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BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. AZ-02-026
REQUEST FOR ANNEXATION AND )
ZONING OF 35.94 ACRES TO R-8 ) RECOMMENDATION TO CITY
ZONE FOR BURNEY GLEN ) COUNCIL
SUBDIVISION )
)
PROPERTIES WEST, INC., )
Applicant )
1.The property is approximately 35.94 acres in size and is located on the east side of
Meridian Road, ½ mile north of Ustick Road, Meridian. The property is
designated as Medium Density Residential.
2.The owner of record of the subject property is Wanda White Trust, c/o Pamela
Geile, 4399 N. Meridian Road, Meridian, Idaho 83642.
3.Applicant is Properties West, Inc., P.O. Box 2797, Boise, Idaho 83701.
4.The subject property is currently zoned RUT (Ada County) and consists of vacant
land.
5.The Applicant requests the property be zoned as R-8 (Medium Density
Residential District).
6.The subject property is bordered to the north by rural residential and the proposed
Havasu Creek Subdivision, to the south by Sundance Place Subdivision, to the
east by the proposed Havasu Creek Subdivision, and to the west by rural
residential.
7.The property which is the subject of this application is within the Area of Impact
of the City of Meridian.
8.The entire parcel of the property is included within the Meridian Urban Service
Planning Area as defined in the Meridian Comprehensive Plan.
9.The Applicant proposes to develop the subject property in the following manner:
Burney Glen Subdivision, a 117 building lot single-family residential subdivision.
10.The Applicant requests zoning of the subject real property as R-8 which is
consistent with the Meridian Comprehensive Plan Generalized Land Use Map
which designates the subject property as Medium Density Residential.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION AND ZONING
FOR BURNEY GLEN SUBDIVISION – AZ-02-026 - Page 1
11.There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Annexation And Zoning
as requested by the applicant for the property described in the application, subject to the
following:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
1. Any existing domestic wells and/or septic systems within this project will
have to be removed from their domestic service, per City Ordinance
Section 5-7-517, when services are available from the City of Meridian.
Wells may be used for non-domestic purposes such as landscape
irrigation.
2. The legal description for annexation and zoning appears to describe the
subject property, and complies with the requirements of the State Tax
Commission and City of Meridian.
B. Adopt the Recommendations of the ACHD as follows:
Site Specific Conditions of Approval
1. Dedicate 35-feet of right-of-way from the centerline of Meridian Road
abutting the parcel by means of a warranty deed. The right-of-way
purchase and sale agreement and deed must be completed and signed by
the applicant prior to scheduling the final plat for signature by the ACHD
Commission or prior to issuance of a building permit (or other required
permits), whichever occurs first. Allow up to 30 business days to process
the right-of-way dedication after receipt of all requested material. The
owner will be paid the fair market value of the right-of-way dedicated
which is an addition to existing ACHD right-of-way if the owner submits
a letter of application to the impact fee administrator prior to breaking
ground, in accordance with the ACHD Ordinance in effect at that time
(currently Ordinance #195).
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION AND ZONING
FOR BURNEY GLEN SUBDIVISION – AZ-02-026 - Page 2
2. Construct 5-foot concrete sidewalk abutting the site on Meridian Road.
Locate the sidewalk 2-feet within the new right-of-way. If the sidewalk
meanders outside of the right-of-way, provide the District with an
easement.
3. Construct West Burney Glenn Drive to intersect North Meridian Road
approximately 250-feet north of the south property line, as proposed.
4. Construct West Fulham Court to align with West Halpin Drive or offset
the roadway a minimum of 125-feet.
5. Construct Burney Glen Drive as a residential collector from Meridian
Road to Donavan Way, as proposed. Construct this portion of the
roadway as a 36-foot street section with vertical curb, gutter and 5-foot
concrete sidewalk within 50-feet of right-of-way. Direct lot access and
front on housing is prohibited on residential collectors
6. Construct the internal roadways as 36-foot street sections with curb, gutter
and sidewalk within 50-feet of right-of-way, as proposed.
7. Extend West Welford Drive from the east property line approximately
300-feet north of the south property line, as proposed.
8. Extend North Rickerby Way from the south property line approximately
990-feet west of the east property line, as proposed.
9. Extend North Donovan Way from the south property line approximately
490-feet east of the west property line, as proposed.
10. Extend North Kilberry Way from the north property line approximately
740-feet west of the east property line, as proposed.
11. Construct a stub street, North Donavan Way, that extends to the north
property line approximately 650-feet east of the west property line, as
proposed. Construct a temporary turnaround with a sign at the terminus of
the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
12. Design the roundabout with 21-foot street sections on either side of the
center island without driveways near or accessing the roundabout.
Dedicate sufficient right-of-way on either side of an island. Coordinate
the size and design of the roundabout with traffic services staff.
13. Construct a left-turn and right-turn deceleration lane on Meridian Road for
traffic turning into the site at the Burney Glenn Drive intersection.
Coordinate the design of the lane with District staff (387-6140).
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION AND ZONING
FOR BURNEY GLEN SUBDIVISION – AZ-02-026 - Page 3
14. Construct a right-turn deceleration lane on Meridian Road for traffic
turning into the site at the Burney Glenn Drive intersection. Coordinate
the design of the lane with District staff (387-6140).
15. Construct two knuckles without islands within the subdivision, as
proposed.
16. Provide a minimum turning radius of 45-feet for the cu-de-sac turnarounds
17. Construct landscape islands on West Burney Glenn Drive and West
Halpin Drive, as proposed. Provide a minimum of 21-feet (measured
back-of-curb to back-of-curb) on either side of the island to safely channel
traffic. The island shall be owned and maintained by a homeowners
association. Notes of this are required on the final plat.
18. The applicant shall enter into a development agreement with ACHD that
outlines right-of-way acquisition, costs, timing and payment; and shall
also include an agreement that this development shall be subject to any
extraordinary impact fee, LID or other funding source established by the
District to improve the surrounding roadways; or shall be subject to the
development’s proportionate share of surrounding roadway improvements
as established by the applicant’s traffic impact study.
19. Other than the access points specifically approved with this application,
direct lot access to Meridian Road and Burney Glen Drive is prohibited.
These restrictions shall be noted on the final Plat.
20. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-
way.
2. All utility relocation costs associated with improving street frontages
abutting the site shall be borne by the developer.
3. 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.
4. Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District. Contact Construction Services
at 387-6280 (with file numbers) for details.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION AND ZONING
FOR BURNEY GLEN SUBDIVISION – AZ-02-026 - Page 4
5. 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.
6. The applicant shall submit revised plans for staff approval, prior to
issuance of building permit (or other required permits), which incorporates
any required design changes.
7. 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.
8. Payment of applicable road impact fees are required prior to building
construction in accordance with Ordinance #195, also known as Ada
County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within
the right-of-way. Existing utilities damaged by the applicant shall be
repaired by the applicant at no cost to ACHD. The applicant shall be
required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall
contact ACHD Traffic Operations 387-6190 in the event any ACHD
conduits (spare or filled) are compromised during any phase of
construction.
10. 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.
11. 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.
C. Adopt the Recommendations of the Meridian Fire Department as follows:
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION AND ZONING
FOR BURNEY GLEN SUBDIVISION – AZ-02-026 - Page 5
1.One and two family dwellings will require a fire-flow of 1,000 gallons per
minute available for a duration of 2 hours to service the entire project. Fire
hydrants shall be placed an average of 400’ apart. 1997 UFC Appendix
III-A
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3.Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
4. The phasing plan may require that any roadway greater than 150’ in length
that is not provided with an outlet shall be required to have a turn around.
5. All roads shall have a turning radius of 28’ inside and 48’ outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
7.Operational fire hydrants and temporary or permanent street signs are
required before combustible construction begins. UFC 901.4.2 & 901.3
8. A minimum of two points of access will be required for any portion of the
project, which serves more than 50 homes. UFC 902.2.1
9. The proposed 117-lot subdivision with an estimated 2.9 residents per
household would have a total estimated population of 339 residents at build
out. The Meridian Fire Department has experienced 2069 responses in the
year 2000 and 2251 calls for service in 2001. According to a report
completed by Fire & Emergency Services Consulting Group in February of
2000 our requests for service are projected to reach 2800 in the year 2005
and 3800 by the year 2010.
10. The roadways shall be built to Ada County Highway Standards and shall
have a clear driving surface, available at all times, which is 20’ wide. This
may affect the landscape islands in Block 8 Lot 1, Block 11 Lot 1, Block 13
Lot 1, Block 5 Lot 1, they may have to be posted “No Parking Fire Lane”.
UFC 902.2
11. Building setbacks shall be per the Building Code for one and two story
construction.
RECOMMENDATION TO CITY COUNCIL FOR APPROVAL OF ANNEXATION AND ZONING
FOR BURNEY GLEN SUBDIVISION – AZ-02-026 - Page 6