Belhaven Subdivision RecsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
STAFF REPORT
Hearing Date: February 19, 2008
E IDIAN~--
TO: Mayor and City Council I D A H O
FROM: Bill Parsons, Associate City Planner ~~
(208) 884-5533 FEB 9 5 2008
SUBJECT: Belhaven Subdivision City Of 1Vleridian
City Clerk ®ffice
• AZ-07-011
Annexation and Zoning of 6.99 acres from RUT (Ada County) to R-4
(Medium low-density residential) zoning district, by Pole Creek Properties,
Inc.
• PP-07-016
Preliminary Plat of 16 single-family residential building lots and 5 common
lots on 6.84 acres in a proposed R-4 zoning district
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Pole Creek Properties, Inc., has applied for Annexation and Zoning (AZ) of 6.99 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 5 common lots on
6.84 acres of land for Belhaven Subdivision. The site is located at 5230 N. Black Cat Road, on the
east side of N. Black Cat Road, approximately '/ mile north of W. McMillan Road, in the southwest
'/o of Section 27, Township 4 North, Range 1 West. This property is currently referenced as
Assessor's Parcel Number 50427325700 and has not been previously platted. 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 medium-density residential. NOTE: The
Planning and Zoning Commission continued these items to allow the applicant time to work
with Public Works regarding City water and sewer services to the Poorman property. Since
the October hearing the applicant has worked with City Staff to remedy the issue. At the time
of fmal platting of Lots 1-4 of Block 2, the applicant will be responsible for stubbing City
Services to the Poorman property. The applicant has also submitted a new preliminary plat
and landscaping plan for Staff s review and analysis. The revised plat and landscaping plan
illustrates the shortening of the cul-de-sac, adding Lot 5 to Block 3 with a 95 foot extension of
the pathway adjacent to the northern boundary of the lot (note: the total number of lots has
not increased). The applicant has also provided additional open space east of Lot 3, Block 2
however, the amount of open space for the site has not increased. New information is
provided in strike-through and underline format throughout the report.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-07-011 & PP-07-016) 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-07-011 and PP-07-016 for Belhaven
Subdivision, as presented in the Staff Report for the hearing date of December 20, 2007 and
continued from October 4, 2007, subject to the Findings of Fact listed in Exhibit D and subject to
Belhaven Subdivision AZ-07-011 & PP-07-016 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
the conditions of approval listed in Exhibit B. The Meridian Planning & Zoning Commission
heard these items on October 4 2007 and December 20 2007. At the public hearing the
Commission moved to recommend approval of the subiect AZ and PP request.
a. Summary of Commission Public Hearing:
i. In favor: Shawn Nickels (Applicant's Representative)
ii. In opposition: None
iii. Commenting: Paul Poorman
iv. Written testimony: None
v. Staff presenting application: Bi11 Parsons
vi. Other staff commenting on application: Caleb Hood, Scott Steckline, Ted Baird
b. Kev Issue(s) of Discussion by Commission:
i. The perimeter fencing for the development.
ii. Mitigation for the existing mature trees on the site.
iii. Stubbing City Services to the Poorman property.
iv. Removal of the existing septic tank drain field on the subiect site and relocating
the drain field on the Poorman's property.
v. The location of the required trees outside the Settler's Canal Easement.
vi. Compatibility and connectivity with the Volterra Subdivision to the north.
c. Kev Commission Change(s) to Staff Recommendation:
i. Modified Condition 1 2 2 to require that if four mature (existing) trees are not
retained on each lot, the developer will mitigate those four trees with six 2"
caliper trees.
d. Outstanding Issue(s) for City Council:
i. None known.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
07-011 and PP-07-016 as presented in the staff report for the hearing date of February 19, 2008
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 deny File Numbers AZ-07-
O11 and PP-07-016 as presented during the hearing on February 19, 2007, for the following
reasons: (State specific reasons for denial of the annexation and/or preliminary plat request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-07-011 and PP-07-016 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:
5230 N. Black Cat Road
SW '/ of Section 27, T.4N., R.1 W.
b. Applicant:
Pole Creek Properties, Inc.
Belhaven Subdivision AZ-07-011 & PP-07-016 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
P.O. Box 190073
Boise, ID 83719
c. Owner:
Ryan Arnold and Don Roberts
P.O. Box 190073
Boise, ID 83719
d. Representative: Shawn Nickel, SLN Planning, Inc.
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant has applied for Annexation and Zoning
(AZ) of 6.84 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 5 common lots on 6.84 acres for Belhaven Subdivision. The applicant is proposing to set
aside 0.80 of an acre, or 11.7% of the site for common open space, with 10% of usable open
space. The proposed gross density for the subdivision is 2.34 dwelling units per acre with a net
density of 3.99 dwelling units per acre.
1. Preliminary Plat, labeled Sheet P-1, prepared by Treasure Valley Engineers, dated
~{&'~11/07 (New plat inserted in the staff report). (attached in Exhibit A)
2. Landscape Plan, labeled Sheet LP 1.0, prepared by Treasure Valley Engineers, dated
~A~11/07 (New landscape plan inserted in the staff report). (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 5 conunon area lots. The proposed net density is 3.99 dwelling units per acre
with a gross density of 2.34 dwelling units per acre. The applicant is proposing 0.80 of an acre
or 11.7% of the site for common open space with 10% of usable open space. The proposed
density is in compliance with the intent of the current Comprehensive Plan Future Land Use
Map, which designates this area as Medium Density Residential. Belhaven Subdivision will be
a quality and compatible addition to this area of Meridian. The development is adjacent to
sirrular residential developments, and the requested zoning to R-4 is in compliance with the
City's Comprehensive Plan and will benefit the public interest by providing a mix of desirable
housing needs to this area of the City while allowing for the continued improvement and
expansion of city services and an increase in the City's tax base.
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: September 17, 2007 and October 1, 2007 (Planning
and Zoning Commission); January 28 2008 and February 11, 2008 (City Council)
d. Radius notices mailed to properties within 300 feet on: September 7, 2007 (Planning and
Belhaven Subdivision AZ-07-O1 l & PP-07-016 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
Zoning Commission); January 25, 2008
e. Applicant posted notice on site by: September 25, 2007 (Planning and Zoning Commission);
February 9, 2008 (City Council)
6. LAND USE
a. Existing Land Use(s): Commercial tree farm is currently on the site. The existing residential
was separated by property boundary adjustment approved by Ada County.
b. Description of Character of Surrounding Area: Single-family rural residential uses with
associated agriculturaUpasture land. This area is rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Agricultural land (proposed Volterra Sub.), zoned R-4
2. East: Agricultural land (proposed Volterra Sub.), zoned R-4
3. South: Single-family rural residential homes and land, zoned RUT (Ada County)
4. West: Single-family rural residential home/agricultural land, zoned RUT (Ada
County)
d. History of Previous Actions: A property line adjustment was recently approved for this
property in Ada County, recorded on January 31, 2007 as Record of Survey No. 7768. A
preliminary plat and annexation request was withdrawn earlier this year.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is currently not severable. This property will
sewer to the future North Black Cat Trunk.
Location of water: There currently is no water service to this property. This
property will ultimately get water service from mains installed in Black Cat
Road.
Issues or concerns: 1.) None.
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2. Vegetation: There are many existing trees that are part of the tree farm that are to be
removed and transplanted off-site. Other trees, around the existing house at the
southwest corner of the property, will be removed and replanted, per the landscape
plan.
3. Floodplain: NA
4. Canals/Ditches/Irrigation: The Settlers Canal exists along the north and east
boundaries of the subdivision and meanders between the subject property and the
approved Volterra Subdivision to the north. Per city code both properties are required
to the the portion of the canal that is within their property, but for all practical
purposes the property that plats first will be required to the the ditch. All ditches,
Belhaven Subdivision AZ-07-011 & PP-07-016 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
laterals and canals on this property shall be tiled per city code. See Exhibit B below.
5. Hazards: None known
6. Proposed Zoning: R-4
7. Size of Property: 6.84 acres
f. Subdivision Plat Information:
1. Residential Lots: 16
2. Non-residential Lots: 0
3. Total Building Lots: 16
4. Common Lots: 5
5. Other Lots: 0
6. Total Lots: 21
7. Open Lots: 0
8. Residential Area: 6.84 acres
9. Gross Density: 2.34 units per acre (Net density: 3.99 units per acre)
10. Lot Sizes: Lot sizes range from ~'~ 8,096 square feet (or 0.20 of an acre) to
14,719 square feet (or 0.34 of an acre).
g. Landscaping:
1. Width of street buffer(s): A 25-foot wide buffer is required along N. Black Cat 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: 11.7% or 0.80 of an acre (10% usable open space)
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.£) 8,000 (s.£)
Belhaven Subdivision AZ-07-011 & PP-07-016 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
Maximum building height 35 35
Minimum living area (detached) 1,400 (s.£) 1,400 (s.£)
Minimum ground floor area for multi-story. units 800 (s.£) 800 (s.£)
(No changes to the dimensional standards in UDC Table 11-2A-S were requested or
approved with this application.)
i. 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 N. Black Cat 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; with the
exception of E. New Haven Street. For New Haven Street, the applicant is proposing a 40 foot
right-of--way to be dedicated to ACRD. Within this right-of--way curb, gutter, sidewalk, and
two travel lanes will be constructed. Any future development to the south of the subject site
will be responsible for constructing the additional 10 feet of road improvements. One stub
street for future connectivity is provided at the north boundary from N. Fir Haven Avenue to
Volterra Subdivision. City Staff and ACRD are supportive of the proposed access point to the
subdivision from N. Black Cat Road and the stub street being proposed to Volterra
Subdivision to the north. Please see the conditions listed in Exhibit B of the staff report for
further details. Direct lot access to N. Black Cat Road is prohibited except for the public street
access approved with this subdivision.
7. COMMENTS MEETING
On September 14, 2007, Planning Staff held an agency comments meeting. The agencies and
departments present include: Meridian Fire Department, Meridian Police Department, Meridian
Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff
has included all comments and recommended actions as Conditions of Approval in the attached
Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future
Land Use Map. Medium density residential areas are anticipated to contain three to eight
dwelling units per acre (see Page 99 of the Comprehensive Plan). The proposed Preliminary Plat
includes 16 single-family residential building lots on 6.84 acres for a net density of 3.99 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
Belhaven Subdivision AZ-07-011 & PP-07-016 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARMG DATE OF FEBRUARY 19, 2008
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 (ACRD). This service will not change.
- The subject lands are currently serviced by the Meridian School District No. 2. This
service will not change.
- The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
Chapter VII, Goal IV, Objective C, Action 1 -Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. 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 is proposed and will be provided on the site in accordance with UDC 11-3B and
UDC 11-3A-7 as shown on the landscape plan submitted with the application. Staff believes
additional trees should be planted within those common lots that are not encumbered by the
irrigation easement (see Analysis below). Signage for the subdivision should comply with
UDC 11-3D and will require separate sign permit approval. Staff is requesting the applicant
to clarify, at the public hearing, if any fencing is proposed around this site.
• Chapter VII, Goal IV, Objective D, Action 2 -Restrict curb cuts and access points on
collectors and arterial streets.
The applicant is proposing one public street access to N. Black Cat 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. Black Cat 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.
Existing fencing is shown on the landscape plan; however prior to construction of any
buildings, fencing should be constructed around the perimeter of this site If no fencing is
proposed than temporary will be required to contain debris on site. (Note: Fencing is
required to be constructed along the north & east boundaries with Volterra Subdivision.)
Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories
(low-, medium-, and high-density single family, multi-family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
Belhaven Subdivision AZ-07-01 I & PP-07-016 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
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
Q n~~ 1 A AGA g.096-14.719 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.
• Chapter VII, Goal IV, Objective C, Action 3 -Require usable open space to be incorporated
into new residential subdivision plats.
The applicant is providing 10% usable open space within the development.
• 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 north boundary. Staff believes that the proposed stub
streets provide good connectivity to the approved Volterra Subdivision to the north. Future
connectivity from developments to the south will be along E. New Haven Street. Any future
development will be responsible for the 10 feet of road improvements at the point the
development stubs to Belhaven Subdivision.
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 December 15, 2006,
by David Sanford Short, Jr., PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
Out Parcel: There is a 1-acre out parcel (Parcel #SO427325825) located at the southwest corner
of this site, owned by Paul & Gayle Poorman. This parcel was legally created through a one acre
division in Ada County prior to the adoption of the Meridian City Code in 1984. A property
boundary adjustment was recently approved by Ada County (ROS No. 7768) that enlarged the
property to 1.45 +/- acres.
Elevations: The applicant submitted elevations for the subject project. Staff likes the
appearance of the two 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 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
Belhaven Subdivision AZ-07-011 & PP-07-OI6 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
subdivision. Further, building materials for the future homes include wood lap siding and/or
stucco with rock/stone accents along the front facade.
As mentioned above, two conceptual elevations were submitted at the time of application
submittal. Staff believes two additional elevations and product types are necessary to add
to the diversity of housing mix in the proposed development. Said elevations should be
presented during the public hearing.
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
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 accented with brick/stone, and covered porch
areas.
• A minimum of four single-family building types shall be submitted to allow for a
diverse mix of floor plans and elevation variety within the proposed development.
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 ~'7~ 8,096 square feet (or 9-1-9 0.20 of an acre) to ~4-,454
14,719 square feet (or 9~-3 0.34 of an acre). All lots shall meet the minimum setback &
maximum building height requirements stated in UDC 11-2A-5 and #6h above.
Settlers Canal: There is a 30-foot wide irrigation easement that runs along the north and
east boundaries of the subject development. This easement is for the Settlers Canal. This
area will be used as open space with a 5' pathway adjacent to the canal. The applicant is
- `
proposing to sod this area. c~ ~~ - '' "' ~ r `" ''" "'° "`' .. "'"
saw-°d~ef the-eem~e~le4, • •a ` "'" c"~'"" `'°°"' °~ After
reviewing the revised Preliminary Plat, Staff recommends that additional trees be
planted within common Lot 5, Block 1 located on the eastern side of Lot 4, Block 1
and on the northern side of Lot 6, Block 1, outside of the Settler's Canal easement.
The applicant will be responsible for installing a minimum of two trees within the
Lots 2-11, Block 1 and Lots 1-5, Block 3, adjacent to the Settler's Canal easement
and the pathway, as proposed. Trees shall be planted in accordance with UDC 11-
Belhaven Subdivision AZ-07-011 & PP-07-016 PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
3B-12. Further, a License Agreement should be entered into between the developer
and the irrigation district allowing the pathway to be placed in a common lot; said
pathway shall be maintained by the Homeowners' Association and the trees shall be
maintained by the lot owner.
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. NOTE: A condition of approval for Volterra
Subdivision was tiling of the Settlers Canal. However, the first applicandowner to
submit a final plat application to the City for property adjacent to the Canal shall be
responsible for the tiling.
Landscaping: The landscape plan submitted for this project, prepared by Treasure
Valley Engineers, labeled Sheet LP 1.0, dated l~ 12/07 shall be modified as follows:
• Perimeter fencing type and details should be shown on the plan for final plat
review; please revise plan accordingly.
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p1a~The subject site is an existing tree farm with a large number of mature
trees The UDC requires any tree over 4 inches in caliper to be mitigated for.
Due to the large number and calmer of trees on this site, Staff believes it
would be a hardship for the developer to mitigate for all of the existing trees.
The applicant is willing to relocate some of these trees on the site wherever
possible Several of the trees are to remain on common Lot 4, Block 2. Staff
believes this would provide a Good location for a picnic area for future
residents of the subdivision. Due to the location of the mature on the site in
relation to the proposed lots Staff believes the applicant should retain a
minimum of 4 mature trees on Lots 1-3 Block 2 and Lots 1-4, Block 1 as
well If theses chang_ es are made Staff is supportive of the applicant's
request.
• ~ Additional trees with a minimum 2 inch caliper should be planted on the
south side of the micro-path on Lot 5 Block 1 located on the east side of Lot
4 Block 1 and north of Lot 6 Block 1(located outside the drainage
easement) Pathway landscaping should be in accordance with UDC 11-3B-
12.
• The proposed 95 feet ofpathway between lots 4 and 5 of Block 3 should be
have a minimum 5 foot wide landscape strip with deciduous trees planted
every 35 linear feet Landscaping should be done in accordance with UDC
11-3B-12C.
• 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).
Belhaven Subdivision AZ-07-011 & PP-07-016 PAGE ] 0
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
Common Areas/Open Space: The applicant has provided 0.68 of an acre (10%) of
landscaped usable open space, meeting the 10% minimum required by UDC 11-3G-3A-1.
Staff believes the applicant should shorten the length of the proposed cul-de-sac to
the west and incorporate more open space within the development. Said cul-de-sac
shall still provide enough street frontage for the adjacent lots. If this change is made,
Staff finds that it meets the qualifications for open space per UDC 11-3G-3. Maintenance
of all common areas shall be the responsibility of the Belhaven Subdivision Homeowners
Association.
Drainage: A seepage bed for stormwater drainage is shown on Lot 5,
Block 2. 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.
Proposed Streets and/or Access: One access point from N. Black Cat Road is proposed
to this subdivision. Internal public streets are proposed with 36-foot wide street sections
within 50 feet ofright-of--way with curb, gutter and 5-foot wide attached concrete
sidewalk; with the exception of E. New Haven Street. The applicant is proposing a 40
foot right-of--way for New Haven Street. Any future development to the south of the
subject site will be responsible for constructing the additional 10 feet of road
improvements.
One stub street for future connectivity should be provided at the south boundary, from N.
Sun Haven Avenue and one stub street should be provided at the north boundary, from N.
Fir Haven Avenue, as proposed. Except for E. Spring Haven Street, access to N. Black
Cat 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: As part of the approval for Volterra Subdivision, perimeter fencing along the
north and east boundaries of the subject site was proposed. Existing fencing is shown on
the landscape plan however; fencing is not being proposed with this application. Staff is
requesting the applicant to clarify, at the public hearing, if any fencing is proposed
around this site. If fencing is not installed, the applicant should be responsible for
installing the perimeter fencing around the entire property. The applicant is currently
working with ACRD to allow fencing along the southern boundary within ACHD's right-
of-way. The applicant should submit a detailed fencing plan with the final plat
application for the subdivision. All perimeter fencing must be installed prior to issuance
of building permits. If permanent perimeter fencing is not installed, 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-07-011 and
PP-07-016 substantially conform to the Comprehensive Plan policies and UDC standards. Staff
recommends approval of A~07-011 and PP-07-016 for Belhaven Subdivision, as presented
Belhaven Subdivision AZ-07-011 & PP-07-016 PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
in the Staff Report for the hearing date of December 20, 2007 and continued from October
4, 2007, subject to the Findings of Fact listed in Exhibit D and subject to the conditions of
approval listed in Exhibit B. The Meridian Planning & Zoning Commission heard these
items on October 4, 2007 and December 20 2007. At the public hearing the. Commission
moved to recommend approval of the subiect AZ and PP request.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat, prepared by Treasure Valley Engineers, labeled Sheet P-1, dated
~/9~11/07 (New plat inserted in the staff report).
3. Landscape Plan, prepared by Treasure Valley Engineers, labeled Sheet LP 1.0, dated
S/9~12/07 (New landscape plan inserted in the staff report).
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
Belhaven Subdivision AZ-07-011 & PP-07-016 PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
A. Drawings
1. Vicinity Map
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (prepared on December 15,
2006, by David Sanford Short, Jr., PLS) shows the property as contiguous to the existing
corporate boundary of the City 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 should construct homes on the site that are in substantial compliance with
the elevations submitted with this annexation application (AZ-07-011). 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 accented
with brick/stone, and covered porch areas. The applicant shall construct homes on the
site that contain the following building materials: wood lap siding and/or stucco with
rock/stone accents along the front facade.
• A miiiimum of four single-family building types shall be submitted to allow for a
diverse mix of floor plans and elevation variety within the proposed development.
1.2 SITE SPECIFIC REQUIltEMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet P-1, prepared by Treasure Valley Engineers, dated ~!&'~
11/07, is approved with the conditions listed herein. All comments and provisions of the
accompanying Annexation and Zoning application (AZ-07-011) and the development agreement
for this site shall also be considered conditions of the Preliminary Plat (PP-07-016).
1.2.2 The landscape plan prepared by Treasure Valley Engineers on I~ 12/07, 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.
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,n,~ne-i~ESO~se-~v~t~rT~~iT~~ Additional trees with a minimum 2 inch caliper
shall be planted on the south side of the pathwa~on Lot 5 Block 1 located on the east side
of Lot 4 Block 1 and north of Lot 6 Block 1(located outside the drainage easement). In
addition the applicant shall install a minimum of two trees within the 5 feet of Lots 2-11
Block 1 and Lots 1-5 Block 3 adjacent to the Settler's Canal easement and the pathway, as
proposed Each property owner of said lots shall be responsible for maintaining a minimum
of two trees within 5 feet of the northern property boundary of those lots adiacent to the
Settlers Canal easement Pathway landscapinu shall be in accordance with UDC 11-3B-12.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
The proposed 95 feet of pathway between lots 4 and 5 of Block 3 shall be have a minimum
of 5 foot wide landscaQe strip with deciduous trees planted every 35 linear feet.
Landscapin¢ shall be done in accordance with UDC 11-3B-12C.
The applicant shall retain a minimum of 4 mature trees on Lots 1-3, Block 2 and Lots 1-4,
Block 1 maintain the existing trees on Lot 4 Block 2 as proposed and add a picnic area to
said lot If four mature trees are not retained on the lots noted above, the applicant
shall plant a minimum of six 2" caliper trees for each of the four mature trees
removed from said lots.
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 that are not part of the tree farm. Submit a letter (plan) prepared by the City
Arborist with the final plat application.
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 modifications as
proposed by Staff. The preceding modifications and notes should be shown on a revised
landscape plan submitted with the fmal plat application(s).
1.2.4 Prior to signature of the final plat by the City Engineer, the applicant shall submit a signed license
agreement with Settlers Irrigation District which allows the construction and use of a rnicropath
on the north and east sides of this plat.
1.2.5 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.
1.2.6 Maintenance of all common areas shall be the responsibility of the Belhaven Subdivision
Homeowners Association.
1.2.7 Except for E. Spring Haven Street, access to N. Black Cat Road is prohibited; a note shall be
added to the face of the fmal plat.
1.2.8 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or
lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department prior to construction plan approval. If lateral users association approval
can not be obtained, alternate plans will be reviewed and approved by the City Engineer.
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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
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 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 planned to
be in Black Cat Road. The applicant shall be responsible for constructing sewer main along the
projects frontage .The City of Meridian does not guarantee sewer service in the timelines outlined
in the UDC.
2.2 No interim or temporary lift stations shall be allowed on this property.
2.3 Water service to this site is being proposed via extension of mains planned in Black Cat Road. At
this time these mains do not exist and the City of Meridian is not currently planning to install
these mains. The City of Meridian held a meeting on 9/24/2007 with the surrounding property
owners to discuss the possibility of forming a partnership to construct a 12 inch water main in the
N Black Cat Road in conjunction with the N Black Cat Sewer project. The City of Meridian does
not guarantee water service in the timelines outlined in the UDC
2.4 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.
2.5 The Applicant will be responsible to install water and sewer service stubs to 5230 N Black Road.
2.6 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 fmal plat.
2.7 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.8 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).
2.9 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.
2.10 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.
2.11 Ali 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.
2.12 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 may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)3.34-2190.
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.
2.13 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.14 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.
2.15 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.
2.16 All development improvements, including but not limited to sewer, fencing, micro-paths,
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.17 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.
2.18 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.
2.19 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
2.21 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.
2.22 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.23 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.
2.24 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.
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 '/s" 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.6 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.
3.7 The roadways shall be built to ACFID standards cross section requirements and shall have clear
driving surface. Streets with less than a 29' street width shall have no parking. Streets with less than
a 33' shall have parking only on one side. These measurements shall be based on back of curb. The
roadway shall be able to accommodate an imposed load of 75,00 GVW.
3.8 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
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).
4. POLICE DEPARTMENT
4.1 Contact the Police Department regarding the fencing along the Settler's Canal.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (iJDC 11-3B-10) will be followed.
6. SANITARY SERVICE COM-PANY
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 23 additional feet ofright-of--way, to tota148-feet, from the centerline of Black Cat
Road abutting the parcel. The right-of--way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the fmal plat for signature by the
ACRD Commission or prior to issuance of a building permit (or other required permits),
whichever occurs 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 41-feet from the centerline of Black Cat Road
along the entire site frontage.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
7.1.3 Locate one entry road on Black Cat Road approximately 125-feet north of the southwest property
line (measured property line to centerline)
7.1.4 Construct the entry road as a standard 36-foot street section within 50-feet ofright-of--way
complete with curb, gutter and 5-foot wide attached concrete sidewalk.
7.1.5 Construct the internal roadways as 36-foot street sections within 50-feet ofright-of--way complete
with curb, gutter and 5-foot attached concrete sidewalks.
7.1.6 Construct a stub street to the north, North Fir. Haven Avenue, located approximately 385-feet
west of the northeast property line (measured property line to centerline). This stub street shall
align with and connect to a previously approved stub street within Volterra Subdivision to the
north of this site. The actual alignment of these stub streets is required (measured centerline to
centerline).
7.1.7 Construct E. New Haven Street as a half section within 40-feet of dedicated right-of--way
consisting of 24-feet pavement, with curb, gutter and 5-foot attached side walk on the north side,
and a minimum 3-foot gravel shoulder/drainage Swale on the south side. Allow for connection of
this section with future stub streets to the south.
7.1.8 Construct a stub street to the south, Sun Haven Avenue, located approximately 25-feet west of
the southeast property line (measured property line to centerline). A sign shall be installed at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.
7.1.9 Black Cat Road is classified as an arterial roadway: all access points to Black Cat Road will be
closed except the access specifically approved with this application: direct lot access to Black Cat
Road is prohibited and should be noted on the final plat.
7.10 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 ACRD 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 maybe 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.
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 constnzction 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
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 ACRD 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 ACRD Traffic
Operations 387-6190 in the event any ACRD 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.
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.
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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 19, 2008
C. Legal Description 8i Exhibit Map
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH I, 2007
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Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
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Exhibit D
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
and/or 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. The Commission
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;
The Commission 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;
The Commission finds 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 fmding.
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,
The Commission 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 (iTDC 11-SB-3.E).
The Commission fmds 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, The Commission 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;
The Commission finds that the proposed plat is in substantial compliance with the
adopted Comprehensive Plan. The Commission supports the proposed density and
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
proposed plat layout, with recommended changes, as they comply with the provisions of
the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8,
of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission 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, The Commission 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;
The Commission recommends the Commission and Council rely upon comments from
the public service providers (i.e., Police, Fire, ACRD, 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.
The Commission is unaware of any natural, scenic, or historic features on this site.
Therefore, the Commission 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