Findings
AZ 05-035
MERIDIAN PLANNING & ZONING MEETING September 1, 2005
APPLICANT Conger Management Group ITEM NO. 23
REQUEST Public Hearing -Annexation and Zoning of 4 acres from RUT to R-4 zone
for The Reserve Subdivision Revised -west of North Locust Grove Road and south
of Chinden Boulevard
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
COMMENTS
See attached Staff Comments
~~
No Comment
See attached Comments
See attached Comments
No Comment
OTHER: See lettler of Continuance
Contacted: Date: Phone:
Emailed: Staff Initials:
Materials,presented at public meetings shall become property of the City of Meridian.
•
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE September 1, 2005 ITEM #
PROJECT NUMBER
23
AZ 05-035
PROJECT NAME
The Reserve Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
•
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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STAFF REPORT P & Z Commission ,~,~. _,~, ~'
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TO Planning & Zoning Commission c
FROM: Craig Hood, Associate City Planner `~~.. ~, ,
SUBJECT The Reserve Subdivision Revised
• AZ-OS-035 -Annexation and zoning of 4.0 acres from RUT (Ada
County) to R-4.
• PP-OS-034 -Preliminary plat including 8 buildable lots and 3
common/other lots.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Conger Management Group, has applied for Annexation and Zoning (AZ) and Preliminary
Plat (PP) approval of 8 building lots and 3 common/other lots on 4.0 acres proposed for R-4 zoning The
site is located on the west side of N. Locust Grove Road, approximately 1,500 feet south of Chinden
Boulevard. This site is currently vacant and is being used for agricultural purposes.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) were submitted to the Planning & Zoning Department for
concurrent review. Staff has provided a detailed analysis of the requested annexation and zoning and
preliminary plat applications below. Based on the analysis contained in this report staff is recommending
denial of the proposed The Reserve Subdivision Revised
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: West side of Locust Grove Road, south of Chinden Boulevard, within
Section 30, Township 4 North, Range 1 East.
b. Property Owner:
Jake Centers
C-5 Development
1979 Locust Grove Road
Meridian, Idaho 83642
c. Applicant:
Conger Management Group
405 South 8th Street, Ste. 290
Boise, Idaho, 83702
d. Representative: Dave McKinnon, Conger Management Group
e. Present Zoning: COUNTY
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant, Conger Management Group, has
applied for Annexation and Zoning (AZ) and Preliminary Plat (PP) approval of 8 building lots
The Reserve Subdivision Revised.rtf PAGE 1
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
and 3 common/other lots on 4.0 acres proposed for R-4 zoning.
1. Date of preliminary plat (attached as Exhibit A1): 04/15/05
2. Date of landscape plan (attached as Exhibit A2): O1/10/OS
h. Applicant's Statement/Justification (reference submittal material): The proposed
subdivision is consistent with the City of Meridian Comprehensive Plan Future Land Use Map
as well as the supporting policies. The proposed development allows for an alternative to the
large master planned communities by providing for a small, but high quality residential
community.
4. PROCESS FACTS
a. The subject application will in fact constitute an annexation and zoning as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter
16, a public hearing is required before the 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 12 Chapter 3, a
public hearing is required before the City Council on this matter.
c. Newspaper notifications published on: August 15 and 29, 2005
d. Radius notices mailed to properties within 300 feet on: August 5, 2005
e. Applicant posted notice on site by: August 22, 2005
5. LAND USE
a. Existing Land Use(s): Vacant.
b. Description of Character of Surrounding Area: Rural residential, rapidly transitioning to
urban densities and developments.
c. Adjacent Land Use and Zoning
1. North: School, zoned R-4
2. East: Rural residential, Dunwoody Subdivision, zoned RUT
3. South: Rural residential, zoned RUT
4. West: Approved Arcadia Subdivision,, zoned R-8
d. History of Previous Actions:
The owner and developer of this property, Mr. Jake Centers, also developed Arcadia
Subdivision immediately west of the subject properties. Both Planning Department and Ada
County Highway District staffs made it clear that an extension of Jericho Road was necessary
within Arcadia Subdivision so that a street could be extended to Locust Grove Road through
the subject property.
Earlier this year CS Development submitted three applications on this site (AZ-OS-004, PP-OS-
006, VAR-OS-005). The applications requested an R-4 zone for 22 single-family lots on 9
acres (the variance request was for the cul-de-sac length). The proposed subdivision did not
include the connecting street to Locust Grove Road, instead the applicant proposed a long cul-
de-sac street (Hidden Path). Staff recommended approval of the project, with a condition that
Hidden Path Street be extended to connect with Jericho Road to the west When the Ada
County Highway District and the City required the street connection, the applicant withdrew
those applications. Planning Department staff (Anna Canning and Craig Hood) attended the
The Reserve Subdivision Revised.rtf PAGE 2
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ACHD hearing and specifically requested the street extension. The applicant has now
submitted a new plat that includes only the eastern 4 acres of the 9 acres previously requested
for development.
In October of 2004, Jake Centers bought 9 acres of property on the west side of Locust Grove
Road, south of Chinden Boulevard. The 9 acres that Mr. Centers bought is comprised of two
parcels. Parcel A, the western parcel, is approximately 5 acres and Parcel B, the eastern parcel,
is approximately 4 acres. Mr. Centers told staff that he intended to construct his personal
residence on the western portion of Parcel A and therefore did not want to extend Hidden Path
Street. He has subsequently deeded the 5-acre, Parcel A to Not 4 Sale, LLC, and not included
it within the subject applications. Jake Centers is a registered agent of Not 4 Sale, LLC.
The applicant has not included the 5-acres to the west in the subject application because he
does not want Hidden Path Street to connect with Jericho Road. Please see Section "i"below
for more analysis.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: There are sewer mains located in Locust Grove.
Location of water: There are water mains located in Locust Grove.
Issues or concerns: None.
2. Vegetation: There are some mature trees along the south property line of the
property.
3. Flood plain: NA
4. Canals/Ditches Irrigation: All irrigation ditches, laterals or canals, exclusive of
natural waterways, intersecting, crossing or lying adjacent and contiguous to the area
being subdivided shall be tiled per MCC 12-4-13. Plans will need to be approved by
the appropriate irrigation and/or drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works
Department. If lateral users association approval can not be obtained, alternate plans
will be reviewed and approved by the City Engineer prior to final plat signature.
5. Hazards: Staff finds that there should not be any health, safety or environmental
problems associated with this subdivision that should be brought to the Council or
Commission's attention; no hazardous natural features have been identified on the site.
6. Proposed Zoning: R-4
7. Size of Property: 4.0 acres
8. Description of Proposed Use: Single-Family
£ Subdivision Plat Information
1. Residential Lots: 8
2. Non-residential Lots: 0
3. Total Building Lots: 8
4. Common Lots: 3
5. Other Lots: 0
6. Total Lots: 11
The Reserve Subdivision Revised.rtf PAGE 3
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7. Open Lots: 0
8. Gross Density: 2 units per acre
g. Landscaping
1. Width of street buffer(s): A 25-foot wide street buffer required along Locust
Grove Road. The applicant is proposing to construct 6-foot wide planter strips
between the sidewalk and the curb of the internal roadways.
2. Width of buffer(s) between land uses
3. Percentage of site as open space:
of the site will be open space.
NA
The submitted preliminary plat states that 20%
h. Proposed and Required Residential Standards: R-4
Setbacks Proposed Required
Front Living Area 15 15
Side Accessed Garage 20 20
Front Accessed Garage 15 15
Street side 20 20
Side 5 5
Rear 15 15
Frontage 80 80
Lot Size 8000 8000
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
A new public street from Locust Grove Road, Hidden Path Street, is proposed to provide the
only access to the site. There are several other recent developments in this square mile that have
recently been approved for development. Arcadia Subdivision, Saguaro Canyon Subdivision
and Westborough Square Subdivision are all developments that will use Jericho Road, anorth-
south roadway to the west that connects to Chinden Boulevard, for access. Currently there is no
east-west street connection between Locust Grove Road and Jericho Road. As part of the recent
approval for Arcadia Subdivision, ACRD required 60-feet of right-of--way be provided along
the west side of the 5-acre Parcel A that is not included with the subject applications. The
applicant is not proposing to extend Hidden Path Street to connect with Jericho Road to the
west.
The applicant is proposing to provide a 30-foot wide common driveway easement across the
Common Lot 1, for future access to the one-acre out parcel to the northeast. ACHD originally
required the owner of this property to provide 100 feet of street frontage for the out parcel. City
staff does not believe that 100 feet of public street frontage is necessary for the one-acre parcel,
but at least 35 feet of frontage on Hidden Path Street should be provided to the Rissinger
property to the northeast (Parcel No. 50530141825). Within the 35 feet a common driveway
and landscape areas can be constructed for future homes/lots when the one-acre parcel re-
develops in the future.
6. COMMENTS MEETING
The Reserve Subdivision Revised.rtf PAGE 4
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On February 25, 2005, and again on July 15, 2005 a joint agency/department comments meeting was held
with representatives of key service providers to this property. Based on the joint agency/department
meeting and other comments received from agencies/departments, staff finds that the public services
listed above can be made available to accommodate the proposed development. Because the
recommendation is for denial, staff has not included the comments and recommended actions from the
other agencies and departments.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
Staff finds that the proposed zoning designation, R-4, could be harmonious with and in accordance with
the 2002 Comprehensive Plan and Future Land Use Map if the density of the subdivision were closer to
four dwelling units per acre. There is a maximum density of 4 dwelling units per acre in the
Comprehensive Plan; the proposed gross density of The Reserve Subdivision Revised is 2.0 dwelling
units per acre.
Staff finds the following 2002 Comprehensive Plan text policies to be applicable to this application (staff
analysis is in italics below policy):
Chapter VI Goal II Objective A Action 3. Consider "Accommodating Bicycle and Pedestrian Travel: A
Recommended Approach" from the National Center for Bicycling and Walking in all land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction
and reconstruction projects, in a manner that is safe, accessible and convenient.
Chapter VI Goal II Objective A Action 6. Require street connections between subdivisions at regular
intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat does not propose to connect with Jericho Road in Arcadia Subdivision.
The applicant has not included the S-acre parcel that abuts Arcadia within the subject applications. Staff
believes that a street connection should be made between Locust Grove Road and Jericho Road to
provide for neighborhood connectivity and to enhance traffic flow.
Chapter VI Goal II Objective A Action 13. Review new development for appropriate opportunities to
connect to local roads and collectors in adjacent developments.
There are few opportunities for an east-west connection to Locust Grove Road through this section. Staff
believes that it is appropriate for Hidden Path Street to connect with Jericho Road through this property.
Chapter VII Goal I Objective D Action 9. Require new residential development to provide permanent
perimeter fencing to contain construction debris on site and prevent windblown debris from entering
adjacent agricultural and other properties.
Prior to construction, fencing should be constructed around the perimeter of this site.
Chapter VI Goal II Objective A Action 5. Require pedestrian access connectors in all new development to
link subdivisions together to promote neighborhood connectivity as part of a community pathway system.
Staff believes that a pedestrian connection should occur between the subject site and the school site to the
north as well as Arcadia Subdivision to the west.
Chapter VII Goal IV Objective C Action 6. Require pedestrian access in all new development to link
subdivisions together and promote neighborhood connectivity.
See above.
Chapter VI Goal II Objective A Action 12. Develop methods, such as cross-access agreements, frontage
The Reserve Subdivision Revised.rtf PAGE 5
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roads, to reduce the number of existing access points onto arterial streets.
The applicant is proposing to grant a 30 foot wide common driveway easement to the one-acre parcel to
the northeast. Staff believes that 35 feet of public street frontage should be provided to the property so
that the one-acre parcel can develop without crossing common area owned by The Reserve HOA. If
access to Hidden Path Street is provided to the one-acre parcel to the northeast, the existing driveway to
Locust Grove Road can be removed when the one-acre parcel redevelops.
8. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code 11-2-1 lists single-family detached
dwellings as a permitted use in the R-4 zoning district.
b. Purpose Statement of Zone: The purpose of the R-4 District is to permit the establishment of
low density single-family dwellings, and to delineate those areas where predominantly
residential development has, or is likely to occur in accord with the Comprehensive Plan of the
City, and to protect the integrity of residential areas by prohibiting the intrusion of
incompatible nonresidential uses.
c. General Standards: Except for the addition of a micropath to the north, the design of the
subdivision generally conforms to the standards listed in Titles 11 and 12 of City Code.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
AZ Application: The proposed zoning designation, R-4, is a low density
residential district. The Future Land Use Map designates this property `medium
density residential'. The requested zoning/density is not consistent with the
Comprehensive Plan. Further, the applicant owns the 5 acres to the west and is not
proposing to develop it with the subject 4 acres. Staffbelieves that a street connection
to Jericho Road from Locust Grove Road is important in this location. Because the
applicant is not including the 5 acres to the west with the annexation request, staff
does not believe that annexation of this property to R-4 is in the best interest of the
City.
2. PP Application: The applicant is only proposing to plat eight buildable lots on the
subject 4 acres. The Comprehensive Plan calls for a residential density between three
and eight dwelling units per acre. Also, the submitted plat does not include the 5 acres
to the west. Staff believes that all nine acres should be developed together so that a
vehicular connection to Jericho Road can be built. If all nine acres are annexed and
developed together with a density between three and eight dwelling units per acre and
a street connection from Jericho Road, staff believes that the development of this
property would be in the best interest of the City. As designed, the subject plat does
not comply with the Comprehensive Plan and it is not in the best interest of the City to
allow the development.
b. Staff Recommendation: For the reasons listed in this report, staff recommends denial of
AZ-OS-035 and PP-OS-034.
10. PROPOSED MOTION
Recommend Denial (AZ)
I move to recommend denial to the City Council of File Number AZ-OS-035 as presented in the
staff report for the hearing date of September 1, 2005, for the following reasons: (you may state
specific reason(s) for denial. They should address how the applicant might re-do the application
to gain your recommendation for approval. E.g. -request zoning consistent with the
The Reserve Subdivision Revised.rtf PAGE 6
°._ _'
i~ • ---
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Comprehensive Plan, include the 5-acres to the west, provide public street frontage for the one
acre out parcel to the northeast, propose a pathway to the school site to the north, etc.)
Deny (PP)
I move to deny File Number PP-OS-034 as presented in the staff report for the hearing date of
September 1, 2005 for the following reasons: (State specific reasons for denial. They should
address how the applicant might re-do the application to gain your approval. E.g. -request zoning
consistent with the Comprehensive Plan, include the 5-acres to the west, provide public street
frontage for the one-acre out parcel to the northeast, propose a pathway to the school site to the
north, etc)
Remand for Findings and Conditions of Approval (AZ & PP)
I move to remand File Numbers AZ-OS-035 and PP-OS-034 back to staff for the preparation of
findings and conditions of approval. Staff should include the following findings and conditions
within the revised report: (add any proposed modifications)
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: 04/15/05)
2. Landscape Plan (dated: Ol/10/OS)
B. Required Findings from Zoning Ordinance
The Reserve Subdivision Revised.rtf PAGE 7
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
A. Drawings
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2. Landscape Plan (dated: 1/10/OS)
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B. Required Findings from Zoning Ordinance
1. Annexation Findings:
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
A. Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive Plan
amendment;
In Chapter VII of the Comprehensive Plan, `medium density' is defined as areas
including single-family homes at densities of three to eight dwelling units er acre. The
applicant is requesting that all the subject site be zoned R-4 (Low Density Residential).
The R-4 district allows for a maximum of four (4) dwelling units per acre (MCC11-7-
2.C). Although the requested zoning designation, R-4, allows densities consistent with
the medium density Comprehensive Plan designation, the proposed residential density for
this site is only 2 gross dwelling units per acre.
The Comprehensive Plan does allow a one step increase or decrease in residential areas
without amending the Comprehensive Plan. Due to the existing mix of large lots in this
area today (Westbourough, Larkwood, Dunwoody), staff believes that approving a plat
with 8 dwelling units per acre would not be in the City's best interest. However, because
there is a school adjacent to the site, and there are urban type lots in Saguaro Canyon and
Arcadia to the west, stepping down density to less than 3 dwelling units per acre is not
the best use of the land. Therefore, staff finds that the proposed R-4 zone and subsequent
development at two dwelling units ner acre is not harmonious with the Comprehensive
Plan. Staff recommends that the request for a step down in density not be gxanted for the
subject development.
B. Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant intends to rezone the subject property in the
future.
C. Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a residential area
turning into a commercial area by means of conditional use permits;
Staff finds that single-family residential uses are allowed within the requested zoning
district of R-4. The accompanying plat demonstrates the land will be developed with lot
sizes, housing types and other dimensional requirements that conform to the proposed
zoning designation.
D. Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
B-1
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access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that properties to the north and west have recently been approved for single-
family developments. Saguaro Canyon Subdivision and Arcadia Subdivision to the west
are both single-family developments with residential densities between 3.1 dwelling units
per acre (Saguaro) and 3.3 dwelling units per acre (Arcadia).
Based on the North Meridian Traffic Plan, Locust Grove Road is anticipated to
eventually be a 3-lane roadway abutting this site. However, Locust Grove Road is not
currently included within ACHD's Five Year Work Program or in the currently adopted
20-year Capital Improvements Plan for roadway improvements.
Staff finds that there are no circumstances that dictate that the area needs to be rezoned
into the City.
E. Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
Based on the Comprehensive Plan, staff believes that the existing county parcels in the
area (south) will develop with urban densities in the near future. Staff also believes that
the proposed development is not designed in a manner that will be harmonious with, and
appropriate in appearance with, the intended character of the surrounding area, which is
supposed to contain 4 to 8 dwellings per acre.
The existing character of the area will, and is, currently changing, especially upon build-
out of subdivisions in the general vicinity. Staff finds that the proposed zoning/uses may
adversely change the essential character of area. If the density in this area is not between
4 and 8 dwelling units per acre, staff believes that a burden is put on infrastructure such
as police, fire, sewer, water, public transportation, etc because fewer people are paying
for the infrastructure. Staff is not recommending that a high density development be built
in this location, but staff is recommending that a development consistent with the
intended character of the area be approved. Staff recommends that the Commission and
Council rely on staffs analysis, public testimony received and any comments submitted
from any other agencies or departments regarding whether this property should be
annexed as proposed.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Staff does not anticipate that residential uses on this site will be hazardous or disturbing
to the neighboring uses.
The Commission and Council should rely on any public testimony (oral and written)
when determining whether or not the proposed zoning and subsequent uses will be
disturbing or hazardous to the existing or future neighboring uses.
G. Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal,
B-2
CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
water, sewer or that the person responsible for the establishment of proposed zoning
amendment shall be able to provide adequately any of such services;
Water and sewer are readily available in N. Locust Grove road. If approved the applicant
would be responsible for the extension of utilities to and through this property. Sizing and
routing shall be coordinated with the Public Works Department.
The applicant and/or future property owners will be required to pay park and highway
impact fees.
On March 16, 2005, the ACRD Commission acted on the subject applications. The
ACHD is recommending approval of this development with site specific and standard
conditions.
On February 25, 2005, and again on July 15, 2005 a joint agency/department comments
meeting was held with representatives of key service providers to this property. Based on
the joint agency/department meeting and other comments received from
agencies/departments, staff finds that the public services listed above can be made
available to accommodate the proposed development. The Commission and Council
should reference any written and/or verbal testimony submitted by any public service
provider, regarding their ability to adequately service this project.
H. Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed zoning and subsequent development will not be detrimental to the community's
economic welfare. Please see Finding E above.
I. Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that the proposed annexation and the development of single-family homes on
this site will not involve uses that will create nuisances that would be detrimental to the
general welfare of the surrounding area.
ACRD projects this development will generate 80 additional vehicle trips per day. Staff
recognizes the fact that traffic and noise will increase with the approval of a subdivision
on this site; however, staff does not believe that the amount generated will be detrimental
to the general welfare of the public. Staff does not anticipate the proposed annexation
and subsequent uses will create excessive traffic, noise, smoke, fumes, glare, or odors.
J. Will the area have vehicular approaches to the property which shall be so designed
as not to create an interference with traffic on surrounding public streets;
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
The applicant is proposing to construct one public street into the site from Locust Grove
Road. ACHD is supportive of the proposed approach (Hidden Path Street) location on
Locust Grove Road. There is a 60-foot wide "quasi-stub" street (Jericho Road) provided
at the northwest corner of the 5 acres that has been omitted from this application. It is
staff's belief that the applicant is not proposing to develop the 5 acres adjacent to the
Jericho Road "quasi-stub" because he does not want to extend Hidden Path Street
through this site. Staff believes that the extension of Hidden Path Street to the west is
crucial for traffic flow and circulation in this area. If the Hidden Path Street is not
extended to connect with Jericho Road, staff believes that the subdivision will create
interference with traffic on the surrounding public streets because there will not be an
east-west road connecting Jericho Road and Locust Grove Road.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
There are some mature trees on this property. Any existing trees larger than 4" caliper
that are removed should be mitigated for, per the Landscape Ordinance. If the on-site
trees are protected and mitigated for, as required by the Meridian Parks Department, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural 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.
L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592,11-17-1992)?
Staff finds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public funds.
However, because the applicant is not~ro osing to develop the land in Qeneral
compliance with the Citv's Comprehensive Plan. sta~'finds that annexation and zoning of
this property would not be in the best interest ofthe Cites
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CITY OF MERIDIAN PLANNING AND ZONING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2. Preliminary Plat Findings:
In determining the acceptance of a proposed subdivision, the Commission shall consider the
objectives of this Title and at least the following:
A. The conformance of the subdivision with the Comprehensive Development Plan;
Please see Annexation Findings "A".
B. The availability of public services to accommodate the proposed development;
Please see Annexation Findings "G".
C. The continuity of the proposed development with the capital improvement program;
Because the developer is required to install sewer, water, and utilities for the
development at their cost, staff finds that the subdivision will not require the expenditure
of capital improvement funds.
D. The 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
Annexation Findings "G" for more detail.)
E. The other health, safety or environmental problems that may be brought to the
Commission's attention.
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.
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