HomeMy WebLinkAboutJayker Subdivision PP-06-058
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
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In the Matter of Preliminary Plat Approval for 277 single-family residential building lots,
27 common lots and 1 commercial/common lot, in the existing R-2, R-8, R-15 and C-N
zones, by Treehaven LLC.
Case No(s). PP-06-058
For the City Council Hearing Date of: March 13,2007 (Findings on the March 27, 2007
City 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 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 (I.C. 967-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code ~"
11-5A.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-06-058
(PAGE 1 of 4)
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 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 S 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, dated October 13, 2006, 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
Notice of 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). PP-06-058
(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 S 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). PP-06-058
(PAGE 3 of 4)
CITY OF MERIDIAN PLANNING DEPARTMENTSTAFF REPORT FOR THE HEARiNG DATE OF MARCH 13, 2007
SUBJECT:
Jayker Subdivision
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STAFF REPORT
TO:
FROM:
Hearing Date: 3/13/07
Mayor and City Council
Justin Lucas, Associate City Planner
208-884-5533
PPM06-058
Preliminary Plat of277 single-family residential building lots, 27 common
lots and 1 commercial/common lot, in the existing R-2, R~8, R~15 and C~N
zones, by Treehaven LLC.
Note: In response to condition 1.1.2 ofthis report the applicant has submitted a Miscellaneous
Application lMI-07-004) to modify the existinl! development al!reement for the Tree Farm
Annexation. This Miscellaneous Application (MI-07-004) has been reviewed bv staff and a separate
staff report has been prepared. The public hearinl! for MI-07-004 is also on the March 13th City
Council al!enda. Please see the MI-07-004 staff report for more details re\!ardin\! the request to
modify the development al!reement.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Treehaven, LLC, has applied for preliminary plat approval of 277 single-family
residential building lots, 27 common lots and 1 commercial/common lot (which will contain the
proposed community center) in the existing R-2, R-8, R-15 and C-N zones. The site is located on the
north side of Chinden Boulevard, approximately Y2 mile east of Black Cat Road extending east to
approximately Ten Mile Road (if it were extended north across Chinden Boulevard). This site has
approximately 1,400 feet of frontage on Chinden Boulevard. The site is currently vacant except for
the existing tree farm, one single family home, and associated out buildings. All of the existing
structures will be removed/relocated. The subject property is within the area proposed to be a part of
the City of Meridian's Area ofhnpact and proposed Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
The subject application (PP) was submitted to the Planning Department for review. Below, staffhas
provided a detailed analysis and recommended conditions of approval for the requested Preliminary
Plat application. Staff is recommending approval of the proposed Jayker Subdivision (pP-06-
058) with the conditions listed in Exhibit B of the Staff Report. The Meridian Planninl! and
Zoninl! Commission heard this item on February 1. 2007. At the public hearinl! the
Commission moved to recommend approval.
a. Summary of Commission Public Hearin\!:
i. In favor: Gary Henkel. Sherry Ewinl!. Tuck Ewinl!. Linda Lazaris
n. In opposition: None
iii. Commentinl!: None
iv. Written testimony: None
v. Staffpresentinl! application: Justin Lucas
vi. Other staff commentinl! on application: None
b. Key Issues of Discussion by Commission:
i. - Access to properties served by Basco Lane
n. - Crossin\! of the Phyllis Canal: and.
iii. - Location of the stub streets to the Henkel property to the east
Jayker Subdivision PP-06-058
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CITY OF MERIDIAN PLANNiNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
c. Key Commission Chan2es to Staff Recommendation:
i. - Modified conditionl.l.ll to allow the 10 foot pathway alon2 Chinden to be
placed within the ITD preserved ri2ht of wav area
d. Outstandin2 Issue(s) for City Council:
i. - In coni unction with this application the applicant has also submitted a
request to modify the development aereement for the Tree Farm (MI-07-
004). Please see the MI-07-004 staff report for more details reeardine the
request.
The Meridian City Council heard these items on March 13. 2007. At the Dublic hearinp they
annroved tbe subiect Preliminarv Plat reouest.
.a.. Summary of City Council Public Hearinp:
1. Infavor: Derick o.:NcilL G.aal:lenkd. Tu~kEw~1Sherrv Ewinl!.
11. In oooosition: None
111. C_Quuuenting;...N..JJne
IV. Written testimony: Non~
v. Staff ori<s,entinl! aoolication: Anna Canninl!
vi. Other staff commentinl! on aDolication: None
h. Kev Issues of Discussion bv Council:
i. None
~ Rev Council Changes to Commission Recommendation:
i. None
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to approve File Number PP-06-
058 as presented in staff report for the hearing date of March 13, 2007 with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number PP-06-
058 as presented during the hearing on March 13, 2007 for the following reasons: (You should
state specific reasons for denial of the plat.)
Continuance
I move to continue File Number PP-06-058 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
4410 W. Chinden Boulevard/4740 W. ChindenBoulevard; north side of Chin den Boulevard in
Section 21, Township 4 North, Range 1 West.
b. Owner:
MDC, LLC
4410 W. Chinden Boulevard
Meridian, ill 83642
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
c. Applicant:
O'Neill Enterprises, LLC.
2242 E RivelWalk Drive, Suite 200
Boise, ill 83706
d. Representative: Derick O'Neill
e. Present Zoning: R-2, R-8, R-15, C-N
f. Present Comprehensive Plan Designation: Medium Density Residential and Mixed Use
Community
g. Description of Applicant's Request: The applicant is requesting Preliminary Plat approval
of 277 single-family buildable lots, 27 common lots and 1 commercial/common (which will
contain the proposed community center) lot. All of the homes within the development are
proposed to be single-family, and can broken down into the following categories: 28.2% (78
building lots, R-2) estate homes; 33.6% (93 building lots, R-8) single family detached
housing; and 38.2% (106 building lots, R-15) lifestyle housing (attached units). There is a
great range oflot sizes being proposed, with lots as large as 29,000 square feet and as small as
4,000 square feet. The total gross density ofthe project is 1.93 dwelling units per acre.
Approximately 39.1 acres (27 %) ofthe site is being set aside for open space.
1. Date of preliminary plat (attached in Exhibit A): 10/13/06
2. Date oflandscape plan (attached in Exhibit A): 10/06
5. PROCESS FACTS
a. 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 Chapter 5, a public
hearing is required before the City Council on this matter.
b. Newspaper notifications published on: December 4th and December 18th, 2006 (Planning
Commission), February 19th and March 5th, 2007 (City Council)
c. Radius notices mailed to properties within 300 feet on: November 22nd, 2006 (Planning
Commission), February 16th, 2007 (City Council)
d. Applicant posted notice on site by: December 11 th, 2006 (Planning Commission), March 3rd,
2007 (City Council)
6. LAND USE
a. Existing Land Use(s): There is an existing wholesale nursery (tree farm), one home and
other outbuildings on the subject site.
b. Description of Character of Surrounding Area: This area is primarily rural residential in
nature. This area, especially south of Chinden, is rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Phyllis Canal; Rural residential; Agricultural, zoned RR and Rl (Ada
County)
2. East: One-acre lots in SPUlWing Subdivision and WestWing Subdivision, zoned RR
(Ada Couny)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
3. South: Several rural properties in Ada County, zoned RUT (Ada County)
4. West: Agricultural and rural residential, zoned RR (Ada County)
d. History of Previous Actions: This area was previously annexed and zoned as part of the Tree
Farm Annexation (AZ.06-004). As part of that annexation, the property owner was required to
enter into a development agreement for this property, which is recorded in the Office of the
County Recorder as instrument number 106151218 on September 21,2006. As part of that
development agreement the applicant agreed to develop this area in general compliance with
the conceptual plan that was submitted with the annexation application. The subj ect
preliminary plat is the first phase of development in this area, which encompasses the eastern
portion of the conceptual plan.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: This property is master planned to sewer to the North Black
Cat Lift Station.
Location of water: This property will receive water service from United Water
ofIdaho.
Issues or concerns: 1.) Extension of sewer mains to the east. 2.) Sewer
depth needs to be in conformance with the City of Meridian's Sewer Master
Plan. 3.) Administrative concerns with the use of United Water. 4.) Fire
hydrant placement.
2. Canals/Ditches Irrigation: There are various minor irrigation facilities that traverse
this site and one major facility, the Phyllis Canal. Any irrigation ditches, laterals
and canals (not Phyllis) that cross this property should be tiled.
3. Hazards: Staff is not aware of any hazards associated with this property.
4. Existing Zoning: R.2, R-8, R-15, C-N
5. Size of Property: 142.97 acres
f. Subdivision Plat Information:
1. Residential Lots: 277
2. Non-residential Lots: 1 (commercial/common lot, which will contain the proposed
community center)
3. Total Building Lots: 277
4. Common Lots: 27
5. Other Lots: 0
6. Total Lots: 305
7. Gross Density: 1.94 units per acre
8. Minimum House Size: 1,500 square feet (on R-2 zoned lots only)
g. Landscaping:
1. Width of street buffer(s): Per City Code (UDC ll-2A) and the Comprehensive Plan, a
35-foot wide landscape street buffer is required adjacent to Chinden Boulevard, an
entryway corridor. Per the UDC a 20-foot wide street buffer is required adjacent to the
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
proposed collector streets Tree Farm Boulevard and Jayker Way.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 27% (39.1 acres)
4. Other landscaping standards: All micro path landscaping should be designed in
accordance with UDC 11-3B-12
h. Amenities: Connnunity Center (on the proposed connnercial/connnon lot), pool, open
space/parks, ponds, pathways.
1. Off-Street Parking: UDC ll-3C-6A requires single-family detached dwellings and
townhouses with more than 1 bedroom to have 2 enclosed parking spaces (a garage) and a 20'
x 20' parking pad in front of each garage.
J. Summary of Proposed Streets and/or Access: The applicant is proposing to construct various
public streets as part of this project. Two collector streets are planned for this development,
Tree Farm Boulevard and Jayker Way. Tree Farm Boulevard, which acts as the main entry
into this development, intersects with Chinden Boulevard at the half mile point between Ten
Mile Road and Black Cat Road. Jayker Way runs through the center of the development and
continues along the northern boundary of the subject preliminary plat. Jayker Way is proposed
to have an eight foot wide sidewalk along the north side of the street and no side walk on south
side ofthe street (see section 10 for a more detailed analysis of Jayker Way). A number of
stub streets are also proposed as part ofthis development. These stub streets include: Jayker
Way (stubs to the west, future phase ofthis development); Jayker Way (stubs to the north,
Teco One Property, parcel # S04223 14800; Silverlace Drive (stubs to the east, Henkel
property, parcel #R9323930l90); and, King Maple Avenue (stubs to the south, Henkel
property, parcel #R9323930l90). Staffis generally supportive of the street system as proposed
(see section 10 below for more specific analysis). ACHD has provided site specific conditions
of approval which can be found in Exhibit B of this report.
7. COMMENTS MEETING
On December 1,2006, ajoint agency and departments meeting was held with service providers in
this area. The agencies and departments present include: Meridian Fire Department, Meridian
Police Department, Meridian Parks Department, Meridian Public Works Department, and the
Sanitary Services Company. Staff has included connnents, conditions and recommended actions
in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential", "Low Density Residential", and a
small portion is designated "Mixed Use Community" on the Comprehensive Plan Future Land
Use Map. Medium density residential areas are anticipated to contain between three and eight
dwellings per acre (see Page 99 of the Comprehensive Plan.). 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 277 single-family lots on 142.97 acres for a total gross
density of 1.94 dwelling units/acre. Even though the 1.94 dwelling units per acre is below the
Comprehensive Plan designation for the "Medium Density Residential" portion, it is important to
note that when this property was annexed, a specific concept plan for this entire Tree Farm area
was approved by the City Council. The proposed preliminary plat is generally consistent with that
concept plan for this portion of the overall annexation area. That being said, staff considers this
project to be generally compliant with the recommended density for this area as shown on the
conceptual plan. Furthennore, a step down in density is allowed by the Future Land Use Map as
Jayker Subdivision PP-06-058
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
long as the change is with in one "step" of the map designation (Medium to Low in this instance).
After considering all of these factors staff believes that the proposed development is generally
consistent with comprehensive plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
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 services to the lands in the following manner:
. Sanitary sewer service will be extended to the project at the developer's expense.
. Water service will be provided by United Water.
· The lands are under the jurisdiction of the Meridian City Fire Department, This service
will not change.
. The lands are serviced by the Meridian Police Department (MPD). This service will not
change.
. The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACH) and The Idaho Transportation Department (ITD).
This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
. The subject lands are currently serviced by the Meridian Library District. This service
will not change.
Municipal, fee-supported, services are provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject application complies with the policies listed in the literature noted
above.
Chapter VI, Goal II, Obj ective A, Action 6 - Require street cOIll1ections between subdivisions at
regular intervals to enhance cOIll1ectivity and better traffic flow.
Staffis supportive of the proposed street design and connections in this subdivision. Furthermore,
the applicant's proposal to locate a collector road at the half mile point between Ten Mile and
Black Cat Roads is consistent with the cities goals and policies for development along state
highway. The applicant is also proposing various stub streets that connect with neighboring
parcels. Staff is generally supportive of the number of stub streets provided, butfurther analysis
on the location of the proposed stub streets is provided in Section 10 below.
Jayker Subdivision PP.06-058
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
Chapter VI, Goal II, Obj ective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to construct sidewalks along all of the proposed streets in the
subdivision. Furthermore the applicant is proposing to construct a micro pathway connection to
the Spurwing Subdivision to the east and a multiuse pathway that will connect to Chinden
Boulevard. The proposed sidewalks and pathways will enhance pedestrian connectivity in this
area.
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 proposed subdivision is appropriate for this
property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2A-2Iists single-family detached
homes as permitted uses in the R-2, R-8, and R-15 zoning district. (The C-N zone is only
located on a small portion of Lot 1, Block 1 (the proposed community center). This lot is
dominated by the R-15 zone and would not be developable as a commercial lot. For this
reason the C-N standards are not included in this section of the report. For more detail about
the zoning district boundaries please see section 10 below.)
b. Purpose Statement of Zone:
R-2, R-4 and R-15: 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. Common driveways: The applicant is proposing several common driveways. UDC ll-6C-3D
describes the standards for common driveways. All common drives proposed by the applicant
should meet the standards as described in the UDC. These standards are listed below:
1. Maximum dwelling units served: Common driveways shall serve a maximum of four
(4) dwelling units.
2. Width standards: Common driveways shall be a minimum of twenty feet (20') in
width.
3. Maximum length: Common driveways shall be a maximum of one hundred fifty feet
(150') in length or less, unless otherwise approved by the Meridian City
Fire Department.
4. Improvement standards: Common driveways shall be paved with a surface
capable of supporting fire vehicles and equipment.
5. Abutting properties: Unless limited by significant geographical features, all
properties that abut a common driveway shall take access from the driveway.
6. Turning radius: Common driveways shall be straight or provide a twenty-eight
foot (28 ') inside and forty-eight foot (48 ') outside turning radius.
7. Depictions: For any plats using a common driveway, the building setbacks, and
building orientation on the lots shall be shown on the preliminary and/or final plat.
8. Easement: A perpetual ingress/egress easement shall be filed with the Ada
County Recorder, which shall include a requirement for maintenance of a
paved surface capable of supporting fire vehicles and equipment.
9. Alternative compliance: The Director may approve or recommend approval of
Jayker Subdivision PP-06-058
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
alternative design or construction standards when the applicant can
demonstrate that the proposed overall design meets or exceeds the intent of
the required standards ofthis Section and shall not be detrimental to the public
health, safety, and welfare.
d. General Standards: All of the proposed lots comply with the standard street frontage and lot
size requirements of the R-2, R-8, R-15, and C-N zones established in the UDC. No
dimensional modifications are being requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Zoning Boundaries: As mentioned earlier, this property has already been
annexed and zoned. As currently depicted on the preliminary plat there are several
lots within the proposed subdivision that are split between two zoning districts. At the
time this property was annexed and zoned the applicant did not have a detailed plat
design that depicted the exact location of roads and lots within the development. Due
to that lack of detailed information, the zoning district boundaries were drawn as a
"best guess" based on future development plans. Now that those more precise
locations are identified (through the subject preliminary plat) staff believes it is
necessary to "clean up" the zoning designations to more accurately reflect the specific
development that is proposed with the subject plat.
Realigning the zoning district boundaries so that, they do not bisect lots has various
benefits including but not limited to: 1) The setback requirements and use restrictions,
as described in the UDC, are clear and not confused by dual zoning designations; 2)
The tax designation of the lot is not skewed by an inconsistent zoning designation.
Furthermore, UDC 11-1-5CI states that where a district boundary approximately
follows a property line, such property line shall be construed as the district boundary.
Staff believes that zoning district boundaries should coincide with the proposed
property (lot) lines or the center lines of the streets adjacent to said properties. Due to
the fact that the zoning boundaries are only being adjusted slightly, and that revised
boundaries would still be generally consistent with the approved concept plan for this
property, staff in consultation with the applicant and the legal department, detennined
that a standard rezone application would not be necessary in this situation. In place of
the rezone application, it was detennined that the most effective and efficient way to
adjust the zoning boundaries would be through a modification of the original
development agreement on this property. Through the development agreement
modification process, the applicant would be required to submit new zoning legal
descriptions that adjust the boundary lines to coincide with property lines or the center
lines of streets. It should be noted that the development agreement modification
application does require City Council approval and a full public hearing (which
includes all standard noticing and site positing requirements). This process will allow
any concerned citizens or members of the Council to voice their comments or
concerns about the proposed zoning boundary adjustments. It should also be noted that
Jayker Subdivision PP-06-058
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARiNG DATE OF MARCH 13,2007
this process to amend the zoning boundaries through a development agreement
modification is staff s recommended solution to this issue, the final approval of such a
modification can only be made by the City Council. (NOTE: If the Council approves
the future development agreement modification, a new/revised ordinance will need to
be prepared by Legal Department Staff and recorded.) Staff recommends, that four
weeks prior to the City Council hearing for this project that the applicant submit
a request to modify the development agreement in effect for The Tree Farm
annexation. If received within an adequate amount of time, the request to modify
the development agreement can be heard concurrently, by the City Council, with
this preliminary plat application. Below, staff has provided some direction on the
changes that should be incorporated into the revised zoning boundaries within the area
of this preliminary plat:
. The zoning boundary between the R-15 and C-N zones that is located on Lot
1, Block 1, should be shifted south so that it runs along the centerline of the
proposed street, Old Gold Way.
. The zoning boundary between the C-N, R-15 and R-S zones that runs
adjacent to the proposed Tree Fann Boulevard should be moved to the east
and south, so that it runs along the centerline of Tree Farm Boulevard from
the intersection of Tree Farm Boulevard and Chinden Boulevard to the
intersection of Tree Farm Boulevard and Old Gold Way.
. The zoning boundary between the R-2 and R-S zones located in the north
west comer of the plat should be moved so that it runs east along the
centerline of Jayker Way (from the center of the intersection of Jayker Way
and Old Gold Way), and north along the boundary of the proposed
preliminary plat.
. The zoning boundary between the R-15 and R-S zones (located near the
center of the proposed preliminary plat) that runs in the same general
direction as Jayker Way should be relocated so that it runs along the center
line of Jayker Way from the intersection of Jayker Way and Tree Farm
Boulevard to the intersection of Jayker Way and Silver Sage Dr.
. The zoning boundary between the R-2 and R-S zones (located in north east
portion of the proposed preliminary plat) that runs through various estate
lots, should be shifted to the west so that it coincides with the boundary of
the proposed preliminary plat.
. The zoning boundary between the R-2 and R-S zones (located across Lots 53
and 61, Block 12) should be relocated so that it runs behind Lots 54, 55, 56,
57, 5S, Block 12.
. The zoning boundary between the R-15 and R-S zones (referring to the strip
of R-S zoning located near the south east subdivision boundary) should be
relocated to run from the centerline of Chinden Boulevard north along the
western property boundary of Lot 16, Block 17, and continue north along the
centerline of Redbud Place, and then north along the centerline of Ponderosa
Drive, and then east around the rear Lots 6S, 69, 70, Block 12.
Note: The recommendations above represent staff's best effort to resolve the
zoning boundary issues that have arisen with this preliminary plat application.
Staff realizes that further analysis and communication with the applicant will be
necessary to confirm the exact locations of the requested zoning boundary
adjustments.
Jayker Subdivision PP-06-058
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARiNG DATE OF MARCH 13,2007
Jayker Way/Multiuse Pathway: As proposed by the applicant the street section for
the collector road, Jayker Way, only shows a detached eight foot wide sidewalk on
one side of the street. UDC 11-3A-17 requires sidewalks on both sides of the street.
After carefully reviewing this situation and speaking with the applicant it became clear
that the intention of the eight foot wide sidewalk on one side of the street was that it
would act as a multiuse pathway. Staff is supportive of this concept as long as the
proposed multiuse pathway is a minimum of 10 feet wide and designed in accordance
with UDC 11-3A-8. Staff also believes that this pathway should be extended to the
south, along Tree Farm Boulevard, such that it connects with the required 10 foot
pathway along Chinden Boulevard. Having a multiuse pathway in this area is
generally consistent with the concept plan approved for this development.
Access: As proposed, the only access into this development is provided by the
collector street, Tree Farm Boulevard, which connects with Chinden Boulevard. The
Fire and Police Departments have raised concerns that this access is not adequate to
serve such a large development. Working with the applicant, the Fire Department has
requested two emergency access roads to serve this development. The fIrst should be
located on Chinden Boulevard to the west of the proposed intersection of Tree Farm
Boulevard and Chinden Boulevard. The second emergency access requested by the
Fire Department is meant to serve the large lots in the north east comer of the
development that are only served by one access (Silver Sage Drive). To alleviate this
problem the Fire Department is requesting an emergency access connection that would
connect Jayker Way to hnpereta Way. Both of these secondary access roads should be
designed to meet all Fire Department Standards. The emergency access easement
should be graphically depicted on the face of the fInal plat.
Chinden Boulevard is a state highway. UDC 11-3H-4B prohibits access to state
highways at locations other than at section line roads, or at the 1S mile between
sections. The existing access points to Chinden Boulevard should be abandoned, prior
to the signature of the fIrst fInal plat. Further, a note should be placed on the face of
the plat prohibiting direct lot access to Chinden Boulevard. The applicant should also
be required to construct noise abatement in compliance with UDC 11-3H-4D and
ITD's design requirements adjacent to the residential uses (the applicant is proposing a
ten foot berm, which appears to meet these requirements). The applicant should
dedicate or preserve right-of-way, in accordance with ITD's requirements, to allow for
future highway expansion (100-feet from centerline proposed to be preserved). The
applicant should construct a 10-foot wide pathway along Chinden Boulevard exclusive
of any existing or preserved right-of-way (not currently shown on the plans) as
required by UDC 11-3H-4C3.
Stub Streets: The applicant should provide the following stub streets as proposed:
Jayker Way, stubs to the west, future phase of this development; Jayker Way, stubs to
the Teco One Property to the north, parcel #80422314800. Staff has some concerns
about the location of the other two stub streets proposed by the applicant which are:
Silverlace Drive, stubs to the Henkel property to the east, parcel #R9323930190; and
King Maple Avenue, stubs to the Henkel property to the south, parcel #R9323930190.
These two stub streets are provided to a 25.85 acre parcel that is currently zoned R-l
in Ada County. This property has a Low Density designation (up to three dwelling
units per acre) on the City of Meridian Future Land Use Map. Staff is concerned about
the location of both of these stub streets as they relate to the possible future
redevelopment of the Henkel property (parcel #R9323930190). To begin, King Maple
Jayker Subdivision PP-06-058
PAGE 10
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARiNG DATE OF MARCH] 3,2007
Avenue currently stubs to the Henkel Property from the north in direct alignment with
Double Eagle Lane which borders the eastern boundary of the Henkel property. At
fIrst staff thought that aligning these roads made sense so they could be connected at
some point in the future. Yet, after some research and discussion with the Henkel's it
became clear that they had no access, and that Double Eagle was a private lane.
Double Eagle Lane only selVes the seven one acre lots on its east side of the road. Due
to the Henkel's lack of access to the private lane staff believes that the stub street,
King Maple Avenue, should be shifted to the west to provide public street access to
the Henkel property from the north that is not encumbered by the private lane. ACHD
came to similar conclusion and required that the stub street King Maple Avenue be
shifted approximately one hundred feet west from it current location. Staff is
supportive of this requirement and also believes that this stub street should be shifted
to the west a minimum of 100 feet.
The other stub street involving the Henkel parcel is Silverlace Drive, which is stubbed
to the west side of the Henkel property. Staff also has concerns about the proposed
location of this stub street. The subject preliminary plat borders the western side of the
Henkel property for approximately 1,200 feet. Silver Lace drive is stubbed to this
1,200 foot property line from the east, approximately 300 feet from the northern
boundary of the Henkel property. No other street is proposed to cross this shared
property boundary. Because the stub street is only located 300 feet from the northern
property line staff is concerned about the Henkel properties ability to meet the
maximum block length requirements (750 feet without an intersecting street or alley)
described in UDe 11-6C-3F when it develops. It appears that any future block
adjacent to this shared property boundary would exceed the 750 foot maximum
because there would not be an opportunity for a street connection to the east. To avoid
the possibility of excessive block lengths or long streets on the Henkel property staff
recommends that the stub street (Silver Lace Drive) be shifted southward
approximately 200 feet (to be approximately half way between Chinden Boulevard
and the north property line). Staff believes that this new stub street location will help
the Henkel property to the east develop a street system that is consistent with the UDC
in the future.
Basco Lane: Any easements associated with the existing private road, Basco Lane,
should be vacated prior to signature ofthe fInal plat by the City Engineer.
Street Buffers: Chinden Boulevard, adjacent to the property, is classifIed as an
Entryway Corridor on the 2002 Future Land Use Map, and requires a 35-foot
landscape buffer per UDC 11-2A-5. The applicant has proposed to construct a 35-foot
wide landscape buffer along Chinden Boulevard, located outside ofthe future 100 foot
right-of-way for the highway. There is approximately 55 additional feet that should be
improved with grass, until ITD purchases it for the widening of Chinden Boulevard.
This proposal meets the 35 foot minimum landscape buffer requirement and
accommodates the 55 feet of additional area needed by ITD for future roadway
expansion. Per the UDC a 20-foot wide street buffer is required adjacent to the
proposed collector streets Tree Farm Boulevard and Jayker Way. The applicant should
locate these buffers as proposed on the preliminary plat and construct them in
accordance with UDC 11-3B-7. All of the required street buffers should be placed in
common lots exclusive of ACHD/ITD right-of-way (unless the sidewalk is detached,
then the width between the curb and walk may also count towards the width
requirement). If ACHD requires any portion of a street landscape buffer to be placed
Jayker Subdivision PP-06-058
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
within the right-of-way a license/maintenance agreement should be entered into
between ACHD and the property owner to ensure that the buffer the required buffer
within the right-of-way is properly maintained.
Micro-Pathways/Common Areas: The concept plan approved by the City Council at
the time of armexation shows various micro-pathway cormections through out the
proposed development. The landscape plan submitted by the applicant does not show
these pathways. Staff believes that pathway cormections consistent with the approved
concept plan should be included with this development. This would include micro
pathway cormections through Lot 14, Block 2; Lot 17, Block 7; Lot 15, Block 20; Lot
4, Block 12; Lot 12, Block 13; and Lot 27, Block 12. All micro pathways shall be
designed in accordance with UDC ll-3A-8 and landscaped in accordance with UDC
11-3B-12.
Open Space/Amenities: UDC 11-3G-3 reqUlres 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 acres of development area. Using that
standard the applicant is required to provide an additional 7 amenities for a
development of this size (142.97 acres). The applicant is providing 39.1 acres of
usable open space with this development which equals approximately 27% of the total
development area. Along with that ample amount of open space the applicant is
proposing pathways, and a community center that will house various amenities such as
a swimming pool and other facilities described in more detail below. After carefully
reviewing these proposed amenities staff is confident that the applicant will meet or
exceed the amenity requirements as described in the UDC.
Proposed Community Center: Both the preliminary plat and landscape plan
designate Lot 1, Block 1 as the location of a future community center that will serve
the residents of this subdivision. In the applicant's narrative the community center is
described as an approximately 9,000 square foot building that will include swimming
pools, outdoor play areas, kitchen, and exercise facilities. While staff is supportive of
this concept there are some concerns as to the timing of the proposed community
center. Staff believes that such an important amenity should be constructed and
available for use within a reasonable timeframe. While staff understands that the
community center will not be built first, staff believes that it should be constructed and
ready for occupancy prior to 200th building permit that is issued for this development.
This will ensure that the community center is up and running well before all of the
homes in the development are completed.
Common Drives: Numerous common driveways are proposed with this development.
All of the proposed common drives should be designed in accordance with UDC 11-
6C-3D (described at length in Section 9 above). UDC 11-6C-3D7 requires setbacks,
and orientation to be shown on the plat; building setbacks should be measured from
the edge of the common driveway easement, pavement or property lines, whichever is
more restrictive. Further, UDC ll-3C.6 requires every single-family dwelling to have
a two-car garage and a 20' x 20' parking pad on the lot. The asphalt for the common
driveway should not count towards the required parking pad area. The Fire
Department is requiring that all common driveways be designed to support a
minimum of 75K pound load. Staff would also like to emphasize the requirement
that all properties that abut a common drive should take access from the driveway;
note(s) to this effect should be placed on the face ofthe fmal plat.
Jayker Subdivision PP-06-058
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
Landscaping: The landscape plan prepared by River Ridge Engineers, Inc., dated
10/06, is approved with the following modifications/notes:
· Provide a 35-foot wide landscape street buffer along Chinden Boulevard as
depicted. The landscape buffer along the street shall be designed in
accordance with UDC 11-3B-7 and UDC 11- 3H -4C&D.
· Provide noise abatement, in accordance with UDC 11-3H-4D and ITD's
requirements, along Chinden Boulevard.
· Provide a 10-foot wide pathway along Chinden Boulevard.
· Provide micro pathway connections through Lot 14, Block 2; Lot 17, Block 7;
Lot 15, Block 20; Lot 4, Block 12; Lot 12, Block 13; and Lot 27, Block 12.
Landscaping adjacent to all micro pathways should be designed in accordance
with UDC 11-3B-12.
· Per UDC 11-3G-3E, all common open space areas shall be suitably improved
for its intended use. The submitted landscape plan does not identify ground
cover for the common open space areas. All of these common open spaces
should contain grass, shrubs and other vegetative groundcover that makes
them suitable for use.
· Per UDC 11-3B-I0, 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).
Existing Buildings/Structures: The site currently contains multiple buildings.
Because the existing structures span across proposed lot lines, all buildings should be
removed or relocated, prior to signature of the [mal plat by the City Engineer.
Fencing: No fencing is shown on either ofthe submitted plans. The applicant should
discuss fencing plans at the public hearing. A detailed fencing plan should be
submitted upon application of the final plat. If permanent fencing is not provided
before issuance of a building permit, temporary construction fencing to contain debris
must be installed around the perimeter. Perimeter, common open space, and micro-
path /multi-use pathway fencing shall be designed according to UDC 11-3A-7.
Common Areas: Maintenance of all common areas should be the responsibility ofthe
Jayker Subdivision Home Owners' Association.
Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or
canals, exclusive of any natural waterways, that intersect, cross or lie within the area
being subdivided should be covered (excluding the Phyllis Canal).
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
not available, a single-point connection to the culinary water system shall be required.
Jayker Subdivision PP-06-058
PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
An underground, pressurized irrigation system should be installed to all landscape
areas per the approved specifications and in accordance with UDC 11-3A-15 and
MCC 9-1-28.
b. Staff Recommendation: Staff is recommending approval of the proposed Jayker
Subdivision (PP-06-058) with the conditions listed in Exhibit B of the Staff Report. The
Meridian Planning and Zonine Commission heard this item on Februarv 1, 2007. At
the public hearine the Commission moved to recommend approval. Th_e MeridhmCjll'
Cou~~!l heard. these it~~~n_March 13. 2007. At the Dub~ic h_ea,nnl! th~y ~lDpr_oved the
su,bjec1.Preliminarv Plat reJl-ue~t
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: 10/13/06)
2. Landscape Plan (dated: 10/06)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District (not received)
8. Central District Health Department
9. Idaho Transportation Department
C. Legal Description
D. Required Findings from Unified Development Code
Jayker Subdivision PP-06.058
PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
A. Drawings
1. Preliminary Plat (dated: 10/13/06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARiNG DATE OF MARCH 13,2007
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-058)
1.1.1 The preliminary plat labeled Sheets 1-4 of 12, prepared by River Ridge Engineering, Co., dated
10/13/06, is approved, with the conditions listed herein. 1.1. The Applicant shall comply with all
previous requirements of this site associated with AZ-06~004, as well as the Development
Agreement (Instrument No. 106151218) in effect for The Tree Farm development.
1.1.2 Prior to submittal of the first final plat application for this project the applicant shall submit and
receive City Council approval for a development agreement modification application that
includes revised zoning legal descriptions for the subject property. These revised zoning legal
descriptions shall be generally consistent with the approved Tree Farm Concept Plan and all
revised zoning boundaries shall align with property lines or the centerlines of streets (see section
10 of the Staff Report for recommended zoning boundaries).
1.1.3 In lieu of the required sidewalks on both sides of Jayker Way, the applicant shall construct a
multiuse pathway on one side of the street as proposed. Said multiuse pathway shall be a
minimum of 10~feet wide and be designed and constructed in accordance with UDC 11-3A-8.
This pathway shall be located along the north side of all of J ayker Way and extended to the south,
along Tree Farm Boulevard, such that it connects with the required 10 foot pathway along
Chinden Boulevard
1.1.4 Per the Meridian Fire Department's requirements, two emergency access roads shall be
constructed for this proj ect. The first emergency vehicle access road shall be located to the west
of the proposed intersection of Tree Farm Boulevard and Jayker Way and shall be constructed
prior to issuance of 51 sl building permit on this site. The second emergency access road shall
connect Jayker Way to Impereta Way and shall be constructed prior to issuance of 51 sl building
permit on the area of the plat served by Silversage Drive. Both of these secondary access roads
shall be designed to meet all Fire Department Standards. The emergency access easement shall be
graphically depicted on the face of the final plat.
1.1.5 Provide the following stub streets as proposed: 1) Jayker Way, stubs to the west, future phase of
this development; 2) Jayker Way, stubs to the Teco One Property to the north, parcel
#S0422314800.
1.1.6 Si1verlace Drive, which is currently shown as a stub street to the Henkel property to the east,
parcel #R9323930190, shall be shifter southward approximately 200 feet, to be located
approximately 800 feet north of the south property line.
1.1.7 King Maple Avenue, which is currently shown as a stub street to the Henkel property to the
south, parcel #R9323930 190, shall be shifted westward approximately 100 feet, to be located
approximately 430 feet east ofthe west property line.
1.1.8 Place a note on the face of the final plat prohibiting direct lot access to Chinden Boulevard.
1.1.9 Any easement associated with the existing private road, Basco Lane, shall be vacated prior to
signature of the final plat by the City Engineer.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
1.1.10 Construct a 35-foot wide landscape buffer and berm, designed in accordance with UDC 11-3B-7
and UDC 11-3H-4C&D, along Chinden Boulevard, located outside of the future 100 foot right-
of-way for the highway.
1.1.11 Construct a 10- foot wide pathway along Chinden Boulevard, exc1l:1si'/e (If aft)' e,cistiftg (lr
preserved rig-ltt (If way as required by UDC 11 3H 4C3 this pathway may be placed within the
ITD preserved right of way area.
1.1.12 Construct 20-foot wide street buffers along Tree Farm Boulevard and Jayker Way. These buffers
shall be designed and constructed in accordance with UDC 11-3B-7.
1.1.13 Provide micro pathway connections through Lot 14, Block 2; Lot 17, Block 7; Lot 15, Block 20;
Lot 4, Block 12; Lot 12, Block 13; and Lot 27, Block 12. All micro pathways shall be designed in
accordance with UDC 11-3A-8 and landscaped in accordance with UDC 11-3B-12.
1.1.14 Provide 39.1 acres (27%) of usable open space, as proposed.
1.1.15 Provide a community center amenity that includes the following: club house, swimming pools,
outdoor play areas, kitchen, and exercise facilities. All of these amenities shall be constructed and
ready for occupancy prior to issuance of the 201 st building pennit for this development.
1.1.16 Common drives shall be designed in accordance with UDC 11 ~6C-3D. Building setbacks shall be
measured from the edge of the common driveway easement or property lines, whichever is more
restrictive. Common driveways shall be designed to support a minimum of 75K pound load.
1.1.17 Construct noise abatement features in compliance with UDC 11-3H-4D and ITD's design
requirements for residential uses adjacent to state highways.
1.1.18 The landscape plan prepared by River Ridge Engineers, Inc., dated 10/06, is approved with the
following modifications/notes:
. Provide a 35-foot wide landscape street buffer along Chinden Boulevard as depicted. The
landscape buffer along the street shall be designed in accordance with UDC 11-3B-7 and
UDC 11-3H-4C&D.
. Provide micro pathway connections through Lot 14, Block 2; Lot 17, Block 7; Lot 15,
Block 20; Lot 4, Block 12; Lot 12, Block 13; and Lot 27, Block 12. Landscaping adjacent
to all micro pathways should be designed in accordance with UDC 11-3B-12.
. Per UDC 11-3G-3E, all common open space areas shall be suitably improved for its
intended use. The submitted landscape plan does not identify ground cover for the
common open space areas. All of these common open spaces should contain grass, shrubs
and other vegetative groundcover that makes them suitable for use.
. Per UDC 11-3B-10, 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.
1.1.19 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature of the final plat by the City Engineer.
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
1.1.20 A detailed fencing plan shall be submitted upon application of the [mal plat. If permanent fencing
is not provided before issuance of a building permit, temporary construction fencing to contain
debris must be installed around the perimeter. Perimeter, conunon open space, and micro-path
fencing shall be designed according to UDC 11-3A-7.
1.1.21 Maintenance of all common areas shall be the responsibility of the Jayker Subdivision Home
Owners' Association.
1.1.22 Per UDC 11 ~3A-6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway
(also excluding the Phyllis Canal), that intersect, cross or lie within the area being subdivided
shall be covered. Plans will need to be approved by the appropriate irrigation! drainage district, or
lateral users association (ditch owners), with written approval or non~approval submitted to the
Public Works Department prior to construction plan approval. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer.
1.1.23 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. 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.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-058)
1.2.1 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).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.2.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11- 3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot 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.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5 Staffs failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
2. Public Works Department
2.1 Sanitary sewer service to this property is being proposed via extension mains that flow to the
North Black Cat Lift Station. This lift station and pressure sewer are planned to be completed in
early to mid 2008. Extension of the trunk in Black Cat Road will be the responsibility of
development, and will not be installed by the City. The City of Meridian does not guarantee
sewer service in the timelines established in the UDC.
2.2 This property shall gravity sewer to the North Black Cat Lift Station, and no temporary or interim
lift stations shall be allowed.
2.3 The applicant shall install the North Black Cat Trunk through this subdivision. Minimum pipe
slopes may be required to ensure the depth is in general conformance with the master sewer plan.
2.4 A 12-inch sewer main shall be stubbed to, or in general alignment with, N. Spurwing Way, and
an 8-inch sewer main shall be stubbed to, or in general alignment with, W. Balata Court. If no
right-of-way is required in this location then a 20-foot wide common lot shall be place in this
location, with a blanket sewer easement in favor ofthe City of Meridian. No trees shall be
allowed in this easement. If at final construction plan approval the applicant can prove that a
single main stubbed to the east shall be sufficient to ensure that properties to the east of this, but
still in this sewer shed, can be adequately served by a single main, then this condition may be
rescinded by the City Engineer.
2.5 The applicant shall install sewer main in the proposed unnamed stub street, which is in the
vicinity of Basco Lane.
2.6 Sewer mains shall be required to be installed in all stub streets to West Wing Estates.
2.7 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.
2.8 The off.site sewer through this property shall have at a minimum 14-foot wide all-weather access
road place over it. If this road is to double as a secondary emergency access road then it shall be
20-feet wide and built to the Fire Department's standards for emergency access.
2.9 No manholes shall be allowed within the landscape islands. If mains are routed under these
islands then they shall be sleeved per City of Meridian's standard details.
2.1 0 Water service to this site is being proposed via extension of water mains under the jurisdiction of
United Water. There may be administrative issues arise once procedures for dealing with a
separate water agency are implemented. The applicant shall coordinate with the City of Meridian
during this process.
2.11 Though the City of Meridian will not own or maintain the water system in this development, final
hydrant location shall be coordinated with and receive approval from the Public Works
Department and Meridian Fire Department prior to construction plan approval.
2.12 Structures of 3600 square feet and larger, shall comply with the fire flow, and hydrant
requirements of appendix band c of the 2003 International Fire Code.
2.13 Prior to construction plan submittal (which is concurrent with the final plat application) the
applicant's engineer shall have a joint meeting with Rich Greene, a representative from United
Water, and Bruce Freckleton, to discuss administrative procedures for construction plan review.
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
2.14 Prior to construction plan approval the applicant shall submit documentation from United Water
that they have approved the water plans.
2.15 Prior to scheduling of a pre-construction meeting the applicant shall submit documentation from
United Water that all oftheir requirements have been met to be able to go to construction.
2.16 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 finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.17 The applicant shall provide a 20-foot easement for all public sewer mains outside of public right
of way.
2.18 A pressurized irrigation system providing service to all lots shall be required with this
development. The applicant has indicated Settler's Irrigation District will own and operate the
pressure irrigation system in this proposed development. Prior to scheduling a pre-construction
meeting the applicant shall submit a letter from Settlers that all their requirements have been met.
2.19 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC ll-3A-6). The applicant should be required to use any existing surface
water for the primary source.
2.20 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.
2.21 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.
2.22 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.
2.23 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.
2.24 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.
2.25 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.
2.26 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.
2.27 All development improvements, including but not limited to sewer, water, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
2.28 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.
2.29 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.
2.30 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.31 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.32 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.
2.33 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.
2.34 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.
2.35 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. Fire Department
3.1 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 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to
existing buildings within 1,000 feet of the project.
3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet. Provide an approved turnaround at
the terminus of Greenspire Court.
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
3.4 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.5 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide. Must support 75K weight load.
3.6 For all Fire Lanes provide signage "No Parking Fire Lane".
3.7 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13 '6.
3.8 Operational fire hydrants, temporary or pennanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
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 12 the diagonal measurement of the full development. The applicant shall provide a stub
street to the property to the (westfeast/north/south).
3.10. Building setbacks shall be per the International Building Code for one and two story construction.
3.11 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface. 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 back of curb dimension. The roadway shall be able to accommodate an imposed
load of 75,000 GVW.
3.12 Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.13 The proposed 277 lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 803 residents at build out.
3.14 The fire department requests that any future signalization installed as the result of the development of
this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and
emergency medical service vehicles. This cost of this installation is to be borne by the developer.
3.15 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.16 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shaH be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
3.17 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.18 The fire department is opposed to any landscape island in the middle of a cul-de-sac that may prevent
a fire truck from turning around on the end of the court. All cul-de-sac islands shall have rolled
curbs and a minimum of 24 feet of driving surface around the island.
3.19 Provide secondary access to connect estate lots to Jayker Way.
3.20 Provide additional visitor parking on cul-de-sacs to help prevent vehicles from obstructing fire lanes.
3.21 The Fire Department has concerns about the water supply for this project. Homes could be up to
7,770 square feet including garage. 2,500 GPM on hydrant spacing 400' centers.
3.22 Provide pedestrian connections on Fire storm Place and Snow Cherry Ct. which are 10' wide.
4. Parks Department
4.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-I0) will be followed.
4.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-I0) will be followed.
4.3 Due to the size of this development and future phases a possible city park may be necessary in
this are in the future. Please contact Doug Strong to discuss further.
5. Police Department
5.1 The pedestrian access to the proposed clubhouse/community entrance is not well-defined. The
applicant shall use walkway paving materials and landscaping to alert motorists to the pedestrian
traffIc.
5.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
5.3 Secondary access is required and shall be worked out with the Fire Department.
5.4 Adequate lighting shall be provided for all common areas and micro paths.
6. Sanitary Service Company
6.1 SSC will not provide trash pick-up services utilizing the conunon driveway. The developer shall
install a concrete pad at the end of the common drive no more than five (5) feet behind the
sidewalk. The pad shall be of suffIcient area to accommodate the receptacles of the residences
that take access from the common driveway.
7. Ada County Highway District
7.1 Comply with the requirements of the Idaho Transportation Department for frontage
improvements and access to Chinden Boulevard (US 20/26).
Exhibit B - Page 9
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13, 2007
7.2 Construct one residential collector roadway, Tree Fann Boulevard, to intersect Chinden
Boulevard in direct alignment with the main access for Bainbridge Subdivision on the south side
of the roadway. This access requires specific approval from the Idaho Transportation
Department. Construct the roadway with two 14-foot travel lanes, a raised 18-foot center median,
two 6-foot bike lanes, vertical curb, gutter, and detached 6-foot concrete sidewalks within 64-feet
ofright-of~way. Provide a minimum 21.foot street section on each side of the proposed center
medians. Parking is prohibited on this roadway.
7.3 IfITD approves a signal at the main entrance, the applicant shall design, construct, and install a
traffic signal at the intersection of Tree Fann Blvd. and Chinden Blvd. If approval for a signalized
intersection cannot be obtained from ITD, significant re-design ofthe site may be necessary
based on the submitted traffic impact study. The center island design at the intersection shall be
closely coordinated with District Traffic Services staff in conjunction with the signal design. The
center island shall be identified as right-of-way for approximately the first 100-feet north of the
intersection to allow the District to make modifications in the future, if needed, based on the
signal function. The applicant may enter into a license agreement for the landscaping of that
portion of the island.
7.4 Construct Jayker Way as a residential collector with no front-on housing and no on-street
parking. Construct the roadway as a 36-foot street section with vertical curb, gutter, and an 8-
foot concrete sidewalk on one side (north-west side) of the roadway. This roadway may
generally be constructed within 40-feet of right-of-way, except were it abuts the Teco One
property. The right-of-way for Jayker Way shall be extended adjacent to the northerly property
line (the southerly property line for the Teco One properties) to allow for future access to the
Teco One property.
7.5 Construct the following local streets as 29-foot street sections with two travel lanes, parking on
one side, curb, gutter, 8-foot planter strips and 5-foot detached sidewalks within 55-feet of right-
of-way:
Old Gold Way
Viburnum Drive
· Ponderosa Drive
Moon Drummer Way
Silverlace Drive
Silver Sage Drive
· Impereta Drive
7.6 Construct the following local streets as 29-foot street sections with two travel lanes, parking on
one side, curb, gutter, and 5-foot attached concrete sidewalks within 50-feet of right-of-way:
· Red Bud Place
King Maple Drive
Snow Cherry Court
· Honeyrose Place
Caragana Court
Cotoneaster Place
Deodora Place
Pinvon Pines Place
Firestorm Place
Irish Gold Court
· Red Jade Court
Exhibit B - Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
Greenspire Court
7.7 Receive written Fire Department approval for all of the proposed reduced street sections within
the development. mstall "No Parking" signs on one side of all the reduced street section
roadways as identified in conditions 5 & 6.
7.8 Shift the proposed stub street to the south approximately IOO-feet west (to be located
approximately 430-feet east of the west property line) to stub to the 25-acre open space lot within
Westwing Estates. Provide a temporary turnaround at the terminus of the roadway, and install a
sign at the stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
7.9 Construct Silverlace Drive as a stub street to the east, located approximately nO-feet north of
Chinden Boulevard (measured centerline to centerline), to the open space portion of West wing
Estates. Provide a temporary turnaround at the terminus ofthe roadway, and install a sign at the
stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
7.10 Construct Jayker Way and Tree Farm Boulevard as residential collector stub streets to the west
for future phases of this development.
7.11 Construct a curb return approach from Jayker Way to the Teco One property to serve as primary
access in lieu of Basco Lane.
7.12 Extend the right-of-way for Jayker Way adjacent to the northerly property line to allow for future
access to the 3.4-acre and 2.5-acre Teco One properties. There shall be no lots between the right-
of-way boundary for Jayker Way and the property line of the Teco One property (see attachment
#5). Enter into a license agreement with the District for any required landscaping between the
edge of the roadway and the property line.
7.13 Submit a road trust deposit to the District for 69% of the total cost of constructing a 36-foot
residential collector roadway (within 50-feet of right.of-way) that could be constructed on
property owned by the applicant, on the gulch between the two Teco One properties. The dollar
amount for the road trust deposit will be determined by District Development Review staff during
the construction plan review phase. The amount will be based on the above identified percentage
and the District's estimated cost ofthe roadway at that time.
7.14 Coordinate the specific design of the turnarounds and parking within the islands with District
Development Review and Traffic Services staff. The non-standard turnaround design and the
proposed parking within the island is required to be specifically approved by the Fire Department.
7.15 Construct three local roadway intersections with Tree Farm Boulevard and two intersections with
the residential collector, Jayker Way. The first local street (Old Gold Way) shall intersect Tree
Farm Boulevard approximately 400-feet north of its intersection with Chinden Boulevard.
7.16 Direct lot access is prohibited to Tree Farm Boulevard and Jayker Way. This access restriction
shall be noted on the [mal plat.
7.17 Comply with all Standard Conditions of ApprovaL
8. Central District Health Department
Exhibit B - Page 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
8.1 After written approval from appropriate entities is submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
9. Idaho Transportation Department
9.1 Per current ITD policy and Meridian ordinance access, the only direct access allowed to the
highway should be at the half mile. All other access points should be abandoned. It appears that
the plat complies with that requirement however a permit application has not been submitted.
Access to the highway will require a permit. The applicant should contact Jon Ogden at 344-8377
for permit application information.
9.2 A setback of 100 feet from the highway centerline should be required to accommodate future
highway widening and roadside clear zone. I was unable to verify if the plat showed this due to
the drawing scale. Please confirm.
9.3 Site design should provide connectivity to adjacent parcels to minimize future approach requests
to US 20-26.
9.4 Per the City of Meridian ordinance, a collector type facility should be constructed roughly
parallel to US 20-26, connecting the half mile access road to Black Cat Road. Connection to Ten
Mile may not be feasible due to the Golf Course.
9.5 Noise abatement will be the responsibility of the developer.
Exhibit B - Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
C. Legal Description
Proj ect:
Date:
Page:
05013
October 11, 2006
10D
PRELIMINARY PLAT
BOUNDARY DESCRIPTION
A parcel of land situated in thc south 1/2, and in the south Yz of the south Yz of the north
Yz of Section 22, Township 22, Township 4 North, Range 1 West, Boise Meridian, Ada
County, Idaho, more particularly described as follows:
BEGINNING at the south Y. comer of said Section 22, from which point, the southwcst
comer of said section bears, N.89017'17"W., 2647.16 feet; thence, along the south line of
said section,
1) N.89017' 17"W., 55.02 feet; thence,
2) N.00030'29"E., 118.84 feet to the beginning of a tangent curve; thence,
3) Northwesterly along said curve to the left having a radius of 380.00 feet, an
arc length of 111. 78 feet, through a central angle of 1605] '12", and a chord
bearing and distance of N.07055'07"W., 111.37 feet to a point of reverse
curvature; thence,
4) Northeasterly along said curve to the right having a radius of 225.00 feet, an
arc length of 176.88 feet, through a central angle of 45002'28", and a chord
bearing and distance ofN.060lO'31"E., 172.36 feet; thence, tangent from said
curve,
5) N.28041 '45'E., 73.67 feet; thence,
6) N.61 018'15"W., 20.67 feet to the beginning of a tangent curvc; thence,
7) Northwesterly along said curve to the left having a radius of 72.50 feet, an arc
length of38.98 feet, through a central angle of30048' 14", and a chord bearing
and distance ofN.76042'22"W., 38.51 feet; thence, tangent from said curve,
8) S.87053'31 "W., 1 07.74 feet to the beginning of a tangent curve; thence,
9) Northwesterly along said curve to the right having a radius of 187.50 feet, an
arc length of 144.13 feet, through a central angle of 44002'36", and a chord
bearing and distance of N.70005'l1"W., 140.61 feet; thence, tangent from
said curve,
10) NA8D03 '53"W., 184.22 feet to the beginning of a tangent curve; thence,
11) Northwesterly along said curve to the right having a radius of 227.50 feet, an
arc length of 185.06 feet, through a central angle of 46036'27", and a chord
bearing and distance of N.24045'40"W., 180.00 feet; thence, tangent from
said curve,
12) N_01027'26"W., 152.21 feet to the beginning of a tangent curve; thence,
13) Northwesterly along said curve to the left having a radius of 372.50 feet, an
arc length of 117.85 feet, through a central angle of 18007'37", and a ehord
bearing and distance of N.10031'14''W., 117.36 feet; thence, tangent from
said curve,
14) N-19035'03"W., 265.08 feet to the beginning ofa tangent curve; thence,
C:\'RR\05013\Prolim Plat Boundary,doc
Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
Page: 2 of 3
15) Northwesterly along said curve to the left having a radius of 337.50 feet, an
arc length of 101.61 feet, through a central angle of 17015'00", and a chord
bearing and distance of N.28012 '33"W., 1 01.23 feet to a point of compound
curvature; thence,
16) Northwesterly along said curve to the left having a radius of 137.00 feel, an
arc length of 59.61 feet, through a central angle of 24055'53", and a chord
bearing and distance ofN.4901T59"W., 59.14 feet; thence, tangent from said
curve,
17) N.61 045'56"W., 93.82 feet to the beginning of a tangent curve; thence,
18) northwesterly along said curve to the right having a radius of 183.00 feet, an
arc length of 197.68 feet, through a central angle of 61053 '34", and a chord
bearing and distance of N.30049'09"W" 188.21 feet; thence, tangent from
said curve,
19) N.00007'38"E., 383.45 feet to the beginning ofa non-tangent curve; thence,
20) Southeasterly along said curve to the left having a radius of 620.00 feet, an arc
length of 69.21 feet, through a central angle of 06023' 46", and a chord bearing
and distance of S.88005' 58"E., 69.18 feet to a point of compound curvature;
thence,
21) Northeasterly along said curve to the left having a radius of377.50 feet, an arc
length of 165.74 feet, through a central angle of 25009'21", and a chord
bearing and distance ofN.76007'28"E., 164.41 feet; thence, tangent from said
curve,
22) N.63032'48"E., 183.91 feet to the beginning of a tangent curve; thence,
23) Northeasterly along said curve to the right having a radius of 422.50 feet, an
arc length of 48.31 feet, through a central angle of 06033 '06", and a chord
bearing and distance of N.66049'21 "E., 48.29 feet; thence, tangent from said
curve,
24) N.70005'54"E., 45.04 feet; thence,
25) N.00025'07''E., 217.D1 feet to the southwesterly comer of that certain 6.00
acre parcel of land as shown on Record of Survey No. 2006; thence, along the
southerly line of said parcel and the easterly prolongation of said southerly
line,
26) S.89030'12"E., 790.81 feet to a point on the westerly line of that certain parcel
of land as shown on Record of Survey No. xxxx; thence, along the westerly
and southerly lines of said parcel the following courses:
27) S.00013'10"W., 9.14 feet; thence,
28) S.86030'59"E., 189.75 feet; thence,
29) S.47025'06"E., 249.20 feet to the most southerly comer thereof; thence,
leaving said parcel lines,
30) S.40051 '21 "E., 81.04 feet to the beginning of a non-tangent curve; thence,
31) Southeasterly along said curve to the right having a radius of 660.00 feet, an
arc length of 377.77 feet, through a central angle of 32047'43", and a chord
bearing and distance of S.28058'26"E., 372.64 feet; thence, non-tangent from
said curve,
Ci\!RR\05013\Prelim PI.t Boundary,doc
Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13, 2007
pagc: 3 of 3
32) N.77025'26"E., 331.86 feet; thence,
33) N.13041 ' 14"E., 884.80 feet to a point on the southerly right-of-way line of the
Phyllis Canal; thence, along said southerly line the following courses:
34) N.73044'23"E., 255.71 feet; thence,
35) N. 79059'01 "E., 931.36 feet to a point on the easterly line of said Section 22;
thence, leaving said canal right-of-way, along said easterly line,
36) S.00030' 15"W., 400.04 feet to the east Y. comer of said section; thence,
continuing along said easterly line,
37) S.00020'38"W., 1317.45 feet to the northeast comer of Westwing Estates
Subdivision recorded in Book 70 of Plats, at Pages 7200 through 7201, Ada
County records; thence, along the northerly and westerly lines of said
subdivision the following courses:
38) N.89018'37"W., 1291.68 feet; thence,
39) S.00025'45''W., 1276.93 feet to a point on the northerly right-of-way line of
State Highway 20-26; thence, leaving said Westwing Estates boundary line,
along said northerly right-of-way,
40) N.89017'35"W., 1023.59 feet; thence,
41) S.00030'35"W., 40.00 feet to a point on the southerly line of said section;
thence, along said southerly line,
42) N.89017'35"W., 330.00 feet to the POINT OF BEGINNING.
SAID PARCEL containing 142.97 acres, more or less.
SUBJECT TO, all Covenants, Rights, Rights-of-Way, Easements of Record, and other
Encumbrances.
C,\!RRI05013\Prelim Plat Bou"dery,doc
Exhibit C - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARiNG DATE OF MARCH 13,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 13,2007
D. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan;
The City Council finds that the proposed plat is in general conformance with the
comprehensive plan (please see Section 8 of the Staff Report for detailed analysis of
specific comprehensive plan action items that apply to this development).
B. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The City Council finds that services can be made available to accommodate the proposed
development.
C. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, The City Council [mds that the subdivision will not require the expenditure of
capital improvement funds.
D. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to detennine this finding.
E. The development will not be detrimental to the public health, safety or general
welfare; and
The City Council 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.
F. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any natural, scenic or historic features on this site.
Therefore, the City 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. The Commission and Council should reference any public testimony that
may be presented to detennine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is unaware.
Exhibit D - Page 1