Deklan Subdivision
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
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In the Matter of Rezoning of 1.59 acres from R.4(Medium Low-Density Residential) to R-8
(Medium Density Residential) AND Preliminary Plat approval of 6 single-family residential
building lots, and 2 common lots, in the proposed R-8 zone, by Heritage Development,
LLC.
Case No(s). RZ-07-001, PP-07-002
For the City Council Hearing Date of: March 27, 2007 (Findings on the April 10, 2007 City
Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of March 27,2007
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of March 27,2007
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of March
27,2007 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of March 27,2007 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. g67-6S03).
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 g
II-SA.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER /) ~ M (of 4-
CASE NO(S). RZ-07-001, PP-07-002 r' (J ~
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, and the
Conditions of Approval all in the attached Staff Report for the hearing date of March 27,
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 12/13/06 is hereby conditionally approved; and,
2. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of March 27,2007 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 ofthe 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, maybe 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
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER j//L..PU'~ 2 pf l'
CASE NO(S). RZ-07-001, PP-07-002 d -
final plat or short plat to comply with the current provisions of Meridian City Code
Title 11. If the above 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 pennit 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 reaI 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 27,2007
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER /7 A..J..L J trF 4'
CASE NO(S). RZ-07-001, PP.07-002
By action of the City Council at its regular meeting held on the
#-(lY/l. ,2007.
/ 1/ -r~
day of
COUNCIL MEMBER DAVID ZAREMBA
VOTED-#-A-
VOTED~^--
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER CHARLIE ROUNTREE
VOTED~
VOTEDfr
COUNCIL MEMBER KEITH BIRD
MAYOR TAMMYdeWEERD
(TIE BREAKER)
VOTED
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Copy served upon Applicant, The Plannin'g: -eht"Ptlblic Works Department and City
q"p qlt\
Attest:
Attorney.
By: ~hC~f) lY\S,V0:-tf/\
City Clerk \
Dated:~ 1- -oi
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER fJ a 'l--'_ 1--t?f 4--
CASE NO(S). RZ-07-001, PP-07-002 if ......
CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT fOR THE HEARING DATE OF MARCH 27, 2007
STAFF REPORT
TO:
FROM:
Hearing Date: 3/27/2007
Mayor and City Council
Justin Lucas, Associate City Planner
208-884-5533
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SUBJECT:
Deklan Subdivision
RZ-07.00l
Rezone of 1.59 acres from R-4(Medium Low-Density Residential) to R-8
(Medium Density Residential).
PP-07-002
Preliminary Plat of 6 single-family residential building lots, and 2 common
lots, in the proposed R-8 zone, by Heritage Development, LLC.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Heritage Development, LLC, has applied for Rezoning (RZ) from R-4 (Medium
Low-Density Residential) to R-8 (Medium Density Residential) for 1.59 acres, and preliminary
plat approval of six single-family residential building lots, and two common lots in the proposed
R -8 zone. The site is located on the east side of West 4th Street, near the northeast comer of the
intersection of West 4th Street and Maple Street. The site is currently vacant and is located within
the Urban Service Planning Area and the corporate boundaries ofthe City.
2. SUMMARY RECOMMENDATION
The subject applications (RZ and PP) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Rezone and Preliminary Plat applications. Staff is recommending
approval of the proposed Deklan Subdivision (RZ-07-001 and PP-07-002) with the
conditions listed in Exhibit B of the Staff Report. The Meridian Planning and Zonine:
Conunission heard these items on February 15. 2007. At the February 15, 2007 public
hearine: the Conunission moved to recommend approval.
a. Summary of Conunission Public Hearing:
i. In favor: Mee:an Johnson
ii. In opposition: Laura Lentz (The following si!!Ded in opposition but did not
provide verbal testimonv: Bud Larson, Janet Larson, John Fernandes, Kav
Fernandes)
iii. Commentine:: None
iv. Written testimony: None
v. Staff presentine: application: Justin Lucas
vi. Other staff commenting on application: Mike Cole
b. Key Issues of Discussion by Conunission:
i. - Improvements on West 4th Street;
c. Kev Conunission Changes to Staff Recommendation:
i. -- None
d. Outstandine: Issue(s) for City Council:
i. - The applicant is requestine; a waiver of the pressurized irrieation system
requirement
Deklan Subdivision RZ-07-00l/PP-07-002
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007
The Meridian Citv Council heard thelie itemli ou March 27. 2007. At the nuhlic heariug thev
ann roved the liuhiect Rezone and Preliminarv Plat reuued.
.a. Summarv of Citv Council Public HearinJ1:
1. In..fuyQr: Me!!an Johnson, Rvan Morl!an
11. !n..oJ:l.D.QSition: None
Hi. Commentinl!: Christv Richardson. ACHD
iv. Written testimonv: None
v. StaffJ2!"esen!!nl! aoolication: Anna Canninl!
vi. Other staff commentinl! on aooliNtim1: Len Gradv, Bill ~~
~ Kev Issueli of Diliculiliion bv Council:
i. fu:JJ.uestm..waiver of Pressurized Irril!ation
ii. Desilffi and function of 4th Street
.t. Kev Council ChanJ1eli 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 Numbers RZ~
07-001 and Pp.07-002 as presented in staff report for the hearing date of March 27,2007 with the
following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers RZ-07-
001 and PP-07-002 as presented during the public hearing on March 27, 2007 for the following
reasons: (You should state specific reasons for denial of the annexation and you must state
specific reason(s) for the denial ofthe plat.)
Continuance
I move to continue File Numbers RZ-07-001 and PP-07-002 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: East side of West 4th Street, near the northeast comer of the
intersection of West 4th Street and Maple Street, Parcel #S1212110500, in Section 12,
Township 3 North, Range 1 West.
b. Owner:
Wayne Enterprises, LLC
12716 W. Scotfield St.
Boise, ill 83713
c. Applicant:
Heritage Development, LLC
12716 W. Scotfield St.
Boise, ill 83713
Deklan Subdivision RZ-07-001lPP-07-002
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007
d. Representative: Megan Jolmson, WRG Design
e. Present Zoning: R-4
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for a
Rezone of the subject 1.59 acres from R-4 to R-8, and Preliminary Plat approval of 6 single-
family buildable lots, and 2 conunon lots. All ofthe homes within the development are
proposed to be single-family detached. The average residential lot size in the proposed
development is 7,216 square feet. The total gross density of the project is 3.77 dwelling units
per acre. The net density is 5.45 dwelling units per acre. Approximately 0.1 acres (6.3 %) of
the site is being set aside for open space.
1. Date of preliminary plat (attached in Exhibit A):
2. Date oflandscape plan (attached in Exhibit A):
12/13/06
12/13/06
5. PROCESS FACTS
a. The subject application will in fact constitute a rezone 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. 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.
c. Newspaper notifications published on: January 29th and February12th, 2007 (Planning
Commission), March 5th and 19th, 2007 (City Council)
d. Radius notices mailed to properties within 300 feet on: January 19th, 2007 (Planning
Commission), March rd, 2007 (City Council)
e. Applicant posted notice on site by: February 5th, 2007 (Planning Commission), March 17th
2007 (Citv Council)
6. LAND USE
a. Existing Land Use(s): This site is currently vacant.
b. Description of Character of Surrounding Area: This parcel is almost completely surrounded by
single family residential development. The only non residential use bordering this property is a
church to the north. The proposed project is considered infill and, if approved, will be similar
to the surrounding residential uses.
c. Adjacent Land Use and Zoning:
1. North: Single family home, and LDS Church, zoned R-4
2. South: Single family homes, zoned R-4
3. East: Single family homes, zoned RA
4. West: Single family homes, zoned R-4
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works:
Deklan Subdivision RZ-07.001lPP-07-002
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007
Location of sewer: There is sewer available in W. 4th Street.
Location of water: There is water available in W. 4th Street.
Issues or concerns: 1.) The applicant is requesting a waiver ofthe
pressurized irrigation requirement, due to the fact that, "the water crossing
the site is not reliable enough to provide pressure irrigation to the site".
However, City Code allows for City Council to waive this requirement only
if the property does not have any water rights.
2. CanalslDitches Irrigation: N/ A
3. Hazards: N/ A
4. Proposed Zoning: R-8 (Medium Density Residential)
5. Size of Property: 1.59 acres
f. Subdivision Plat Information:
1. Residential Lots: 6
2. Non-residential Lots: 0
3. Total Building Lots: 6
4. Common Lots: 2
S. Other Lots: 0
6. Total Lots: 8
7. Gross Density: 3.77 units per acre
8. Minimum House Size: N/A
g. Landscaping:
1. Widthofstreetbuffer(s): N/A
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 0.1 acres/6.3%
h. Amenities: N/ A
1. Off-Street Parking: UDC 11- 3C-6 requires single-family detached dwellings to have 2
enclosed parking spaces (a garage) and a 20' x 20' parking pad in front of each garage.
J. Sununary of Proposed Streets and/or Access: The applicant is proposing to construct a single
public street cul~de~sac (300 feet), Deklan Court, which will serve this subdivision. The cul-
de-sac is proposed with a 36-feet wide street section with rolled curb, gutter and 5-foot wide
attached sidewalks within 50 total feet of right~of-way. ACHD has submitted comments and
conditions back to the City for this project. ACHD's conditions are included in Exhibit B.
7. COMMENTS MEETING
On January 26,2007, a joint agency and departments meeting was held with service providers in
this area. The agencies and departments present include: Meridian Fire Department, Meridian
Police Department, Meridian Parks Department, Meridian Public Works Department, and the
Sanitary Services Company. Staff has included corrunents, conditions and recommended actions
in Exhibit B below.
Deklan Subdivision RZ-07-001IPP-07-002
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future
Land Use Map. Medium density residential areas are anticipated to contain between three and
eight dwellings per acre (see Page 99 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 6 single-family lots on 1.59 acres for a total gross density of 3.77 dwelling units/acre.
Staff considers this project to be generally compliant with the recommended density for this area.
Staff fmds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
Chapter VII, Goal III, Objective A, Action I - Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands in the
following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
. The lands are under the jurisdiction of the Meridian City Fire Department, This service
will not change.
· The lands are serviced by the Meridian Police Department (MPD). This service will not
change.
· The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
· The subject lands are currently serviced by the Meridian Library District. This service
will not change.
Municipal, fee-supported, services are provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to constructfive-foot wide attached sidewalks along all of the
proposed streets in the subdivision. The proposed sidewalks will enhance pedestrian connectivity
in this area.
Deklan Subdivision RZ-07-001lPP-07-002
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See above.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the eXlstzng single-family
residential properties to the, south, east and west, and church to the north are compatible with
the proposed development.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's zoning and development request is
appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached
homes as permitted uses in the R-8 zoning district.
b. Purpose Statement of Zone:
R-8 Medium Density Residential: The purpose ofthe residential districts is to provide for
a range of housing opportunities consistent with the Meridian Comprehensive Plan.
Connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. Residential districts are distinguished by the allowable density of
dwelling units per acre and corresponding housing types that can be accommodated
within the density range.
c. General Standards: All of the proposed lots comply with the standard street frontage and lot
size requirements of the R-8 zone established in the UDC. No dimensional modifications are
being requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. RZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-8 zone is appropriate for this property.
Please see Exhibit D for detailed analysis of the required facts and [mdings for a
zoning amendment.
2. PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Density/Open Space: Although not specifically required by the UDC (due to the size
of the property) the applicant is proposing 0.1 acres (6.3%) of open space for this
development. Much of this open space is located in a ten-foot wide landscaped
Deklan Subdivision RZ-07-001IPP-07-002
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007
common lot on the south side of the proposed street. This ten foot common lot helps to
avoid the undesirable situation of "double fronted lots" that would be created, for the
existing homes to the south, if the ten foot landscape strip was not included. m general
Staff is supportive of the proposed open space and believes that the ten foot buffer
strip helps to mitigate any negative effects of this proposed development on the
neighbors to the south.
Landscaping: The landscape plan prepared by WRG Design mc. on 12/13/06, is
approved with the following modifications/notes:
· Per UDC ll-3B-1O, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
· A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC ll-3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
above, with the final plat application(s).
Existing Structures: The preliminary plat notes that a pool, fence and other minor
structures are to be relocated as a result of this development. All existing structures
that can not conform to the standard setbacks of the R -8 zone should be
removed/relocated.
Cul-de-sac Turning Radius: The proposed turning radius of the cul-de-sac at the
terminus of Deklan Court is 45 feet measured to the back of curb. The Fire
Department has expressed concern about this turning radius and requires that the
radius of the cul-de-sac be expanded to 48 feet, measured to the back of curb.
Fencing: The applicant is proposing to install six-foot high vinyl fencing along the
south and east property lines adjacent to the existing single family homes. The
applicant is also proposing to retain the existing fencing along the north and west
property lines. Staff is supportive of this proposal and believes that the new vinyl
fencing is appropriate adjacent to the existing homes. A detailed fencing plan should
be submitted upon application of the final plat. If permanent fencing is not provided
before issuance of a building permit, temporary construction fencing to contain debris
must be installed around the perimeter. Perimeter, common open space, and micro-
path /multi-use fencing shall be designed according to UDC 11-3A-7.
Common Areas: Maintenance of all common areas should be the responsibility of the
Deklan Subdivision Home Owners' Association.
Ditches, Laterals, and Canals: Per UDC ll-3A-6 all irrigation ditches, laterals or
canals, exclusive of any natural waterway, that intersect, cross or lie within the area
being subdivided should be covered.
Pressure Irrigation: The applicant is requesting a waiver of the pressurized irrigation
requirement, due to the fact that, "the water crossing the site is not reliable enough to
provide pressure irrigation to the site". However, City Code allows for City Council to
waive this requirement only if the property does not have any water rights. Therefore,
Public Works staff is not supportive waiving the requirement and would require
Deklan Subdivision RZ-07-001/PP-07-002
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007
a pressurized irrigation system that utilizes existing surface water and is
supplemented by City Water. 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. If a single-point connection is used, the developer will be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in
accordance with UDC 11-3A-15 and MCC 9-1-28.
b. Staff Recommendation: Staff is recommending approval of the proposed Deklan
Subdivision (RZ-07-001 and PP-07-002) with the conditions listed in Exhibit B of the Staff
Report. The Meridian Planning and Zoning Commission heard these items on February
15. 2007. At the Februarv 15. 2007 public hearing the Commission moved to recommend
approval. Th.e_MeJ;_t(Uan City_Council heard thes~it.emltOn March 27. 2007. A(the_p-ublic
hearin!! thev aDDrov~d th~_~ut>>ject Re;zone and Prelimi!I~3ry_rl~tJ.~quest..
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: 12/13/06)
2. Landscape Plan (dated: 12/13/06)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
C. Legal Description
D. Required Findings from Unified Development Code
Deklan Subdivision RZ-07-001/PP-07-002
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007
A. Drawings
1. Preliminary Plat (dated: 12/13/06)
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Exhibit A - Page 2
CITY OF MERJDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007
Landscape Plan (dated 12/13/06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-07-002)
1.1.1 The preliminary plat plan labeled Sheets C01 and C02, prepared by WRG Design Inc., dated
12/13/06, is approved, with the conditions listed herein. All comments/conditions of the
accompanying Rezone (RZ.07.00 1) shall also be considered conditions of the Preliminary Plat
(PP.07-002).
1.1.2 The landscape plan prepared by WRG Design Inc. dated 12/13/06 is approved with the following
modifications/notes:
. Provide a ten-foot wide landscape strip (placed in a common lot) between the
proposed Deklan Court and the existing homes to the south, except for the area
directlv south of the proposed cul-de-sac where the landscape strip can be reduced
to five-feet.
. Per UDC ll-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.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
1.1.3 Provide 6.3 % (0.1 acres) open space as proposed.
1.1.4 All buildings or structures that span across proposed lot lines, or do not conform to the
dimensional standards (setbacks, height, etc.) of the UDC shall be removed, relocated or made to
conform to city code, prior to signature of the final plat by the City Engineer.
1.2.7 Install six foot high vinyl fencing along the south and east property lines adjacent to the existing
single family homes, as proposed. A detailed fencing plan shall be submitted upon application of
the final plat. If permanent fencing is not provided before issuance of a building pennit,
temporary construction fencing to contain debris must be installed around the perimeter.
Perimeter, common open space, and micro-path fencing shall be designed according to UDC 11-
3A-7.
1.2.8 Maintenance of all common areas shall be the responsibility of the Deklan Subdivision Home
Owners' Association.
1.2.9 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway,
that intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to construction plan approval. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007
1.2.10 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant shall 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. If a single-point connection is used, the developer will be
responsible for the payment of assessments for the common areas prior to signature on the final
plat by the City Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11- 3A-15 and MCC
9-1-28.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-07-002)
1.3.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application(s).
1.3.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC ll-3A-17.
1.3.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot 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 fmal construction.
1.3.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.3.5 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.
1.3.6 Preliminary plat approval shall be subject to the expiration provisions set forth in ODC 11-6B-7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains in W. 4th
Street. The applicant shall install mains to and through this subdivision; applicant shall coordinate
main size and routing with the Public Works Department, and execute standard forms of
easements for any mains that are required to provide service. Minimum cover over sewer mains
is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2 Water service to this site is being proposed via extension of mains in W. 4th Street. The applicant
shall be responsible to install water mains to and through this development, coordinate main size
and routing with Public Works.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007
2.3 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approvaL The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.4 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.5 The applicant has proposed a waiver to the pressurized irrigation system required by City Code
for this development. There reason stated was, "the water crossing the site is not reliable enough
to provide pressure irrigation to the site". Per Meridian City Code 9-1-28, the pressurized
irrigation requirement can only be waived if the particular property can prove they have no water
rights in an irrigation district. UDC ll-3B~6D requires non-potable water to be used in
pressurized irrigation systems when deemed available. Therefore, the applicant shall be required
to install a pressurized irrigation system using the existing surface water, with a single point
connection to the potable water system to supplement the pump station wet welL The design of
this system shall be coordinated with the Public Works Department prior to construction plan
approval, but it shall include at a minimum a wet well for surface water retention. The applicant
shall coordinate with the Public Works Department to determine what percentage of the pj.
system will be utilizing City water, so that a pro-rated well development fee can be detennined,
and it shall be payable prior to signature on the fmal plat by the City Engineer.
2.6 If City Council waives the requirement for a pressurized irrigation system using existing surface
water, that applicant shall be subject to the payment of well development fees prior to signature
on the final plat.
2.7 If the required pressurized irrigation system in this development is to be owned and maintained
by the Homeowner's Association then plans will be reviewed and approved as part of the
construction plan approval. A draft copy of an operations and maintenance manual shall be
submitted prior to construction plan approval, with the final draft being
2.8 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. If a surface source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
2.9 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.
2.10 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.
2.11 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.
2.12 Per UDC ll-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007
2.13 Street signs are to be in place, water system shall be installed and activated, sewer system shall
have passed air-testing and video inspection, fencing installed, drainage lots constructed, road
base approved by the Ada County Highway District and the Final Plat for this subdivision shall
be recorded, prior to applying for building pennits.
2.14 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
required improvements prior to signature on the final plat. These include but are not limited to,
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water.
2.15 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.16 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined during the plan review process, prior to signature on the final plat.
2.17 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.
2.18 Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
2.19 Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Army Corps of Engineers.
2.20 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.
2.21 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.
2.22 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 l~foot above.
2.23 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 detennined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and pennit from Building Department prior to
commencing installations.
3. Fire Department
3.1 One and two family dwellings not exceeding 3600 square feet will require a fire-flow of 1,000
gallons per minute available for duration of 2 hours to service the entire project. One and two story
family dwellings will require a fire flow of 1500 gallons per minute. Fire hydrants shall be placed an
average of 500 feet apart. International Fire Code Appendix C.
3.2 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.
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 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 IFe Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.5 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.7 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 shall be 600 feet
(183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
3.8 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
4. Police Department
4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed two feet in height. Trees shall have a canopy of no less than six feet.
5. Parks Department
5.1 The Parks Department has no concerns with the site design as submitted with the application.
6. Sanitary Service Company
6.1 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius.
Exhibit B - Page 5
7.1
7.1.1
7.1.2
7.1.3
7.1.4
7.2
7.2.1
7.2.2
7.2.3
7.2.4
7.2.5
7.2.6
7.2.7
7.2.8
7.2.9
7.2.10
7.2.11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007
7. Ada County Highway District
Site Specific Conditions of Approval
Construct the internal street, Deklan Court, as a 36-foot street section with vertical curb, gutter,
and 5-foot attached concrete sidewalk within 50-feet of right. of-way, as proposed.
Construct 4th Street to match the existing curb line/street sectionlright-of-way to the immediate
south of the site, as proposed. Dedicate sufficient right-of-way to complete the street section (the
proposed 28.7- feet from centerline is acceptable) for 4th Street; AND if any sidewalk
improvements are located outside of the right-of-way they should be accompanied by a public
access easement.
Construct a standard cul-de-sac turnaround at the eastern tenninus of D ekl an Court with a
minimum turning radius of 45-feet.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Comply with the District's Tree Planter Width futerim Policy.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building pennit
(or other required pennits), which incorporates any required design changes.
Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
Payment of applicable road impact fees is required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27,2007
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities is submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Enviromnental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIlE HEARING DATE OF MARCH 27,2007
C. Legal Description
-....
B~Ejf~ROVAL
PES I G N ~ I N C_
BoBD~ DelerJptiou
for Stacy CODltruetlon
Fourth Street, Meridian
Job No. 6066716,00
MERIDIAN PUBLIC
WORKS DEPT.
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A parcel of land situate in the northeast quarter of the northeast quarter of Section 12,
Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, being more
particularly described as follows:
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Commencins at the northeast comer of the northeast quarter of the northeast q\llll1e'c of
SqXion 12, ToWDSbip 3 North, Rauge 1 West, Boise Meridian;
Thence S00"03'22"E, 69S.61 feet along the east line of the northeast quarter of the northeast
quarter to the northeast comer of Niday's Second Addition, Book 11 of Plats at Page 594,
Recordli of Ada County;
Thence N89"S4'38'W, 826.16 feet along the line common to Niday's Second Addition,
Wilson Addition, Book 12 of Plats at Page 708, Records of Ada County, and Western
Subdivision, Book 24 of Plats at Pages 1498 & 1499, Records of Ada County, to a 5/S inch
rebar marking the POINT OF BEGINNING;
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Thence SOOOO4'43"E, 194.00 feet along the west line ofWestcm Subdivision to a 5/S
inch rebar on the north line of Westem Subdivision;
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Thence N89QS4'3S'Wi 437.57 feet along the north line ofWcstem Subdivision to a
S/8 inch rebar marking the centerline of West Fourth Street;
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SURvlY
Thence NOO"OS'07'W, 80.21 feet along the centerline of West Fourth Street;
'Thence S89Q54'3S"E, 137.48 feet parallel with the north line of Western Subdivision
to a 1/2 inch rebar;
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Thence Nooo02'28"W, 113.79 feet to a 1/2 inch rebar on the westerly extension of
the north line of Western Subdivision;
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II/[) Thence S89<'S4'38"E, 300.03 feet along the westerly extension of the north line of
(j.\ 'Ii.s~ Western Subdivision to the POINT OF BEGINNING.
~r l I ? ":i; /' r The above-described parcel contains 1.59 acres, more or less.
~ fl6~6: \) ) Together with all and singular the tenements, hereditaments, and appurtenances thereunto
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453 s. i'imess PI~ce. . d tha .
Eagle, 10 Subject to any easements or ngbts-of-way ofrecord or apparent an t certain CBSCII)ent
83616 over said land in favor of the City of Meridian, State ofIdaho, a municipal corporation, for
water right-of-way (to be provided for through an underground pipeline) and incidental
purposes as set forth in an instrument recorded May 27, 1976, as Instrument Number
7620278, Records of Ada County, Idaho.
PH 208/246_8300
FX 208/2~6.8320
.WWIV.WflJOlsign_um
Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007
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LEGAL EXHIBIT
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PROJECT NO. 60667'16
DATE: 12/14/06
BY: msb
SCALE: r-1DO'
SHEET NO. 1 of 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007
D. Required Findings from Unified Development Code
1. Rezone Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
A. The map amendment complies with the applicable provisions of the comprehensive
plan;
The City Council finds that the proposed zoning is in general conformance with the
comprehensive plan (please see Section 8 of the Staff Report for detailed analysis of
specific comprehensive plan action items that apply to this development).
B. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
The City Council finds that the development of this property should be required to
comply with the established regulations and purpose statements of the requested zone.
See Section 10, Analysis above for information on the regulations that need to be
complied with.
C. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The City Council finds that the proposed rezone, and subsequent development of this
property shall not be detrimental to the public health, safety and/or welfare. Staff
recommends that the Conunission and Council rely on any oral or written testimony that
may be provided when determining this fmding.
D. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
The City Council finds that the proposed zoning amendment will not result in any
adverse impact upon the delivery of services by any political subdivision providing
services to this site.
E. The annexation is in the best ofinterest ofthe City (UDC 11-5B-3.E).
This finding is not applicable to the rezone request.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan;
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;
Exhibit D - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 27, 2007
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 finds that the subdivision will not require the expenditure of
capital improvement funds.
D. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this fmding. (See finding
Items 3 and 4 above under Rezone Findings above, and the Agency Comments and
Conditions in Exhibit B for more detail.)
E. The development will not be detrimental to the public health, safety or general
welfare; and
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, staff fmds that the proposed development will not result in the destruction,
loss or damage of any natural, scenic or historic feature(s) of major importance. The
Commission and Council should reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature( s) of maj or importance of which staff is unaware.
Exhibit D - Page 2