REV Staff Report
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
STAFF REPORT
Hearing Date: 7/17/2007
Continued From: 6/5/2007 & 7/3/2007
FROM:
Amanda Hess, Associate City Planner
208-884-5533
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TO:
Mayor & City Council
SUBJECT:
Meadowlake Village North
. PP-07-009
Preliminary Plat of 52 single family residential lots, 2 office / commercial lots,
and 10 common lots within the existing L-O (Limited Office) district, by
Touchmark of the Treasure Valley, LLC
. CUP-07-008
Conditional Use Permit to modify the conceptual Planned Development (PD)
for the Touchmark Living Centers / Meadowlake Village development
. MI-07-006
Miscellaneous request to amend the existing Development Agreement (DA)
for the Touchmark Living Center / Meadowlake Village development
NOTE: The Applicant requested continuance of the June 5 and July 3 Council hearings to allow Staff
enough time to update the Staff report to reflect the changes to the proposed development as called for
by the Planning & Zoning Commission. The changes to the plat proposed by the Applicant, no longer
require a variance for cul-de-sac length. Therefore, Staff has deleted all reference to a request for a
variance within the subject report (excepting under the Commission's Recommendations) for
simplification purposes for the Council and as the Applicant has withdrawn said request
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Touchmark of the Treasure Valley, LLC, has applied for Conditional Use approval to
modify the conceptual PD for the Meadowlake Village development. Concurrently, the Applicant is
requesting Preliminary Plat approval of 52 single-family residential lots, 10 common lots, and 2 office /
commercial lots on 19.80 acres. The Applicant has also applied for a modification to the existing
Development Agreement (DA) in effect for the site. Said applications will be heard before City Council
concurrent with the subject PP and CUP applications.
The proposed subdivision is located on the south side of E. Franklin Road off of S. Touchmark Way in
Section 16, Township 3 North, Range 1 East, B.M. The site has not been previously platted. The property
is within the City's Area of Impact and Urban Service Planning Area and is currently zoned L-O and C-
G.
2. SUMMARY RECOMMENDATION
The Commission is typically the final decision maker on conditional use permit applications and a
recommending body on preliminary plat applications; however, as the City Council is the final decision
making body on preliminary plat and miscellaneous applications, all of the subject applications are
Meadowlake Village North - PP-07-009, CUP-07-008, & MT-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
combined into one staff report. The Commission must make a formal recommendation to the Council
on the preliminary plat and conditional use permit applications. The Commission may also review
and make recommendations regarding miscellaneous applications, as this application is key to the
proposed development.
The subject applications (PP.07-009, CUP-07.008, & MI-07-006) were submitted to the Planning
Department for concurrent review. Staff has provided a detailed analysis of the Applicant's request. Staff
is recommending approval of applications PP-07-009, CUP-07-008, and MI-07-006.
The Meridian Plannin2 and Zooin2 Commission heard this project on May 17. 2007. At the public
hearin2. they moved to recommend approval of the subiect PP. CUP. and MI applications.
However. the Commission recommended denial ofthe reauested V AR application.
a. Summary of Public Hearin2:
1. In favor: MelZan Johnson (Applicant's Representative). Bruce Dalrymple (Developer. VP
for Touclunark of the Treasure Valley)
11. In opposition: None
111. CommentinlZ: Welcome Adamson (Meadowlake VillaQ:e Resident)
IV. Written testimonv: None
v. StaffpresentinlZ application: Amanda Hess
vi. Other Staff commentinlZ on application: None
b. Key Issues of Discussion by Commission:
i. Connectivitv within the Meadowlake development:
ii. The Applicant's desire for the development's residents to have a private and safe (no cut-
throulZh traffic) neilZhborhood. This is the primary reasoninlZ for the cul-de-sacs and the
variance request:
iii. Whether the request for a variance passes the "FindinlZs Test" (i.e. a hardship exists that
would necessitate a variance). The Commission determined that there is no such
hardship;
iv. The Applicant did not provide the site plans and buildinlZ elevations for the proposed
commercial lots. as required by Staff. However. durinlZ the public hearinlZ. the Developer
proposed that each lot be subiect to the Conditional Use Pennit process in lieu of Staffs
request:
v. Cul-de-sacs are not conducive to emerlZency vehicles:
c. Key Commission Chan2es to Staff Recommendation:
i. That. prior to development of either of the two commercial lots in Meadowlake VillaQ:e
North. procurement of CUPs will be required so that the Commission can evaluate the
respective site plans and buildinlZ elevations: and
ii. That neither of the commercial lots take direct lot access to S. Touclunark Way.
d. Outstandin2 Issue(s) for City Council:
i. The Commission supported denyinlZ the Applicant's variance request relZarding cul-de-
sac lemrth and supported Staff s requirement for connectivity by means of makinlZ Nistler
Court a throulZh-street at the location of the proposed emerlZency access. On May 29th. the
Applicant submitted revised plans to PlanninlZ Staff which depict a private street
connection at the south property line instead of at the northeast comer where the
emerlZency access was required (see Condition 1.2.3 below). Also at that time. the
Applicant formally submitted a letter for withdrawal of the requested variance. as the
proposed street eliminates the need for said variance. Staff has evaluated the new plat
alZainst the City's reQ:Ulations. supports the Applicant's revisions. and has updated the
staff report to reflect the revisions r save the conditions outlined in Exhibit B as the
Council should modify these 1:
Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
ii. Condition 1.2.3 should be removed from the staff report as a public street stub [at the
northwest comer of the property 1 is no lonl!er required by Staff:
iii. Condition 1.2.4 should also be removed from the staff report as an emergency access is
no lonl!er warranted with the proposed construction of a private street within the
development:
lV. Staff requires of the Apt'licant a completed private street application: please add a
condition (1.2. XXX) reQuiring the Applicant to submit a private street application: and
v. Condition 1.2.10 should be removed from the staffreport as the Applicant has provided
documentation that a 48" or larl!er pipe would be reQuired for coverinl! the Ridenbaul!h
Canal.
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Numbers PP-07-
009, CUP-07-008, & MI-07-006, as presented during the hearing on July 17, 2007, with the following
modifications to the conditions of approyal: (add any proposed modifications)
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Numbers PP-07-009,
CUP-07-008, and MI-07-006, as presented during the hearing on July 17, 2007, for the following
reasons: (state specific reasons for denial of the preliminary plat and conditional use permit request)
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Numbers PP-07-
009, CUP-07-008, and MI-07-006 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:
3805/3975 E Franklin Road
Meridian, ill 83642
NE'l;; NW'l;; & NW'l;; NE'l;; Section 16, T3N, RlE
b. Owner / Applicant:
Touchmark of the Treasure Valley, LLC
5150 SW Griffith Drive
Beaverton, OR 97005
c. Representative: Megan Johnson, WRG Design, Inc.
d. Present Zoning: L-O (Limited Office) & C-G (General Retail and Service Commercial)
e. Present Comprehensive Plan Designation: Mixed Use - Community
f. Description of Applicant's Request:
1. Date of Preliminary Plat (See Exhibit A): REVISED May 29. 2007
2. Date of Landscape Plan (See Exhibit A): REVISED May 29,2007
g. Applicant's Statement / Justification:
Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
Phase III of Meadowlake Village is designed to expand upon and continue the vision of
Meadowlake as an active.adult community by providing unique housing opportunities and
lifestyle choices. All applications have been submitted in accordance with the requirements of the
City.
Phase III will incorporate the same development standards and architectural standards that were
used in previous phases. The project will provide active and passive recreational opportunities for
the residents. (Please see Applicant's submittal letter for more.)
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 Unified Development Code Title 11, Chapter 5, a
public hearing is required before the City Council on this matter.
b. The subject applications will, in fact, constitute a conditional use as determined by City
Ordinance. By reason of the provisions of the Unified Development Code Title 11, Chapter 5, a
public hearing is required before the City Council on this matter.
c. The subject application will, in fact, constitute a development agreement modification as
determined by City Ordinance. By reason of the provisions of the Unified Development Code
Title 11, Chapter 5, a public hearing is required before the City Council on this matter.
d. Newspaper notifications published on:
April 16, 2007, and April 30, 2007 (Planning & Zoning Commission)
May 14. 2007. and May 28.2007 (City Council)
e. Radius notices mailed to properties within 300 feet on:
April 5, 2007 (Planning & Zoning Commission)
Mav 11. 2007 (City Council)
f. Applicant posted notice on site by:
April 23, 2007 (Planning & Zoning Commission)
May 26.2007 (Citv Council)
6. LAND USE
a. Existing Land Use(s): Vacant, undeveloped land.
b. Description of Character of Surrounding Area: A mix of single family residential and vacant
land, where a mix of office, retail, single.family residential, and multi-family residential uses
have been proposed for development.
c. Adjacent Land Use and Zoning:
1. North: Undeveloped Meadowlake Village property, zoned L-O
2. East: Edgeview Estates Subdivision No.1, zoned R1-C (City of Boise)
3. South: Undeveloped Meadowlake Village property and the golf course, zoned L.O
4. West: Developed and undeveloped Meadowlake Village property, zoned L-O
d. History of Previous Actions:
In May 2001, The Touchmark Living Centers / Meadowlake Village development was annexed
(AZ-99-021) and granted conceptual approval as a planned development (PD) to house a mix of
Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007
office, retail, single-family residential, and multi-family residential uses in an L-O (Limited
Office) zone (CUP-99-039). Please see Exhibit A for original PD concept plan.
The subject site, which totaled approximately 160 acres, was proposed to develop in multiple
phases. A development agreement was recorded which outlined the requirements of construction
for each of the phases. Each of the phases requires detailed CUP approval. Future phases of
development will require CUP approval, as well.
In 2003, a modification to the PD with an associated annexation application came before the
Planning & Zoning Commission. An approximately 5-acre property which bisected the north half
of the Meadowlake development was acquired by Touchmark of the Treasure Valley, and a new
concept plan proposed to better unify the site. Please see Exhibit A for modified PD concept
plan.
Several improvements in Phase I of the project included construction of the major streets within
the development, such as S. Touchmark Way; the landscaping along 1-84 and a portion of
Franklin Road; the golf course; the Continuing Care Retirement Center; and some cottage and
patio homes at the southeast portion of the property. Phase II saw platting and construction of
commercial and office units at the northwest portion ofthe Meadowlake Village property.
The subject applications, Phase III of the Meadowlake Village project, propose modification to
the approved PD and CUP concept, and development agreement in effect for development, as this
phase is not consistent with the 2003 plan.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: This property is proposing sewer service to mains north of the
proj ect.
Location of water: There is water in Touchmark Way.
Issues or concerns: 1) The need for a second water connection, and 2) The
Applicant's narrative did not request a waiver to tile the Ridenbaugh Canal, but
should do so prior to the City Council public hearing.
2. Vegetation: All existing vegetation must be protected or mitigated for.
3. Floodplain: N/ A
4. Canal sID itches/Irrigation: Ridenbaugh Canal runs at the east property line.
5. Hazards: N/A
6. Existing Zoning: L-O & C-G
7. Size of Subject Development: 19.8 acres
f. Subdivision Plat Information:
1. Residential Lots: 52
2. Non-residential Lots: 2 office / commercial
3. Total Building Lots: 54
4. Common Lots: 10
5. Other Lots: 0
6. Total Lots: 64
Meadowlake Village North - PP-07-009, CUP-07.008, & MI-07-006
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CITV OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULV 17, 2007
7. Open Lots: 0
8. Residential Area: - 12.38 acres
9. Gross Density: 2.62 units per acre
10. Average Lot Size: 9,987 square feet
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: 5.18 acres (26.1 %)
4. Other landscaping standards: Landscaping adjacent to micropathways should comply
with UDC 11-3B-l2. Common, open-space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC ll-3G-3-E2). Landscaping within parkways
should comply with UDC 11-3B-7C. To qualify as open space, parkways shall be a
minimum of eight feet (8') in width, measured from back-of-curb to edge-of-sidewalk
and shall contain trees (UDC ll-3G-3B-5).
h. Proposed and Required Non-Residential Setbacks:
The L-O district does not have established residential setbacks, as single family dwellings are not
considered allowed uses per City Code. However, the Meadowlake project was approved as a PD
to specifically include residential units under the blanket zoning of L-O. Under said PD, the
following setbacks for the residential portion were approved as follows:
Previously
Approved
Setbacks
Street to Living Area
Street to Front-Facing Garage
Side Entry Garage
Street Side
Side*
Rear* *
Minimum Lot Size
Maximum Building Height
Minimum Street Frontage
10
20
15
10
5 / story
20
5,250
35
40
30
Street Frontage on Cul-de-sac
* Measured from property line
** Measured from building to building
This is the first phase of the project which provides single family dwellings, each on their
own platted lot. The previous residential phase was constructed as a multi-family development,
where all units are located on one building lot. Therefore, Staff recommends that the previously
approved PD setbacks apply to this project, with the exception that the rear yard setback be
in accord with the R-8 standard of 12 feet, measured from property line.
1. Summary of Proposed Streets and/or Access (public, private, common drive, etc.):
Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007
The primary access to this phase of the development will be from an existing public street, S.
Touchmark Way, which currently connects with Franklin Road. Two public streets will serve the
homes within the development. A private street is proposed to connect to the south with an
existing private street within the Meadowlake Village development, E. Putter Drive. (See
Preliminary Plat Analysis and Variance Analysis below for more information). ACHD is
supportive of the proposed street layout as long as all Site Specific and Standard Conditions
of Approval are met (see Exhibit B).
7. COMMENTS MEETING
On April 1, 2007, Planning Staff held agency comments meetings. The agencies and departments present
included: Meridian Public Works Department, Meridian Fire Department, Meridian Police Department,
Meridian Parks 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
The subject site is designated 'Mixed Use - Community' on the Meridian Comprehensive Plan Future
Land Use Map. According to the Comprehensive Plan, the purpose of this designation is to identify key
areas which are either infill in nature or situated in highly visible or transitioning areas of the city where
innovative and flexible design opportunities are encouraged. The following standards will serve as
general guidelines for development in these Mixed Use areas:
· All development within this designation will occur only under the Conditional Use Permit
process;
· Where feasible, multi-family residential uses will be encouraged, especially for projects with
the potential to serve as employment destination centers and when the project is adjacent to
State Highways 20-26 , 55 or 69;
· Where mixed use developments are phased, a conceptual site plan for the entire mixed use
area is encouraged with the development application or, depending on the scope of the
development, prior to a formal development application being submitted; and
· Where the project is developed adjacent to low or medium density residential uses, a
transitional use is encouraged.
The following standards apply to the Mixed Use - Community Comprehensive Plan designation:
· Up to 25 acres of non-residential uses permitted within the Mixed Use - Community areas as
shown on the Future Land Use Map;
· In Mixed Use - Community areas that are not Neighborhood Centers, over 25 acres of non-
residential uses shall be permitted (through the CUP process);
· Up to 200,000 sq. ft. of non-residential building area; and
· Residential density of 3 to 15 units / acre.
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.
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.
Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007
};> 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 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.
The subject application proposes single family detached dwellings. As the site is part of a larger
residential concept for the Meadowlake development, where single family attached and multi-
family units are also proposed, Staff does find that, if approved, the development will contribute
to the variety of residential housing in this area.
· Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
North, south, and west of the subject subdivision will be additional future residential
developments located within the Meadowlake Village community. East of the site are existing
single-family dwellings sited on 0.25-acre lots within the City of Boise. However, they are
buffered by the Ridenbaugh Canal. Because the existing and anticipated land uses are also
residential, Staff finds that the proposal is generally compatible with surrounding developments.
· Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The Applicant wishes to provide a private and safe environment for the residents within this
phase of the Meadowlake Village development. Therefore, the Applicant does not propose road
connections to future phases of the Meadowlake Village. Staff finds that the subject application
does not comply with this Comprehensive Plan objective. Please see Preliminary Plat Analysis
below for more information.
· Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
As required, several micropathways will be constructed which will offer means for bicycle and
pedestrian travel within this subdivision and between future adjacent Meadowlake Village
subdivisions. Additionally, sidewalks will be constructed along all local streets.
· Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
Prior to construction of any buildings, at minimum, temporary fencing should be constructed
around the perimeter of this site.
Staff finds that the proposal is generally harmonious with the Future Land Use Map designation for
this site, is harmonious with the surrounding area, and generally does meet the goals and policies of
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 zoning
and development request is appropriate for this property.
Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006
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CITY OF MERIDIAN PLANNING DEP AR TMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Per the approvals for annexation (AZ-99-021) and the planned
development (CUP-99-039) for The Touchmark Living Centers / Meadowlake Village
development, single-family detached developments are a permitted use in the L-Q zone.
b. Purpose Statement of Zone: The purpose of the L-Q zone is to permit the establishment of
groupings of professional, research, executive, administrative, accounting, clerical, stenographic,
public service and similar used which shall not involve heavy testing operations of any kind or
product manufacturing of such a nature to create noise, vibration, or emissions of a nature
offensive to the overall purpose of the District.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
CONDITIONAL USE PERMIT ANALYSIS:
The Applicant, Touchmark of the Treasure Valley, has requested modification of the existing PD
(CUP-03-005) for a platted single-family residential subdivision, Meadow Lake Village North.
When Touchmark was approved in 2001, it was approved as a conceptual Planned Development
(PD) with a mix of office, retail, single.family residential, and multi-family residential uses. As
part of the original approval, the single family products were approved under a different
configuration and phase of construction. This application will modify the previously approved
concept plan. The subject project site is approximately 20 acres in the heart of the Meadow Lake
Village development. Staff is generally supportive of the modification (please see Preliminary
Plat analysis for more information).
PRELIMINARY PLAT ANALYSIS:
Based on the policies and goals contained in the Comprehensive Plan, Staff believes that this is a
good location for the proposed single.family residential products. Staff also believes that the
design of the plat is in general conformance with the UDC. Please see Exhibit B for conditions of
approval and Exhibit D for detailed analysis of the required facts and findings for a preliminary
plat.
1. Access / Streets: The preliminary plat which went before the Commission proposed internal
public streets which terminated in dead-ends as cul-de-sacs. A temporary, fire-access was
planned at the terminus of S. Worth Court to provide the Fire Department with alternate
access to the development.
The proposed cul-de-sacs exceeded the City's standard for cul-de-sac length and, hence,
necessitated a variance. Additionally, the Comprehensive Plan requires street connections
between subdivisions / developments at regular intervals to enhance connectivity within the
City, a reason why City Staff did not support the requested variance. The Commission
agreed.
The revised plan maintains primary access from an existing public street, S. Touchmark Way,
which currently ties in with Franklin Road. The two public streets, S. Worth Court and Biel
Court, proposed to serve the development still terminate as cul-de-sacs. However, an
additional access is now planned via a private street, which will connect S. Worth Court with
an existing private street provided with the Meadowlake Village development, E. Putter
Drive.
The public roads within the development are proposed at 34-foot wide street sections, 8-foot
parkways, and 4-foot wide attached sidewalks within 50 feet of right-of-way. The private
street must maintain a 26-foot wide travel lane, as measured from face of curb, per the
Meadowlake Village North - PP-07-009, CUP-07~008, & MI-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
request of the Fire Department. Staff and ACHD are supportive of the revised plan, as long as
all Site Specific and Standard Conditions of Approval are met (see Exhibit B).
2. Parking: UDC 11.3C-6A requires all single family dwellings with 2 or more bedrooms to
have a two-car garage plus a 20' x 20' parking pad to be sited in front of each garage.
Additionally, as the proposed streets within the subdivision will be 34-feet in width,
measured front-of-curb, there street parking as well. The proposal also depicts several
parking stalls located within the cu-de-sac islands. Staff believes that the development ample
parking for its residents.
3. Elevations: The Applicant has not submitted building elevations for the proposed single
family detached structures. However, Staff was able to locate elevations that were approved
with the application for a Planned Development (CUP-99-039). Construction of these units
should substantially comply with the previously approved elevation. Staff has included these
elevations with the subject staff report (see Exhibit A).
Staff cannot locate whether office / commercial elevations were submitted with the
original annexation and PD for the site, and the Applicant has not submitted building
elevations for the proposed office / commercial lots. Staff recommends that either the
Applicant, provide said information to Planning Staff prior to the public hearing or at
the time of the public hearing. Additionally, the Applicant should provide a concept
plan for the office / commercial lots which depict the orientation of buildings, the
parking lot layout, and how these buildings will access the public road system.
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 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 to all landscape areas per the
approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28.
5. Fencing: At the public hearing, the Applicant should state whether permanent fencing
will be installed around the perimeter of the subdivision. The Applicant should submit a
detailed fencing plan with the final plat application for the subdivision. If permanent fencing
is not provided, temporary construction fencing to contain debris must be installed around the
perimeter prior to issuance of a building permit. All perimeter fencing must be completed
prior to issuance of building permits. Fencing should taper down to a 3 foot maximum within
20 feet of all rights-of~way. All fencing shall be installed in accordance with UDC 11- 3A- 7.
6. Ditches, Laterals, and Canals: The Ridenbaugh Canal courses along the eastern boundary
of this site. UDC 11-3A-6 requires all irrigation ditches, laterals, canals, and drains to be
piped. However, the City Council has the ability to waive this requirement for large-capacity
facilities. In the past, the Council has granted waivers for large~capacity facilities if a 48-inch
or larger pipe would be required, if the Applicant can provide documentation that a 48" or
larger pipe would be required for covering the Ridenbaugh Canal.
As the Applicant has provided Staff with said documentation, Staff recommends that the
Council grant a waiver of tiling the Ridenbaugh Canal. Staff further recommends that 6-
foot tall open-vision fence be constructed on the east side of the property. All other open
ditches or laterals that cross the subject site should be tiled in accordance with the UDC.
Meadowlake Village North - PP-07-009, CUP-07.008, & MI-07-006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
7. Landscaping: The Applicant has provided 5.18 acres (26.1%) of landscaped open space,
exceeding the 5% minimum required by UDC 11.3G-3A-1. The majority of open space is
provided in the form of parkways throughout the entire development.
Staff is generally supportive of the revised landscape plan prepared by WRG Design, Inc.,
labeled Sheets LOO - L8, and dated 5/29/2007. The plan shall demonstrate compliance with
the following standards.
Per the conditions of approval for the Touchmark Living Center / Meadowlake Village
development, the following landscape buffer is required: 10 feet minimum adjacent to the
Edgeview Estates Subdivision (beyond the canal easement). This landscape buffer should be
included as part ofthe adjacent common lot.
Landscaping within parkways should comply with UDC ll-3B.7C. To qualify as open space,
parkways shall be a minimum of eight feet (8') in width, measured from back-of.curb to
edge-of~sidewalk and shall contain trees at a density of 1 per 35 linear feet of street frontage
(UDC ll-3G-3B).
Per UDC ll-3A-8, all micropaths shall be a minimum of 5-feet wide with 5 feet of
landscaping on either side of said path and shall also contain trees at a density of 1 per 35
lineal feet.
Per UDC ll-35-5B, plant sizes upon installation shall be, at minimum, 2-inch in caliper for
all ornamental and shade trees and 6-foot in height for all evergreen trees.
All common areas approved as open space shall be vegetated and usable by residents.
Maintenance of all conunon areas shall be the responsibility of the Meadowlake Village
North Homeowners Association.
8. Tree Mitigation: Per UDC 11-3B-lO, any tree over 4" in caliper that is removed from the
property should be replaced by installing additional trees, being the equivalent number of
caliper inches of those removed.
9. Open Space / Amenities: The Applicant proposes to set aside 5.18 acres (26.1 %) of the
property) in landscaping and open space. Staff is supportive of the provision of parkways
throughout the project. Staff also supports the two large common areas as an amenity, as it
provides useable recreational opportunities for the residents.
All common lots that are approved as open space and will function as drainage areas shall be
vegetated and usable by residents. Maintenance of all common areas should be the
responsibility ofthe Meadowlake Village North Homeowners Association.
10. Existing Structures: Any existing structure that spans across proposed lot lines should be
removed or relocated prior to signature of the final plat by the City Engineer.
DEVELOPMENT AGREEMENT ANALYSIS:
The Applicant has also submitted a Miscellaneous application (MI) requesting modification to the
previously amended development agreement, the May 2003 Addendum recorded August 14,
2003, Instrument No. 103137119, for the Touchmark Living Centers / Meadowlake Village
development, located in a L-Q zone. That addendum approved a revision to the original phasing
plan for Phase III.
This addendum also proposes amending the construction requirements for Phase III of the
development. Items 2, 3, 4, 6, 8, & 9, are to be deleted as part of the requirements for
completion of Phase III, the development proposed under this application, as these items
are no longer considered to be within the scope of said phase. Item 12 should be deleted, astit duplicates Item 5. Items 1 and 5 are to be modified to eliminate references to 'Street H.'
Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006
Page 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
As all homes within this phase are to be single family units, Staff recommends that all
references to patio homes be eliminated, as well.
Items 1, 5, 7, and 13, "PHASE THREE - Begin in the Summer of 2006, Completion in 2009"
should be modified to state:
1. Installation of domestic water distribution system and sanitary sewer collection system in
all streets and cul-de-sacs to Phase Three cottages.
5. Public utilities along all streets and cul-de-sacs in Phase Three.
7. Construction of the street base for the Phase Three streets and cul-de-sacs.
13. Construction of cottage units and landscaping in Phase Three.
This modification will nullify the May 2003 Addendum. Staff supports the proposed
amendment to the recorded Development Agreement for this site.
b. Staff Recommendation: Based on the above analysis, Staff fmds that the subject PP / CUP / MI
applications generally conform to the Comprehensive Plan policies, UDC standards, and the
conceptual PD for the Touchmark Living Centers / Meadowlake Village development. Staff
recommends approval of said PP, CUP, and MI applications subject to the conditions listed
in Exhibit B. The Meridian Plannin!! and Zonin!! Commission heard this proiect on Mav 17.
2007. At the public hearin!!. thev moved to recommend approval of the subiect PP. CUP.
and MI applications.
11. EXHmITS
A. Drawings
1. Vicinity Map
2. Original Concept Plan (CUP-99-039)
3. Modified Meadowlake Village Concept Plan (CUP-03-005)
4. Preliminary Plat (REVISED: Mav 29.2007)
5. Landscape Plan (REVISED: May 29.2007)
6. Residential Elevations
B. Agency Comments
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
9. Nampa & Meridian Irrigation District
C. Required Findings from Unified Development Code
D. Preliminary Plat and Landscape Plan Submitted With Application
Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006
Page 12
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
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B. Agency Comments
1.1 CONDITIONAL USE PERMIT COMMENTS
1.1.1 Future construction of the single-family homes shall substantially comply with the elevations in
Exhibit A of the staff report.
1.1.2 The .'\pplieaat shall previde ele'/atieaa ef the pHlpesed office / commercial buildiags te Planniflg
Staff Be later than at the time of the PlanniBg & ZeBiag CommissioR hear.ng. Additionally, the
.'\pplieaRt shall alse pmviee e eOfleept plea f-Be the effice / cOllHllCrcial lots whieh depiet the
oriElfltatieB of bl:lildiflgs, the parkiag lot laY01:R, and how these buildings "'Jill access the pl:lblie
read system.
1.1.3 The orooosed office / commercial lots. Lots 1 & 62. Block 1. shall be subiect to Conditional Use
Permit aoproval. At the time of submittal for CUPs. the Aoolicant shall orovide plans for these
lots which deoict the orientation of buildings. the parking lot layout. and how they will access
Nistler Court. not Touchmark Way. Additionally. the Apolicant shall also supply elevations of the
proposed buildings.
1.1.4 Any future subdivision on this property shall require procurement of a CUP in accordance with
the City of Meridian ordinances in effect at the time of permit submittal.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheets COO-C03, prepared by WRG Design, Inc., and REVISED
May 29, 2007, is approved, with the conditions listed herein. At leaat 10 days prior te the City
C01.meil heariag, provide Plan.-Hflg Staff with 10 full size eopies of as l:1:pdated Preliminary Plat
which lists the earmet setbaeks fer the develepmoHt aRd ether applieable ehaages as listed in the
eeaditiefls ef appf0val hereia.
1.2.2 Dedicate and construct all public internal roadways to meet ACHD's read design standards.
1.2.3 Provide a public stub street connection to the north property line, at the terminus of Nistler Court,
instead of the proposed emergency access.
1.2.4 Provide an emergency access to connect with the proposed stub at the northeast comer of the
subject property.
1.2.5 All roads (public and emergency) shall meet the Meridian Fire Department's requirement of 28'
inside / 48'outside turning radius and be constructed in accordance with ACHD's requirements.
Modify all applicable roads to reflect this requirement.
1.2.6 Direct access to S. Touchmark Way shall be prohibited for any lot within this subdivision; place a
note on the face of the Final Plat.
1.2.7 The setbacks for the preposed subdivision shall be as follows:
Setbacks
Street to Living Area**
Street to Front-Facing
Garage**
Side Entry Garage**
Street Side**
Side*
10
20
15
10
5 / story
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
Rear*
12
5,250
35
40
Minimum Lot Size
Maximum Building Height
Minimum Street Frontage
Street Frontage on Cul-de-sac
* Measured from property line
** Measured from back of sidewalk
30
1.2.8 All single family dwellings with shall be required to have a two-car garage plus a 20' x 20'
parking pad to be sited in front of each garage.
1.2.9 The landscape plan prepared by WRG Design, Inc., REVISED Mav 29.2007, and labeled Sheets
L1 - L8, is approved and shall demonstrate compliance with the following standards:
. Provide 5.18 acres (26.1 % of the site) for landscaping and open space.
· Graphically depict the lO-foot minimum landscape buffer adjacent to the Edgeview
Estates Subdivision (beyond the canal easement). This landscape buffer should be
included as part of the adjacent common lot.
. Per UDC 11-3G-3B5 all parkways that are used as common open space shall be a
minimum of eight feet wide from street curb to edge of sidewalk AND contain one Class
II tree for every 35 linear feet of parkway. As it stands. with approximately 3.500 lineal
feet of frontage is proposed within the development. Therefore. 102 street trees
should be provided. Only 89 are depicted on the plan. Install 13 more trees within
the proposed street parkways.
. All micropathways shall be, at minimum, 5 feet wide and constructed in accordance with
UDC 11-3A-8. All landscaping adjacent to the pathway shall meet the requirements of
UDC 11-3B-12.
. Per UDC 11-3A-7A-7b, fencing is required adjacent to all micropathways and common
areas. Said fencing shall be either four feet (4') in height, if closed vision, or six feet (6')
tall if open vision fencing is used. Modify the applicable areas on the landscape plan to
reflect this requirement.
. Coordinate a tree mitigation plan with Elroy Huff of the Meridian Parks Department.
. A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature of the Final Plat.
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 [mal plat application(s).
1.2.10 The Applicant shall provide documentation that a 48" or larger pipe would be required for
covering the Ridenbaugh Canal prior to the hearing before City Council. The Applicant
shall construct 6-foot tall. open-vision fencing on the east side of the property.
1.2.11 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.
1.2.11 Maintenance of all common areas shall be the responsibility of the Meadowlake Village North
Homeowners Association.
1.3 GENERAL REQUIREMENTS~PRELIMINARY PLAT
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007
1.3.1 Sidewalks/walkways shall be installed within the subdivision pursuant to UDC 11-3A-17.
1.3.2 Al110t lines common to a public right-of-way shall reserve a 10' utility easement.
1.3.3 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.3.4 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 u~derground, 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.
1.3.5 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as
noted in this report, shall be submitted for the subdivision with the [mal plat application. 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.
1.3.6 The Applicant shall submit a fencing plan with the final plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences 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 All open ditches or laterals that cross the subject site shall be tiled in accordance with the UDC
(with the exception ofthe Ridenbaugh Canal, if waived by City Council).
1.3.9 Staff s failure to cite specific ordinance provisions or terms of the approved preliminary plat does
not relieve the Applicant of responsibility for compliance.
1.3.10 Preliminary 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 mains to the north
of this project. 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 Prior to construction plan approval the Applicant shall submit signed easements using the City of
Meridian's standard forms for off-site mains. All off-site sewer mains shall have a 14-foot wide
all weather access road placed over it to allow for routine maintenance.
2.3 The Applicant shall revise the common lot proposed to house the sewer main to be 20-foot in
width, and dedicate a City of Meridian sewer easement over it. The sewer shall be centered within
the buildable, with none of it being installed within a buildable lot. All lots must still meet the
minimum dimensional standards.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007
2.4 No trees shall be allowed within the City of Meridian's sanitary sewer easements. Coordinate
with the Planning Department for compliance with this condition while still meeting all
landscaping ordinance.
2.5 Water service to this site is being proposed via extension of mains in Touchmark Way. The
Applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.6 Due to the number of lots proposed with only a single water connection the Applicant shall be
responsible for a second water connection. The water connection shall not be routed through a
buildable lot, but rather a 20-foot wide common lot with a City of Meridian water easement
dedicated over it.
2.7 The Applicant shall comply with one of the following:
1. Either provide two water stubs to the northern boundary, location to be coordinated with
the Public Works Department; or
2. Provide one water stub to the north and when the northern property develops, a
connection to the Franklin Road with a PRY shall be required.
2.8 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4.19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.9 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Historically, the requirement
to tile the Ridenbaugh canal has been waived by City Council. Plans will need to be approved by
the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department prior to plan approval. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer.
2.10 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).
2.11 Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width needs
to be sufficient to allow for 10 feet of easement past the sidewalk.
2.12 With the final plat application the applicant shall be required to dedicate 5-foot wide Public
Utilities, Drainage, and Irrigation easements along interior lot lines, and lO-foot wide Public
Utilities, Drainage, and Irrigation easements along rear lot lines.
2.13 The Applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft:" being required prior to final plat signature on the last phase of this proj ect. If it is to
be owned and maintained by an Irrigation District then a letter of plan approval shall be submitted
prior to scheduling of a pre-construction meeting.
2.14 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 surfacehwater 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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
will be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
2.15 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.
2.16 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.
2.17 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.
2.18 A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The Applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding Shallow
Inj ection Wells.
2.19 Street signs are to be in place, water system shall be installed and activated, sewer system shall
have passed air-testing and video inspection, fencing installed, drainage lots constructed, road
base approved by the Ada County Highway District, and the Final Plat for this subdivision shall
be recorded, prior to applying for building permits. (Residential Only)
2.20 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.
2.21 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive
final approval prior to occupancy. Other required development improvements, such as fencing,
micropaths, and landscaping may be bonded for prior to obtaining certificates of occupancy.
(Commercial Only)
2.22 All development improvements, including but not limited to sewer, fencing, micropaths,
pressurized irrigation, and landscaping shall be installed and approved prior to obtaining
certificates of occupancy. (Residential Only)
2.23 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 fmal plat.
2.24 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.
2.25 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.26 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.27 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
2.28 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.
2.29 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3 feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.30 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole shall
be required on subdivision entrances and collector roadways. Design of the streetlights shall be
approved by the Public Works Department. Decorative lights require a streetlight agreement on
file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400'
distance in between locations. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain approval
from the Public Works Department, and permit from Building Department prior to commencing
installations.
3. FIRE DEPARTMENT
3.1 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for frre protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 'l2" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4. 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 public and private roads shall have a turning radius of 28' inside and 48'
outside radius.
3.6 Requirements for dead-end frre apparatus access roads that are between 500'-750' in length. The
roadways shall be built to Ada County Highway Standards cross section requirements and shall
have a clear driving surface, available at all times, which is 26' wide. Streets with less than a 35'
street width shall have no parking. Streets with less than 39' shall have parking only on one side.
These measurements shall be based on the face of curb dimension. Special approval required over
750' IFC Table D103.4. The roadway shall be able to accommodate an imposed load of 75,000
GVW.
3.7 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007
3.8 Operational fITe hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.9 To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project, which serves more than 50 homes. The two entrances should be separated by
no less than 'l2 the diagonal measurement of the full development. The Applicant shall provide a
stub street within the development.
3.10 Building setbacks shall be per the International Building Code for one and two story construction.
3.11 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface. Streets with less than a 29' street width shall have no parking.
Streets with less than 33' shall have parking only on one side. These measurements shall be based
on the back of curb dimension. The roadway shall be able to accommodate an imposed load of
75,000 GVW.
3.12 Commercial and office occupancies will require a fITe-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.13 Maintain a separation of 5' from the building to the dumpster enclosure.
3.14 Provide a Knox box entry system for the complex prior to occupancy.
3.15 The fITst digit of the office suite shall correspond to the floor level.
3.16 The Applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s ).
3.17 All aspects of the building systems (including exiting systems), processes, and storage practices shall
be required to comply with the International Fire Code.
3.18 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.19 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.20 There shall be a fITe hydrant within 100' of all fire department connections.
3.21 The fire department is opposed to any landscape island in the middle of a cuI de sac that may prevent
a fITe truck from turning around on the end of the court.
3.22 Contact Joe Silva with the Meridian Fire Department (888-1234) to address concerns about the
cul-de-sacs and secondary access.
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 micropaths and open areas shall have adequate lighting.
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 SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
Exhibit B
7.1
7.1.1
7.1.2
7.1.3
7.1.4
7.1.5
7.1.6
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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007
SITE SPECIFIC CONDITIONS OF APPROV AL
Construct the internal streets (Nistler Court and Hiel Court) as 34-foot street sections with rolled
curb, gutter, and 8-foot planter strips within 50 feet of right-of-way; and a 5-foot detached
concrete sidewalk located on site within an easement, as proposed. If any portion of the sidewalk
is located outside of the right-of-way, then the applicant shall provide ACHD with a public access
easement.
Obtain fire department approval for the reduced street sections, and parking is restricted to one
side of the roadway.
Construct an oblong cul-de-sac turnaround with an island at the terminus of Nistler Court and
Biel Court with minimum turning radii of 45 feet. No on-street parking is allowed around these
turnarounds.
Pave the emergency access to the site (located along the northern boundary) its entire width and
at least 30-feet beyond the edge of pavement (as a paved apron), where intersecting Touchmark
Way and Nistler Court.
Construct perpendicular parking on the proposed islands at the terminus of Nistler Court and Biel
Court, as proposed.
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 Interim 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 AClID 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 permit
(or other required permits), 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 AClID shall repair existing utilities damaged by the Applicant. The
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
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.
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 subj ect 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 are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
9. NAMPA & MERIDIAN IRRIGATION DISTRICT
9.1 Applicant shall apply for a land use change application prior to final platting.
9.2 All laterals and waste ways must be protected.
9.3 The District's Ridenbaugh Canal courses along the east 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.
9.4 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.
9.5 The Developer must comply with Idaho Code 31-3805.
9.6 NMID recommends that irrigation water be made available to all developments within the Nampa
& Meridian Irrigation District.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
C. Required Findings from Unified Development Code
1. Conditional Use Pennit Findings
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located;
The Commission believes the site is large enough to accommodate the proposed single-
family subdivision and still comply with all development regulations as outlined in this staff
report. Staff and the Commission recommend City Council rely on Staffs analysis and any
oral or written public testimony provided when detennining if this site is large enough to
accommodate the proposed use.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title;
The Commission finds that the designated Comprehensive Designation for this property is
Mixed-Use - Community. The property is currently zoned L-O. Per the approved conceptual
site plan, the proposed single family residential uses are generally harmonious with the
requirements of the Planned Development for Touchmark Living Centers / Meadowlake
Village and the UDC. (See Sections 8 and 10 above for more information regarding the
requirements for this use.)
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area;
The Commission finds that, if the Applicant complies with the conditions outlined in this
report, the proposed subdivision should be compatible with other uses in the general
neighborhood and with the existing and intended character of the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity;
The Commission finds that, if the Applicant complies with the conditions outlined in this
report, the proposed uses will not adversely affect other property in the area. Staff and the
Commission recommend City Council rely upon any public testimony provided to detennine
if the development will adversely affect the other property in the vicinity.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer;
Based on comments from other agencies and departments, the Commission [mds that the
proposed use can be adequately served by all of the public facilities and services listed above,
if the Applicant complies with the conditions outlined in this report. Please refer to any
comments prepared by the Meridian Fire Department, Police Department, Parks Department,
Sanitary Services Corporation, and ACHD.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community;
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
If approved, the Applicant will be financing any improvements required for development.
The Commission finds there will not be excessive additional requirements at public cost and
that the proposed use will not be detrimental to the community's economic welfare, if the
Applicant complies with the conditions outlined in this report.
g. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, or
odors; and
The Commission does not anticipate the proposed uses will create excessive noise, smoke,
fumes, glare, or odors. The Commission finds that the proposed uses will not be detrimental
to people, property, or the general welfare of the area, if the Applicant complies with the
conditions outlined in this report.
h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic, or historic feature considered to be of major importance.
The Commission finds that there should not be any health, safety or environmental problems
associated with this subdivision that should be brought to City Council's attention, if the
Applicant complies with the conditions outlined in this report. The Commission [mds
that the proposed use will not result in the destruction, loss or damage of any natural, scenic,
or historic feature of major importance.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and [mal 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 finds that the proposed application is in substantial compliance with the
adopted Comprehensive Plan. The Commission supports the proposed density and proposed
plat layout, with recommended changes, 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;
The Commission finds that public services can be made available to accommodate the
proposed development. Please see Section 8 of the Staff Report above.
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
If approved, the developer will be installing sewer, water, and utilities for the development at
their own cost. The Commission [mds that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff and the Commission recommend City 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;
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
and
Staff and the Commission recommend City Council reference any public testimony that may
be presented to determine whether or not the proposed subdivision may cause health, safety,
or environmental problems.
f. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any natural, scenic, or historic features on this site. Therefore,
the Commission [mds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance. Staff and the
Commission recommend City 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 Staffis unaware.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007
Preliminary Plat and Landscaoe Plan Submitted With Aoolication
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