HomeMy WebLinkAbout11/15 Staff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
STAFF REPORT
Hearing Date: October 18, 2007
TO: Planning & Zoning Commission
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: Matador Subdivision
• AZ-07-013
NOV 1;3 2001
City Of Meridian
City CIerk O.flice
Annexation and Zoning of 5.18 acres from RUT (Ada County) to R-4
(Medium low-density residential) zoning district.
• PP-07-017
Preliminary Plat of 16 single-family residential building lots and 3 common
lots on 4.92 acres in a proposed R-4 zoning district.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Equity Development, has applied for Annexation and Zoning (AZ) of 5.18 acres
from RUT (Ada County) to the R-4 (Medium low-density residential) zoning district and
Preliminary Plat (PP) approval of 16 single-family residential building lots and 3 common lots on
4.92 acres of land for Matador Subdivision. The site is located at 1235 E. McMillan Road,
approximately '/ mile west of N. Locust Grove Road, in Section 31, Township 4 North, Range 1
East. This property is currently referenced as Assessor's Parcel Number 81608650120 and was
previously platted Crestwood Subdivision No. 1, Lot 5 Block 1 in Ada County. This property is
within the City's Urban Service Planning Area and Area of Impact. The City's Comprehensive
Plan Future Land Use Map designates the subject property as low-density residential.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-07-013 & PP-07-017) were submitted to the Planning Department
for concurrent review. Staff has provided a detailed analysis and recommended conditions of
approval for the AZ & PP applications. Staff recommends approval of AZ-07-013 and PP-07-
017 for Matador Subdivision, as presented in the Staff Report for the hearing date of
October 18, 2007, subject to the Findings of Fact listed in Exhibit D and subject to the
conditions of approval listed in Exhibit B.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-07-013 and PP-07-017 as presented in the staff report for the
hearing date of October 18, 2007, with the following modifications to the conditions of approval:
(Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-07-013 and PP-07-017 as presented during the hearing on
October 18, 2007, for the following reasons: (State specific reasons for denial of the annexation
and/or preliminary plat request.)
~~Vl E IDR IAN~-
IDAHO /
RECEIVED
Matador Subdivision AZ-07-013 & PP-07-017 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-07-013 and PP-07-017 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:
1235 E. McMillan Road
Section 31, T.4N., R.lE.
b. Applicant:
Equity Development
13965 W. Chinden Boulevard, Suite 109
Boise, ID 83713
c. Owner:
Vince Covino
13965 W. Chinden Boulevard, Suite 109
Boise, ID 83713
d. Representative: Sabrina Whitehead, Briggs Engineering
e. Present Zoning; RUT (Ada County)
£ Present Comprehensive Plan Designation: Low Density Residential
g. Description of Applicant's Request: The applicant has applied for Annexation and Zoning
(AZ) of 5.18 acres from the RUT (Ada County) to the R-4 (Medium low-density residential)
zoning district and Preliminary Plat (PP) approval of 16 single-family residential building lots
and 3 common lots on 4.92 acres for Matador Subdivision. The applicant is proposing to set
aside 0.40 acres, or 8.1 % of the site for common open space. The proposed gross density for
the subdivision is 3.25 dwelling units per acre with a net density of 4.02 dwelling units per
acre.
1. Preliminary Plat, labeled Preplat, prepared by Briggs Engineers, dated 7/25/07
(attached in Exhibit A)
2. Landscape Plan, labeled Sheet LP 1.0, prepared by Beck & Baird Landscape
Architecture, dated 8/03/07 (attached in Exhibit A)
h. Applicant's Statement/Justification: The applicant is requesting approval to annex and zone the
subject property to the R-4 zone and plat the property with 16 single-family residential
building lots and 3 common area lots. The proposed net density is 4.02 dwelling units per acre
with a gross density of 3.25 dwelling units per acre. The applicant is proposing 0.40 acres or
8.1 % of the site for common open space. The application has been submitted in accordance
with all requirements and provisions of the UDC.
Matador Subdivision AZ-07-013 & PP-07-017 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
5. PROCESS FACTS
a. The subject application will, in fact, constitute an annexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public
hearing is required before the Commission and City Council on this matter.
b. 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 Commission and City Council on this matter.
c. Newspaper notifications published on: October 1, 2007 and October 15, 2007
d. Radius notices mailed to properties within 300 feet on: September 21, 2007
e. Applicant posted notice on site by: October 8, 2007
6. LAND USE
a. Existing Land Use(s): A single family residence with two associated out buildings. The
existing home is to remain with removal of the out buildings upon approval of the proposed
subdivision.
b. Description of Character of Surrounding Area: Single-family residential uses with associated
agriculturaUpasture land. This area is rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Tustin Subdivision, zoned R-4
2. East: Single family residential /Pasture land, (Crestwood Subdivision), zoned RUT
(Ada County)
3. South: Single-family residential homes (Havasu Creek Subdivision), zoned R-4
4. West: Single family residential /Pasture land, (Crestwood Subdivision), zoned RUT
(Ada County)
d.History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: N Mooney Fall Way or N Heritage View Ave.
Location of water: E McMillan Rd
Issues or concerns: 1.) The timing of development to the construction of
Sewer. Also obtaining an agreement for a Sewer easement from 1157 or
1335 E McMillan Rd.
2. Vegetation: There are existing trees on site. The applicant states the trees are to
removed due to poor health. Prior to submittal of the final plat, contact the City's
Arborist, Elroy Huff at 888-3579, to discuss a tree mitigation/protection per the
landscape plan.
3. Floodplain: NA
4. Canals/Ditches/Irrigation: The Parkins Nourse Lateral exists along the southern
boundaries of the proposed subdivision. The existing ditching has already been tiled
and the applicant has informed staff it is a private irrigation ditch.
5. Hazards: None known
Matador Subdivision AZ-07-013 & PP-07-017 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
6. Proposed Zoning: R-4
7. Size of Property: 4.92 acres
f. Subdivision Plat Information:
1. Residential Lots: 16
2. Non-residential Lots: 0
3. Total Building Lots: 16
4. Common Lots: 3
5. Other Lots: 0
6. Total Lots: 19
7. Open Lots: 0
8. Residential Area: 4.92 acres
9. Gross Density: 3.25 units per acre (Net density: 4.02 units per acre)
10. Lot Sizes: Lot sizes range from 8,094 square feet to 16,875 square feet
g. Landscaping:
1. Width of street buffer(s): A 25-foot wide buffer is required along E. McMillan Road.
Landscaping shall be provided in accordance with UDC 11-3B-7, Landscape Buffers
Along Streets.
2. Width of buffer(s) between land uses: N/A
3. Percentage of site as open space: 8.1 % or 0.40 acres
4. Other landscaping standards: Landscaping must be provided within the common area
lots in accordance with UDC 11-3G, Common Open Space and Site Amenity
Requirements.
h. Proposed and Required Residential Setbacks: As per the R-4 zone for single family dwellings.
Minimum Dimensional Standards (in feet unless otherwise noted)
Proposed Required
Front Living area setback (from back of sidewalk) 15 15
Side accessed garage setback (from back of sidewalk) 15 15
Front accessed garage setback (from back of sidewalk) 20 20
Side setback 5 5
Rear setback 15 15
Frontage (detached, with garage facing street) 60 60
Frontage (cul-de-sac or at approx. a 90° angle) 30 30
Minimum property size 8,000 (s.f.) 8,000 (s.f.)
Maximum building height 35 35
Minimum living area (detached) 1,400 (s.f.) 1,400 (s.£)
Minimum ground floor area for multi-story units 800 (s.f.) 800 (s.f.)
Matador Subdivision AZ-07-013 & PP-07-017 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
(No changes to the dimensional standards in UDC Table 11-2A-5 were requested or
approved with this application.)
Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to
this development will be provided from a public street to/from E. McMillan Road, a minor
arterial roadway. Internal public streets are proposed with 36-foot wide street sections within
50 feet of right-of--way with curb, gutter and 5-foot wide attached concrete sidewalk dedicated
to ACRD. E. Copper Ridge Street is stubbed for future connectivity to the parcels along the
western and eastern property boundaries. Please see the conditions listed in Exhibit B of the
staff report for further details. Direct lot access to E. McMillan Road is prohibited; except for
the public street access approved with this subdivision no other vehicular access to McMillan
Road is allowed.
7. COMMENTS MEETING
On September 28, 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 "Low Density Residential" on the Comprehensive Plan Future Land
Use Map. Low density residential areas are anticipated to contain three dwelling units or less per
acre (see Page 99 of the Comprehensive Plan). The proposed Preliminary Plat includes 16 single-
family residential building lots on 4.92 acres for a gross density of 3.25 dwelling units/acre. The
proposed density is within the anticipated density of the Comprehensive Plan for this area.
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.
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.
Matador Subdivision AZ-07-013 & PP-07-017 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
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 proposing a residential zone. This zone is compatible with the surrounding
residential subdivisions. Staff finds that the proposed development is compatible with the
existing residential and agricultural uses that surround the property.
• Chapter VII, Goal I, Objective C, Action 4 -Require new residential development to meet
development standards regarding landscaping, signage, fences and walls, etc.
Landscaping and perimeter fencing along E. McMillan is proposed and will be provided on
the site in accordance with UDC 11-38-1 and UDC 11-3A-7 as shown on the landscape plan
submitted with the application. The applicant has indicated several trees slated for removal
due to poor health. Prior to the removal of the existing trees, the applicant needs to contact
the City Arborist to have the existing trees surveyed to mitigate for the removal of existing
trees in accordance with UDC I1-3B-10. Signage for the subdivision should comply with
UDC 11-3D and will require separate sign permit approval.
• Chapter VII, Goal N, Objective D, Action 2 -Restrict curb cuts and access points on
collectors and arterial streets.
The applicant is proposing one public street access to E. McMillan Road, a minor arterial
roadway. No driveways or other access is proposed. Other than the public street access
shown on the plat, access to N. McMillan Road will be prohibited.
• 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 is only being proposed along the E. McMillan Road; however prior to
construction of any buildings, temporary fencing will be required around the perimeter of
this site to contain debris on site.
• Chapter VII, Goal N, Objective C, Action
(low-, medium-, and high-density single
apartments, condominiums, etc.) for the p
affordable housing opportunities.
10 - Support a variety of residential categories
family, multi-family, townhouses, duplexes,
upose of providing the City with a range of
The subject application includes a request for the R-4 medium low density zoning
designation. The applicant is proposing single family detached homes on lots ranging from
8,049-16,875 square feet in size, which Staff believes will provide the City with a variety of
housing opportunities. Staff finds that the requested zoning designation is consistent with the
Comprehensive Plan designation for this site.
Matador Subdivision AZ-07-013 & PP-07-017 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
• Chapter VI, Goal II, Objective A, Action 6 -Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
One stub street is proposed at the west and east boundary from E. Copper Ridge Street. Staff
believes that the proposed stub street connections will provide good connectivity the parcels
bordering the property, when they develop.
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
ANNEXATION AND ZONING ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan, Staff believes that the requested R-4 zone is appropriate for this property.
Please see Exhibit D for detailed analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application (prepared on September 20,
2007, by Dean W. Briggs, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
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, shutters, substantial pillars with substantial bases
accented with brick/stone, and covered porch areas. The submitted elevations would indicate
hardie plank siding or wood siding with variations in siding styles including wide plank, shake
siding and board and batten siding. The front facades are accented with stone veneer with
varying shutter designs.
The applicant should construct homes on the site that contain the above-mentioned design
features. Staff is including a Development Agreement requirement that the applicant include
these design features in future homes built in this subdivision. Building materials and colors
were not indicated with this application. Staff is generally supportive of the conceptual
elevations; however staff believes the applicant shall state building materials and colors for
the proposed single family homes.
Development Agreement: UDC 11-SB-3D2 and Idaho Code § 65-6711A provides the City the
authority to require a property owner to enter into a Development Agreement (DA) with the
City that may require some written commitment for all future uses. Staff believes that a DA is
necessary to ensure that this property develops consistent with the conditions of approval. If the
Commission or Council feels additional development agreement requirements are necessary,
staff recommends a clear outline of the commitments of the developer being required.
A Development Agreement (DA) will be required as part of the annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) (at the time of annexation ordinance adoption), and the developer. The
Matador Subdivision AZ-07-013 & PP-07-017 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
applicant shall contact the City Attorney, Bill Nary, at 888-4433 within 6 months of Council
approval to initiate this process. The DA shall include, at minimum, the following:
The developer should construct homes on the site that are in substantial compliance
with the elevations submitted with this annexation application (AZ-07-011), and on
file with the City Clerk's Office. The applicant should construct homes on the site
that contain the following design features: gable rooflines facing the street, shutters,
substantial pillars with substantial bases and front facades accented with brick/stone,
and covered porch areas. Building materials should be of quality materials including
but not limited to wood siding, hardie plank siding and/or stucco, incorporating
varying siding materials (wide plank, narrow plank, board and batten, and cedar
shingles) painted in earth tone colors.
PRELIMINARY 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 D for detailed analysis of facts and findings for a preliminary
plat.
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 8,094 square feet to 16,875 square feet. All lots shall meet
the minimum setback & maximum building height requirements stated in UDC 11-2A-5
and #6h above.
Parkins Nourse Lateral: The Parkins Nourse Lateral runs along the southern property
boundary of the proposed subdivision. The applicant contacted the Settler's Irrigation
District and was informed the ditch was private. Therefore, the applicant is not
responsible to enter into a license agreement with the irrigation district. The preliminary
plat submitted with this application indicates the existing lateral is tiled. Per UDC 11-3A-
6, all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways
being used as amenities, which intersect, cross or lie within the area being subdivided
shall be covered.
Landscaping: The landscape plan submitted for this project, prepared by Beck & Baird
Landscape Architecture, labeled Sheet LP 1.0, dated 8/03/07 shall be modified as
follows:
Per UDC 11-3B-10, the applicant shall work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site. Mitigation information shall be provided
on the landscape plan submitted with the final plat.
• 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 copies of a revised landscape plan, reflecting the changes/notes
mentioned above, with the final plat application(s).
Common Areas/Open Space: The applicant has provided 0.40 acres (8.1%) of
landscaped common open space. The site is less than five acres in size and is not subject
to the 10% minimum open space required by UDC 11-3G-3A-1. However, except for
Matador Subdivision AZ-07-013 & PP-07-017 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
the landscaping along McMillan Road and one common lot that is proposed to
contain storm drainage, there are no amenities on this site. Staff believes the
applicant should shorten the width of proposed lots 2 and 3, Block 3 and
recommends adding a picnic area or tot lot within the proposed development. As
mentioned earlier the total acreage being platted for the site is 4.92 acres. Staff believes
this site is close enough to 5 acres and should be comply with the 10% open space
requirement. If this change is made, staff is supportive of the amount of open space
proposed with this development. Maintenance of all common areas shall be the
responsibility of the Matador Subdivision Homeowners Association.
Drainage: A seepage bed for stormwater drainage is shown on Lot 1, Block 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. NOTE: Applicant shall be
aware that infiltration ponds for ACRD public streets require exposed filter sand.
This sand area does not count toward the City of Meridian's open space
requirements. Other provisions to meet vegetated open space requirements must be
made when ACRD pond designs incorporate exposed filter sand.
Proposed Streets and/or Access: One access point from E. McMillan Road is proposed
to this subdivision. Internal public streets are proposed with 36-foot wide street sections
within 50 feet of right-of--way with curb, gutter and 5-foot wide attached concrete
sidewalk to be dedicated to ACHD. E. Copper Ridge Street will provide future
connectivity to the parcels along the western and eastern property boundaries. Except for
N. Matador Drive, access to E. McMillan Road is prohibited. Staff is supportive of the
proposed access point to the subdivision and the number of stub streets provided to
adjacent parcels for future connectivity.
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, asingle-point connection to the culinary water system shall be required. If
asingle-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.
Fencing: Perimeter fencing is only being proposed along McMillan Road as shown on
the submitted landscape plan. At the public hearing, the Applicant shall state if
fencing along the other perimeter boundaries will be constructed. All perimeter
fencing must be installed prior to issuance of building permits. If permanent perimeter
fencing is not installed around the entire site, temporary construction fencing should be
installed prior to issuance of building permits for the subdivision. 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: Based on the above analysis, Staff finds that applications AZ-07-013 and
PP-07-017 substantially conform to the Comprehensive Plan policies and UDC standards. Staff
recommends approval of A~07-013 and PP-07-017 for Matador Subdivision, as presented
in the Staff Report for the hearing date of October 18, 2007, subject to the Findings of Fact
listed in Exhibit D and subject to the conditions of approval listed in Exhibit B.
Matador Subdivision AZ-07-013 & PP-07-017 PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat
3. Landscape Plan
4. 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
8. Central District Health Department
9. Settlers' Irrigation District
C. Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Matador Subdivision AZ-07-013 & PP-07-017 PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
A. Drawings
1. Vicinity Map
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
2. Preliminary Plat
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (prepared on September 20,
2007, by Dean Briggs, PLS) shows the property as contiguous to the existing corporate
boundary of the Ciry of Meridian.
1.1.2 Prior to the annexation ordinance approval, a Development Agreement shall be entered into
between the City of Meridian, the property owner(s) (at the time of annexation ordinance
adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at
888-4433 within 6 months of Council approval to initiate this process. The DA shall
include, at a minimum, the following information:
The developer shall construct homes on the site that are in substantial compliance with the
elevations submitted with this annexation application (AZ-07-013), and on file with the City
Clerk's Office. The applicant shall construct homes on the site that contain the following
design features: gable rooflines facing the street, shutters, substantial pillars with substantial
bases and front facades accented with brick/stone, and covered porch areas. Building
materials should be of quality materials including but not limited to wood siding, hardie plank
siding and/or stucco, incorporating varying siding materials (wide plank, narrow plank, board
and batten, and cedar shingles) painted in earth tone colors.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.1.1 The preliminary plat labeled as Sheet Preplat, prepared by Briggs Engineering, dated 7/25/07, is
approved with the conditions listed herein. All comments and provisions of the accompanying
Annexation and Zoning application (AZ-07-013) and the development agreement for this site
shall also be considered conditions of the Preliminary Plat (PP-07-017).
1.1.2 The landscape plan prepared by Beck & Baird on 8/03/07, and labeled Sheet LP 1.0 shall be
modified as follows:
Perimeter fencing type and details shall be submitted during final plat review; please revise
plan accordingly.
Per UDC 11-3B-10, the applicant shall work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing
trees on site. Submit a letter (plan) prepared by the City Arborist with the fmal plat
application.
The applicant shall shorten the width of proposed lots 2 and 3, Block3 and add a picnic area
(with tables and/or benches) or tot lot within the proposed development.
A written certificate of completion should be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan. All standards of installation
should apply as listed in UDC 11-3B-14.
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 modifcations as
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
proposed by Staff. The preceding modifications and notes shall be shown on a revised landscape
plan submitted with the final plat application(s).
1.2.3 The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. Either permanent perimeter fencing or temporary construction fencing shall be
installed prior to issuance of building permits for the subdivision. 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.
1.2.4 Maintenance of all common areas shall be the responsibility of the Matador Subdivision
Homeowners Association.
1.2.5 Applicant shall be aware that infiltration ponds for ACHD public streets require exposed filter
sand. This sand area does not count toward the City of Meridian's open space requirements.
Other provisions to meet vegetated open space requirements must be made when ACHD pond
designs incorporate exposed filter sand.
1.2.6 Except for N. Matador Drive, access to E. McMillan Road is prohibited; a note shall be added to
the face of the fmal plat.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.3.1 Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC 11-3A-17.
1.3.2 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.3.3 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. 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.
1.3.4 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 final 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.
1.3.5 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.
1.3.6 Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.7 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 located in N
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
Mooney Fall Way and N Heritage View Ave.
2.2 Water service to this site is being proposed via extension of mains in E McMillan Rd.
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 The applicant shall comply with the Department of Environmental Qualities Best Management
Practice with calls for 20-feet of separation between an infiltration trench and any building
foundation. If necessary a special setback shall be depicted on the final plat.
2.5 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.
2.6 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).
2.7 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
submitted prior to scheduling of apre-construction meeting.
2.8 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.
2.9 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.
2.10 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.
2.13 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 maybe 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.
2.14 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.
2.11 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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
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.
2.12 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.
2.13 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.
2.14 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.
2.15 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.
2.16 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.
2.17 Applicant shall be responsible for application and compliance with and NPDES Permitting that
maybe required by the Environmental Protection Agency.
2.18 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
2.19 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.
2.20 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backf-ill, where footing would sit atop fill material.
2.21 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.
2.22 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 afire-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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER I S, 2007
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 ''/z" 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 corners 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 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.5 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.6 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
3.7 The existing home shall be re-addressed off of N. Matador Drive.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-10) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-10) will be followed.
5.3 Contact the City's Arborist, Elroy Huff at 888-3579, to establish a tree mitigation/protection per
the landscape plan.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
6. SANITARY SERVICE COMPANY
6.1 SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Dedicate either 35 feet or 45 feet ofright-of--way from the existing centerline of McMillan Road
abutting the parcel. A dedication of 35 feet will facilitate roadway improvements required by the
Capital Improvements Plan and leave the sidewalk within an easement. A dedication of 45 feet of
right of way will facilitate roadway improvements and include sidewalk within the right of way.
The right of way purchase and sale agreement and deed must be completed and signed by the
applicant prior to the scheduling of the final plat for signature by the ACHD Commission or prior
to the issuance of a building permit whichever comes first. Allow up to 30 business days to
process the right-of--way dedication after receipt of all requested material. The District will
purchase the right-of--way which is in addition to existing right-of--way from available Corridor
Preservation Funds.
7.1.2 Construct a 5-foot wide concrete sidewalk located 38-feet from the centerline of McMillan Road
along the entire site frontage to align with Clearsprings and Harpe Subdivisions to the west and
east of the site. If the sidewalk is located outside of the righ of way, the applicant must provide a
sidewalk easement.
7.1.3 Locate one entry road on McMillan Road approximately 170-feet west of the northeast property
line (measured property line to centerline)
7.1.4 Construct the entry road and internal roadways as a standard 36-foot street section within 50-feet
of right-of--way complete with curb, gutter and 5-foot wide attached concrete sidewalk.
7.1.5 Construct a stub street to the west and east, located approximately 160 feet north of and parallel
to the south property line. The stub street shall align with and connect to stub streets originating
in Clearsprings Subdivision to the west and Harpe Subdivision to the east. The actual alignment
of these stub streets is required. A sign shall be installed at each terminus of the stub street
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.".
7.1.7 Construct the intersection of N. Matador Street and E. Copper Ridge to function as a alternate, T-
type turnaround, with curb radius at the two corners a minimum of 18 feet.
7.1.8 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of--way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 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.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
7.2.6 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.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 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.
7.2.10 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.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
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 subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. CENTRAL DISTRICT HEALTH DEPARTMENT
8.1 After written approval from appropriate entities is submitted, we can approve this proposal for
central sewage and central water.
8.2 Central sewage and central water plans must be submitted to and approved by the Idaho
Department of Environmental Quality.
8.3 Run-off is not to create a mosquito breeding problem.
8.4 The existing home septic system appears to impact Lot 3 of Block 1 of the proposed subdivision.
9. SETTLERS' IRRIGATION DISTRICT
9.1 All irrigation/drainage facilities along with their easements must be protected and continue to
function. Contact SID for any additional requirements.
9.2 A Land Use Change Application must be on file prior to any approvals.
9.3 A license agreement MUST be signed and recorded prior to construction of any SID facilities, or
within its easements.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
9.4 Any changes to the existing irrigation system such as relocation, water delivery, tiling, and
landscaping must be approved by Settlers' Irrigation District's Board of Directors.
9.5 All storm drainage must be retained on-site.
9.6 A pressure irrigation system must be provided to service all lots with irrigation water from the
current delivery point.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
C. Legal Description & Exhibit Map
DESCRIPTION FOR
ANNEXATION OF
PROPOSED
MATADOR SUBDMSION
SEPTEMBER 20, 2007
A PARCEL OF LAND BEING A REPEAT OF LOT S OF THE PLAT OF
CRESTWOOD SUBDIVISION NO.1 , LOCATED IN THE NORTHEAST 1/4 OF
SECTION 31, TOWNSHIP 4 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA
COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION 31, THENCE
N 89°46'01" W ALONG THE NORTH LINE OF SAID SECTION 930.93 FEET TO
THE REAL POINT OF BEGINNING OF THIS DESCRIPTION;
THENCE S 00°33'41" W 33.00 FEET TO A POINT ON THE SOUTHERLY RIGHT
OF WAY OF E. MCMII.LAN ROAD AND THE NORTHEAST CORNER OF LOT 5,
CRESTWOOD SUBDTYLSION NO. 1, FOUND IN BOOK 28 OF PLATS AT PAGE
1757, ADA COUNTY RECORDS;
THENCE ALONG THE BOUNDARY OF SAID LOT 5 THE FOLLOWING:
THENCE CONTINUING S 00°33'41" W 629.36 FEET TO A POINT;
THENCE N 89°57'56" W 340.39 FEET TO A POINT;
THENCE N 00°33'41" E 630.54 FEET TO A POINT ON SAID SOUTHERLY RIGHT
OF WAY OF E. MCMILLAN ROAD;
THENCE CONTINUING N 00°33'41" W 33.00 FEET TO A POINT ON THE
NORTHI.Y LINE OF SAID SECTION 31;
THENCE S 89°46'01" E ALONG THE NORTHERLY LINE OF SAID SECTION 31
340.38 FEET TO REAL POINT OF BEGINNING OF THIS DESCRIPTION.
SAID PARCEL CONTAINS 5.18 ACRES, MORE OF LESS.
REVIE P AI.
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70412-ANNEX BDY.DOC
P.L.S. 3619 ~^ v~c~aKS oea~ ~G
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 18, 2007
ANNEXATIuN EXHIBIT TO ACCOMPANY LEGAL DESCRIPTION
PLAT OF PROPOSEC
MATADOR SLTHDIVISION
A RESJBWWSgN of LOT S OF CRESiWOOD 541~MSgt1 NO.t AND
A PORitON OF THE NotifMyEST t/1 OF THE NORTlM1E^aT t/4 OF SELTiIkr Jt, T.IN.. R.7 W.. B.M.
REYtE VAL MERNNMI. AOA CWNtt, ~dWO
HY 2007
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_--.-.-.-.-'------- - - - - - _-- E. TRINITY SPRINGS ST.
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~'~" ~"~ PROPOSED MATADOR shwas ERdw, mac.
SUBDIVISION B Ri'6 a s
SHEET
1 DF 1 ANNEXATION E3GUNDARY E.Xi-1tB1T ENGINEERS pU1NNER3 SuRVEY0R5
I~w w. otnaAl~ Aow • aasE. Mauro aJ~os • (sDe)JU-qn
SHEET ___.____
DWO DATE: DWC No. SCALc; Theee c!cw;ngf, or any pprt;on tnfroof, fholi not M uw
\70412-~1' EXH.DWG ! 09/1?/D7 TRT 70412 ?"- 14D' °" oeY project x extaruarts of M;s Project except oy
written oproemeat from Br;ppf EnpineeYap, Inc,
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
andfor rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-4. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of
this Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that single-family residential detached dwellings are allowed within the
requested zoning district of R-4 as principal permitted uses. The accompanying plat
demonstrates the development will provide for a range of housing opportunities with the
variety of lot sizes proposed.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff fmds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon delivery of services by any political subdivision providing services to this site, as
conditioned in the staff report.
5. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
Staff finds that all essential services will be provided by the developer to the subject
property and will not require unreasonable expenditure of public funds. The applicant is
proposing to develop the land in general compliance with the City's Comprehensive Plan,
and this is a logical expansion of the City limits. In accordance with the findings listed
above, Staff finds that Annexation and Zoning of this property to R-4 would be in
the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
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
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
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, ACl-ID, 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 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 of which staff is unaware.
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 D