HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
December 20, 2007
Planning & Zoning Commission
Bill Parsons, Associate City Planner
(208) 884-5533
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Blackstone No.2 Cl ~ ~ LUDJ
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Combined Preliminary /Final Plat of 3 residential lots located in an R-4 ~ /(~ F
zoning district, by Landmark Engineering and Planning, Inc.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Landmark Engineering and Planning, Inc., has applied for a combined
Preliminary/Final Plat (PFP) approval of 3 single-farruly residential building lots on 0.59 acres of
land for Blackstone Subdivision No. 2. The subject site is located at 4700 W. Aspen Creek Street
in Section 10, Township 3 North, Range 1 West. This property is currently referenced as
Assessor's Parcel Number 80988770050 and was previously platted with the Blackstone
Subdivision (fka. English Gardens Subdivision), Lot 5, Block 1, in the City of Meridian. The
Ciry's Comprehensive Plan Future Land Use Map designates the subject property as medium-
density residential and is currently zoned R-4.
The subject development is eligible for a combined preliminary /final plat application because
the proposed subdivision does not exceed four lots, there are no new streets being dedicated or
widened, and this development is not located within a floodplain, hillside, or the like (UDC 11-
6B-4A). The subject property is within the City's Area of Impact and within the existing
corporate boundaries of the City.
2. SUMMARY RECOMMENDATION
The subject application (PFP) was submitted to the Planning Department for review. While
preparing this report, Staff realized that the gross density of the project does not conform to
the maximum allowed density in the R-4 zone. The subject project contains a gross density
of 5.1 dwelling units to the acre and the maximum density allowed in an R-4 zone is 4
dwelling units to the acre (per UDC 11-2A-1). After Staff realized that the proposed density
was not allowed, we met with the applicant to discuss options. The applicant believes that
the subject project is consistent with the zoning if the entire, original Blackstone
Subdivision is considered (Blackstone (aka -English Gardens) was approved with a density
of approximately 3.2 dwellings per acre). Staff has consistently reviewed subdivisions based
on the merits, and boundaries, of each project, and have done the same with this
application.
Because the applicant has already invested time and money into the subject application they
have chosen to move forward with the project as is. Even though the proposed lots comply
with all of the other dimensional standards of the R-4 zone (i.e. -minimum lot size, height,
setbacks, etc.) and the density would be consistent with the Comprehensive Plan Future
Land Use Map designation of Medium Density Residential, Staff believes the applicant
should reduce the number of lots from 3 to 2 to comply with the R-4 zoning districts
standards. Therefore, Staff recommends approval of the preliminary plat with the condition
Blackstone No. 2 (PFP-07-004) PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
that only two lots be allowed. Further, Staff is recommending that the applicant submit a
new final plat depicting only two lots on the subject property. Please see the Analysis,
Findings of Fact listed in Exhibit C and conditions of approval listed in Exhibit B. Staff has
provided a detailed analysis and recommended conditions of approval.
3. PROPOSED MOTIONS
Approval of Preliminary Plat/Denial of Final Plat
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of the preliminary plat associated with File Number PFP-07-004 as presented in the
staff report for the hearing date of December 20, 2007, with the following modifications to the
conditions of approval: (Add any proposed modifications.) Ifurther move to recommend denial to
the City Council of the final plat associated with File Number PFP-07-004 as presented in the
staff report for the hearing date of December 20, 2007.
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Number PFP-07-004 as presented during the hearing on December 20, 2007,
for the following reasons: (State specific reasons for denial of the preliminary and/or final plat
request.)
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of the preliminary plat associated with File Number PFP-07-004 as presented in the
staff report for the hearing date of December 20, 2007, with the following modifications to the
conditions of approval: (Add any proposed modifications.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number
PFP-07-004 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:
4700 W. Aspen Creek Street
Section 10, T.3N., R.1 W.
b. Applicant:
Landmark Engineering and Planning, Inc.
332 N. Broadmore Way,
Nampa, ID 83687
c. Owner:
Projects West, Inc.
2014 Meridian Street
South Puyallup, WA 98371
d. Representative: Same as applicant
e. Present Zoning: R-4
Blackstone No. 2 (PFP-07-004) PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
£ Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant, Landmark Engineering and Planning, Inc.,
has applied for a combined Preliminary/Final Plat (PFP) approval of 3 single-family
residential building lots on 0.59 acres of land for Blackstone Subdivision No. 2. The gross
density for the subdivision is 5.1 dwelling units per acre.
1. Preliminary Plat, labeled Sheet 1, Landmark Engineering and Planning, Inc., dated
11/06/07 (attached in Exhibit A)
2. Final Plat, labeled Sheet 1, Landmark Engineering and Planning, Inc., dated 11/02/07
(attached in Exhibit A)
3. Landscape Plan, labeled Sheet 1, prepared by Landmark Engineering and Planning,
Inc., dated 9/25/07 (attached in Exhibit A)
h. Applicant's Statement/Justification: The Blackstone No. 2 project is requesting approval of 3
residential lots within the existing Blackstone Subdivision. The three proposed lots will share
a common driveway and will access onto W.Aspen Creek Street, an existing public street
within the Blackstone Subdivision. The existing perimeter landscaping is adjacent to Black cat
and Cherry Lane and the proposed lots will conform to the R-4 zoning district standards. The
site is expected to develop with single family residences similar to the existing homes in the
vicinity. It is the intent of the developer to construct a development that is of the utmost
quality and is harmonious to the surrounding single family developments.
5. PROCESS FACTS
a. The subject application will, in fact, constitute a preliminary plat, as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is
required before the Plamung Commission and the City Council on this matter.
b. The subject application will, in fact, constitute a final plat, as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11, a public hearing is required
before the Planning Commission and the City Council on this matter.
c. Newspaper notifications published on: December 3, 2007 and December 17, 2007 (Planning
and Zoning Commission);
d. Radius notices mailed to properties within 300 feet on: November 21, 2007 (Planning and
Zoning'Commission);
e. Applicant posted notice on site by: December 10, 2007 (Planning and Zoning Commission);
6. LAND USE
a. Existing Land Use(s): A vacant residential lot.
b. Description of Character of Surrounding Area: Single-family residential uses are adjacent to
the north, south and east of the site with Ada County rural land to the east. This area is rapidly
transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Mill Iron Place Subdivision, zoned R-4
2. East: Single family residential (Blackstone Subdivision), zoned R-4
3. South: Single-family residential homes (Coral Creek Subdivision and Blackstone
Subdivision), zoned R-4
4. West: Single family residential /Pasture land, (Crestwood Subdivision), zoned RUT
Blackstone No. 2 (PFP-07-004) PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
(Ada County)
d. History of Previous Actions: The subject site was platted as Lot 5, Block 1, with the
Blackstone Subdivision (fka. English Gardens Subdivision).
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: N Tessa Ave
Location of water: N Tessa Ave
Issues or concerns: 1.) None
2. Vegetation: N/A
3. Floodplain: N/A
4. Canals/Ditches/Irrigation: N/A
5. Hazards: None known
6. Proposed Zoning: R-4
7. Size of Property: 0.59 acres
£ Subdivision Plat Information:
1. Residential Lots: 3
2. Non-residential Lots: 0
3. Total Building Lots: 3
4. Common Lots: 3
5. Other Lots: 0
6. Total Lots: 19
7. Open Lots: 0
8. Residential Area: 0.59 acres
9. Gross Density: 5.1 units per acre; the UDC allows a maximum of 4 dwelling units to
the acre.
10. Lot Sizes: Lot sizes range from 8,546 square feet to 8,604 square feet
g. Landscaping: (See Analysis Below)
1. Width of street buffer(s): N/A; existing
2. Width of buffer(s) between land uses: N/A
3. Percentage of site as open space: N/A
4. Other landscaping standards: N/A
Blackstone No. 2 (PFP-07-004) PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
h. Proposed and Required Residential Setbacks: As per the R-4 zone for single family dwellings.
Minimum Dimensional Standards (in feet unless otherwise noted)
Front living area setback (from back of sidewalk)
Side accessed garage setback (from back of sidewalk)
Front accessed garage setback (from back of sidewalk)
Side setback
Rear setback
Minimum property size
Maximum building height
Minimum living area (detached)
Minimum ground floor area for multi-story units
Proposed Required
15 15
15 15
20 20
5 5
15 15
8,000 (s.£) 8,000(s.£)
35 35
1,400 (s.f.) 1,400 (s.£)
800 (s.f.) 800 (s.f.)
(No changes to the dimensional standards in UDC Table 11-2A-S were requested or
approved with this application.)
i. Parking Requirements: UDC 11-3C-6 requires single family detached homes provide 2 car
parks in an enclosed garage with a 20 foot by 20 foot parking pad.
j. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): A common
driveway will be shared by all of the lots and access to this development will be provided from
a public street to/from W. Aspen Creek Street.
7. COMMENTS MEETING
On November 30, 2007, Planning Staff held an agency comments meeting. The agencies and
departments present include: Meridian Fire Department, Meridian Police Department, Meridian
Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff
has included all comments and recommended actions as Conditions of Approval in the attached
Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future
Land Use Map. Medium density residential areas are anticipated to contain three to eight
dwelling units per acre (see Page 99 of the Comprehensive Plan). The proposed Preliminary
/Final Plat include 3single-family residential building lots on 0.59 acres for a gross density of 5.1
dwelling units/acre. The proposed density is within the anticipated density of the
Comprehensive Plan for this area; however the density is not consistent with the R-4 zoning
district standards of the UDC.
Staff finds 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 1 -Require that development projects have
planned for the provision of all public services.
Blackstone No. 2 (PFP-07-004) PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
- Sanitary sewer and water service will be extended to the project at the developer's
expense.
- The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
- The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed, the lands will be serviced by the Meridian Police Department (MPD).
- The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
- The subject lands are currently serviced by the Meridian School District No. 2. This
service will not change.
- The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
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 1 -Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is not proposing to change the existing R-4 zone. This zone is compatible with
the surrounding residential subdivisions.
• Chapter VII, Goal I, Objective C, Action 4 -Require new residential development to meet
development standards regarding landscaping, signage, fences and walls, etc.
Landscape buffers and perimeter fencing exist along Black Cat Road and Cherry Lane.
• Chapter VII, Goal IV, Objective D, Action 2 -Restrict curb cuts and access points on
collectors and arterial streets.
Except for the common driveway, access has already been approved and constructed with the
Blackstone Subdivision.
• 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.
Perimeter fencing exists along the property boundaries of the proposed residential lots.
Blackstone No. 2 (PFP-07-004) PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
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 site is currently zoned R-4, medium low-density. The applicant is proposing
single family detached homes on lots ranging from 8,548,604 square feet in size, which
Staff believes will provide the City with a variety of housing opportunities.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family dwellings as principal
permitted uses in the R-4 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
PRELIMINARY/FINAL PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposal with the Unified Development
Code, Staff believes that this is a good location for the proposed single-family residential
development. Please see Exhibit C for detailed analysis of facts and findings for a preliminary
plat.
District Regulations: As noted above, the proposed project has a gross density of 5.1
dwelling units to the acre which conflicts with UDC 11-2A-1; allowing a maximum of 4
dwelling units to the acre. The Comprehensive plan designation for this site is medium
density residential which allows a range of densities between 3 and 8 dwelling units to
the acre. This comprehensive plan designation only serves as a guide for future
residential development; the zoning district dictates the density, uses and dimensional
standards for individual sites. Except for the gross density, the proposed project does
comply with the dimensional standards of the R-4 zoning district. Therefore, Staff is not
recommending denial of the project, but is recommending the applicant modify the
proposed preliminary plat to reflect two residential lots instead of three. If a lot is
removed, the gross density for the project would decrease from 5.1 dwelling units to the
acre to 3.4 dwelling units to the acre (2 units / 0.59 acres). If a lot is removed the plat
would fully comply with the requirements of the UDC. Prior to the City Council
hearing, the applicant should provide Staff with 10 full-size copies of the revised
plat illustrating compliance with the change mentioned above.
Common Driveways: UDC 11-6C-3 outlines specific criteria to be followed for projects
that share common driveways. The criteria is as follows: 1) no more than 4 dwelling units
are to share the common driveways, 2) The minimum width of said driveway shall be 20
feet, 3) the maximum length of the drive 150' or less unless approved by the City of
Meridian Fire Department, 4) common driveways shall be paved with a surface with the
capability of supporting fire vehicles and equipment, 5) all properties that abut a common
driveway shall take access from the driveway, 6) common driveways shall be straight or
provide a 28' inside and 48' outside turning radius, 7) any plats using a common
Blackstone No. 2 (PFP-07-004) PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
driveway, the setbacks, building envelope and orientation of the lots and structures shall
be shown on the preliminary plat and/ or final plat or attach an exhibit referencing the
above mentioned items, and 8) a perpetual ingress/egress easement shall be filed with
Ada County Recorder which shall include a requirement for maintenance of the paved
surface capable of supporting fire vehicles and equipment.
The applicant is proposing to develop the site with three single family detached homes
with access to a common driveway. The submitted site plan indicates the applicant is
constructing the common driveway in accordance with the UDC. The Meridian Fire
Department has stamped the applicants site plan and referenced the driveway to be
constructed to handle a load of 75,000 lbs. The applicant will also be responsible for
meeting the parking requirements regarding single family detached residences. Prior to
the City Council hearing, the applicant will be responsible for providing Staff with
10 full size copies of the revised site plan illustrating compliance with the standards
mentioned above. Said requirements shall also be included on the final plat or as an
Exhibit submitted with the Final Plat.
Maintenance of the common driveway shall be the responsibility of the home owners of
the adjacent lots.
Dimensional Requirements of the R-4 zone per UDC Table 11-2A-5: All proposed
lots meet the dimensional requirements of the R-4 zone for property size and street
frontage. Lot sizes range from 8,546 square feet to 8,604 square feet. All lots shall meet
the minimum setback & maximum building height requirements stated in UDC 11-2A-5
and #6h above.
Landscaping: The landscape plan submitted for this project, prepared by Landmark
Engineering and Planning, Inc., labeled Sheet 1, dated 9/25/07 shall be modified as
follows:
• Per UDC 11-3B-8C, the applicant shall provide a minimum of 5 foot
perimeter landscape buffer along interior lot lines adjacent to the common
driveway with trees and groundcover.
• A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan and submitted to the Planning Department upon completion of the
landscaping prior to Certificate of Occupancy for the site. All standards of
installation should apply as listed in UDC 11-3B-14.
Submit 10 copies of a revised landscape plan, reflecting the changes/notes
mentioned above, with the final plat application.
Elevations: The applicant submitted elevations for the subject project. Staff likes the
appearance of the conceptual elevations shown in Exhibit A. The features that staff
approves of are the gable rooflines facing the street, vertical siding, the covered porches,
and the brick veneer accents on the front facades. The applicant should construct homes
on the site that contain the above-mentioned design features. Vinyl siding should be a
prohibited building material for this site.
Common Areas/Open Space: Because this site is only 0.59 acres, the UDC does not
require any open space.
Blackstone No. 2 (PFP-07-004) PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
Drainage: A seepage bed for stormwater drainage is shown in the southeast corner along
the southern property boundary and is south of Lot 1 and east of Lot 3. No trees shall be
planted over the seepage beds. All storm drainage facilities shall comply with the
standards listed in UDC 11-3B-11, Stormwater Integration.
Pressure Irrigation: Pressurized irrigation is available for the subject site. A.ll three lots
will be served by pressurized imgation system that is being used by the Blackstone
Subdivision and will be the responsibility of the homeowner of said lots. 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, asingle-point connection
to the culinary water system shall be required. 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.
Fencing: The perimeter fencing for the subject site is already constructed and will
remain during and after construction is completed. 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.
b. Staff Recommendation: Staff recommends approval of the preliminary plat associated with
PFP-07-004, provided only two residential lots are allowed. Further, staff recommends
denial of the final plat associated with PFP-07-004 for Blackstone No. 2. The applicant
should submit a new final plat for this site showing only two lots. Please see the Findings of
Fact listed in Exhibit C and subject to the conditions of approval listed in Exhibit B.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (not approved)
3. Final Plat (not approved)
4. Landscaping Plan
5. Site Plan (not approved)
6. Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Required Findings from Unified Development Code
Blackstone No. 2 (PFP-07-004) PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
A. Vicinity Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
2. Preliminary Plat (not approved)
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6. Elevations
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.1.1 The preliminary plat labeled as Sheet No. 1, prepared by Landmark Engineering and Planning,
Inc., and dated November 2, 2007, STAMPED November 6, 2007, by William B. Erikson, PLS,
is approved with the conditions listed herein.
1.1.2 Blackstone Subdivision No. 2 shall be subject to the UDC standards of the R-4 (Medium-low
Density Residential) zoning district. The applicant shall revise the preliminary plat showing two
residential lots to comply with the R-4 zoning districts maximum density of 4 dwelling units to
the acre. Provide staff with 10 full-size copies and an electronic copy at least 10 days prior to the
City Council hearing.
1.2.3 Construct a common driveway on this site in accordance with UDC 11-6C-3D. Said driveway
shall be constructed at a minimum of 20 feet in width, 150 feet in length and be able to support
fire vehicles and equipment up to75,000 lbs. and stamped approved by the Meridian Fire
Department. For any plats sharing a common driveway, the setbacks, building envelope and
orientation of the lots and structures shall be shown on the preliminary plat and/or as an exhibit
with the final plat. A perpetual ingress/egress easement shall be filed with Ada County Recorder
which shall include a requirement for maintenance of the paved surface capable of supporting fire
vehicles and equipment. Maintenance of the common driveway shall be the responsibility of the
Homeowner's of Blackstone No. 2.
1.2.4 This subdivision lies within the Nampa & Meridian Irrigation District; the Homeowners shall
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, asingle-point connection to the domestic water system shall be
required. If a single-point connection is utilized, the developer shall be responsible for the
payment of assessments for the irrigable landscape areas prior to signature on the final plat by the
Meridian City Engineer.
1.2.5 The water system shall be approved and activated, fencing installed, and the Final Plat. for this
subdivision shall be recorded prior to applying for building permits.
1.2.6 All development improvements including water, sewer, and pressurized imgation shall be
installed and approved prior to obtaining Certificates of Occupancy.
1.2.7 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.
1.2.8 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.
1.2.9 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
per Resolution 02-374.
1.2.10 Staff s failure to cite specific ordinance provisions or terms of the approved Preliminary Plat and
Final Plat for English Gardens Subdivision does not relieve Applicant of responsibility for
compliance.
1.2.11 Single family homes constructed on the site shall substantially comply with the elevations and
building materials (vertical and/or horizontal masonite /wood siding, brick accented front facades,
front porches, gable roof design) submitted with application PFP-07-004.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
1.2.12 The developer shall comply with the parking requirements in accordance with UDC 11-3C-6.
1.2.13 Revise or add the following notes to the face of the final plat:
1) Add note, "Maintenance of all common areas for Blackstone Subdivision (flea. English
Gardens) shall also be the responsibility of Blackstone Subdivision No. 2.
1.2.14 Revise the landscape plan, prepared by Landmark Engineering and Planning, Inc., dated
9/25/2007:
1) Provide a minimum 5 foot buffer adjacent to the common driveway entryway with trees
planted every 35 linear feet.
1.2 SITE SPECIFIC REQUIItEMENTS-FINAL PLAT
1.2.1 The final plat labeled as Sheet No. 1 and prepared by Landmark Engineering and Planning,
Inc., STAMPED November 2, 2007, by William B. Erikson, PLS, is not approved. Submit a
new final plat.
1.3 GENERAL REQUIREMENTS-PRELIMINARY /FINAL PLAT
1.3.1 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.
1.3.2 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-1 1.
1.3.3 Staff's failure to cite specific ordinance provisions or terms of the preliminary plat does not
relieve the applicant of responsibility for compliance.
1.3.4 All development shall comply with the Americans with Disabilities Act and the Fair Housing
Act.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains located in N
Tessa Ave.
2.2 Water service to this site is being proposed via extension of mains in N Tessa Ave.
2.3 The applicant shall install sewer and water mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department. 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.
2.4 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.5 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of the
public right of way (include all water services and hydrants)..
2.6 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 project.
If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
submitted prior to scheduling of apre-construction meeting.
2.7 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, asingle-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
2.8 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.
2.9 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.
2.10 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. 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.
2.11 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.
2.12 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.
2.13 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.14 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.
2.15 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.
2.16 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.17 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.18 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.19 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.
2.20 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 1-foot above.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
2.21 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.
2.22 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.23 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures
and inspections (208)375-5211.
3. FIRE DEPARTMENT
3.1 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.
3.2. All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.3. All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.4 The Fire Dept. has concerns about the addressing of the existing house and the address being visible
from the street which the project is addressed off of. Please contact the Addressing Specialist at
898-5500 to address this concern prior to the public hearing.
3.5 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application:
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (iJDC 11-3B-10) will be followed.
6. SANITARY SERVICE COMPANY
6.1 Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site
plan from SSC.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
6.2 Enclosure Numbers and or Capacity: There is a concern that you have not provided enough
enclosures to meet waste generation points and volumes that may be generated by the proposed
development. Please contact Bill Gregory at SSC (888-3999) to discuss this matter prior to
issuance of the certificate of zoning compliance.
6.3 Trash collection for the existing residence needs to be from a local street, not from a collector or
arterial.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
C. Required Findings from Unified Development Code
1. Preliminary/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:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan. Staff 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.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit
B, Agency Comments and Conditions, for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
development of this subdivision, as long as only two lots are allowed, that should be
brought to the Council or Commission's attention. ACRD considers road safety issues in
their analysis. Staff recommends that the Commission and Council reference any public
testimony that may be presented to determine whether or not the proposed subdivision
may cause health, safety or environmental problems.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, Staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit C