HomeMy WebLinkAboutDevon Park North
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26,2007
STAFF REPORT
Hearing Date: 6/26/2007
TO:
Mayor & City Council
"
FROM:
Amanda Hess, Associate City Planner
208-884-5533
SUBJECT:
Devon Park North
. PFP-07-002
Request for Preliminary / Final Plat of Two (2) Lots on 4.64 Acres in an R-15
Zone, by Doug Tamura
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Doug Tamura, has applied for Preliminary / Final Plat (PFP) approval to subdivide one existing
lot into two new lots within the Devon Park / Fairview Lakes development. The property is currently zoned R-
15 (Medium High-Density Residential) and is located at 1960 N. Lakes Place in the SWy.; NEy.; of Section 6,
Township 3, North Range 1 East, B.M. This site has been previously approved for a planned retirement center.
The subject property is commonly known as Lot 4, Block 1, Devon Park Subdivision No.2. Devon Park
Subdivision No.2 was recorded on April 25, 2005. The Applicant is proposing to subdivide Lot 4, Block 1,
into two new lots, for Devon Park North. The proposed lot sizes are at approximately 3.25 acres and 1.39
acres.
The subject development is eligible for a combined preliminary / [mal 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 11-6B-4A). The subject property is
within the City's Area of Impact and Urban Service Planning Area and is annexed into the city with an R -15
zoning district designation.
2. SUMMARY RECOMMENDATION
Staff recommends approval of PFP-07-002 for Devon Park North, as presented in the staff report for the
hearing date of May 17, 2007, based on the Findings of Fact listed in Exhibit D and subject to the comments
listt:u ill Exhibit B. The Meridian Plannin!! and Zonin!! Commission heard these items on Mav 17. 2007.
At the public hearing: the Commission voted to recommend approval of the subiect PFP application.
a. Summarv of Commission Public Hearing::
i. In favor: Linda Hines (Applicant's Representative)
ii. Tn opposition: None
ill. Commenting:: None
iv. Written testimonv: None
v. Staff presenting: application: Amanda Hess
vi. Other Staff commenting: on application: None
b. Kev Issues of Discussion bv Commission:
i. What has been constructed on site to-date - Alzheimer's Unit & Assisted Livin!! Facilitv.
c. Kev Commission Chan!!es to Staff Recommendation:
i. None
d. Outstandin!! Issue(s) for City Council:
i.~
Devon Park North - PFP-07-002
PAGE]
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26, 2007
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number PFP-07-002,
as presented during the hearing on June 26, 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 approve File Number PFP-07-002,
as presented during the hearing on June 26, 2007, for the following reasons: (state specific reasons for
denial of the annexation and/or preliminary plat request)
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number PFP-07-
002 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:
1960 N. Lakes Avenue
SW l4 SE y.; Section 6, T3N, R1E
b. Owner:
Grace @ Fairview Lakes, LLC
4356 N. Ninesridge Lane
Boise, ill 83702
c. Applicant:
Doug Tamura
1124 Santa Maria
Boise, ill 83712
d. Present Zoning: R-15 (Medium High-Density Residential)
e. Present Comprehensive Plan Designation: Mixed Usc - Community
f. Description of Applicant's Request:
1. Date of Preliminary Plat (See Exhibit A): March 7, 2007
2. Date of Landscape Plan (See Exhibit A): March 28,2006 (PREVIOUSLY APROVED)
2. . Date of Final Plat (See Exhibit A): March 7,2007
g. Applicant's Statement 1 Justification: The request to divide Lot 4, Block 1, into two lots is to
accommodate long-term financing on Phase I of the retirement facility.
5. PROCESS FACTS
a. The subject application will, in fact, constitute a combined preliminary 1 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.
b. Nt:wspaper notifications published on:
Devon Park North - PFP-07-002
PAGE 2
CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26, 2007
April 30, 2007, & May 14,2007 (Planning & Zoning Commission)
June 4, 2007, & June IS, 2007 (City Council)
c. Radius notices mailed to properties within 300 feet on:
April 20, 2007 (Planning & Zoning Commission)
Junt: 1, 2007 (City Council)
d. Applicant posted notice on site by:
May 7, 2007 (Planning & Zoning Commission)
June 16,2007 (City Coun.illl
6. LAND USE
a. Existing Land Use(s): Assistt:u livillg and Alz.heimer's facilities.
b. Description of Character of Surrounding Area: A mix of single family residential, group care facilities,
and existing and propost:u offil.;t: /l.;OIlunercial propelties.
c. Adjacent Land Use and Zoning:
1. North: The Willows Subdivision, zoned R-S
2. East: Settler's Village Resubdivision, zoned R-S
3. South: Offices (existing and proposed), zoned R-40
4. West: Fairview Terrace Estates, zoned R.8
d. History of Previous Actions: In 2005, CUP-04-049 granted approval for a 30-unit Alzheimer care
building, also to be located on Lot 4, Block 1. This building is located at the west line of Lot 4 and has
been constructed.
Also in 200S, a 40,000 square foot, 6S-unit assisted living facility on Lot 4, Blol.;k 1, of Devon Park
Subdivision No.2 was granted detailed conditional use permit approval (CUP-04-037). This facility is
centrally located on the subject lot and is built out, as well.
In 2006, the remaining portion of Lot 4, Block 1, received detailed CUP approval for a 40-unit, 34,377
square-foot congregate care facility (CUP-05-055).
The Alzheimer and assisted living facilities will be located on Lot 1, Block 1, of the proposed
subdivision_ The congregate care huilding is to be located on Lot 2, Block I, of the subject
subdivision.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: Sewer for this building was installed with the approved plans for Grace
Assisted Living dated 6/24/05. Any change to the plans will require approval from the City of
Meridian Public Works Department.
Location of water: Existing stubs in E. Clarence Street. Installation should reflect the
approved plans for Grace Assisted Living dated 6/24105
Issues or concerns: None
2. Vegetation: Existing (Approved via CZC-05-006, CZC-05-024, & CZC-06-033)
3. Floodplain: N/A
Devon Park North - PFP-07-002
PAGE 3
C]TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26, 2007
4. CanalslDitches/Irrigation: Jackson Drain runs through the subject property
5. Hazards: N/A
6. Size of Property: 4.64 acres
f. Subdivision Plat Information:
1. Residtmtial Lots: 0
2. Non-residential Lots: 2
3. Total Building Lots: 2
g. Landscaping:
1. Width of street buffer(s): N/A
2. Width ofbuffer(s) between land uses: N/A
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. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Primary access to
the site is from Fairview Avenue via N. Lakes Place. Secondary access is provided from E. Clarene
Street to the east. All accesses are existing and received prior approval through ACHD.
7. COMMENTS MEETING
On April 27, 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 "Mixed Use - Community" on the Comprehensive Plan Future Land Use Map. In
Chapter VII of the Comprehensive Plan, "Mixed Use" areas are anticipated to provide a combination of land
uses under a master of conceptual plan including, but not limited to, retail, office professional, and/or
residential uses. Staff finds the following Comprehensive Plan policies to be applicable to this property and
apply to the proposed development (staff analysis in italics):
. Chapter VII, Goal III, Objective A, Action I - Require that development projects have planned for the
provision of all public services.
The City of Meridian plans to provide municipal se1>'ices to the subject development in the following
manner:
. Sanitary sewer and water se1>'ice will be extcndcd to the project at the developer's expense, !f
necessary.
. The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACHD). This se1>'ice will not change.
. The subject lands are currently se1>'iced by the Meridian School District #2. This se1>'ice will
not change.
. The subject lands are currently se1>'iced by the Meridian Library District. This se1>'ice will not
change.
Municipal, fee-supported se1>'ices will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wa.'\tewater
Devon Park North - PFP-07-002
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26, 2007
Department. the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
. "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III,
Objective D, Action 5)
Staff is conditioning approval of the subject PFP upon the Applicant installing and maintaining any
additional landscaping on this site, as needed. Refer to the PFP Analysis, Section 10. for more
i11.formation on landscaping at this site.
. Chapter VII, Goal IV, Objective C, Action 1 ~ Protect existing residential properties from
incompatible land use development on adjacent parcels.
Stafffinds that the adjacent residential developments and office uses are compatible with the proposed
subdivision.
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.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC ll-2A-2 lists Nursing and 1 or Residential Care Facilities as
Conditional Uses in an R-15 district. Specific Use Standards listed in Chapter 4.
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 development with the Unified Development Code, Staff believes that the requested subdivision is
appropriate for this property. Please see Exhibit D for detailed analysis of facts and findings for a
preliminary plat.
1. Plat Naming: Per City Requirements, numbers within Preliminary Plat names are reserved solely
for phasing of subdivisions. Therefore, Staff requests that the subject Preliminary Plat be referred
to as Devon Park North. The Final Plat may be recorded, however, as "Devon Park Subdivision
No.4."
2. Access: Primary access to the site is from Fairview Avenue via N. Lakes Place. Secondary access
is provided from E. Clarene Street to the east. All accesses are existing and received prior approval
through ACHD. No additional access for the site is proposed nor approved at this time.
2. Landscaping: No additional landscaping improvements are necessary for this development, as all
applicable requirements have previously been met via CZC-05-006, CZC~05.024, & CZC-06-033.
Any future development or change in use on the subject site may require installation of additional
landscaping. Staff will evaluate this at the time of submittal for Certificate of Zoning Compliance.
3. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The Applicant should utilize any existing surface or well
water for the primary source. If not already, an underground, pressurized irrigation system should
Devon Park North - PFP-07-002
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26, 2007
be installed to all properties per the approved specifications and in accordance with UDC 11-3A-
15 and MCC 9-1-28.
4. Multi-Use Pathway: Per the requirements of the Planned Development for the subject site, a
multi-use pathway was required across this site. On the submitted landscape plan, the pathway
dead-ends approximately 40 feet south of the north property line. The Meridian Parks Department
requests the Applicant construct the remaining pathway to terminate at the northwest comer of the
site. The Applicant should contact the Meridian Parks and Recreation Department to coordinate
the dedication of the remaining portion of the multi-use pathway.
5. 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 bt: cuvt:red, as nlXt:ssary.
6. Certificate of Zoning Compliance (CZC): The Applicant shall be responsible to obtain a CZC
permit from the Planning Department for all new construction or a change in use on the site prior
to issuance of building and/or occupancy permits.
b. Staff Recommendation: Based on the above analysis, Staff finds that application PFP-07-002
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. The Meridian
Planning: and Zoning: Commission heard these items on Mav 17. 2007. At the public hearinl! the
Commission voted to recommend approval of the subiect PFP application.
11. EXHmITS
A. Drawings
1. Vicinity 1 Zoning Map
2. Preliminary Plat (Dated March 7,2007)
3. Landscape Plan (PREVIOUSLY APPROVED)
4. Final Plat (Dated March 7, 2007)
R 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
10. Intermountain GaR Company
C. Required Findings from Unified Development Code
Devon Park North ~ PFP-07-002
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26, 2007
A. Drawings
1. Vicinity 1 Zoning Map
~~~='~' CO
~w =~~I'n
~ .,. IF ~1II11
Sub!ect us. I I I I I I
Szte ~ I
~ -~
/ R-15 --h
~ rrt '<;l
I I I
\s. E R "I
~~ :::J d
1>
'CI
"
II ~~~I
~/~
J----
J---- -
nl:
I
~
:~ -
-
I )J I ~
~^,.v) ~
" Lt---' /-
~ lT~
rl J
~
z
-
"
____ E LYNN DR
~
!,.
I I ~Il II Ir- f
ri~ ,) il5=
JJ~ /\! '--
} lcwiL II I Il~+ J
T I fill IIII II
~ CAROL S~
t- I- :i
~ ~
ton .
~ In;; 5 ~
~ ~ ,
::i
:: LIJ
--
.
R-8 '-., C2
R-4J R-15
R-8 R-8 -
z - ~ Aln ]; f
- -15~JTrr!!J ^
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26, 2007
2. Preliminary Plat (Dated March 7, 2007)
r -.z
I ~...~-
--- --
f",,~.......
j
I
f
I
I
I
I
I
I
I
I
-'
"'-
""ON NO/Sill/GenS >IM'rd NOAla
1 Y'ld AIWNI"l73l1d
:117 's]>>n M]WJltlj J" J:lr.!/:l
T~
1:-.
fIT~i
~d ~
! I j r-r--r-
-111', -,..1
i I t, !t! I
, 1~1
d 'I~.I f
. js
;11
~ i r ;jr
.
Exhibit A
II
'!,
lit
I
:
ii
:
ii
I
f-
, I
i I
"
'!
!,
11
I. I"
:i
, j
I , r
!: II
tlJ
[s ! I
, I j
---r-1
I ,
I .
jii
~ ....~
--.J:-.
iiJ~\.
'~ ..,.,\'?-.
i1. ~~~
i rJ
lJ l
I
: I
I" ~
t .~ ill .
liB '.li ~
u'llnu
~.x. ~ ..~ ~..
Ii
,lI,i1ilpl
IU if Ii . , a
Ilfli/IIII".
j
. .
~. ij
,~I ,!!
~I:"
~ ~ :1
5 '~ , ~I
:-..,
, a
I !
I::
~I
f II
~, I
III
r
~ I,
~;l
'"!
~1
=11.
~I I
t"11
...
Ell
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26, 2007
3. Landscape Plan (PREVIOUSLY APPROVED)
'~t~;"~~~~~~~~J,~-li~i~
~..~_.._",._...
.I ! ! I ! J ! 3 i i J : ~'~ 1! ! ~ ,I. = ~ ~ ~ '.,' ~ ~' ~ ~'~l
, , L. " "'" .. . .. . I
! f!! ,~ .~ I
t .f;l ~ IU ! ' i" J: t ~ I H ~ ; : I !; }
ililliW~I!~~~~iW ;,i~ii!Hf"f!ht!:LHf~dH!~~i~~~ ' Hlli~.
Ili,iHfl~li!II~!I!; Illlj(ji'l\'III'~'~' l'!'llJ.!;!:r.tri; hh1 '1'1 i~
li:,',',h ~ild,d,'~
I ~ . ~ tI t" ~ l , .,. Ji II I. . i . a ti .. I s. r :J . Ii , .J. ~ "I L 99 8. 1...1
i I ~i; Ij t ;!i~l 11 ) "-l~;
J · : i 't ~ Id'l ~ 1,1 t'
I oiL 'Ill;; fJ~gl li~, i i
· I' '1 ~ Ji:r~ IJ g' 'I
: ! p.l ~! I i ~~I~Hi!~ !! .
m i ! ~.~ If i ~ ;;;1: i i;! !:
12 I i ~ii :! j: :~i;!!~ n I i ~
r . Iilt"4 · ~ ~I'il ,i 'X 'i ~.
II" .~, s; ! "'ill ,. is I. "
~I ~ ~~~~; ~ I ii~t! .i!(.'~ II ',:1
,. tl,"! . ~ .'..f, ~l ~ !.
I,' ".t J , I ~N" II' !, I 'I'
II itl "I ' '" i!M ,"j I 1<
':' I~i hi: iitl~:q:q
I. Ii III !~, 'I-I ;~!IH; ~!i~lhl
~ ~I f'il t" i i' ,II 'i' k ;. .- j'
it !' ~l1r!t!!1 ! ?dh P ~d in:
II~". I, 1 I J
.tet J~ll . 'I
liC, '~I ej I
~ iiI; "1, J r : I
Q n~u i!~i 1 ! * I H t
I~ g" .Jf'" , I ~ii
'l:! h'l. Itlfi.;~ ~ a; ZI I
tl'! ~~"..: f< ~! .". I
~f:ilt mH II 111 Jhi! :
Iblli iriU ill i ii t t
s' 1:). " J..E
Exhibit A
x ~I'
. I
~!tJ i!
~,,""'. 1;(
~,. ~... :cJ
(;:~}1hB~ ~
I (1\ '~,
,l!t! ~ It,; !
v
[Wi
.~
~
.~
\ .~ !~
\ -~ I
. I
('. ..
11!1 / I\,' if
I! ~i! ! IJI! ,~
.~.
~
.~ I:
C\I
'~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26, 2007
4. Final Plat (Dated March 7, 2007)
I ~ .
"''''
.(j~
0:;0,1;:" .
I ~~~i
sl:s...
"> e ,~
75 ~~~c;
I ....... >< ..,~j
,~l~ '"
!-<Q.\oI~";
:;::..: ~ l-
I Q 2~~~
~-'~40~g
--.J >< ... _
t/JB <:J '.'"
lll~~i
~ ..:-..:(!;
I-Vl '::It
0:: 9liE~
O:~;.ih
~t;.,tI
I ~l~i
~~~
Q""~
I
I
I
I
I
I
I
I
I
I
I
f
I
I
I
l
11-
.$~
Ie '
~d ~
J. ....,'
~-
1$
!t
I.
Exhibit A
'I
IIi
Ie' ~ ~ ~.
"'! lIli "h el
hi i iE i i !i ,b I Ii I
~I' ; ~~ ~ I 15 ~~ a~ ~ !
J l:! _ Ii i Ii 10 ij I! if
i Ii J If ' II! .1 RI ~ ~,
~d ,lII I: a;A i I~ it.1 I i
iff iii 8; ~!"r !Is... Ii eo; ~i
1! h~ i p- ~! ,~ hI Ii f i .
ill! i! if ~: ',i i11_i -I!; ~j
i.j t-' ~!II rl t g~ f.
~i; ~! I! :~tl~:1 ei !! J;H
i!l~ !~ II, U g~ !,= II ji "I.i
~.J~ ~i ;!!" ~. I I II i~ 1Wii
1I1u 2li' 3" J -I " ! it ~I b II
I ..i ~ ,_ ~i i l'" w, q! III :
- Ii ~i, ~I~ ..._ ~ ~~i.~ .~.i oJ
iih ~'I'
~ ,i.
~ r I-!
i/i.d '
" ' I
r
I
I
I
. ~.
~~. i~
"'vi
~
it ~-.
~ S'..
... n, 2'~
'~ ;;~--".,-
. I
:1 ~j
! < -'f
.
!
:/t!
~ Ii,
~ II ~,
~, I I,
.., "
~ II~
~ '
~ 1 Ii
~ 115
~i I!
~ lliM.,
ii 1I
1" I
d. I,
Walt" ,
1'1 i!tYI " 'I::
~ '~jnb~ni "
~ 111111 i I,
. II : : ' , I [' I" II i. .-. j I
r---' "-- - @ i' ! 1 f-- S 1,1
;~ ~=~=====~m~JjJ I: ;- ill I " ill! ,I
_ "',",_. ,\Mwr 1_ I _C:.--:-_n_ ,l .t11l' ~----f---'#:! ~,
~ I
~
~
1- -
,
,
r-~---.
"....~1
.!O'~
I
,
.
;;j' ~
j
!
t
I;
il
,,\
'f';t~'"
~~.
........ .
..-
.: ~
. ~
_n_ ,
"
,
j
5
-.\
I ....~
!~,"
l! ,
--I
,
I
~
~
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26, 2007
( ~. ..~
I ci~~-
I ~I~i
~.Si ~.Si
a 5;~&l ~
.t) ~ ~~g
..... "- !aj!ol",.
:::"I!i~""
~.. ~.~~.~
~:!;' ...\.i
rn. .\01""
- -'~t:i~....
~ ",~...:.'"t~
I CI} ~~J~
::c: ....... Ili
Ct: (sVl ~ ~
'-'~~t'J
3: ~;; ","-
~ ~:;:o
Ojl~i
j :> cLJ'-
I [:J ~~
I
I
I
I
I
I
I
i
I
I
I
I
L.
E-t
~
~
t3
t::1
~
ti::I
q
E....
~.
~
~.
~.
r:r.r
~
~
. w ~i
~i'\.'IF.
!Ii ~I
~
..~~ ll. "
:li i. .
S"lS~!j r!!
~wr ~t ~ ~j
---.-J, i a.J VI
\ ~
i.~ ..
~!!lI;r
I" 6..'
Ei~a'f
! III I'tle!
~ HuUh:h
~ III' : I
II' I:II..~
II: I,
!i
" "'-'-'---T--.:,T~
-___'L I , I
" JIIOIdIr'.'''' I U · to't
~i!!~~ I I ,J.D'.~
~ r 'I I
'~7; : :.1"'--
ft', I I I
"I I 'I' "
4' iit: ~: ~
: I: ~r--:--..
j l 1!1: ~ I
I I ' I I
" I h 5
'1~i' : ~iJ ii
~~ir. d
~ .~ ---~--
~ 5: .~.._,-"
" I'" liibtlt
.1: t' 11~:ill;i:I:I~!
':=. ' I ~l I ..
=- , I "I I';
, :al 111'1'!I!;.,..l~
~:> ~~ I 4t: I ~-: ~
~ ~, - -=-:_::=-~:t.....!.'a.l~~-----~ I~'" !..
t ~ ..'iin:ai;.- -1n I I I : __I
I . ~----- --"""7~'-~ ---t--4.. i~ I' I
- " ,M-' I~ 1.1 ..
(~Il.., ,; I ~ ~
: ~ ----- .R;ri. -JI-"_ill-~"17-i
~~, ! -..... " . . Q "-if I, I
e.i~ - 'Ii II' " I, I 1Il
. !' ~'. i~" I :0
. J!I$r!. ~--~J=~~==~~===~~~=!==~~jt,--
~- ..
.,eiIr!'~ :l.~CD\I
;~. :
r-~-
; -- T~~
I I
I~ 1; :
~i - - . !
.~ ~ I:
i .~ I
!
~
. a
3i 0;.
i! ~.
<
:!l
1lJIJ.........
Exhibit A
~.
i!!
! J~
i : ~il
=D 1ij
L....:
iii' J
~ Ii!f ; I
~ ~. jlbll ~
e
~
~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26, 2007
(
I
I
I
I'
I
[
!
I~.
I' ~;
ci ~.~.~
.:<;~bl~
I ~ ~f~I'
1...... ",-2
(f)~.~. '.
~ Cl ~~~.
I Q ~ ~~~
'~.:o~~;{'"
I ~ ><,:'~~
Ct)~~~~
. !!l",lE';s
I """ .-~!lii
-. ;: o-~~
I ~ 9~1lo"
~ "0''-'
'(:l.\'! ~ 02 C
~ bi':'Q
I~~;~
I.;:,.. ~ ~
~~'?Jj-
Q"<~
I
I
I
I
I
I
I
I
I
\.
Exhibit A
.~
I
if;
ill~i
u~
rti
~ ~;I
~,
j:f
air
m
J~4
t
!!
~,;:
Ji!i:'
~ a~1
~!i
I:!
JI:
(ii
~f
il
. Ii:
, ;
~Il
~gi
if 11!~~
d 11~:g-,~
r~ ju"i'!el!l
I~f ,~ii:;!;
!If!Ii~~~i
*! II'.l'f~l'll
Ii! w~~ -;.\'!a!f::
~ ~tl ~llb;i'~~~'"
~ ~ '~!9 ~a;ll~~1
~ ~"ii "it;lill'-'=ll
t'l' ~eiUSIi~
! ~ ;~ i~:r; 1!1
,. I:;lt' ad":i~S!
. I~i~' i~'~~I~!~
I in :rilUruf
I
I
j
I
I
I
5
I i
:,=
~I
is Jt
...' C;~
, ~~
l=
.H
i ;:f
, b;:
~ 'III
~ el
I,' lr~~
i:li
b!S
I
,
!
I
I
ii5rt
dll!1i
(;2 ~!
...dJ!'
~~~~r'
~iii!l!
~ e!nl~
~ ;~Ii:'
i8~~"j~
e ~l!1dS
j;;~ ~f~
';ii@;
:/~51;;
'I~~'i
i
j
eE'
$:1'"
~J
-n
, .l'l~'
:jth
ill:
l: till!:
J;;.~~
ilil'"
..!II
i'I>Uj
'~ill
:I'll!
i$~!
!n~
fi
e !
!@
~I:~
Iri
I ~l!I"
b I
th
"i'a'
.1;: fJi
t; i. ~
, .~ Ii
~ 1':; I
'" ~'<
f ~~ I
' tt
l>~",
1!4
i~ II
i!!ill
_"311
iJrj lfj ..~i tl8~.j-, ll! f'
IoU "lil~'IJ~-;a"dFi~~J!~.iill'
~~~~ ~,.Jli,Jfl~I~.~k~lit'~JJ
h~i . 'Il.!ll. JI.frll'-, jl"'r" !1:Us
p~! :liff:l:fj~i~!!:~~IJ~~i!!
J~i"I'lifij"!ln!~j:it~ht.' :
fbt ~!~!I!HnrU~j!~li!H,d J
J !;t' 1:IJi~2i~;:H:~!i;. ,~ju,ii ·
Eo 1"1'" bi.lg"i)IJ~I:,~I~U!I~I! !
l:'f~ J-. rf~'~ut~81~~ !.illr"~ i
:i"" j :u.i i!pi}nlilj~..'h' 9!1 ~
L..~ i'fzd~! ,iltl'llj.I'hfJ~J~:
. i!i4 of!~I!sl{;!i~:jj.~illi"il~.1
l~..j f" i"1;Jil.,,,,t.i_~ J ll:;l!_H1l! iI
.;tr:'&"ij.~!~!&~'J! lb~ "I..iit! k I
u~ fJ!:cBnl~!t~U!nlhU $.
O;!
~.
"
I
II
f
I:
a
I'
I
I
f
I
t,' J
i i;
~i I~
i~ ,Ir
"'., ,'8
l :.; .~
:Of'l r"!;l
I e!:l~'
. tt~o:~
· r i~ll
. "~i 1 I
' d..
.
~I it ,:0 -I ,I [,
~ ~~ ~~, I
Sir ~i =~ I.,
~e ~h,'l
~.
~..
~
.~
..
t"
I,g
,ll
I
!n
-~
";e<.J
.." I ! "
ail! I
i'i! 1 r I '
In ~.' ! ji
:ir~: i~J
I' '-;/rl;: i.1
, iflJ~~. h~
ii:i ~.
~ni
.. Idf('J
:'!!I i
~~JJ
~ a~,,J ~:.
~ [iifl
~ii,~! "~
~:a -6i!,. ~
l
..,
~f
ili
!
..
.Ii
'"
.,~
"
..
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26, 2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 SITE SPECIFIC RRQ1JTREMENTS-PRELIMINARY PLAT
1.1.1 The preliminary plat labeled as Sheet No.1, prepared by Anderson Survey Group, Inc., and dated
March 7, 2007, STAMPED March 12, 2007, by Gordon N. Anderson, PLS, is approved with the
conditions listed herein.
1.1.2 The preliminary plat shall be modified so that the name of the subdivisiun is "Dt:vun Park North."
1.1.3 The preliminary plat shall be modified so that Lot 36, Block 1, Devon Park North becomes Lot 1,
Block 1, Devon Park NOlth.
1.1.4 The preliminary plat shall be modified so that Lot 37, Block 1, Devon Park North becomes Lot 2,
Block 1, Devon Park North
1.1.5 The Applicant shall comply with the previously approved landscape plan labeled as Sheet L1.0,
prt:part:u by Tamura & Associates, and dated March 28, 2006, with the following exception: the
Applicant shall construct the remaining pathway to terminate at the northwest comer of the site.
1.1.6 Applicant shall meet all terms of the approved Preliminary Plat, Conditional Use Permit(s),
Development Agreement, and any other approvals pertaining to this development.
1.2 SITE SPECIFIC REQUIREMENTS-FINAL PLAT
1.2.1 The final plat, labeled as Sheet Nos. 1~3 and prepared by Anderson Survey Group, Inc., dated
March 7, 2007, and STAMPED March 7,2007, by Gordon N. Anderson, PLS, is approved with
the conditions listed herein.
1.2.2 Applicant shall meet all terms of the approved Preliminary Plat, Conditional Use Permit(s),
Development Agreement, and any other approvals pertaining to this development.
1.2.3 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 tor the irrigable landscape areas prior to signature on the [mal plat by the Meridian
City Engineer.
1.2.4 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.
1.2.6 All development improvements including water, sewer, fencing, and pressurized irrigation shall
be installed and approved prior to obtaining Certificates of Occupancy.
1.2.7 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 ofthe final plat.
1.2.8 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.
1.2.9 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.
1.2.10 Applicant shall be required to pay Public Works development plan review and construction
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26,2007
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 Anderson Survey Group,
Inc., and STAMPED on 3/7/2007 by Gordon N. Anderson, prior to signature of the final plat by
the City Engineer:
3.) Revise to read, "rights-of-way and drives, except as shown."
5.) Revise to read, ".. .compliance with the City of Meridian's applicable zoning code at the
time of building permit submittal."
9.) Revise to read, "approved conditional use permits, File No. CUP 05 023 File Nos. CUP-
04-037. CUP-04-049. & CUP-05-055."
1 O.)Revise to read, "Maintenance of the 20-foot multi-pathway for Devon Park Subdivision
No.2 shall also be the responsibility of the Devon Park Subdivision No.4 Homeowner's
Association."
*.) Add note, "Interior lot lines are designated as having a five-foot (5') wide permanent
public utilities, property drainage, and irrigation easement adjacent to said lot lines."
1.2.12 Dcpict all additional rcquircd cascmcnts (utility and drives) on the face of the plat.
1.1.13 The [mal plat shall be modified so that Lot 36, Block 1, Devon Park North becomes Lot 1, Block
1, Devon Park Subdivision No.4.
1.2.14 The [mal plat shall be modified so that Lot 37, Block 1, Devon Park North becomes Lot 2, Block
1, Devon Park Subdivision No.4.
1.2.15 Staff's failure to cite specific ordinance provisions or terms of the approved Annexation and
Preliminary Plat for Vallin Courts Subdivision does not relieve Applicant of responsibility for
compliance.
1.3 GENERAL REQUIREMENTS-PRELIMINARY / FINAL PLAT
1.3.1 Sidewalks/walkways shall be installed within the subdivision and on Ridgebury Avenue pursuant
to UDC 11-3A-17.
1.3.2 All lot lines common to a public right-of-way shall reserve a 10' utility easement.
1.3.3 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.
1.3.4 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-I1.
1.3.5 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 requirt:u. If a sillgle-'puint l,;ulUu;:ction is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer. An underground, pressurized irrigation system should be installed
to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and
MCC 9-1-28.
1.3.6 Where permanent fencing is not constructed on-site, temporary fencing shall be installed around
the subdivision boundary perimeter to contain construction debris prior to issuance of building
permits, if necessary. 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26, 2007
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 Staff's failure to cite specific ordinance provisions or terms of the approved 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 No manholes or water valves shall be allowed in the landscape islands.
2.2 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 sourcc is not available, a single~point COIUlection 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.
2.3 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.
2.4 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 commencement of the work.
3. FIRE DEPARTMENT
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.2 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Contact Rick Jackson regarding the proposed turnaround to be
located on Lot 2, Block 1.
3.3 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.4 Fire Lanes shall have a 20' wide improved surface capable of supporting an imposed load of
75,000 lbs. For all Fire Lanes provide signage, "No Parking Fire Lane."
3.5 Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.6 All structures, existing and proposed, shall maintain a separation of 5' from the building to the
dumpster enclosure.
3.7 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.8 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).
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26, 2007
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).
3.9 There shall be a fIre hydrant within 100' of all Fire Department connections. Additional hydrants
shall be installed to meet this requirement, if necessary.
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.
4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used. All paths and open areas shall have adequate lighting.
4.3 The loading areas shall be separated from all public parking areas.
5. PARKS DEPARTMENT
5.1 The depicted pathway and/or trail shall be constructed in accordance with the Meridian Park
Department's requirements. The Applicant should construct the remaining pathway to
terminate at the northwest corner of the site. The Applicant should contact the Meridian
Parks and Recreation Department to coordinate the dedication of the remaining portion of
multi-use pathway.
6. SANITARY SERVICES DEPARTMENT
6.1 The Applicant shall submit an approved site plan from SSC.
6.2 The trash enclosures shall be located to minimize service vehicle backing-up requirements. Large
waste vehicles have blind spots when backing up is required. 98% of waste vehicle accidents
occur when hacking-up. Please contact Rill Gregory at sse (RRR-:W99) to discuss this matter
prior to the next public hearing.
6.3 The Applicant shall provide a minimum of 50 f1. turning radii on~site.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 On July 10, 2002, the Ada County Highway District commissioners approved the Devon Park
development. The same conditions and restrictions apply to this application.
H. NAMPA & MERIDIAN IRRIGATION DISTRICT
8.1 Applicant shall apply for a land use change application prior to final platting.
8.2 All laterals and waste ways must be protected.
8.3 The District's Jackson Drain 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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 26, 2007
9.1 Central District Health Department has reviewed and approves the final plat for central water and
central sewer facilities.
9.2 Run-off is not to create a mosquito breeding problem.
10. INTERMOUNTAIN GAS COMPANY
10.1 The Applicant shall dedicate a 10-foot wide public utilities easement to span the lot line common
to Lots 1 & 2, Block 1, Devon Park North.
10.2 The Applicant shall dedicate a 10-foot minimum utility easement along all rights-of-way and
drives.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
C. Required Findings from Unified Development Code
1. Combined Preliminary and Final 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 Commission fmds that the proposed application is compatible with the adopted
Comprehensive Plan. The Commission supports the proposed plat as it complies 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 Devon Park
Subdivision No.2. Therefore, the Commission finds that public services are currently 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, the Commission finds that the subdivision
will not require the expenditure of capital improvement funds.
d. There is public financial capability of supporting services for the proposed development;
Staff and the Commission recommend Council rely upon comments from the public service
providers (i.t:., pulict:, fin:, ACHD, t:tc.) tu uetennine 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
The Commission is not aware of any health or safety issues associated with the development of
this subdivision that shuuld be brought tu City Cuuncil's attention. ACHD considers road safety
issues in their analysis. Staff and the Commission recommend Council reference any public
testimony that may be presented to determine whether or not the proposed subdivision may cause
health, safety or environmental problems of which Staff and the Commission are 1.U1aware.
f. The development preserves significant natural, scenic or historic features.
The Commission is 1.U1aware of any natural, scenic, or historic features on this site. Therefore, the
Commission 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. Staff and the
Commission recommend that 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 and the Commission are unaware.
Exhibit C