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CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATI[9f~~}3,~Oi' "., 'J"-':," ,....,
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STAFF REPORT MAY 11 2007
TO:
Planning & Zoning Commission
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Hearing Date: 5/3/2007
Continued From: 4/19/2007
FROM:
Amanda Hess, Associate City Planner
208-884-5533
SUBJECT:
Benewah Subdivision
. PFP-07-001
Request for Preliminary 1 Final Plat of Two (2) Residential Lots on 0.448 Acres in
an R-8 Zone, by Greg Walker
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Greg Walker, has applied for Preliminary 1 Final Plat (PFP) approval of two (2) residentia1lots
on 0.448 acres. The property is currently zoned R-8 (Medium Density Residential) and is located at 2673 N.
Ridgebury Avenue in the SE~ NE~ of Section 1, Township 3, North Range 1 West, B.M. This site is
currently designated "Medium Density Residential" on the 2002 Comprehensive Plan Land Use Map.
The subject property is commonly known as Lot 13, Block 3, Vallin Courts Subdivision. The Vallin Courts
Subdivision was recorded in 2005. The Applicant is proposing to subdivide Lot 13, Block 3, into two new lots,
for Benewah Subdivision. The lot sizes are at approximately 8,900 and 10,600 square feet.
The subject development is eligible for a combined preliminary 1 final plat application because the proposed
subdivision does not exceed four lots, there are no new streets being dedicated or widened, and this
development is not located within a floodplain, hillside, or the like (UDC ll-6B-4A). The subject property is
within the City's Area ofImpact and Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
Staff recommends approval of PFpw07-00l for Benewah Subdivision, as presented in the staff report for the
hearing date of April 19, 2007, based on the Findings of Fact listed in Exhibit D and subject to the comments
listed in Exhibit B. Staff has prepared findings consistent with this recommendation.
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to recommend approval to the City
Council of File Number PFP-07-00l, as presented during the hearing on April 19, 2007, with the
following modifications to the conditions of approval: (add any proposed modifications)
Denial
After considering all Staff, Applicant, and public testimony, I move to recommend denial to the City
Council of File Number PFP-07-001, as presented during the hearing on April 19, 2007, for the following
reasons: (state specific reasons for denial of the annexation and/or preliminary plat request)
Benewah Subdivision - PfP-07-00J
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3,2007
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number PFP-07-
001 to the hearing date of (insert continued hearing date here) for the following reason(s): (state specific
reason(s) for a continuance)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
2673 South Ridgebury Avenue
SW~ NE~, Section 1, T4N, RIW
b. Owner:
Westminster Homes
128 S. Eagle Road
Eagle, ill 83616
c. Applicant:
Greg Walker
Walker Homes, Inc.
880 E. Franklin Road, Suite 306
Meridian, ill 83642
d. Present Zoning: R-8 (Medium Density Residential)
e. Present Comprehensive Plan Designation: Medium Density Residential
f. Description of Applicant's Request:
1. Date ofPre1iminary Plat (See Exhibit A): January 12, 2007
2. Date of Final Plat (See Exhibit A): January 25,2007
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, a public hearing is required before the
City Council on this matter.
b. The subject application will, in fact, constitute a final plat, as determined by City Ordinance. By
reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the
City Council on this matter.
c. Newspaper notifications published on: April4, 2007, & April 16, 2007
d. Radius notices mailed to properties within 300 feet on: March 23,2007
e. Applicant posted notice on site by: April 9, 2007
6. LAND USE
a. Existing Land U se( s) : Vacant land. Existing structure has been removed.
b. Description of Character of Surrounding Area: A mix of single family residential and vacant
agricultural land, some of which has recently been proposed and approved for residential development.
c. Adjacent Land Use and Zoning:
Benewah Subdivision - PFP-07 -001
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
1. North: Vallin Courts Subdivision, zoned R-8
2. East: Vallin Courts Subdivision, zoned R-8
3. South: Waterbury Park Subdivision, zoned R-4
4. West: Residential 1 Agricultural land, zoned RUT (Ada County)
d. History of Previous Actions: The subject application proposes to subdivide Lot 1, Block 3, of the
Vallin Courts Subdivision. Vallin Courts was granted final plat approval by City Council on January
4,2005.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: There is currently sewer in N. Ridgebury Avenue
Location of water: There is currently water in N. Ridgebury Avenue
Issues or concerns: None
2. Vegetation: Primarily vacant land. Existing trees will be retained or relocated on site.
3. Floodplain: The property is located within the 100-year and 500.year floodplains.
4. Canals/Ditches/Irrigation: Creason Lateral runs just south of the subject site.
5. Hazards: NIA
6. Size of Property: 0.448 acres
f. Subdivision Plat fuformation:
1. Residential Lots: 2
2. Non-residential Lots: 0
3. Total Building Lots: 2
4. Common Lots: 0
5. Total Lots: 2
6. Open Lots: 0
7. Residential Area: 0.448 acres
8. Gross Density: ~4.5 units per acre
g. Landscaping:
1. Width of street buffer(s): NIA
2. Width ofbuffer(s) between land uses: NIA
3. Percentage of site as open space: NI A
4. Other landscaping standards: Per UDC 11-3A-15, all developments shall have underground
pressurized irrigation systems in compliance with Meridian City Code, Title 9, Chapter 1.
h. Proposed and Required Non-Residential Setbacks: As per the R-8 zone for detached single family
dwellings.
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to the
development will be from Meridian Road via either the Salisbury Lane Subdivision or Clearbrook
Benewah Subdivision - PFP-07-001
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
Estates Subdivision. Each of the proposed lots will have individual driveway access to N. Ridgebury
Avenue.
7. COMMENTS MEETING
On March 29,2007, Planning Staff held an agency comments meeting. The agencies and departments present
included: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian
Public Works Department, and the Sanitary Services Company. Staff has included all comments and
recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map.
The Comprehensive Plan calls for single-family homes at densities of three to eight dwelling units per acre on
this site. (See Page 95 of the Comprehensive Plan) There are two building lots proposed on the subject 0.448
acres. There is a maximum density of 8 dwelling units per acre allowed in the R-8 zone by the UDC; the
proposed gross density of Benewah Subdivision is approximately 4.5 dwelling units per acre. Staff does find
that the proposed zoning designation, R-8, and density of 4.5 dwellings per acre, is in accordance with the
2002 Comprehensive Plan and Future Land Use Map. The following Comprehensive Plan policies apply to
this application:
· Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned for the
provision of all public services.
The City of Meridian plans to provide municipal services to the subject development in the following
manner:
· Sanitary sewer and water service will be extended to the project at the developer's expense.
· 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 will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
· Chapter VII, Goal IV, Objective C, Action I - Protect existing residential properties from
incompatible land use development on adjacent parcels.
Stafffinds that the adjacent residential developments are compatible with the proposed subdivision.
. Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high-density single family, multi-family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
Stafffinds that the proposal will contribute to the existing single-family residential product within the
City of Meridian.
Staff believes that the proposed development and density (4.5 d. u. 's/acre) for this property is appropriate and
consistent with the Comprehensive Plan. 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
development request is appropriate for this property.
Benewah Subdivision - PFP-07-001
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3,2007
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC Il-2A-2 lists single-family developments as a Pennitted Use
in the R-8 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of
Meridian water and sewer systems is a requirement for all residential districts. Residential districts are
distinguished by the allowable density of dwelling units per acre and corresponding housing types that
can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
PRELIMINARYIFINAL PLAT ANALYSIS:
Based on the policies and goals contained in the Comprehensive Plan and the general compliance of
the proposed development with the Unified Development Code, Staff believes that this is a good
location for the proposed single-family residential products. Please see Exhibit D for detailed analysis
of facts and fmdings for a preliminary plat.
1. Access: Access to the proposed two-lot subdivision within the existing Vallin Courts Subdivision
will be via Meridian Road and through either the Salisbury Lane Subdivision or the Clearbrook
Estates Subdivision. Access for the future homes will be from Ridgebury Drive. Direct lot access
to N. Venable Lane is prohibited.
2. Homes 1 Lot Sizes: The application proposes 2 detached single family homes within the R-8
zone. Lot sizes with the subject development range will be 8,932 square feet and 10,590 square
feet.
3. Landscaping: No additional landscaping or open space is required for this development.
Maintenance of all common areas for Vallin Courts Subdivision shall also be the responsibility of
the Benewah Subdivision Homeowner's Association.
4. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The Applicant should be required to utilize any existing
surface or well water for the primary source. If a surface or well source is not available, a single-
point cOIUlection to the culinary water system shall be required. An underground, pressurized
irrigation system should be installed to all properties per the approved specifications and in
accordance with UDC 11-3A-15 and MCC 9-1-28.
5. Fencing: Perimeter fencing is not shown along the west and south property boundaries of the
proposed development. Staff recommends that the Applicant, at the public hearing, provide
testimony as to whether fencing will be constructed along said boundaries. If permanent
fencing is not provided, temporary construction fencing to contain debris must be installed around
the perimeter prior to issuance of a building pennit. All perimeter fencing must be completed prior
to issuance of building pennits. Fencing should taper down to a 3 foot maximum within 20 feet of
all rights-of-way.
Fencing adjacent to micropathways and common areas are also required. Said fencing can be up to
six feet in height, if open vision. If closed vision is used, it caIUlot exceed four feet in height. All
fencing shall be installed in accordance with UDC 11-3A-7.
6. Ditches, Laterals, and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, which intersect, cross or
lie within the area being subdivided shall be covered.
Benewah Subdivision - PFP-07-001
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3,2007
7. Tree Mitigation: Any existing, on-site tree over 4" in caliper that is removed from the property
shall be replaced by installing additional trees, being the equivalent number of caliper inches of
those removed. Required landscaping trees will not be considered as replacement trees for those
that are removed. The Applicant should coordinate a mitigation plan with Elroy Huff at the
Meridian Parks Department.
8. Existing Structures: All existing structures that are to remain shall comply with the dimensional
standards (setbacks, house size, etc.) of the R-8 zone. Prior to signature of the [mal plat, if
necessary, all structures that do not meet the dimensional standards should be removed.
b. Staff Recommendation: Based on the above analysis, Staff finds that application PFP-07-001
substantially conform to the Comprehensive Plan policies and UDC standards. Staff recommends
approval of said PFP application subject to the conditions listed in Exhibit B.
11. EXHmITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (Dated January 12, 2007)
3. Final Plat (Dated January 25,2007)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Services Company
7. Ada County Highway District
8. Nampa & Meridian Irrigation District
9. Central District Health Department
C. Required Findings from Unified Development Code
Benewah Subdivision - PFP-07-001
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
A. Drawings
1. Vicinity Map
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
2. Preliminary Plat (Dated January 12,2007)
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Exhibit A
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
3. Final Plat (Dated January 25,2007)
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1
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1.1.3
1.2
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Exhibit B
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat labeled as Sheet No.1, prepared by Mason & Stanfield, Inc., and dated
January 12,2007, STAMPED April 19, 2007, by Daren L. Holzhey, PLS, is approved with the
conditions listed herein.
Four~foot, closed-vision wooden fencing shall be constructed adjacent to the north lot line of Lot
1, Block 1, Benewah Subdivision, if not already installed. Additionally, 4-foot, closed vision
wooden fencing shall also be constructed adjacent to the south lot lines of Lot 2, Block 1,
Benewah Subdivision, if not already installed. All fencing shall be installed in accordance with
UDC 11~3A-7.
Benewah Subdivision shall be subject to the UDC standards of the R-8 (Medium-Density
Residential) zoning district.
SITE SPECIFIC REQUIREMENTS-FINAL PLAT
The final plat, labeled as Sheet Nos. 1-3 and prepared by Mason & Stanfield, Inc., dated January
25, 2007, and STAMPED January 25, 2007, by Daren L. Holzhey, PLS, is approved with the
conditions listed herein.
Applicant shall meet all terms of the approved Annexation and Zoning (AZ-03-036), Preliminary
Plat (PP-03-042), and Final Plat (PP-04-079) for Vallin Courts Subdivision.
All fencing must be in compliance with UDC 11-3A-7 and UDC 11-3A-8. All fencing adjacent to
Lot 12, Block 3, and Lot 14, Block 3 shall be no taller than four feet (4') in height.
This subdivision lies within the Nampa & Meridian Irrigation District; the District will own and
maintain the pressurized irrigation system within the development. The City of Meridian requires
that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well
source is not available, a single-point connection to the domestic water system shall be required.
If a single-point connection is utilized, the developer shall be responsible for the payment of
assessments for the irrigable landscape areas prior to signature on the fmal plat by the Meridian
City Engineer.
The water system shall be approved and activated, fencing installed, and the Final Plat for this
subdivision shall be recorded prior to applying for building permits.
Prior to issuance of a building permit or signature of the Final Plat, the Applicant shall submit
evidence that any right-of-way construction and public utility improvements have been approved
by all required agencies and authorities.
All development improvements including water, sewer, fencing, and pressurized irrigation shall
be installed and approved prior to obtaining Certificates of Occupancy.
A letter of credit or cash surety in the amount of 110% will be required for all required fencing,
pressurized irrigation, sanitary sewer, water, etc., prior to signature of the final plat.
Applicant will be responsible to construct all required sewer lines to the proposed subdivision.
Developer to coordinate sizing and routing with the Public Works Department, if necessary.
Applicant will be responsible to construct all required water lines to the proposed subdivision.
Developer to coordinate sizing and routing with the Public Works Department, if necessary.
Applicant shall be required to pay Public Works development plan review and construction
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
inspection fees, as determined during the plan review process, prior to signature on the [mal plat
per Resolution 02-374.
1.2.11 Revise or add the following notes on the face of the plat, prepared by Mason & Stanfield, Inc.,
and stamped on 1/25/07 by Darin Holzhey, prior to signature of the final plat by the City
Engineer:
3.) Revise to read, ".. . compliance with Title 11 and Title 12 of the Meridian City Code the
City of Meridian's applicable zoning code at the time of submittal."
*.) Add note, "Direct lot access to N. Venable lane is prohibited."
*.) Add note, "Maintenance of all common areas for Vallin Courts Subdivision shall also be
the responsibility of the Benewah Homeowner's Association."
*.) Add note, "All properties shown on this plat are located in an agricultural zone. This is an
area in which agricultural operations are ongoing and may include, but are not limited to,
aerial spraying, the production of crops, the operation of feedlots, hog farms, dairies, and
1 or gravel pits. All of these activities may result in the production of noise and other
inconveniences. They may involve lights or the use of machinery in the nighttime hours.
All owners of property identified on this plat are prohibited from challenging the
aforementioned operations if they are lawfully conducted."
*.) "Add note, "Bottom elevation of structural footings shall be set a minimum of 12 inches
above the highest established normal groundwater elevation."
Revise the legend on the face of the plat to read: Public utility, drainage, and irrigation easement.
The Vallin Courts Subdivision is recorded with the Ada County Recorder as Book 93, Pages
11208 through 11212. Please correct this.
The legal description in the Certificate of Owners refers to a subdivision called "Ridge Haven."
The submitted subdivision is "Benewah." Please correct this.
1.2.12
1.2.13
1.2.14
1.2.15
1.2.16
1.3
1.3.1
1.3.2
1.3.3
1.3.4
1.3.5
Exhibit B
Prior to the City Engineer's signature of the final plat, all existing structures that do not meet the
City's dimensional standards shall be removed.
Staff's failure to cite specific ordinance provisions or terms of the approved A1mexation and
Preliminary Plat for Vallin Courts Subdivision does not relieve Applicant of responsibility for
compliance.
GENERAL REQUIREMENTS-PRELIMINARY 1 FINAL PLAT
Sidewalks/walkways shall be installed within the subdivision and on Ridgebury Avenue pursuant
to UDC 11-3A-17.
All lot lines common to a public right-of-way shall reserve a 10' utility easement.
Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-ll.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant should be required to utilize any existing surface or well water for
the primary source. If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer. An underground, pressurized irrigation system should be installed
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and
MCC 9~1~28.
1.3.6 Where permanent fencing is not proposed on-site, temporary fencing shall be installed around the
subdivision boundary perimeter to contain construction debris prior to issuance of a building
permit. All permanent fencing shall taper down to 3 feet maximum within 20 feet of all right-of-
way. All fencing should be installed in accordance with UDC 11-3A-7.
1.3.7 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.3.8 Staffs failure to cite specific ordinance provisions or terms of the approved annexation I
preliminary plat does not relieve the applicant of responsibility for compliance.
13.9 All development shall comply with the Americans with Disabilities Act and the Fair Housing
Act.
1.3.10 Final plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of sewer main in N.
Ridgebury Ave. 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 No manholes or water valves shall be allowed in the landscape islands.
2.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The Applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the conunon areas prior to signature on the
final plat by the City Engineer.
2.4 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.
2.5 Floodplain: Any work or improvement within the floodway or floodplain on this property shall
file a floodplain development application with the City of Meridian Public Works Department
prior to conunencement of the work.
3. FIRE DEPARTMENT
3.1 The proposed project has no fire department concerns.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11~3B-1O) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11 ~3B-l 0) will be followed.
6. SANITARY SERVICES DEPARTMENT
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
6.1 SSC has no comments related to the application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 On February 5, 2004, the Ada County Highway District commissioners approved the Vallin
Courts Subdivision (MMP03-042). The same conditions and restrictions apply to this application.
7.2 The Applicant will be required to pay all applicable platting and review fees prior to final
approval.
8. NAMPA & MERIDIAN IRRIGATION DISTRICT
8.1 Applicant shall apply for a land use change application prior to [mal platting.
8.2 All laterals and waste ways must be protected.
8.3 The District's Creason Lateral courses along the south boundary of this proposed project. This
easement must be protected and any encroachment without a signed License Agreement and
approved plan, before any construction is started, is unacceptable.
8.4 All municipal surface drainage must be retained on site. If any surface drainage leaves the site,
the Nampa & Meridian Irrigation District must review drainage plans.
8.5 The Developer must comply with Idaho Code 31-3805.
8.6 NMID recommends that irrigation water be made available to all developments within the Nampa
& Meridian Irrigation District.
9. CENTRAL DISTRICT HEALTH DEPARTMENT
9.1 After written approvals from appropriate entities are submitted, we can approve the proposal for
central sewage and central water.
9.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Envirorunental Quality: central sewage and central water.
9.3 Run-off is not to create a mosquito breeding problem.
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
C. 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;
Staff fmds that the proposed application is compatible with the adopted Comprehensive Plan.
Staff supports the proposed density and proposed plat layout as they comply with the provisions
of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
b. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Utilities were installed to the subject properties at the time of development of the Vallin Courts
Subdivision. Therefore, Staff fmds that public services are readily 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;
All utilities are currently available to the subject property. Because any additional services will be
installed by the developer at their own cost, if needed, Staff 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 finding. (See Exhibit B, Agency
Comments and Conditions, for more detail.)
e. The development will not be detrimental to the public health, safety or general welfare; and
Staff is not aware of any health or safety issues 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.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, Staff finds that
the proposed development will not result in the destruction, loss or damage of any natural, scenic
or historic feature(s) of major importance. Staff recommends that the Commission and Council
reference any public testimony that may be presented to determine whether or not the proposed
development may destroy or damage a natural or scenic feature(s) of major importance of which
Staff is unaware.
Exhibit C