad, thence COl1tinuil'lJ along said line, North 00.32'16" Ea$t. 52.36 'Nt to a paint on the Northerly rflht,of'way of Falcon Road; . . thence atons the Northerly rtght4-wayof falcon Read the following 3 courseS: 1. North 7]"16'39" East, 27.45 feet; 2. along 8 non-ta:nsentCUfVe to the .rfght 64,26 feet, having a rDdIU$ of 1 OO~OO teet, a delta of 36.49'01", and Ii lOOlJ chord whlCti bears South 88.'8'56" East, 63.16 feet; 3. . South 69.51'45" Em. 109.05 feet; . thencealonl the Westerly boundary I.... of lot 4 of Golden Eagle Estates, North 09.29'(16" West, 411,65 feet to theNorth~ cotner of said lot 04: . thence along the boundaries of Lot 1 of Gplderi Eagle Estates the foliowlnu three courses: 1.. North 56'09'25" West,U7.70 feet. . 2, thence North 18'19'JT East, 110,01 feet; 3. thence North 00. JO'39" East. 167 .00 feet; -thence NOrth OO.2l''''" East, 33.00 feet, to the POINT Of 8EGlNHIHG. Cootidning 2.3,054 acres, more or less. RE\iIEW"'PP~O"A~ " e.y~--I ~ AUG \ 8 ZOOG MERIOJANPUe.t:1C Y'iOfUi.SOV'f, END OF DESCRIPTION Preparec;l by: J-U..BfNGlNfERS. Inc. ROnald M. Hodge. Pd,.,S, GEH/Uic:. . . . .. \\8DlSeflles\PUbl~..,vtC\l0.05'CJ19..SUtf\eftarld F..m South\ 10.05-(J79.A&liln\1~AllneIdleSc;d'*- Exhibit C on' Of MERlD"'" PLAJ'I'll'G DEl' j>Jt'fMEl'T 5T Al'F REPORT fOR Tl1E l1E"RlNG D"TE Of J\JL'l 20,2006 - ~ "2.. - ~, ~, \~ ~~\ \~ ~ cO: ~~~.. \~ ~2 ~ ~~t 0< ce . . ~ <~~ \-,p- ....JO\'$ W-:t'jO o ~- ..... e>. Z )ifili ~ & WW ----------------- c(~s~ ~ W.IO en (0 ill . , o ~~ 't ~ <^ ~ \, ~ (.) l~e 0100 \ \~ w~r:~ -J:t:""r- ~(.)IOr- "\ , 1-1- ~ , \} ~~d)"" I , o:::e>~~ ~z""\O (.)<I"')r- I- Vlgo .-....~- 2 .0 00' 1.Il1"'- ..:(o'Q, 0::- t F 10 10 ~\ C)~I""; t Zq-N \;\ ... '1"'0\ ~ JIHi os '-' . 8 ---~--- . ~ _('4 0::00 ~ U EX.b.lblt C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006 D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to zone the subject property R-4 (Mediwn Low-Density Residential). The Council [mds that the proposed zoning map amendment complies with the applicable provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of this Staff Report. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Council [mds that single-family residences are allowed within the requested zoning district of R-4 as a Principally Permitted Use. The accompanying plat demonstrates the land will be developed with varying lot sizes and other dimensional requirements which conform to the proposed zoning designation. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Council [mds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff and the Commission recommend Council rely on any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, The Council finds that the proposed zoning amendment will not result in any adverse impact upon delivery of services by any political subdivision providing services to this site, as conditioned in the staff report. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). The Council finds that all essential services will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. The Applicant is proposing to develop the land in compliance with the City's Comprehensive Plan and this is a logical expansion of the City limits. The Council f"mds that Annexation and Zoning of this property to R-4 would be in the best interest of the City. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. Tbe plat is in conformance with tbe Comprehensive Plan; The Council [mds that the proposed application is compatible with the adopted Comprehensive Plan. Staff and the Commission support the proposed density and proposed plat layout, with recommended changes, as they comply with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. b. Public services are available or can be made available and are adequate to accommodate the proposed development; Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006 The Council fmds that public services can be made available to accommodate the proposed development. (See finding Items 3 and 4 above under Annexation Findings for more details.) c. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their own cost, the Council finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff and the Commission recommend Council rely upon comments from the public service providers (i.e., police, fire, ACHD, etc.) to determine this fmding. (See Exhibit B, Agency Comments and Conditions, for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and The Council is not aware of any health, safety, or environmental problems associated with the development of this subdivision. ACHD considers road safety issues in their analysis. Staff and the Conunission reconunend that the Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety, or environmental problems of which Staff and the Commission are unaware. f. The development preserves significant natural, scenic or historic features. The Council is unaware of any natural, scenic, or historic features on this site. Therefore, the Council [mds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. Staff and the Commission reconunend that Council reference any public testimony that may be presented to detemtine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which Staff and the Commission are unaware. Exhibit D