HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
5TAFF REPORT Hearing Date: August 21, 2008
TO: Planning & Zoning Commission
FROM: Bill Parsons
Associate City Planner
208-884-5533
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SUBJECT: Oak Creek
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~'.J i~. f v4 ~A„J 1 1 V'1 ls. e~\ 0 L~ 1~ f~t
AZ-08-004 .: ~-p~ t~~ ~°'. R~~=~'~;' C?~~ ~_ s,-• ~
Annexation and Zoning of 318.74 acres from Ada County RUT to
R-4 (Medium-low Density Residential) (69.72 acres), R-8 (Medium Density
Residential) (192.20 acres) and R-15 (Medium-high Density Residential)
(56.82) by Norpac, LLC
• PP-08-003
Preliminary Plat on 30.72 acres into 1391ots including 118 residential lots and
21 common lots in a proposed R-8 zoning district
NOTE: This nroiect has been continued from the June S. 2008 Plannin~ and ZoninP Commission
meeting The reason for the lon~ continuance was so the anplicant could have the time to address
staff''s concerns re~ardinP a detailed concent nlan for the entipe 318 acres, the serviceabilitv of the
nronosed develonment and the Hi~hwav 16 alignme~zt studu Further, the applicant has nrovided
Public Works with the nertinent informatioh for the construction of a temnorarv [ik station to
accommodate sewer concerns for the additional acreaQe that is located outside of the current Black
Cat sewer shed The annlicant also wanted an onnortunitv to address concerns raised in the stafi
renort and has nronosed DA nrovisions that should be tied to this AZ rewuest. if the site is anproved
for annexation. Staff has undated the staff renort and is now recommending annYOVaI. not denia~
Staff has nrovided additional anal sis of the revised concent nlan, added conditions of annroval for
the nreli~ninatv nlat and insepted the applicable DA nrovisions below
1. SUIVIlVIARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Norpac, LLC, has applied for Annexation and Zoning (AZ) approval of 318.74 acres
of land from the RUT zoning district in Ada County to the R-4 (Medium-low Density Residential)
(69.72 acres), R-8 (Medium Density Residential) (192.20 acres) and R-15 (Medium-high
Residential) (56.82 acres) zoning districts. Concurrently, the applicant has submitted for Preliminary
Plat (PP) approval of 139 lots consisting of 118 residential lots and 21 common lots on 30.72 acres.
NOTE: The 30 acre plat is included in the 318 acres the applicant is requestingfoY annexation.
At this time the applicant is only proposing to develop (plat) a 30 acre parcel located near the
southwest corner of McMillan Road and Black Cat Road because city services are available to that
parcel with the expansion of the Black Cat trunk. The remainder of the property proposed for
annexation only (288 acres) is expected to develop in the future, as there are no city services available
for the subject site until the Can-Ada lift station is constructed. (NOTE: Public Works has master
planned sewer sepvices in the area however; the funding and timing for the construction of the
Can Ada lift station has not been dete~zined)
Currently, ITD is conducting the Highway 16 alignment study and associated environmental review
to deternune the location and right-of way acquisition for the future construction of Highway 16.
Portions of this site may be needed for right-of-way for the Highway 16 expansion. Further
Oak Creek AZ PP PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
development of 288 acres will be subject to the availability of city services and the completion of the
Highway 16 alignment study. (NOTE: The alignment study is expected to be concluded by the end
of 2009 and the public heaszng to act on the draft enviponmental review is scheduled for February
2009.)
Due to the timing constraints of not having sewer service available and not knowing where or how
much right-of-way will be needed for Highway 16, the applicant is only proposing a conceptual plan
for how the si~e is expected to develop in the future. The subject site is expected to develop as a
mixed use residential master planned community. The applicant is proposing three different
neighborhood plans and zoning districts to provide communities for all income ranges. Each
community proposes a range of product types (single family detached, town homes, ally loaded,
single family attached and multi-family) and densities associated with them. On the concept plan, the
traditional single family neighborhood offers 215 home sites and consists of 69 acres, zoned R-4; the
Mixed Density Single Family Neighborhood offers 1,000 home sites on 192.22 acres zoned R 8; and
the Mixed Density azea consists of 56.82 acres, zoned R-15. The project and conceptual plan tivill be
further discussed in Section 10.
The subject site is located generally east of N. McDermott Road, west of N. Black Cat Road, south of
Chinden Boulevard and north of Ustick Road including the southeast and northeast corners of W.
McMillan Road and N. McDermott Road; and near the southwest corner of W. McMillan Road and
N. Black Cat Road, in Sections 28 and 33, T.4N., R.1 W. The subject property is currently within the
City's Impact Area.
2. SUNIMARY RECOMIV~NDATION
The subject applications (AZ and PP) were submitted to the Planning Department for concurrent
review. Below, staff has provided a detailed analysis and a recommendation for the requested
Annexation and Zoning and Preliminary Plat applications. Staff is recommending approval of
the proposed Oak Creek development (A~08-004 and PP-08-003) based on the Analysis and
Findings of Fact as listed in Ezhibit D.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers AZ-08-004 and PP-08-003 as presented in the staff report for the hearing
date of August 21, 2008, with the following modifications: (add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers AZ-08-004 and PP-08-003, as presented during the hearing on August 21,
2008, for the following reasons: (You should state specific reasons for denial of the annexation and
you must state specific reason(s) for the denial of the plat.)
Continuance
I move to continue File Numbers AZ-08-004 and PP-08-003 to the hearing date of (insert continued
hearing date here) so the Planning Department can draft conditions for approval (you should state
any other reasons for continuance).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
Oak Creek AZ PP PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Generally east of N. McDermott Road, west of N. Black Cat Road, south of Chinden Boulevazd
and north of Ustick Road including the southeast and northeast comers of W. McMillan Road and
N. McDermott Road; and near the southwest corner of W. McMillan Road and N. Black Cat
Road, in Sections 28 and 33, T.4N., R.1 W.
b. Owner(s):
Norpac, LLC
1025 S. Bridgeway Place, Suite 280
Eagle, ID 83616
c. Applicant:
Same as Owner
d. Representative: Becky McKay, Engineering Solutions
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 318.74 acres to R-4 (69.72 acres), R-8 (192.20 acres) and
R-15 (56.82 acres) and Preliminary Plat approval of 118 single-family building lots and 21
common lots on 30.72 acres in the proposed R-8 zoning district. Approximately 10% percent
(3.08 acres) of the area being subdivided is being set aside for open space. The remainder 288
acres is not proposed for development at this time.
l. Date of preliminary plat (attached in Exhibit A): O1/25/08
2. Date of landscape plan (attached in Exhibit A): 12/17/07
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance. By
reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the Planning & Zoning Commission and City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determi.ned by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the Planning & Zoning Commission and City Council on this matter.
c. Newspaper notifications published on: May 19, 2008 and June 2, 2008
d. Radius notices mailed to properties within 300 feet on: May 8, 2008
e. Applicant posted notice on site by: May 25, 2008
6. LAND USE
a. Existing Land Use(s): A majority of the subject site is currently vacant agriculturalland. A few of
the lazger parcels are developed with single family homes and associated out buildings.
b. Description of Character of Surrounding Area: This area is composed of primarily agriculture
land and farm homes on large parcels. The subject project, if approved, will constitute a
significant change in use for tlus area and begin the transition from rural to urban for the
sections located along Black Cat, McMillan and McDermott Road.
c. Adjacent Land Use and Zoning:
Oak Creek AZ PP PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
1. North: Rural residences and agriculture, zoned RLTT (Ada County)
2. East: Rural residences and agriculture and Keego Springs, zoned RUT (Ada County) and R-8
3. South: Rural residences and agriculture, zoned RiJT (Ada County)
4. West: Rural residences and agriculture, zoned RUT (Ada County)
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: This property is proposing to construct an interim lift station to sewer to
the City of Meridian Waste Water Treatment Plant.
Location of water: N Black Cat Rd and W McMillan RD
Issues or concerns: None
2. Canals/Ditches Irrigation: The preliminary plat shows the Settler's Cana1 transverses through
the development. Other laterals/ditches will be addressed as other plats are proposed during
additional phases of development.
3. Hazards: On the submitted Preliminary Plat, the subj ect site does not fall within any FEMA
Flood Zone; referenced firm panel 16001 C0139H, dated February 19. 2003.
4. Proposed Zoning: R-4 (Medium-low Density Residential), R-8 (Medium Density Residential)
and R-15 (Medium-high Density Residential)
5. Size of Property: 318.74 acres (includes 30.72 acres proposed with a preliminary plat)
f. Subdivision Plat Information:
1. Residential Lots: 118
2. Non-residential Lots: 0
3. Total Building Lots: 118
4. Common Lots: 21
5. Other Lots: 0
6. Total Lots: 139
7. Gross Density: 3.84 dwelling units per acre
8. Minimum Lot Size: 5,000 square feet
g. Subdivision Landscaping
1. Width of street buffer(s): 25 feet adjacent to W. McMillan Road and N. Black Cat Road
2. Width of buffer(s) between land uses: NA
3. Percentage of site as open space: 10.03% (3.08 acres) useable open; 5.06 acres (16.4%)
common open space.
h. Off-Street Parking: UDC 11-3C-6 requires single-family detached dwellings to have 2 enclosed
parking spaces (a garage) and a 20' x 20' pazking pad in front of each garage.
i. Sumrnary of Proposed Streets and/or Access for the 30 acre plat: The entrances into this site aze
from N. Oakstone Avenue which is proposed to intersect W. McMillan Road and W. Quintale
Oak Creek AZ PP PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Street which is proposed to intersect N. Black Cat Road. A total of eight public streets aze
proposed to provide internal circulation through out the development. In addition, four of the
streets stub to adjacent property owners for future connectivity.
The typical street section is expected to be constructed as 36-foot street section (measured from
back of curb to back of curb) with 7 feet of landscaping on each side within 50-feet of right-of-
way. The applicant is proposing 5-foot detached sidewalks which require an easement with
ACHD. Staff is generally supportive of the proposed street system.
7. COMMENTS MEETING
On May 16, 2008 a joint agency and department meeting was held with service providers in this area.
The agencies and departments present include: Meridian Fire Department, Meridian Public Works
Department, Meridian Police Department, and the Sanitary Services Company. Staff has included
comments, conditions and recommended actions in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated "Medium Density Residential" on the Comprehensive Plan Future Land
Use Map. Medium density residential areas aze anticipated to contain between three and eight
dwelling units per acre (see Page 99 of the Comprehensive Plan.). The overall density of the azea
proposed for annexation is anticipated to have a gross density of 5 dwelling units to the acre; the
subj ect preliminary plat has a gross density of 3.84 dwellings per acre. At this time, the applicant is
only proposing to develop approximately 30 acres wluch is the only area that can be serviced with
city water and sewer at this time. The remaining 288 acres of the area proposed for annexation is not
proposed for development as city services aze unavailable. Further, the Meridian Comprehensive Plan
specifically states to limit annexations and new development within the McDermott Road azea until a
plan is approved that spec~es the SH 16 right-of-way locations and associated right-of-way
acquisition needs.
The applicant is proposing to construct a temporary lift station that will provide sewer services
to the remaining 288 acres that are not in the first preliminary plat phase (plans have been
reviewed by Public Works to determine if the proposed temporary lift station can adequately
service the remaining 288 acres.) In addition, the applicant is proposing to not develop/plat
within 700 feet east of McDermott Road until the alignment study is complete for Highway 16.
Through the DA process, the applicant and staff believes that the Comprehensive Plan policies
regarding the lack of services provided to the site and a portion of the property being adjacent
to McDermott Road have been addressed/mitigated.
In addition to the above analysis, Staff finds the following Comprehensive Plan policies apply to this
application (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.
The City of Meridian plans to pYOVide municipal services to the lands proposed to be annexed in
the following manner:
- Sanitary sewep and water service can o~zly be reasonably extended to the 30 acre papcel
p~oposed for platting at the developer's expense. A vast majority of the site is not currently
readily available with city services The applicant is proposing to construct an interim lift
station to service the reaming 288 acres. Sizing requirements will be determined by Public
Worlr~
Oak Creek AZ PP PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
- The subject lands cu~ently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire DepaYtment,
who cun~ently shares Yesource and peYSOnnel with the Meridian Rural Fire DepaYtment.
- The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Me~idian Police Department (MPD).
- The roadways adjacent to the subject lands are cun~ently owned and maintained by the Ada
County Highway District (ACFID). This seYVice will not change. The subject lands are
cun^ently sen~iced by the Meridian School District No. 2. This service will not change.
- The subject lands are cun~ently serviced by the Meridian Library District. This sefvice will
not change and the Meridian LibraYy District should suffe~ no revenue loss as a result of the
subject annexation.
Municipal, fee-supported, ses-vices will be provided by the Meridian Building Departrnent, the
Meridian Public Works Depar~tment, the Meridian WateY Department, the Meridian YYastewater
Department, the MeYidian Planning Department, Meridian Utility Billing Setvices, and Sanitary
SeYVices Company.
• Chapter IV, Goal I, Objective A, Action 6- Permit new residential, commercial and industrial
developments only where urban services can be reasonably provided at the time of final approval
and development is contiguous to the City.
The 30 acre parcel proposed foY development is not contiguous to the current city limits The
only point of contiguity is through the 288 acres that is proposed for annexation but not proposed
for development at this time to due lack of service availability. At this time sef-vices can only be
provided to the 30 acre paYCel the applicant is proposing to develop. The remaining 288 acres do
not and will not have city services available until the Can Ada lift station is constructed. (NOTE:
Public Works has master planned sewer services in the area, however the funding and timing
for the construction of the Can Ada lift station has not been determined)
• Chapter VI, Goal II, Objective A, Action 8- Develop alternative modes of transportation through
pedestrian improvements, bicycle lanes, off-street pathways, and transit oriented development as
appropriate.
The applicant has submitted a master pathways plan that has made pYOVisions for pedestrian and
multi-use pathway throughout the 318 acYes proposed foY annezation. The masteY pathway plan
is generally consistent with the Comprehensive Plan FutuYe Land Use Map and Master Pathways
Plan.
• 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 proposes four stub streets to adjacent properties. All of the stub
streets extend to parcels cu~ently zoned RUT in Ada County, which staff'anticipates will re-
develop in the future. Staff believes that the applicant has done a nice job of providing foY future
connectivity to the west, south, and east of the proposed development. On the submitted concept
plan the applicant has made provisions for future vehicular and pedestrian connectivity as well.
Said street layout and pedestrian connectivity is subject to the DA recommended for the site.
• Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
The su~ounding area is primarily agricultuYal land with rural uses and does not provide
opportunities for connection with collectors and local stYeets. On the revised concept plan, the
applicant has pYOVided a more detailed collector and local street layout then previous reviewed.
Oak Creek AZ PP PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
The conceptual layout appears to provide good connectivity to McMillan Road as well as
internally within the development. The applicant has also provided stub streets to the
su~ounding properties for future connectivity. The applicant is not proposing connectivity to
McDes~mott Road until the HWY 16 Alignment Study is completed. The proposed str~eet layout will
be subject to the DA provisions recommended for 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.
As mentioned earlier, the applicant has made provisions for pedestrian and multi-use pathways
within the annexation area. Future phases are expected to comply with the Master Pathways
plan. However, a majority of the uses surrounding the subject parcels are ag~icultural uses and
provide no connectivity. Staff believes that the applicant has done a good job pYOViding internal
connectivity foY the proposed property.
• Chapter VII, Goal I, Objective D, Action 8- Require new urban density subdivisions which abut
or are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities.
The proposed plat and landscape plan depict landscaped common areas along McMillan Road
and Black Cat Road. The applicant is proposing R-8 zoning which has a higheY density than the
sun•ounding area that is still under the County's jurisdiction. If the subject plat is approved it
would create a higher density subdivision su~ounded by RUTAda County paYCels.
• Chapter VII, Goal N, 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, at this time, the ecisting rzaYal
single family residential p~oper°ties in the near^ vicinity aYe cu~ently not compatible with the
density the applicant is proposing with the submitted preliminaYy plat howeveY; the proposed
zoning districts are compatible with the land use designation of the property.
• Chapter VII, Goal N, Obj ective C, Action 3- Require usable open space to be incorporated into
new residential subdivision plats.
The applicant is proposing 3. 06 acYes (or 10.03% of the preliminaYy plat site) as open space,
including a tot lot, sitting benches, picnic area and pocket park with a pathway. The applicant is
also proposing four additional pocket parks and centr^al neighborhood park with amenities foY
futuYe residents to use foY recr^eation. The proposed open space will be subject to the DA
pYOVisions reconzmended for this site.
• Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high-density single-family, multi-family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The applicant is proposing medium-low density, medium density, and mediunz-high density
housing within this area. Types of housing aYe single family detached homes, town homes, patio
homes, nzulti family and alley loaded product which should provide a range of housing
opportunities in this area.
Oak Creek AZ PP PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Staff recommends that the Commission and Council Yely on arry verbal or written testimony that may
be pYOVided at the public hearing when deteYmining if the applicant's zoning and development
Yequest is appYOpr~zate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached homes
as permitted uses in the R-4, R-8 and R-15 zoning districts. Single family detached, attached,
duplexes and townhomes are principally pernutted in the R-8 and R-15 zoning districts. Multi-
family developments are permitted in the R-15 with CUP approval.
b. Purpose Statement of Zone: R-4, R-8 and R-15 Zoning Districts: 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:
1. AZ Application: The Applicant is requesting approval to annex and zone 318.74 acres from
the RUT zoning district in Ada County to the R-4, R-8 and R-15 zoning districts in the City.
All of the property is currently designated on the Comprehensive Plan Future Land Use Map
for Medium Density Residential. The applicant is proposing a mix of residential uses which
generally complies with the density requirements of the Comprehensive Plan. The purpose
statement of the Residential Districts states connection to the City of Meridian water and
sewer systems is a requirement for all residential districts. The applicant's annexation path is
through parcel # SO428143240 which connects with Keego Springs Subdivision on the east
side of Black Road and north of the Voltema Subdivision. The applicant is requesting the
annexation of the overall area to develop a 30 acre portion of the property located on the
southwest comer of McMillan Road and Black Cat Road. The remainder of the property
proposed for annexation (288 acres) is expected to develop in the future as there are no city
services available for the subj ect site until the Can-Ada lift station is constructed. Because
there are no definite plans for the construction of the Can-Ada lift station, the applicant
is proposing to construct an interim lift station to provide sewer services for the
remaining acreage. NOTE: Staff still has concerns with the annezation of this property.
If the subject AZ request is approved, it opens Pandora's Bog and creates an
annezation path for other properties to request annezation that are outside of the Black
Cat Sewer Shed and cannot be provided city services. Staff is confident that the
applicant's proposal can work, but we do not want to set a precedent for other potential
developers in this area to construct lift stations to sewer out of the master planned shed.
There is a very real possibility that the City will see similar requests if this project is
approved.
The annexation legal description submitted with the application (stamped on January 29,
2008 by Gregory Carter, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
The conceptual layout submitted to staff depicts lots consistent with R-4 and R-8 zoning
district dimensional standards. However, the legal descriptions and ezhibit map depicts
appro~mately 57 acres of R 15 zoned land. Staff believes that the conceptual layout is
misleading as no multi-family lots/areas are shown, they all look like single-family lots.
Oak Creek AZ PP PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Without having a more specific conceptual layout for the proposed R-15 zoning district
area staff is not supportive of the request because of the inconsistency with the
submitted concept plan. Staff is recommending the concept plan be modified to reflect a
lot and street network configuration consistent with a multi-family area for the R-15
area prior to the City Council hearing. If the applicant complies with this request, staff
is supportive of the R-4, R-8 and R-15 zoning districts requested with annegation.
Development Agreement: UDC 11-SB-3.D.2 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 tlus property is developed in a fashion that is
consistent with the comprehensive plan and does not negatively impact nearby
properties. If the Commission and Council decide it is in the best interest of the City to
annex this property, a Development Agreement (DA) sha11 be entered into between the City
of Meridian, property owner (at the time of annexation ordinance adoption), and the
developer. The applicant shall contact the City Attomey, Bill Nary, at 898-5506 to initiate
this process. Please be advised a$303.00 fee will required to process the development
agreement. The DA shall incorporate the following, in addition to provisions the
Commission and Council deem appropriate (NOTE: This is staff's best stab at some
appropriate DA provisions, but should not be considered a comprehensive list):
• The applicant sha11 be responsible for all costs associated with the sewer and water
service extension.
• Any and all existing domestic wells and/or septic systems within this project will
have to be removed from their domestic service, per City Ordinance Section 5-7-517,
when services aze available from the City of Meridian. Wells may be used for non-
domestic purposes such as landscape irrigation.
• The applicant shall be responsible for all costs associated with the required interim
lift station and pressure sewer line. The stations design and capacity shall be
coordinated with the Public Works Department; the design shall include
communication capabilities that are consistent with the City of Meridian's SCADA
system. At completion of construction, the station will be donated to the City of
Meridian who will own and maintain the lift station. The completion and acceptance
of the lift station will be at the sole discretion of the Meridian Public Works Director.
No discharge from the station will be allowed until all plant upgrades aze complete to
the City of Meridian Waste Water Treatment Plant. The approval to except discharge
must be approved by the Meridian Public Works Director. Any potential upgrades to
the interim lift station from other surrounding parcels will be reviewed by the
Meridian Public Works Department. Approved upgrades to the purposed station will
be fully funded by the requestor, and will be subject as reimbursement fees to the
applicant.
• Water service to this site is being proposed via extension of mains in N Black Cat
Road and McMillan Road. The applicant shall be responsible for the installation of
12-inch diameter water mains to and through this developments arterial frontage.
Also a 12-inch diameter connection shall be made in Black Cat Road to the north east
portion of the project prior to the start of phase six construction. Due to fire flow
requirements the applicant will need to construct a 12-inch diameter main from the
intersection of N Black Cat Road and McMillan Road heading east to the existing 12-
inch diameter main currently being installed with the Ten Mile & McMillan
intersection widening project. This connection will need to be installed before phase
six of the applicant's plan, and may be eligible for partial reimbursement. If the 12-
Oak Creek AZ PP PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
inch water main from Ten Mile & McMillan is installed by another developer prior to
phase six construction the applicant will not be responsible to participate in
construction of the required main extension.
• Prior to phase five the applicant shall provide a domestic well site North of McMillan
Road to support water demand needs to the purposed subdivision and surrounding
areas. This well site will be owned and maintained by the City of Meridian. Contact
the Public Works Department for size and any alternate locations.
• The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water (MCC 12-13-8.3). The applicant agrees to use the City of
Meridians reuse water supply for the prixnary source of irrigation by entering into a
development agreement with the City of Meridian. The applicant will be required to
use Meridian's reuse water with the construction of phase three and continuing on all
future phases.
• The applicant we be responsible to construct a 10 (ten) inch AWWA C900 PVC
purple reuse main with 14 gauge insulated wire that will be attached to the pipe for
locating purposes. The construction will start from the City of Meridian treatment
plant continuing northwest along the Five Mile Creek ending in the 5outhwest comer
of the purposed subdivision. All infrastructures on-site and off-site must be
constructed with approved purple pipe. With the required construction of this main
the applicant shall be eligible to enter into a structured reimbursement agreement
with the City of Meridian. Reunbursement agreements must comply with all
requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary
agreement (which includes footage, size, and depth of reimbursable pipe). The
detailed agreement with the reimbursable amount shall be approved by City Council
prior to development plan approval.
• The elevations proposed and submitted with the preliminary plat shall substantially
comply with the three building elevations submitted with this application included in
Eachibit A and approved with this application. All other conceptual elevations shall be
reviewed at the time the applicant plats any portion of the remaining 288 acres and
shall substantially comply with the conceptual elevations in E~chibit A.
• Owner/Developer shall develop the property in accordance with the uses,
dimensional standards and design guidelines in the UDC at time of application
submittal to the City.
• Owner/Developer sha11 develop the property generally in accordance with the
Concept Plan in Exhibit A. Owner/Developer may tailor the particulaz distribution
and configuration of uses to meet actual market demand at the time of development
and complies with the applicable zoning district, provided that the Planni.ng Director
determines the integrity of the Concept Plan rexnains substantially equal or better.
For example, the central park area may be relocated or altered if the Planning
Director determines the pazk amenity is substantially equal or better in size or
character than originally depicted.
• Prior to the issuance of any building permits, Owner/Developer sha11 subdivide the
property in accordance with the UDC.
• Owner/Developer shall not submit a preliminary plat on the west 700 feet that adjoins
the current location of McDermott Road until such time as the Idaho Department of
Transportation determines the State Highway 16 alignment. Access to McDermott
Road shall be subject to approval by City Council and ACHD and shall be evaluated
on the status of McDermott Road at that time.
Oak Creek AZ PP PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
• The development shall be allowed up to two full street accesses on the north side and
two full street accesses on the south side of McMillan Road, as generally depicted on
the Concept Plan, if also allowed by ACHD.
• The development shall be allowed one temporary street access to Black Cat Road
(northeast corner of the development), which will be closed once a collector street is
constxucted through adjacent pazcels 50428143150 & SO428410000, as depicted on
Exhibit A.
• Owner/Developer shall provide a continuous collector system in the development
north of McMillan Road. The collector will stub to the north boundary for future
extension to state Highway 20/26, as generally depicted on the Concept Plan.
• Owner/Developer sha11 stub public street access to the following adjacent parcels at
such time as the development occurs adjacent to these parcels: R6991222200,
SO428143000,50428410000,SO428449010,SO433212400,SO428325600 and
5042814315Q, as generally depicted on the Concept Plan in Exhibit A.
• Subject to Ada County Highway District review and approval, Owner/Developer
shall incorporate traffic calming devices (which shall not include speed bumps or
valley gutters) in the collector street network.
• Owner/Developer shall construct a 10-foot wide multi-use pathway consistent with
Owner/Developer's pathway plan and the Meridian Pazks Department Master
Pathway Plan.
• The development shall include a central park area of at least 8 acres with a clubhouse
and pool for the homeowners, as generally depicted on the Concept Plan. The pazk
shall be included within the first two phases of the development north of McMillan
Road (Phase 3 or 4).
• The development shall include at least four pocket pazks, totaling a minimum of 5
acres. Each pocket park shall include at least two amenities (e.g., play equipment,
bocce ball azeas, rock climbing, picnic area etc.).
• Owner/Developer shall support the restoration and enhancement of Five Mile Creek
as a natural amenity, as proposed andJor approved by the City, Nampa-Meridian
Irrigation District and the U.S. Army Corps of Engineers.
• Owner/Developer shall coordinate with Western Ada Recreation District concerning
a possible 4.5 acre +/- site lying within the southwest portion of the development. In
the event the Westem Ada Recreation District decides not to acquire and to construct
the public swimming facility, the azea allocated for the District will be developed as
private open space with a recreational amenity (e.g., splash pad, fishing pond, sports
field, play equipment, bocce ball, rock climbing, etc.) and shall be centrally located
within the development and shall be a minimum of 2.5 acres.
• Owner/Developer sha11 install all perimeter and internal common area landscaping
for each pha.se at the time of final plat recording and prior to the occupancy of any
structures within that phase.
• The development shall include a minimum of 1,000 residential units and a maximum
of 1,300 residential units. Tota1 number of units includes the entire product types
proposed and attached in Exhibit A.
• Owner/Developer and City agree to amend the property's zoning as needed to
accommodate the movement of a street or similaz minor modification that affects the
boundaries of the approved zones within the property. Amendment of the
Development Agreement shall not be required for such mi.nor amendments to the
zones. The applicant shall submit all necessary application materials to apply for and
complete the rezone process.
Oak Creek AZ PP PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Concept Plan: The applicant has submitted a concept plan for how the site may develop. The
subject site is expected to develop as a mixed use residential master planned community. The
applicant is proposing three different neighborhood plans and zoning districts to provide
communities for all income ranges. Each community proposes a range of product types
(single farnily detached, town homes, ally loaded, single family attached and multi-family)
and densities associated with them. The traditional single Family neighborhood offers 215
home sites and consists of 69 acres, zoned R-4; the Mixed Density Single Family
Neighborhood offers 1,000 home sites on 192.22 acres zoned R-8; and the Mixed Density
area consists of 56.82 acres, zoned R-15. Staff has reservations with the amount of R-15
zoning proposed by the applicant. The submitted concept plan depicts a single family
development; no multiple-family areas/lots are shown. The applicant should snbmit a
revised concept plan that illustrates how multi-family would potentially be designed
within tlus development. The applicant has provided elevations of the proposed
buildings however to ensure compatibility, staff is recommending the concept plan be
modified to reflect a lot and street network configuration consistent with a multi-family
area for the R-15 area. If the applicant complies with tlus recommendation for a revised
concept plan, Staff is supportive of the miz of residential uses proposed for the project
The applicant has updated the concept plan to primarily reflect the proposed street
layout and access with the proposed annezation request. Staff has analyzed the stub
streets and access points associated with the 30 acre plat below. The Commission should
be advised this is a concept plan and is subject to change. Through the subject DA that
is required, staff will ensure this site will develop in a similar fashion proposed by the
applicant. The applicant has asked for fle~bility with the future design of the remaining
288 acres. On the submitted concept plan, access roads are not shown to McDermott
Street because of the Alignment Study currently in process. Staff has reviewed the
submitted concept plan and believes the applicant has provided adequate stub streets to
the adjacent property owners for future connectivity. A collector street is proposed to
stub to at the mid-mile (north) which is consistent with Comprehensive Plan and ACHD
standards. In the interim, the applicant is proposing a collector street to access Black
Cat in the northeast corner of the development. This access will terminate and stub to
the adjacent parcel south (as shown on the submitted concept plan); once that parcel
and the northeast portion develops in the future. Staff is supportive of the conceptual
street layout proposed by the applicant and any future development (plats) should
substantially comply with this layout.
Housing Types: The applicant has included Elevations for the product type proposed with
the conceptual development. Staff has included the elevations in Exhibit A. The applicant is
proposing a vaziety of housing types such as Single Family Homes, Green Court Homes,
Paseo Homes, Duet Homes, Two-Unit Townhomes, Tuck-Under Townhomes, and Mansion
homes. Each product type is described as follows:
• 5ingle Family - These are the largest and most traditional homes offered in Project.
They range in size from 1,701-4,000 square feet and include 6 different floor plans
with a~nimum of 9 distinctive elevations.
• Green Court - The green court product are generally smaller homes arranged around
a common green space and functions as a social gathering space for future residents.
Home sizes range from 1,200-2,000 square feet
Paseo - These are alley loaded products that are specifically designed for the
"Traditional Neighborhood" home buyer, yet still p\encourages interaction among
Oak Creek AZ PP PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 21, 2008
residents by orienting homes onto an open space corridor. This series contains 3
distinctive exterior treatments that range in size from 2,159-2,442 square feet.
• Duet - Alley loaded product attached at the garage only. Front streetscape appears as
an individual single family detached unit. Private outdoor living spaces through the
use of front or side courtyards. Home sizes range from 1,500-2,000 square feet.
• Two-Unit Townhomes - Front loaded townhomes with architecture forward to
enhance the streetscape. Home sizes range from 1,400-2,250 square feet.
• Tuck-Under Townhomes - The tuck-under Townhomes are marketed toward the
buyer who desires a non-traditional home in a traditional neighborhood. Homes range
in size from 1,500-1,750 square feet.
• Mansion - The mansion home product generally consists of three to six units
arranged in a manner to give the appearance of lazge estate home. Garages are
located in the rear off of an alley. The units range in size from 1,000 -1,950 square
feet. If this product is proposed with future phases of the development it should
require CUP foY Multifamily development.
Future Amenities: The applicant has worked with Western Ada Recreation District to locate
a facility located on a 4.4 acre parcel near the southeast corner of W. McMillan Road and N.
McDermott Road. In addition, the applicant is proposing recreational and open space
amenities through out the 318 acre development. Conceptually, the overall proposed open
space encompasses more than 30 acres which is approximately 11% of the project azea. The
project is expected to provide and expansive pathway and pazk system which includes I0,295
lineal feet of multi-use pathways and 23,4471ineal feet of pedestrian pathways. The pathways
aze to provide an interconnected system that will connect with the central park, neighborhood
parks, open space areas, and the Western Ada County Recreation Center proposed within the
development.
2. PP Application: The applicant is requesting Preliminary Plat approval of 118 single-family
residential building lots and 21 common lots on 30.72 acres in the proposed R-8 zoning
district. The applicant is proposing to construct this subdivision in 2 phases as shown on the
phasing plan attached as Exhibit A.S. Staff has reviewed the proposed preliminary plat and
found that the dimensional standards proposed substantially comply with the Unified
Development Code.
Master Pathway Plan: At this time, the applicant is only proposing to develop a 30 acre
parcel near the southwest comer of W. McMillan Road and N. Black Cat Road. According to
the City's Master Pathways Plan this parcel is not identified as having a pathway designated
in the development. However, the applicant has provided pedestrian connectivity for the
future residents, on the 288 remaining acres, to use for recreation. In addition, the applicant
has submitted a master pathway plan for the remaining parcels to show how future pedestrian
and multi-use pathways will function as future phases are proposed for development. Staff is
generally supportive of the applicant's pathway plan and believes it meets the intent of the
City's Master Pathway Plan. Staff has included a provision in the draft DA that the applicant
comply with both pathway plans.
Open Space/ Amenities: UDC 11-3G-3 requires a minimum of 10% common open space for
all developments exceeding five acres in size. The UDC also requires one additional site
axnenity for each additiona120 acres of development area. The proposed site amenities are as
follows: 1) The applicant is providing 3.06 acres of usable open space, which equals
approximately 10.03% of the total development area. 2) A 1.4 acre pocket park is proposed
Oak Creek AZ PP PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
and includes a picnic table and structure, tot lot, sitting benches and a 5-foot pathway which
provides connectivity with the sidewalks in the proposed development. The applicant's open
space and amenities plan complies with the UDC.
Landscaping: The landscape plan prepared by Jensen Belts Associates, on December 12,
2007, is approved with the following modifications/notes:
• Per UDC 11-3G-3A, set aside at least 10.03% (3.06 acres) of the site for useable
open space, as proposed.
• The applicant should construct a minimum 37-foot wide street bufFer along the entire
length of W. McMillan Road (an arterial street) and a 35-foot wide street buffer N.
Black Cat Road, exclusive of ACHD right-of-way required for the ultimate street
section, as proposed. Said buffer shall be designed and constructed in accordance
with UDC 11-3B-7.
• Landscaping adjacent to all pathways should be designed in accordance with UDC
11-3B-12.
• Depict fencing adjacent to micro-paths in accordance with the standards listed in
UDC 11-3A-7.
• Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the
existing trees on site.
• 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.
• Provide fencing along the common lots 1, Block 12, Lots 14 and 16, Block 10 and
lots 1, 23 and 25, Block 13 per UDC 11-3A-7A-7.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above,
with the final plat application(s).
Traffic Study: A traffic study was submitted for ACHD review. Staff has attached a copy of
the letter highlighting ACHD comments regazding the Traffic Impact Study in Exhibit A. At
build out the project is expected to generate an estimated 17,328 total trips. During the am
peak hour traffic is expected to generate 1,307 trips and the pm peaks hour trips are estimated
at 1,818 trips. As the project develops the City, ACHD and ITD should require the necessary
improvements as phases aze proposed for development.
Oak Creek Subdivision (Phase 1) is estimated to generate an average ADT of 1,043 with 82
am peak hour trips and 110 pm vehicle trips. ACHD has commented on the appropriate
roadway improvements to accommodate the increased tra~c. See Exhibit B.
Stub Streets: The applicant is proposing four stub streets to adjacent properties: These
proposed streets are listed below:
• W. Quintale Street stubs to the property to the west.
• N. Oakstone Avenue stubs to the property to the south.
• W. Torana Court stubs to the Ada County parcel in the southeast comer.
• The partial cul-de-sac that connects W. Los Flores Street and N. Maplestone Way stubs
to the pazcel in the northeast corner.
Staff is supportive of the stub streets proposed for future residential developments. The
applicant should be required to provide public stub streets to the afore-mentioned parcels as
proposed.
Access: Currently, there are two entrances proposed into this site. The first entrance is N.
Oak Creek AZ PP PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Oakstone Avenue and intersects W. McMillan Road and the second entrance is W. Quintale
Street which intersects N. Black Cat Road. A total of eight public streets are proposed to
provide internal circulation through out the development. The typical street section is
expected to be constructed as 36-foot street section (measured from back of cutb to back of
curb) with 7 feet of landscaping on each side within 50-feet of right-of-way. Staff is generally
supportive of the proposed street system.
E~sting Structures: Any existing building(s) shall be removed, prior to signature of the
fmal plat by the City Engineer.
Fencing: The applicant is proposing 6-foot solid fencing along th,e perimeter of the
development; 4 solid fencing along some of the interior common open space for the
development; and 6-foot wrought iron fencing is proposed along Settler's Canal. Fencing
adjacent to micro-paths and interior common open space is limited to 4-feet in height if
closed vision fencing is used or open vision fencing up to 6-feet in height is allowed as it
provides visibility from adjacent homes or buildings, per UDC 11-3A-7A.7. On the
submitted landscape plan, the applicant has not provide fencing along the common lots
1, 14 and 16, Block 10 and lots 1, 23 and 25, Block 13. Staff is recommending the
applicant compty with the fencing requirements per UDC 11-3A-7A-7.
A detailed fencing plan should be submitted upon application of the final plat. If permanent
fencing is not proposed along the boundary of the subdivision, the applicant is required to
construct temporary fencing to contain debris during construction prior to issuance of any
building permits on the site. Fencing should taper down to a 3 foot maximum within 20 feet
of all rights-of-way.
Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals,
exclusive of any natural waterways that intersect, cross or lie withi.n the area being
subdivided shall be covered. The Settler's Canal traverses through the proposed platted
property. The applicant is proposing to preserve a 50-foot open space corridor to maintain
access to the canal. The applicant states the canal is to remain open due to the Settler's
Irrigation District requiring a 72" pipe to enclose the canal. The UDC requires the City
Council waive the requirement for tiling the canal. Staff is supportive of the canal
remaining open.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant agrees to use the
City of Meridians reuse water supply for the primary source of irrigation by entering into a
development agreement with the City of Meridian. The applicant will be required to use
Meridian's reuse water with the construction of phase three and continuing on all future
phases.
Drainage: A seepage bed for stormwater drainage is shown on Lot 13, Block 13. No trees
shall be planted over the seepage beds. All storm drainage facilities shall comply with the
standards listed in UDC 11-3B-11, Stormwater Integration. NOTE: Applicant shall be
aware that infiltration ponds for ACHD public streets require ezposed filter sand. Tlus
sand area does not count toward the City of Meridian's open space requirements.
Other provisions to meet veget~ted open space requirements must be made when
ACHD pond designs incorporate ezposed filter sand.
Common Areas: The applicant is providing 16.4% (5.06 acres) common open space within
the development. Oak Creek also includes 37-foot exterior buffer along McMillan and a 35-
foot landscape buffer along Black Cat Road. The primary open space consists of a 1.39 area
park centrally located in the neighborhood and includes play equipment, a picnic shelter and a
Oak Creek AZ PP PAGE I S
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
pathway. In addition, the neighborhood is expected to develop with detached sidewalks, street
trees and eight foot landscape parkways through-out. Maintenance of all common areas shall
be the responsibility of the respective Oak Creek Home Owners' Association.
Building Elevations: Three single family home elevations were submitted to represent the
housing proposed for construction with the Oak Creek Subdivision. The UDC requires
buildings to be constructed of high quality building materials such as stone, brick, wood or
other native materials. In no case shall the buildings use vinyl siding as the primary siding
material.
The building materials appear to be of high quality materials. The fronts of the buildings are
accented with shutters, front porches with stone or brick accents and gable and hip roofs. The
siding materials appeaz to be a variety of wood composite siding and stucco finishes painted
in neutral colors. Roofing material is architectural shingles. Staff is generally supportive of
the elevations proposed for this development.
Phasing Plan: The applicant submitted a phasing plan which staff has included in Exhibit A.
The applicant is expected to have 13 phases to the project. The first two phases are proposed
with the 30 acre plat reviewed in this staff report. Due to the timeline of Hwy 16 alignment
study completion slated for the end of 2009 and the lack of a timeline and funding for the
construction of the Can-Ada lift station, staff is generally support the phasing plan for the
project.
b. Staff Recommendation: Staff is recommending approval of the proposed Oak Creek
development (AZ-08-004 and PP-08-003) based on the Analysis and Findings of Fact as listed in
Ezhibit D.
11. EI~ITS
A. Drawings
1. Vicinity Map
2. Concept Plan
3. Phasing Plan
4. Preliminary Plat
5. Landscape Plan
6. Elevations
7. Letter from ACHD regarding the TIS
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 (conditions aze forthcoming; comments aze attached)
Oak Creek AZ PP PAGE 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
8. Central District Health Department
9. Settler's Irrigation District
C. Lega1 Descriptions and Exhibit Map
D. Required Findings from Unified Development Code
Oak Creek AZ PP PAGE 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
A. Drawings
1. Vicinity Map
Exhibit A 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 21, 2008
2. Concept Plan
Euhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
3. Phasing Plan
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
4. Preliminary Plat
Eachibit A 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
5. Landscape Plan
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Exhibit A S
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
6. Elevations
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
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D~F 2
Exhibit A
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Exhibit A
Crahsman Sryle
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DA'I'E OF AUGUST 21, 2008
Exhibit A
Elevations for the proposed plat.
Exhibit A 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Exhibit A 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 21, 2008
Exhibit A 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
7. AC~ID Letter
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Becky McKay
ErtgiReering Solutions
1829 N. Rosairio Street
Meridian. Idaho 83842
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~rone.wr~"ed$o Sa~.vsr.~
Subjed: Oakcx~k Subdivision Traffic Impact Study
Dear Ber.ky,
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strerry R tmber. ~° rne rre~aart
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7otn, s. Frar~n, c~
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Distrid staff has ~riewred the traffic impaet study for the subj~ developmerrt and heve the following
comrner~ts that rteeti to be addressed:
1. The west site ea~ss is only 700 feet east of McDermott Road and wrill not ~ considered far
a s~gnal location as suggested in the traffic impad study. The middle sfte acxess at the'h
mile may be considered as a potentiel signal loc~tion. If necessery, the site plan shauld be
reeis~ to shift more of the trr~ffic to this middle acxess.
2. Qfstrid Poficy and the Cityr of Me~idlan Compreher~sive Plan encourage'h mile collectors. f
ITD will approve a half mile collector intersecdon with US-2N28 between McDermott and
Black Gat the DisVid must pian ar.cordingly and this site should stub a mid mile collector to
the noRh.
3. The site pian should be revised to acxommodate an east/west collector oif Black Cet Roed
to help serve this site. The District can foresee problems with the local road cannedion to
Black Cat as it is ~rrer~tiy planned.
4. The DisVlct has concerr~ regarding the length of some of the straigM laca! str~ee~.
Altematiaes to the lortg siraight stratches should ~ c~nsidered or ather attematives
suggest~ to address the poter~tial for traffic caiming reque~ts in the future.
5. The Distrld has concems regarding thq two intersections located in the curves off ot the
co(lector road. The desi~n ahould eddress Qoter~tial site dlstence cronatrairds and
acknowledge that la~scaping in these areas may be severety limited. A smali revlsion in
the site ptan to refacate these intersections could efiminate th~e concems.
6. The McMiIi~N8laak Cat Irrtersedion is an all-way stcp and not a t~n-o-way atop as anaiyzed.
7. The District beHeves the TIS may be overestimating the traffic diatribudon on Black Cat and
underestimating the diskribuuti~on on McMilian east oi Black Cat. Please demonstrate how the
ertgin~r determined the trafflc distribu~on.
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Exhibit A 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
The applicant and ACFiD wi11 need to work with ITD and the City of Merfdian to determine an
appropriate right-of~nray carridor to preserve along McDeTmolt Road to nat cor~1(c~ w~h
future SH-18 extension pians.
The TIS shouki be updated and revised to re~lect any changes to the trip distributlon as a
result oi address+ng the comments a~ve.
It may ~ beneflcial to schedWe a meeting with ACHD and the City of Meridian to revlewr a~y revisions
to the sfte layout before modifyfng the traffic impad study.
N you have any questions you may contact me at 387-6170.
Sinc~rely,
~~~ O~~
1
Gary I~tselman
Manager, RigM-of-Way and Development Services
Cc: Cameron Waite, URS
Caleb Hood, Ci~r ot Meridlan
Exhibit A 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
B. Conditions of Approval
1. Planning Department
1.1 ANNEXATION COMMENTS
1.1.1 The annezation legal description submitted with the application (prepared on February 21
7, 2006, by Gregory G. Carter, PLS) shows the property adjacent to the e~sting corporate
boundary of the City of Meridian.
1.1.2 Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner(s) (at the time of annexation ordinance adoption),
and the developer. The applicant shall contact the City Attorney, Bill Nary, at 898-5506 to
initiate tWs process. Said DA shall be completed within 12 months of City Council action.
(The Planning Department required DA provisions are in Section 10 of the Staff Report.)
Please be advised a$303.00 fee will required to process the development agreement
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 All comments and conditions of the accompanying Annexation and Zoning (AZ-08-004)
application and associated Development Agreement shall also be considered conditions of the
Preliminary Plat (PP-08-003).
1.2.2 Prior to issuance of any building permit, the subject property shall be subdivided in accordance
with the City of Meridian Unified Development Code.
1.2.3 The landscape plan prepared by Jensen Belts Associates, on 12-17-07, is approved with the
following modifications/notes:
• Per UDC 11-3G-3A, set aside at least 10.03% (3.06 acres) of the site for useable
open space, as proposed. The primary open space consists of a 1.39 area park
centrally located in the neighborhood and includes play equipment, a picnic shelter
and a pathway.
• The applicant shall construct a minimum 37-foot wide street buffer along the entire
length of W. McMillan Road (an arterial street) and a 35-foot wide street buffer N.
Black Cat Road, exclusive of ACHD right-of-way required for the ultimate street
section, as proposed. Said buffer shall be designed and constructed in accordance
with UDC 11-3B-7.
• Landscaping adjacent to all pathways sha11 be designed in accordance with UDC 11-
3B-12.
• Depict fencing adjacent to micro-paths in accordance with the standards listed in
UDC 11-3A-7.
• 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.
• A written certificate of completion shall 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.
• Provide fencing along the common lots 1, Block 12, Lots 14 and 16, Block 10 and
lots 1, 23 and 25, Block 13 per UDC 11-3A-7A-7.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.
E~chibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping and amenities shall be consistent with the preliminary plan with
modifications as proposed by staff. The proceeding modifications and notes should be shown on a
revised landscape plan submitted with the final plat application(s).
1.2.4 The applicant shall provide four stub streets to adjacent properties as proposed and listed below:
• W. Quintale Street stubs to the property to the west.
• N. Oakstone Avenue stubs to the property to the south
• W. Torana Court stubs to the Ada County parcel in the southeast corner.
• The partial cul-d~-sac that connects W. Los Flores Street and N. Maplestone Way stubs
to the parcel in the northeast corner.
1.2.5 If permanent fencing is not proposed along the perimeter boundary of the subdivision, the
applicant is required to construct temporary fencing to contain debris during construction prior to
issuance of any building permits on the site. The developer is required to construct fencing
adjacent to micro-paths in accordance with the standards listed in UDC 11-3A-7.
1.2.6 Any existing building(s) shall be removed, prior to signature of the final plat by the City
Engineer.
1.2.7 Maintenance of all common azeas shall be the responsibility of the Oak Creek Home Owners'
Association.
1.2.8 Per UDC 11-3A-6, all irrigation ditches, laterals or canals (except for Settlers Canal), exclusive of
any natural waterways that intersect, cross or lie within the area being subdivided shall be
covered.
1.2.9 Underground, pressurized irrigation must be provided to all lots within this development.
1.2.10 Applicant shall be aware that infiltration ponds for ACHD public streets require exposed filter
sand. This sand area does not count toward the City of Meridian's open space requirements.
Other provisions to meet vegetated open space reyuirements must be made when ACHD pond
designs incorporate exposed filter sand.
1.2.11 Except for N. Oakstone Avenue to McMillan Road and W. Quintale to Black Cat Road, access to
McMillan Road and Black Cat are prohibited; a note shall be added to the face of the final plat.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.3.1 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(s).
1.3.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.3.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space aze subject to UDC 11-
3B-11 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-11.
If the stormwater detention facility cannot be incorporated into the approved open space and still
meet the standazds of UDC 11-3B-11, then the applicant shall relocate the facility. This may
require losing a developable lot or developable area. It is the responsibility of the
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
developer to comply with ACHD, City of Meridian and all other regulatory requirements at the
time of final construction.
1.3.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.3.5 Staff's failure to cite specific ordinance provisions does not relieve the applicant of responsibility
for compliance.
1.3.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. Public Works Department
2.0 The applicant shall be responsible for all costs associated with the required interim lift station and
pressure sewer line. The stations design and capacity shall be coordinated with the Public Works
Department; the design sha11 include communication capabilities that aze consistent with the City
of Meridian's SCADA system. At completion of construction, the station will be donated to the
City of Meridian who will own and maintain the lift station. The completion and acceptance of
the lift station will be at the sole discretion of the Meridian Public Works Director. No discharge
from the station will be allowed until all plant upgrades are complete to the City of Meridian
Waste Water Treatment Plant. The approval to except discharge must be approved by the
Meridian Public Works Director. Any potential upgrades to the interim lift station from other
surrounding parcels will be reviewed by the Meridian Public Works Department. Approved
upgrades to the purposed station will be fu11y funded by the requestor, and will be subject as
reimbursement fees to the applicant.
2.1 The applicant will be responsible for all costs associated with the on-site sewer and water main
extension.
2.2 Water service to this site is being proposed via extension of mains in N Black Cat Road and
McMillan Road. The applicant shall be responsible for the installation of 12-inch diameter water
mains to and through this developments arterial frontage. Also a 12-inch diameter connection
shall be made in Black Cat Road to the north east portion of the project prior to the start of phase
six construction. Due to fire flow requirements the applicant will need to construct a 12-inch
diameter main from the intersection of N Black Cat Road and McMillan Road heading east to the
existing 12-inch diameter main currently being installed with the Ten Mile & McMillan
intersection widening project. This connection will need to be installed before phase six of the
applicant's plan, and may be eligible for partial reimbursement. ff the 12-inch water main from
Ten Mile & McMillan is installed by another developer prior to phase six construction the
applicant will not be responsible to participate in construction of the required main extension.
2.3 Prior to phase five the applicant shall provide a domestic well site North of McMillan Road to
support water demand needs to the purposed subdivision and surrounding areas. This well site
will be owned and maintained by the City of Meridian. Contact the Public Works Department for
size and any alternate locations.
2.4 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of
public right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant agrees to use the City of Meridians reuse water
supply for the primary source of irrigation by entering into a development agreement with the
City of Meridian. The applicant will be required to use Meridian's reuse water with the
construction of phase three and continuing on all future phases.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
2.6 The applicant we be responsible to construct a 10 (ten) inch AWWA C900 PVC purple reuse
main with 14 gauge insulated wire that will be attached to the pipe for locating purposes. The
construction will start from the City of Meridian treatment plant continuing northwest along the
Five Mile Creek ending in the Southwest corner of the purposed subdivision. All infrastructures
on-site and off-site must be constructed with approved purple pipe. With the required
construction of this main the applicant shall be eligible to enter into a structured reimbursement
agreement with the City of Meridian. Reimbursement agreements must comply with all
requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which
includes footage, size, and depth of reimbursable pipe). The detailed agreement with the
reimbursable amount shall be approved by City Council prior to development plan approva~
2.7 All eJCisting structures that are required to be removed in each phase shall be prior to signature on
the final plat by the City Engineer for that phase.
2.8 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 UDC 11-3A-6.
Plans shall 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.
If lateral users association approval can't be obtained, altemate plans shall be reviewed and
approved by the Meridian City Engineer prior to fixial plat signature.
2.9 Any e~sting 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.
2.10 Any existing septic systems within this project shall be removed from service per City
Ordina.nce Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures
and inspections (208)375-5211.
2.11 Street signs aze to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded in each phase, prior to applying for building permits for
that phase.
2.12 A letter of credit or cash surety in the amount of 110% will be required for a11 uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc in each phase
prior to signature on the final plat for that phase.
2.13 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved in each phase prior to
obtauung certificates of occupancy for that phase.
2.14 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.15 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.16 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.17 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.18 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.19 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered baclcfill, where footing would sit atop fill material.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
2.20 The engineer shall be required to certify that the street centerline elevations are set a minimtun 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.
2.21 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required for each phase
before a certificate of occupancy is issued for any structures within that phase of the project.
2.22 At the completion of each phase the project, the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any structures
within that phase of the project.
2.23 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
deternuned after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and pernut from the Public Works Department prior to
commencing installations.
3. Fire Department
3.1 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.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants sha11 have the 4%z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 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. ~
3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.5 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
cleazance of 13'6.
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 To increase emergency access to the site a minimum of two points of access will be required for any
portion of the development, which serves more than 50 homes. The two entrances should be
separated by no less than %2 the diagonal measurement of the full development.
3.8 Building setbacks shall be per the Intemational Building Code for one and two story construction.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
3.9 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface. Streets with less than a 29' street width shall have no parking.
Streets with less than 33' shall have parking only on one side. These measurements shall be
based on the back of curb dimension. The roadway shall be able to accommodate an imposed
load of 75,000 GVW.
3.10 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
born by the developer.
3.11 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.12 One and two family dwellings not exceeding 3600 square feet will require a fire-flow of 1,000
gallons per minute for a duration of 2 hours to service the entire project. One and two family
dwellings greater than 3600 square feet and greater will require a minimum fire flow as sp~ified in
Appendix B of the Intemational Fire Code. Fire Hydrant spacing shall be provided as required by
Appendix C of the International Fire Code.
3.13 Insure that all yet undeveloped pazcels are maintained free of combustible vegetation.
3.14 The applicant shall work with Planning Department staff to provide an address identifica.tion plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s).
3.15 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.16 The fire department is opposed to any landscape island in the middle of a cul-de-sac that may prevent
a fire truck from turning around on the end of the court.
4. Police Department
4.1 The proposed pathway located on Lot, Block 6 shall have 4-foot shielded bollard lighting along
the entire length.
5. Parks Department
5.1 The Parks Department provided no comments on this application.
6. Sanitary Service Company
6.1 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius.
7. Ada County Highway District
7.1 Dedicate 48-feet of right-of-way 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 final plat for signature by the ACHD Commission or prior to
issuance of a building permit (or other required pernuts), 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
OR
Dedicate 38-feet of right-of-way from the centerline of Black Cat Road abutting the parcel and
provide an easement to contain any sidewalk improvements that lie outside the dedicated right-of-
way. The right-of-way purchase and sale agreement and deed must be completed and signed by
the applicant prior to scheduling the final plat for signature by the ACHD 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 riglnt-of-way dedication after receipt of aIl requested material. The
District will purchase the right-of-way which is in addition to eacisting right-of-way from
available Corridor Preservation Funds.
7.2 Construct a detached concrete sidewalk, a minimum of 5-feet wide, no closer than 41-feet from
the centerline of Black Cat Road abutting the parcel. The detached sidewalk will need to be
located completely within the right-of-way or completely within an easement.
7.3 Construct a center turn lane on Black Cat Road at the intersection with W. Quintale Street.
Coordinate the design and location of the turn lane with District Traffic Services and
Development Review staff.
7.4 Dedicate 35-feet of right-of-way from the centerline of W. McMillan 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 final plat for signature by the ACHD Commission or prior to
issuance of a building pernut (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.
7.5 Construct a detached concrete sidewalk, a minimum of 5-feet wide, no closer than 28-feet from
the centerline of McMillan Road abutting the parcel. The detached sidewalk will need to be
located completely within the right-of-way or completely within an easement.
7.6 Construct a center turn lane on McMillan Road at the intersection with N. Oakstone Avenue.
Coordinate the design and location of the turn lane with District Traffic Services and
Development Review staff.
7.7 Construct W. Quintale Street to intersect N. Black Cat Road approximately 410-feet south of the
Black Cat/McMillan intersection (measured neaz edge to near edge).
7.8 Construct N. Oakstone Avenue to intersect W. McMillan Road approximately 600-feet west of
the Black CatlMcMillan intersection (measured near edge to near edge).
7.9 Construct all intemal streets as 36-foot street sections (back-of-curb to back-of-curb) with rolled
curb, gutter, and 5-foot detached concrete sidewalks on both sides. The detached sidewalk will
need to be located completely within the right-of-way or completely within an easement.
7.10 Construct vertical curb on W. Quintale Stre~t and N. Oakstone Avenue at the access points where
no front on housing is proposed.
7.11 Construct all raised medians a minimum of 4-feet wide with vertical curb. Comply with District
Tree Planter policy for any medians that will contain trees.
7.12 Construct a two cul-de-sac turnaround at either end of W. Torano Court with a minimum 45-foot
outside turn radius, as proposed.
7.13 Construct the following stub streets as the internal street section (36-foot with curb, gutter, and
sidewalk), with signage at the terminus stating: "THIS ROAD WII.,L BE EXTENDED IN THE
FU'TLJRE.~~
E~-ibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
• The first stub, W. Quintale Street located approximately 370-feet south of the north
property line (measured near edge to property line).
• The second stub, N. Oakstone Avenue located approximately 400-feet west of the east
property line (measured near edge to property line).
• The third stub, W. Torana Court located approximately 1 ZS-feet north of the south
property line (measured near edge to property line).
7.14 Design and construct the full crossing of the Settlers Canal with the construction of Oakstone
Avenue. Submit the bridge plans for the crossing of the Settlers Canal for review and approval
prior to the pre-construction meeting and plat approval. Coordinate the design of the canal
crossing with District Development Review staff.
7.15 D'uect lot access to Black Cat Road and McMillan Road is prohibited and shall be noted on the
final plat.
7.16 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities sha11 be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
bome by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interixn 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 construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for stafF approval, prior to issuance of building permit
(or other required pennits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
7.2.11 It is the responsibility of the applicant to verify all eacisting utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLIlVE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spaze or filled) aze compromised during
any phase of construction.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
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 cha.nge by the applicant in the planned use of the property which is the subj ect of this
application, sha11 require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the tixne the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
9. SETTLERS' IRRIGATION DISTRICT
9.1 All irrigation/drainage facilities along with their easements must be protected and continue to
function. The. facilities involved are the Settler's Canal (50-foot easement), Cantrell I;ateral (20-
foot easement), Lane Lateral (20-foot easement) and the Allen Lateral (30-foot easement).
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 Boazd of D'uectors.
9.5 All storm drainage must be retained on-site.
9.6 A pressure irrigation system must be provided to service all lots with irrigation water from the
current delivery point.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
C. Legal Description
ID/aH0
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Phone (2~) 84b.8i70
Fax (20B} B$4-5399
December 13, 2007
DESCRIPTION FOR ANNEXATIQN
OAK CREEK SUBDMSION
A parcei o# land located in the NE'/ of the NE'/ a~d tFMe NW '/< af the NW '/ af
Section 33, t~e S'/a ofthe NE'/<and the S%z of Section 28, all locaied in T. 4td.,
R.1 W., B.M., Ada County, Idaho more parkicularly described as follows:
Commencing at the Northeast comer_of the said Section 33 from which the East
'/4 c~mer of said Section 33 bears South 00°2T22° West, 2631.60 feEt;
thence along the East boundary of said 5ection 33 SoutF~ 00°27'22° VVest, 169.00
feet to the REAI. ppiNT OF gEGINNING;
t~ence cflntinuing along said East boundery South 00°27'22° West, 626.39 feet;
thence leaving said East boundary line South 89°OS'23° West, 246.54 feefi
thencs South 06°37'22° West, 308.30 feet;
tMenc~ North 89°30'26° West, 1038.40 feet to a poirrt on the West imundary line
of the IVE'/ of the RIE'/< of said Section 33;
thence alang said West boundary Ilne North 00°28'25° East, 1113.00 feei to the
E1/16 camer of said Section 33;
thence along the north boundary i~ne said Sec#ion 33 North 89°16'45" West,
4317:68 feet to fhe N'/ comer of said Sec~on 33;
thence ~long sa~d North boundary line Aforth 89° 16'49° West, 1317.62 feet to ttte •
W 1/16 cx~rner of said Sec~on 33; ,
thence atong the Easf boundary line of ~e NW '/ of the NW '/< of said Se~tion 33
South p0°31't~2° Wesf, 1316.64 feet to the NW 1116 comer of seid Sectian 33; -
thenc~ along the South buundary Iine of ~he IVW '/ of the NW ! of said Sedian
33 North 89°17'19° West, 89,99 feet;
thence leaving said South boundary line North 76°42'21 ° West, 1259.37 feet to a
poFnt an the West boundary of said Section 33;
thence along said West boundary Iine Worth 00°32'39° East, 9042.47 feet to the
northwest comer of S~fion 33;
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
thence afong the West boundary line of said Se~tion 28 North 01°00'42" East,
1315.38 feet to the S 1/16 comer of said Section 28;
thence along the North boundary line of the SW '/< of the SW '/ of sald Section
33 South 89°18'59" East, 450.00 feet;
thence leaving said North boundary line North 01 °00'42° East, 774.71 feet;
thence North 89°21'1T' West, 450.(30 feet to a point on the West boundary seid
Section 28;
thence along said West boundary line IVorth 01 °00'42° East, 540.97 feet to the W
'/< comer of said Section 28;
thence along the North boundary of said SW'/ Sauth 89°21'17° East, 1311.11
feet to the C-W 1/16 comer of said SecUon 28;
thence along the East boundary line of the NVV'/, of the SW '/. of said Sedion 28
South 00°52'12" West, 16.99 feet;
thence leaving said East boundary line South 89°14'34° East, 789.50 feet;
thence North 64°03'S4° East, 27.64 fee~
thence fiouth 86°53'48° East, 189.53 feet;
thence North 89°14'51° East, 20.04 feet;
thence 5outh 70°27'S0° East, 25.64 feet;
thence South 81 °00'03° East, 36.69 feet;
thence South 88°50'13° East, 85.57 feet;
thence South 86°14'58° East, 63.62 feet;
thence North 89°18'37° East, 45.49 feet;
thence South 78°07'47° East, 19.68 feet;
thence North 53°05'44° East,16.53 feet to a point on the East baundary line of
the SW'/4 of sald Section 28;
thencs along said East boundary line North 00°43'42" East, 24.35 feet to the C'/<
comer of said Section 28;
thence along the West boundery line of the NE'/4 of said Section 28 North
00°43'S8° East, 625.84 feet;
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 21, 2008
thence ~outh 77°~8'1~1" East, 1333.14 feet to ~ poini on fhA East Boundary line
c,f the SW "./ of the NE'/4 ~f said ~ection 28;
thence along said East boundary line North 00°36'34° East, 293.64 feet;
thence South 89°31'36° East, 175.03 feet;
thence South 00°28'24° West. 230.00 feet;
thence South 89°31'~6° East, 1136.30 feet to a point on the East boundary line of
said Section 28, said ~int also being on the existing Meridian Ckty Umits boundary;
thence along said E~st boundary line and said City Limits boundary South
00°29'02° West, 214.51 feet;
thence leaving said East boundary fine Rlorth 89°20'S9° West, 1312.34 feet to a
point of the West boundary of the SE Y. of the NE'/< of said Sectlon 28;
thence along said VVest boundary line South 00°36'34" West, 215.00 feet to the
GE 1/16 comer of saiti Section 28;
thence along the East boundary of the W'/2 af the SE'/ of said Section 28 South
00°37'35" West, 2635.75 feet to the E 1/16 comer of said Section 28;
thence along the Soutti boundary of said Section 28 Solith 89° 16'45° East,
1059:08 feet;
thence leaving said South boundary Ilne South 00°2T22° West, 168.00 feet;
thence South 89°16'45° East, 258.60 feet to the REAL POINT OF BEGINNlNG.
Containing 318.75 acres, more or less.
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E~chibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
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~~~~ IDAHO
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GROUP
DESCRIPTION FOR
OAK CREEK SUBDNISION
1450 Easr Water.awer 5c
s~;te isa~
Maridmn, id:~a 83642
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Fax (I0~ ~4-5399
December 13, 2007
A parcel of land lacated in the NE'/< of the NE Y< of Section 33, T. 4N., R.1W.,
B.M., Ada County, ldaha more partlcula~iy described as follows:
Commencing at the Northeast comer of tl~e said Sec6on 33 from which the East
'/a comer of said Section 33 bears South 00°27'22° West, 2831.60 feet;
thence along the East ~undary of said Section 33 South 00°2T22° West, 169.Q0
feet to the REAL POINT OF BEGINNING;
thence contlnuing alang said East boundary South 00°27'22° West, 626.39 feet;
thence leaving said East tsoundary line South 89°08'23° 1Alest; 246.54 feet;
thence South 06°37'22° West, 308.30 feet;
thence North 89°30'26" West, 1038.40 feet to a point on the West boundary line
of the NE'/ of the IVE'/ of said Section 33;
thence along said West boundary line North 00°28'25" East, 9 913.00 feet to the
E1/16 corner of said 3ection 33;
thence along the North boundary of said Sectlon 33 South 89°16'45" East,
1059.08 fe~t;
thence leaving said Sauth boundary line Sauth 00°27'22° West, 169.00 fee~
thence South 88°16'45° East, 258.60 feet to the REAL POINT OF BEGINNING.
Containing 30.72 ac~es, more or less.
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENf STAFF REPORT FOR TI-~ HEARING DATE OF AUGUST 21, 2008
January 25, 2008
DESCRIPTIOIV FOR R-9S tOWE
PROPOSED OAKCREEK SUBDIVISION
Parcels nf land focated in the NW %< of the NW'/4 of Sect~on 33 and in the SW'/< of
Section 28, T. ~N., R.1W., B.M., Ada County, Idaho more particularly described as follows:
PARCEL A
Commeneing at the Southwest comer of the said Section 28, from which the South '/4
comer of said S~ction 28 bears South 89°16'49" East, 2635.24 feet; thence along the South
boundary line of the said Section 28 South 89°18'49' East, 710.22 feet to the REAL POINT
OF BEGINNIRIG;
thence North 01°00'23° East, 867.66 feet;
thence South 89°17'44" East, 1920.93 feet;
thence Sauth 00°44'11° West, 868.16 feet to a point on the South tioundary line of the
said Section 28;
thence along said South boundary line North 89°16'49" West, 1925.02 feet to the
REAL POINT OF BEOINNING. Containirtg 38.31 acres, more or less.
PARCEL B
BE(31NNING af the Northwest comer of the said Section 33, from which the North'/a
cflmer of said Section 33 bears 3outh 89°16'49" East, 2635.24 feet;
thence along the North boundary line of the said Section 33 South 89°16'49° East,
710.22 feet;
thence South 00°43'11" 1Nest, 158.47 feet to a point pf curvature;
thence 133.96 feet along the arc of a curve to the left, said curve having a radius of
900.00 feet, a deita angle of 08°31'41 °, and a long chord bearing South 03°32'40° East,
133.84 feet to a point of reverse curvature;
ihsnce 174.94 feet along the arc of a curve to the right, said curve having a radius of 1200.00
feet, a delta angle of 08°21'09°, and a long chord bearing South 03°37'S6° East, 174.78 feet
to a point of tangency;
thence Sauth 00°32'39" West, 376.24 feet to a point of curvature;
thence 78.28 feet along the arc of a curve ta the right, said curve having a radius of
400.00 feet, a delta angle of 11°12'45", and a long chord bearing South 06°09'01° West,
78.15 feet to a point of tangency;
60307/60307-R15.DOC
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
thence South 11 `~5'24" VVest, 277.00 feet:
thence North 76°42'21" West, 687.45 feet to a point on the West boundary line ofi the
said Seetion 33;
thence along said West boundary line North 0°32'39° East, 1042.47 feei to the REAL
POINT OF BEGINWING. Containing 18.51 acres, more or less.
Total proposed R-15 area contains 56.82 acres, more or less.
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MWO~aKSp ~C
60307/6030'7-R15.DOC
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
.lanuary 25. 20~C~8
DESCRIPTION FOR R-8 ZONE
PROPOSED OAKCREfK SUBDIVISION
Parcels of land located in the NE'/4 of the NE %< and in the NW'/a of the NW'/e of
°Section 33 and in the S'/a of Section 28, T. 4N., R.1 W., B.M., Ada County, Idaho more °
particuiarly described as falows:
PARCEL A
Commencing at the Northeast comer of the said Section 33, from which the East'/.
comer of sald Sectlon 33 bears South 00°27'22° West, 2631.60 feet; thence along the East
boundary Iine of said Section 33 South 08°27'22" West, 169.00 feet to the REAL POINT OF
BE~IIdNlM~;
thence continuing along said East boundary line South 00°27'22" West, 626.39 feet;
thence leaving said East boundary Nne South 89°08'23° West, 246.54 feet;
thence South 06°37'22" INest, 308.30 feqt;
thence No~th 89°30'26~ West, 1038.40 feet to a point on the West baundary iine of the
NE'/4 of the NE'/< of said Section 33;
thence along said West boundary line North 00°28'25" East, 1113.00 feet to the ~1/16
comer of said Section 33;
feet;
thence along the NoRh boundary line of said Section 33 South 89°16'45" East, 1_059.08
thence leaving said South baundary line South 00°27'22° West, 169.00 feet;
thence South 89°16'45" East, 258.60 teet to the REAL POINT OF BEGINNING..
Containing 30.72 acres, more or less.
PARCEL B
Commencing at the Southeast comer of the said Section 28, from which the South Y.
comer of said Section 28 bears North 89°16'45° West, 2635.88 feet; thence along the South
boundary line of said Section 28 North 89°16'45° West, 1317.68 feet to the REAL POINT OF
BEGIPIfdINO;
thence continuing along said South boundary line North 89°16'45° West, 1317.68 feet;
thence leaving said South boundary line NoRh 00°44'11° East, 868.16 feet;
thence North 89°17'44° West, 1920.93 feet;
60307l60307-R8.DOC
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 21, 2008
thence South 01'OQ"23" L^Jest, 857.6o fieEt to a point on the South bc~undary line of said
Section 28;
thence along said South boundary line North 89° 16`49" West, 710.22 feet to tl~ae
Southwest comer of said Section 28;
tfience along the West boundary line of said Section 28 North 01 °00'42" East, 1315.38
feet; =
thence South 89°1 S'S9" East, 45U.00 feet;
thence North 01 °00'42° East, 774.71 feet;
thence North 89°21'17° West, 450.00 feet to a point on the West boundary line of the
said Section 28;
thence along said West boundary line North 01 °00'42e East, 540.97 feet;
thence South 89°21'17° East, 1311.11 faet;
thence South 00°52'12" West, 16.99 f~et;
thence South 89°14'34" East, 355.95 feet;
thence South 01 °00'23° West, 114A.07 feet:
thence South 88°59'37" East, 463.31 feet to a point of curvature;
thence 233.82 feet alorr~ the arc of a curve to the right, said curve having a radius of
500.00 feet, a delta angle of 28°47'37", and a long chord bearing South 75°35'49" East, 231.69
feet to a point of tangency;
thence North 27°48'00° East, 329.66 feet to a point of curvature;
thence 250.07 feet along the arc of a curve to the ~ight, said curve having a radius of
600.00 feet, a de(te angle of 23°52'46", and a long chord bea~ing North 39°44'23° East, 248.26
feet to a point of reverse curvature;
thenr.e 141.29 feet aJang the arc of a curve to the left, said curve having a radius of
300.00 feet, a delta angle of 26°59'04", and a long chord bearing North 38°11'14" East, 139.99
feet;
thence South 65°18'18" East, 55.00 fest;
thence South 89°16'15° East, 263.21 feet;
thence South 84°07'40° East, 162.61 feet;
thence South 77°58'14' East, 80.00 feet;
60307/60307-R8.iMC
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE I~ARING DATE OF AUGUST 21, 2008
thence ~outh 12`01'4e' ~Nest, 50.23 feet
thence South 24°00'23" East, 108.06 feet;
thence South 14°24'06" East, 111.19 feet;
thence South 89°16'15" East, 407.24 feet;
thence Narth 00°37'35" East, 11.16 feet;
thence South 89°22'25° East, 170.00 feet;
thenc~ South 00°37'35° West, 1719.49 feet to the REAL POINT OF BEGINNIN~.
Containing 144.02 acres, more or less.
PARCEL C
Commencing at the Northwest comer of the said Section 33, from which the North '/
corner of said Section 33 bears South 89°16'49" East, 2635.24 feet; thence along the North
boundary line of said 3ection 33 Sauth 89°16'49° East, 710.22 feet to the REAL POtNT OF
BEGIPINING;
thence con~nuing along said Morth boundary line South 89°16'49° East, 607.40 feet;
thence South 00°31'02" West, 1316.64 feet;
thence North 89°17'19° West, 89.91 feet;
thence North 76°42'21 ° West. 571.92 fest;
thence North 11 °45'24° Eest, 277.00 feet to a point of curvature;
, thence 78.28 feet along the arc of a curve to the left, said curoe having a radius of
400.00 fee4, a deita angle of 11°12'45", and a long chord bearing fdorth 06°09'01" East, 78.15
feet to a point of tangency;
thence North QO°32'39" East, 376.24 feet to a point of curvature;
thence 174.94 feet along the arc of a curve to the left, said curve having a radlus of
1200.00 feet, a delta angie of 08°21'09", and a long chord beari~g North 03°37'56° West,
174.78 feet to a point of reverse curvature;
thence 133.96 feet along the arc of a curve to the ~ght, said curoe having a radius of
900.00 feet, a delta angle of 08°31'41°, and a long chord bearing North 03°32'40° West,
133.84 feet; ~
thence North 00°43'11' East, 158.47 feet to the REAL
Containing 17.46 acres, more or less. ~
Total proposed R-8 area c~ntains 192.20 acres, mo~e or les~ 2 2 2~
60307l60307-RS.DaC
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Deoember 20, 2007
Revised February 21, 2008
DESCRIPTION FOR R-4 ZONE
PROPOSED OAKCREEK SUBDIVISION
A parcel of land located in the NE'/4 and the South'/ of Seetior~ 28, T. 4N., R.1W.,
B.M., Ada County, Idaho more particularly described as follows:
Commencing at the Southeast comer of the said Section 28 from which the South'/
comer of said Section 28 bears North 89°16'45° West, 2635.36 feet; ti~ence along the South
boundary of the said Sedion 28 North 89°96'45° West, 1317.68 feet; thence Plorth 00°37'35°
East, 1719.49 feEt to tlte REAL POiNT OF BEGINNIN6;
thence North 89°22'25" West, 170.00 feet;
thence South 00°37'35° West, 11.16 feet;
thence North 89°96'15° West, 407.24 feet;
thence North 14°24'06° West, 111.19 feet;
thence Idorth 24°00'23° West, 108.06 feet;
thence North 12°01'46° East, 50.23 feet;
thence North 77°58'14" West, 80.00 feet;
thence North 84°OT'40" West, 162.61 feet:
thence North 89°16'15° West, 263.21 feet;
thence North 65°18'18° West, 55.00 feet to a point on a curve;
thence 141.29 feet aiong the arc of a curve to the ~ight, said curve heving a radius of
300.00 feet, a delta angle of 26°59'04", and a long chard bearing South 88°11'14" Wesi,
139.99 feet to a point of reverse curvature;
thenc~ 25Q.07 f~t along tFre aro of a curve to the left, said curve having a radius of
600.00 feet, a delta angle of 23°52'46", and a long chord beariag South 39°44'23° West,
248.26 fe2t to a paint of tangency;
thence South 27°48'00° West, 329.66 feet to a point on a cunie;
thence 233.82 feet along the arc of a curve to the left, said curoe having a radius of
500.00 feet, a delta angl~ o# 26°47'37°, and a long chord bearing North 75°35'49° IMest,
231.69 feet to a point of tangency;
thence North 88°59'37° West, 463.31 feet;
60307/603U7-R4.DOC
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 21, 2008
thence North 01 `00'23~ East, 1140.07 feet;
thence South 89° 14'34° East, 433.55 feet;
thence North 64°03'54° East, 27.64 feet;
thence South 86°53'48° East, 189.53 feeY, -
thence North 89°14'S1° East, 20.04 feet;
thence South 70°27'S0" East, 25.64 feet;
thence South 89 °00'03" East, 36.69 feet;
thence South 88°50'13" East, 85.57 feet;
thence Sauth 86°14'S8" East, 63.62 feet;
thence North 89°18'37" East, 45.49 feet;
ihenc~ South 78°07'47" East, 19.68 feet;
thence North 53°05'44° East. 16.53 feet to a point on the Morth-South c~nterline of
sa~ Section 28;
thence along said North-South centerline Worth 00°43'42" East, 24.35 feet to the C114
comer of said Section 28;
thence continuing along said tdorth-South centerline Idorth 00°43'58° East, 625.84 feet;
thence leaving said Rlorth-Sauth centerline South 77°58'14" East, 1338.14 feet;
thence North 00°36'34" East, 293.64 feet;
thence South 89°31'36° East, 175.03 feet:
thence South 00°28'24° West, 230.00 feet;
thence South 89°31'36" East, 1136.30 feet to a point on the East boundary of the said
Secfion 28;
thence along said East boundary South 00°29'02° West, 214.51 feet;
thence IVorth 69°20'S9" West, 1312.34 feet;
thence South 00°36'34° Wes#, 215.00 feet;
60307l60307-R4.DOC
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
thence South 00°37'35" West, 916.26 feet to the RF~L POINT OF BEGINNING.
Containing 69.72 acres, more or less.
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60307/60307-R4.DOC
Eachibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF AUGUST 21, 2008
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
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 annezation
and/or rezone, the Council shall make the following findings:
A. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone the subject property to the R-4, R-8 and R-15 zoning
districts. Staff finds that the proposed zoning map amendment complies with the
applicable provisions of the comprehensive plan (see Section 8 above).
B. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that proposed 30 acre Preliminary Plat would comply with the established
regulations and purpose statement of the R-8 zoning district. A revised concept plan has
been submitted generally depicting how the site is to develop attached in Exhibit A
above. The applicant is also proposing an interim lift station to provide sewer services for
the portion of the development outside of the Black Cat Sewer Shed. If the applicant
complies with the provisions outlined in the development agreement with the Annexation
request and the conditions of approval for the preliminary plat, staff finds that the
proposed residential districts will be in compliance with the specific district regulations.
Staff finds that future development of this property should comply with the established
regulations and purpose statement of the residential zoning districts. Staff is
recommending the concept plan be modified to reflect a lot and street network
configuration consistent with a mWti-family area for the R 15 area.
C. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff 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 finding.
D. The map amendment shall not resWt in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
E. The annezation is in the best of interest of the City (UDC 11-5B-3.E).
The overall density proposed in the R-4, R-8 and R-15 districts generally complies with
the anticipated density for this area (see Section 8 of the staff report for more
information). In accordance with the findings listed above, staff finds that Annezation
and Zoning of this property to R-4, R-8 and R-15 would be in the best interest of the
City, if the applicant enters into a Development Agreement (DA) with the City, as
mentioned in Section 10 of the Staff Report.
2. Preliminary Plat Findings:
A. The plat is in conformance with the Comprehensive Plan;
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Staff finds that the proposed 30 acre preliminary plat is in substantial compliance with the
adopted Comprehensive Plan, if the subject lands aze annexed. Please see Comprehensive
Plan Policies and Goals, Section 8, and Analysis, Section 10 of the Staff Report.
B. Public services are available or. can be made available and are adequate to
accommodate the proposed development;
Staff fmds that public services are available to accommodate the 30 acre preliminary plat
proposed for development.
C. 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
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
D. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding
Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in
Exhibit B for more detail.)
E. 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 brouglat to the Council or Commission's
attention. ACHD 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.
F. The development preserves significant natural, scenic or historic features.
Staff finds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance. Staff
recomxnends 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 maj or importance of which staff is unawaze.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
STAFF REPORT Hearing Date: August 21, 2008
TO: Planning & Zoning Commission
FROM: Bill Parsons
Associate City Planner
208-884-5533
SUBJECT: Oak Creek
e AZ-08-004
ENIDIANII.-ft-1,
AUG 16 2008
CITY 0. i��nll�IAhv
Annexation and Zoning of 318.74 acres from Ada County RUT to
R-4 (Medium -low Density Residential) (69.72 acres), R-8 (Medium Density
Residential) (192.20 acres) and R-15 (Medium -high Density Residential)
(56.82) by Norpac, LLC
• PP-08-003
Preliminary Plat on 30.72 acres into 139 lots including 118 residential lots and
21 common lots in a proposed R-8 zoning district
NOTE: This proiect has been continued from the June S 2008 Planning and Zoning Commission
meeting. The reason for the long continuance was so the applicant could have the time to address
stafrs concerns regarding a detailed concept plan for the entire 318 acres the serviceability of the
Proposed development and the Highway 16 alignment study, Further, the applicant has provided
Public Works with the pertinent information for the construction of a temporary lift station to
accommodate sewer concerns for the additional acreage that is located outside of the current Black
Cat sewer shed. The applicant also wanted an opportunity to address concerns raised in the staff
report and has proposed DA provisions that should be tied to this AZ request if the site is approved
or annexation. Staff has updated the staff report and is now recommending approval not denial
Staff has provided additional analvsis of the revised concept plan added conditions of approval for
the preliminary plat and inserted the applicable DA provisions below.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Norpac, LLC, has applied for Annexation and Zoning (AZ) approval of 318.74 acres
of land from the RUT zoning district in Ada County to the R-4 (Medium -low Density Residential)
(69.72 acres), R-8 (Medium Density Residential) (192.20 acres) and R-15 (Medium -high
Residential) (56.82 acres) zoning districts. Concurrently, the applicant has submitted for Preliminary
Plat (PP) approval of 139 lots consisting of 118 residential lots and 21 common lots on 30.72 acres.
NOTE.- The 30 acre plat is included in the 318 acres the applicant is requesting for annexation.
At this time the applicant is only proposing to develop (plat) a 30 acre parcel located near the
southwest corner of McMillan Road and Black Cat Road because city services are available to that
parcel with the expansion of the Black Cat trunk. The remainder of the property proposed for
annexation only (288 acres) is expected to develop in the future, as there are no city services available
for the subject site until the Can -Ada lift station is constructed. (NOTE. Public Works has master
planned sewer services in the area however; the funding and timing for the construction of the
Can Ada lift station has not been determined.)
Currently, ITD is conducting the Highway 16 alignment study and associated environmental review
to determine the location and right -of way acquisition for the future construction of Highway 16.
Portions of this site may be needed for right-of-way for the Highway 16 expansion. Further
Oak Creek AZ PP PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
development of 288 acres will be subject to the availability of city services and the completion of the
Highway 16 alignment study. (NOTE: The alignment study is expected to be concluded by the end
of 2009 and the public hearing to act on the draft environmental review is scheduled for February
2009.)
Due to the timing constraints of not having sewer service available and not knowing where or how
much right-of-way will be needed for Highway 16, the applicant is only proposing a conceptual plan
for how the site is expected to develop in the future. The subject site is expected to develop as a
mixed use residential master planned community. The applicant is proposing three different
neighborhood plans and zoning districts to provide communities for all income ranges. Each
community proposes a range of product types (single family detached, town homes, ally loaded,
single family attached and multi -family) and densities associated with them. On the concept plan, the
traditional single family neighborhood offers 215 home sites and consists of 69 acres, zoned R-4; the
Mixed Density Single Family Neighborhood offers 1,000 home sites on 192.22 acres zoned R-8; and
the Mixed Density area consists of 56.82 acres, zoned R-15. The project and conceptual plan will be
further discussed in Section 10.
The subject site is located generally east of N. McDermott Road, west of N. Black Cat Road, south of
Chinden Boulevard and north of Ustick Road including the southeast and northeast corners of W.
McMillan Road and N. McDermott Road; and near the southwest corner of W. McMillan Road and
N. Black Cat Road, in Sections 28 and 33, TAN., R.1W. The subject property is currently within the
City's Impact Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) were submitted to the Planning Department for concurrent
review. Below, staff has provided a detailed analysis and a recommendation for the requested
Annexation and Zoning and Preliminary Plat applications. Staff is recommending approval of
the proposed Oak Creek development (AZ-08-004 and PP-08-003) based on the Analysis and
Findings of Fact as listed in Exhibit D.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers AZ-08-004 and PP-08-003 as presented in the staff report for the hearing
date of August 21, 2008, with the following modifications: (add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers AZ-08-004 and PP-08-003, as presented during the hearing on August 21,
2008, for the following reasons: (You should state specific reasons for denial of the annexation and
You must state specific reason(s) for the denial of the plat.)
Continuance
I move to continue File Numbers AZ-08-004 and PP-08-003 to the hearing date of (insert continued
hearing date here) so the Planning Department can draft conditions for approval (you should state
any other reasons for continuance).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
Oak Creek AZ PP PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Generally east of N. McDermott Road, west of N. Black Cat Road, south of Chinden Boulevard
and north of Ustick Road including the southeast and northeast corners of W. McMillan Road and
N. McDermott Road; and near the southwest corner of W. McMillan Road and N. Black Cat
Road, in Sections 28 and 33, TAN., R.1 W.
b. Owner(s):
Norpac, LLC
1025 S. Bridgeway Place, Suite 280
Eagle, ID 83616
c. Applicant:
Same as Owner
d. Representative: Becky McKay, Engineering Solutions
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 318.74 acres to R-4 (69.72 acres), R-8 (192.20 acres) and
R-15 (56.82 acres) and Preliminary Plat approval of 118 single-family building lots and 21
common lots on 30.72 acres in the proposed R-8 zoning district. Approximately 10% percent
(3.08 acres) of the area being subdivided is being set aside for open space. The remainder 288
acres is not proposed for development at this time.
1. Date of preliminary plat (attached in Exhibit A): 01/25/08
2. Date of landscape plan (attached in Exhibit A): 12/17/07
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance. By
reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the Planning & Zoning 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 Chapter 5, a public hearing is
required before the Planning & Zoning Commission and City Council on this matter.
c. Newspaper notifications published on: May 19, 2008 and June 2, 2008
d. Radius notices mailed to properties within 300 feet on: May 8, 2008
e. Applicant posted notice on site by: May 25, 2008
6. LAND USE
a. Existing Land Use(s): A majority of the subject site is currently vacant agricultural land. A few of
the larger parcels are developed with single family homes and associated out buildings.
b. Description of Character of Surrounding Area: This area is composed of primarily agriculture
land and farm homes on large parcels. The subject project, if approved, will constitute a
significant change in use for this area and begin the transition from rural to urban for the
sections located along Black Cat, McMillan and McDermott Road.
c. Adjacent Land Use and Zoning:
Oak Creek AZ PP PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
1. North: Rural residences and agriculture, zoned RUT (Ada County)
2. East: Rural residences and agriculture and Keego Springs, zoned RUT (Ada County) and R-8
3. South: Rural residences and agriculture, zoned RUT (Ada County)
4. West: Rural residences and agriculture, zoned RUT (Ada County)
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: This property is proposing to construct an interim lift station to sewer to
the City of Meridian Waste Water Treatment Plant.
Location of water: N Black Cat Rd and W McMillan RD
Issues or concerns: None
2. Canals/Ditches Irrigation: The preliminary plat shows the Settler's Canal transverses through
the development. Other laterals/ditches will be addressed as other plats are proposed during
additional phases of development.
3. Hazards: On the submitted Preliminary Plat, the subject site does not fall within any FEMA
Flood Zone; referenced firm panel 16001 COI39H, dated February 19. 2003.
4. Proposed Zoning: R-4 (Medium -low Density Residential), R-8 (Medium Density Residential)
and R-15 (Medium -high Density Residential)
5. Size of Property: 318.74 acres (includes 30.72 acres proposed with a preliminary plat)
f. Subdivision Plat Information:
1. Residential Lots: 118
2. Non-residential Lots: 0
3. Total Building Lots: 118
4. Common Lots: 21
5. Other Lots: 0
6. Total Lots: 139
7. Gross Density: 3.84 dwelling units per acre
8. Minimum Lot Size: 5,000 square feet
g. Subdivision Landscaping
1. Width of street buffer(s): 25 feet adjacent to W. McMillan Road and N. Black Cat Road
2. Width of buffer(s) between land uses: NA
3. Percentage of site as open space: 10.03% (3.08 acres) useable open; 5.06 acres (16.4%)
common open space.
h. Off -Street Parking: UDC 11-3C-6 requires single-family detached dwellings to have 2 enclosed
parking spaces (a garage) and a 20' x 20' parking pad in front of each garage.
i. Summary of Proposed Streets and/or Access for the 30 acre plat: The entrances into this site are
from N. Oakstone Avenue which is proposed to intersect W. McMillan Road and W. Quintale
Oak Creek AZ PP PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Street which is proposed to intersect N. Black Cat Road. A total of eight public streets are
proposed to provide internal circulation through out the development. In addition, four of the
streets stub to adjacent property owners for future connectivity.
The typical street section is expected to be constructed as 36-foot street section (measured from
back of curb to back of curb) with 7 feet of landscaping on each side within 50-feet of right-of-
way. The applicant is proposing 5-foot detached sidewalks which require an easement with
ACHD. Staff is generally supportive of the proposed street system.
7. COMMENTS MEETING
On May 16, 2008 a joint agency and department meeting was held with service providers in this area.
The agencies and departments present include: Meridian Fire Department, Meridian Public Works
Department, Meridian Police Department, and the Sanitary Services Company. Staff has included
comments, conditions and recommended actions in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated "Medium Density Residential" on the Comprehensive Plan Future Land
Use Map. Medium density residential areas are anticipated to contain between three and eight
dwelling units per acre (see Page 99 of the Comprehensive Plan.). The overall density of the area
proposed for annexation is anticipated to have a gross density of 5 dwelling units to the acre; the
subject preliminary plat has a gross density of 3.84 dwellings per acre. At this time, the applicant is
only proposing to develop approximately 30 acres which is the only area that can be serviced with
city water and sewer at this time. The remaining 288 acres of the area proposed for annexation is not
proposed for development as city services are unavailable. Further, the Meridian Comprehensive Plan
specifically states to limit annexations and new development within the McDermott Road area until a
plan is approved that specifies the SH 16 right-of-way locations and associated right-of-way
acquisition needs.
The applicant is proposing to construct a temporary lift station that will provide sewer services
to the remaining 288 acres that are not in the first preliminary plat phase (plans have been
reviewed by Public Works to determine if the proposed temporary lift station can adequately
service the remaining 288 acres.) In addition, the applicant is proposing to not develop/plat
within 700 feet east of McDermott Road until the alignment study is complete for Highway 16.
Through the DA process, the applicant and staff believes that the Comprehensive Plan policies
regarding the lack of services provided to the site and a portion of the property being adjacent
to McDermott Road have been addressed/mitigated.
In addition to the above analysis, Staff finds the following Comprehensive Plan policies apply to this
application (staff analysis in italics below policy):
• Chapter VII, Goal 111, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
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 can only be reasonably extended to the 30 acre parcel
proposed for platting at the developer's expense. A vast majority of the site is not currently
readily available with city services. The applicant is proposing to construct an interim lift
station to service the reaming 288 acres. Sizing requirements will be determined by Public
Works.
Oak Creek AZ PP PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
➢ The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department,
who currently shares resource and personnel with the Meridian Rural Fire Department.
➢ The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
➢ The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACHD). This service will not change. The subject lands are
currently serviced by the Meridian School District No. 2. This service will not change.
➢ The subject lands are currently serviced by the Meridian Library District. This service will
not change and the Meridian Library District should suffer no revenue loss as a result of the
subject annexation.
Municipal, fee -supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• Chapter IV, Goal I, Objective A, Action 6 — Permit new residential, commercial and industrial
developments only where urban services can be reasonably provided at the time of final approval
and development is contiguous to the City.
The 30 acre parcel proposed for development is not contiguous to the current city limits. The
only point of contiguity is through the 288 acres that is proposed for annexation but not proposed
for development at this time to due lack of service availability. At this time services can only be
provided to the 30 acre parcel the applicant is proposing to develop. The remaining 288 acres do
not and will not have city services available until the Can -Ada lift station is constructed. (NOTE.
Public Works has master planned sewer services in the area, however the funding and timing
for the construction of the Can Ada lift station has not been determined.)
• Chapter VI, Goal II, Objective A, Action 8 - Develop alternative modes of transportation through
pedestrian improvements, bicycle lanes, off-street pathways, and transit oriented development as
appropriate.
The applicant has submitted a master pathways plan that has made provisions for pedestrian and
multi -use pathway throughout the 318 acres proposed for annexation. The master pathway plan
is generally consistent with the Comprehensive Plan Future Land Use Map and Master Pathways
Plan.
• 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 preliminaryplat proposes four stub streets to adjacent properties. All of the stub
streets extend to parcels currently zoned RUT in Ada County, which staff anticipates will re-
develop in the future. Staff believes that the applicant has done a nice job of providing for future
connectivity to the west, south, and east of the proposed development. On the submitted concept
plan the applicant has made provisions for future vehicular and pedestrian connectivity as well.
Said street layout and pedestrian connectivity is subject to the DA recommended for the site.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
The surrounding area is primarily agricultural land with rural uses and does not provide
opportunities for connection with collectors and local streets. On the revised concept plan, the
applicant has provided a more detailed collector and local street layout then previous reviewed.
Oak Creek AZ PP PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
The conceptual layout appears to provide good connectivity to McMillan Road as well as
internally within the development. The applicant has also provided stub streets to the
surrounding properties for future connectivity. The applicant is not proposing connectivity to
McDermott Road until the HWY 16 Alignment Study is completed. The proposed street layout will
be subject to the DA provisions recommended for 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.
As mentioned earlier, the applicant has made provisions for pedestrian and multi -use pathways
within the annexation area. Future phases are expected to comply with the Master Pathways
plan. However, a majority of the uses surrounding the subject parcels are agricultural uses and
provide no connectivity. Staff believes that the applicant has done a good job providing internal
connectivity for the proposed property.
• Chapter VII, Goal I, Objective D, Action 8 — Require new urban density subdivisions which abut
or are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities.
The proposed plat and landscape plan depict landscaped common areas along McMillan Road
and Black Cat Road. The applicant is proposing R-8 zoning which has a higher density than the
surrounding area that is still under the County's jurisdiction. If the subject plat is approved it
would create a higher density subdivision surrounded by RUT Ada County parcels.
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, at this time, the existing rural
single-family residential properties in the near vicinity are currently not compatible with the
density the applicant is proposing with the submitted preliminary plat however; the proposed
zoning districts are compatible with the land use designation of the property.
• Chapter VII, Goal IV, Objective C, Action 3 — Require usable open space to be incorporated into
new residential subdivision plats.
The applicant is proposing 3.06 acres (or 10. 03% of the preliminary plat site) as open space,
including a tot lot, sitting benches, picnic area and pocket park with a pathway. The applicant is
also proposing four additional pocket parks and central neighborhood park with amenities for
future residents to use for recreation. The proposed open space will be subject to the DA
provisions recommended for this site.
• Chapter VII, Goal IV, Objective C, Action 10 —Support a variety of residential categories (low-,
medium-, and high -density single-family, multi -family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The applicant is proposing medium -low density, medium density, and medium -high density
housing within this area. Types of housing are single family detached homes, town homes, patio
homes, multi family and alley loaded product which should provide a range of housing
opportunities in this area.
Oak Creek AZ PP PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Staff recommends that the Commission and Council rely on any verbal or written testimony that may
be provided at the public hearing when determining if the applicant's zoning and development
request is appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached homes
as permitted uses in the R-4, R-8 and R-15 zoning districts. Single family detached, attached,
duplexes and townhomes are principally permitted in the R-8 and R-15 zoning districts. Multi-
family developments are permitted in the R-15 with CUP approval.
b. Purpose Statement of Zone: R-4, R-8 and R-15 Zoning Districts: 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:
AZ Application: The Applicant is requesting approval to annex and zone 318.74 acres from
the RUT zoning district in Ada County to the R-4, R-8 and R-15 zoning districts in the City.
All of the property is currently designated on the Comprehensive Plan Future Land Use Map
for Medium Density Residential. The applicant is proposing a mix of residential uses which
generally complies with the density requirements of the Comprehensive Plan. The purpose
statement of the Residential Districts states connection to the City of Meridian water and
sewer systems is a requirement for all residential districts. The applicant's annexation path is
through parcel # SO428143240 which connects with Keego Springs Subdivision on the east
side of Black Road and north of the Volterra Subdivision. The applicant is requesting the
annexation of the overall area to develop a 30 acre portion of the property located on the
southwest corner of McMillan Road and Black Cat Road. The remainder of the property
proposed for annexation (288 acres) is expected to develop in the future as there are no city
services available for the subject site until the Can -Ada lift station is constructed. Because
there are no definite plans for the construction of the Can -Ada lift station, the applicant
is proposing to construct an interim lift station to provide sewer services for the
remaining acreage. NOTE: Staff still has concerns with the annexation of this property.
If the subject AZ request is approved, it opens Pandora's Box and creates an
annexation path for other properties to request annexation that are outside of the Black
Cat Sewer Shed and cannot be provided city services. Staff is confident that the
applicant's proposal can work, but we do not want to set a precedent for other potential
developers in this area to construct lift stations to sewer out of the master planned shed.
There is a very real possibility that the City will see similar requests if this project is
approved.
The annexation legal description submitted with the application (stamped on January 29,
2008 by Gregory Carter, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
The conceptual layout submitted to staff depicts lots consistent with R-4 and R-8 zoning
district dimensional standards. However, the legal descriptions and exhibit map depicts
approximately 57 acres of R-15 zoned land. Staff believes that the conceptual layout is
misleading as no multi -family lots/areas are shown, they all look like single-family lots.
Oak Creek AZ PP PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Without having a more specific conceptual layout for the proposed R-15 zoning district
area staff is not supportive of the request because of the inconsistency with the
submitted concept plan. Staff is recommending the concept plan be modified to reflect a
lot and street network configuration consistent with a multi -family area for the R-15
area prior to the City Council hearing. If the applicant complies with this request, staff
is supportive of the R-4, R-8 and R-15 zoning districts requested with annexation.
Development Agreement: UDC 11-513-3.D.2 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 is developed in a fashion that is
consistent with the comprehensive plan and does not negatively impact nearby
properties. If the Commission and Council decide it is in the best interest of the City to
annex this property, a Development Agreement (DA) shall be entered into between the City
of Meridian, property owner (at the time of annexation ordinance adoption), and the
developer. The applicant shall contact the City Attorney, Bill Nary, at 898-5506 to initiate
this process. Please be advised a $303.00 fee will required to process the development
agreement. The DA shall incorporate the following, in addition to provisions the
Commission and Council deem appropriate (NOTE: This is staff s best stab at some
appropriate DA provisions, but should not be considered a comprehensive list):
The applicant shall be responsible for all costs associated with the sewer and water
service extension.
Any and all existing domestic wells and/or septic systems within this project will
have to be removed from their domestic service, per City Ordinance Section 5-7-517,
when services are available from the City of Meridian. Wells may be used for non -
domestic purposes such as landscape irrigation.
The applicant shall be responsible for all costs associated with the required interim
lift station and pressure sewer line. The stations design and capacity shall be
coordinated with the Public Works Department; the design shall include
communication capabilities that are consistent with the City of Meridian's SCADA
system. At completion of construction, the station will be donated to the City of
Meridian who will own and maintain the lift station. The completion and acceptance
of the lift station will be at the sole discretion of the Meridian Public Works Director.
No discharge from the station will be allowed until all plant upgrades are complete to
the City of Meridian Waste Water Treatment Plant. The approval to except discharge
must be approved by the Meridian Public Works Director. Any potential upgrades to
the interim lift station from other surrounding parcels will be reviewed by the
Meridian Public Works Department. Approved upgrades to the purposed station will
be fully funded by the requestor, and will be subject as reimbursement fees to the
applicant.
Water service to this site is being proposed via extension of mains in N Black Cat
Road and McMillan Road. The applicant shall be responsible for the installation of
12-inch diameter water mains to and through this developments arterial frontage.
Also a 12-inch diameter connection shall be made in Black Cat Road to the north east
portion of the project prior to the start of phase six construction. Due to fire flow
requirements the applicant will need to construct a 12-inch diameter main from the
intersection of N Black Cat Road and McMillan Road heading east to the existing 12-
inch diameter main currently being installed with the Ten Mile & McMillan
intersection widening project. This connection will need to be installed before phase
six of the applicant's plan, and may be eligible for partial reimbursement. If the 12-
Oak Creek AZ PP PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
inch water main from Ten Mile & McMillan is installed by another developer prior to
phase six construction the applicant will not be responsible to participate in
construction of the required main extension.
• Prior to phase five the applicant shall provide a domestic well site North of McMillan
Road to support water demand needs to the purposed subdivision and surrounding
areas. This well site will be owned and maintained by the City of Meridian. Contact
the Public Works Department for size and any alternate locations.
• The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water (MCC 12-13-8.3). The applicant agrees to use the City of
Meridians reuse water supply for the primary source of irrigation by entering into a
development agreement with the City of Meridian. The applicant will be required to
use Meridian's reuse water with the construction of phase three and continuing on all
future phases.
• The applicant we be responsible to construct a 10 (ten) inch AWWA C900 PVC
purple reuse main with 14 gauge insulated wire that will be attached to the pipe for
locating purposes. The construction will start from the City of Meridian treatment
plant continuing northwest along the Five Mile Creek ending in the Southwest corner
of the purposed subdivision. All infrastructures on -site and off -site must be
constructed with approved purple pipe. With the required construction of this main
the applicant shall be eligible to enter into a structured reimbursement agreement
with the City of Meridian. Reimbursement agreements must comply with all
requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary
agreement (which includes footage, size, and depth of reimbursable pipe). The
detailed agreement with the reimbursable amount shall be approved by City Council
prior to development plan approval.
• The elevations proposed and submitted with the preliminary plat shall substantially
comply with the three building elevations submitted with this application included in
Exhibit A and approved with this application. All other conceptual elevations shall be
reviewed at the time the applicant plats any portion of the remaining 288 acres and
shall substantially comply with the conceptual elevations in Exhibit A.
• Owner/Developer shall develop the property in accordance with the uses,
dimensional standards and design guidelines in the UDC at time of application
submittal to the City.
• Owner/Developer shall develop the property generally in accordance with the
Concept Plan in Exhibit A. Owner/Developer may tailor the particular distribution
and configuration of uses to meet actual market demand at the time of development
and complies with the applicable zoning district, provided that the Planning Director
determines the integrity of the Concept Plan remains substantially equal or better.
For example, the central park area may be relocated or altered if the Planning
Director determines the park amenity is substantially equal or better in size or
character than originally depicted.
• Prior to the issuance of any building permits, Owner/Developer shall subdivide the
property in accordance with the UDC.
• Owner/Developer shall not submit a preliminary plat on the west 700 feet that adjoins
the current location of McDermott Road until such time as the Idaho Department of
Transportation determines the State Highway 16 alignment. Access to McDermott
Road shall be subject to approval by City Council and ACHD and shall be evaluated
on the status of McDermott Road at that time.
Oak Creek AZ PP PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
• The development shall be allowed up to two full street accesses on the north side and
two full street accesses on the south side of McMillan Road, as generally depicted on
the Concept Plan, if also allowed by ACHD.
• The development shall be allowed one temporary street access to Black Cat Road
(northeast corner of the development), which will be closed once a collector street is
constructed through adjacent parcels SO428143150 & SO428410000, as depicted on
Exhibit A.
• Owner/Developer shall provide a continuous collector system in the development
north of McMillan Road. The collector will stub to the north boundary for future
extension to state Highway 20/26, as generally depicted on the Concept Plan.
• Owner/Developer shall stub public street access to the following adjacent parcels at
such time as the development occurs adjacent to these parcels: R6991222200,
S0428143000,S0428410000,S0428449010,S0433212400,S0428325600 and
SO428143150, as generally depicted on the Concept Plan in Exhibit A.
• Subject to Ada County Highway District review and approval, Owner/Developer
shall incorporate traffic calming devices (which shall not include speed bumps or
valley gutters) in the collector street network.
• Owner/Developer shall construct a 10-foot wide multi -use pathway consistent with
Owner/Developer's pathway plan and the Meridian Parks Department Master
Pathway Plan.
• The development shall include a central park area of at least 8 acres with a clubhouse
and pool for the homeowners, as generally depicted on the Concept Plan. The park
shall be included within the first two phases of the development north of McMillan
Road (Phase 3 or 4).
• The development shall include at least four pocket parks, totaling a minimum of 5
acres. Each pocket park shall include at least two amenities (e.g., play equipment,
bocce ball areas, rock climbing, picnic area etc.).
• Owner/Developer shall support the restoration and enhancement of Five Mile Creek
as a natural amenity, as proposed and/or approved by the City, Nampa -Meridian
Irrigation District and the U.S. Army Corps of Engineers.
• Owner/Developer shall coordinate with Western Ada Recreation District concerning
a possible 4.5 acre +/- site lying within the southwest portion of the development. In
the event the Western Ada Recreation District decides not to acquire and to construct
the public swimming facility, the area allocated for the District will be developed as
private open space with a recreational amenity (e.g., splash pad, fishing pond, sports
field, play equipment, bocce ball, rock climbing, etc.) and shall be centrally located
within the development and shall be a minimum of 2.5 acres.
Owner/Developer shall install all perimeter and internal common area landscaping
for each phase at the time of final plat recording and prior to the occupancy of any
structures within that phase.
The development shall include a minimum of 1,000 residential units and a maximum
of 1,300 residential units. Total number of units includes the entire product types
proposed and attached in Exhibit A.
Owner/Developer and City agree to amend the property's zoning as needed to
accommodate the movement of a street or similar minor modification that affects the
boundaries of the approved zones within the property. Amendment of the
Development Agreement shall not be required for such minor amendments to the
zones. The applicant shall submit all necessary application materials to apply for and
complete the rezone process.
Oak Creek AZ PP PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Concept Plan: The applicant has submitted a concept plan for how the site may develop. The
subject site is expected to develop as a mixed use residential master planned community. The
applicant is proposing three different neighborhood plans and zoning districts to provide
communities for all income ranges. Each community proposes a range of product types
(single family detached, town homes, ally loaded, single family attached and multi -family)
and densities associated with them. The traditional single Family neighborhood offers 215
home sites and consists of 69 acres, zoned R-4; the Mixed Density Single Family
Neighborhood offers 1,000 home sites on 192.22 acres zoned R-8; and the Mixed Density
area consists of 56.82 acres, zoned R-15. Staff has reservations with the amount of R-15
zoning proposed by the applicant. The submitted concept plan depicts a single family
development; no multiple -family areas/lots are shown. The applicant should submit a
revised concept plan that illustrates how multi -family would potentially be designed
within this development. The applicant has provided elevations of the proposed
buildings however to ensure compatibility, staff is recommending the concept plan be
modified to reflect a lot and street network configuration consistent with a multi -family
area for the R-15 area. If the applicant complies with this recommendation for a revised
concept plan, Staff is supportive of the mix of residential uses proposed for the project.
The applicant has updated the concept plan to primarily reflect the proposed street
layout and access with the proposed annexation request. Staff has analyzed the stub
streets and access points associated with the 30 acre plat below. The Commission should
be advised this is a concept plan and is subject to change. Through the subject DA that
is required, staff will ensure this site will develop in a similar fashion proposed by the
applicant. The applicant has asked for flexibility with the future design of the remaining
288 acres. On the submitted concept plan, access roads are not shown to McDermott
Street because of the Alignment Study currently in process. Staff has reviewed the
submitted concept plan and believes the applicant has provided adequate stub streets to
the adjacent property owners for future connectivity. A collector street is proposed to
stub to at the mid -mile (north) which is consistent with Comprehensive Plan and ACHD
standards. In the interim, the applicant is proposing a collector street to access Black
Cat in the northeast corner of the development. This access will terminate and stub to
the adjacent parcel south (as shown on the submitted concept plan); once that parcel
and the northeast portion develops in the future. Staff is supportive of the conceptual
street layout proposed by the applicant and any future development (plats) should
substantially comply with this layout.
Housing Types: The applicant has included Elevations for the product type proposed with
the conceptual development. Staff has included the elevations in Exhibit A. The applicant is
proposing a variety of housing types such as Single Family Homes, Green Court Homes,
Paseo Homes, Duet Homes, Two -Unit Townhomes, Tuck -Under Townhomes, and Mansion
homes. Each product type is described as follows:
Single Family — These are the largest and most traditional homes offered in Project.
They range in size from 1,701-4,000 square feet and include 6 different floor plans
with a minimum of 9 distinctive elevations.
Green Court — The green court product are generally smaller homes arranged around
a common green space and functions as a social gathering space for future residents.
Home sizes range from 1,200-2,000 square feet
Paseo — These are alley loaded products that are specifically designed for the
"Traditional Neighborhood" home buyer, yet still p\encourages interaction among
Oak Creek AZ PP PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
residents by orienting homes onto an open space corridor. This series contains 3
distinctive exterior treatments that range in size from 2,159-2,442 square feet.
• Duet — Alley loaded product attached at the garage only. Front streetscape appears as
an individual single family detached unit. Private outdoor living spaces through the
use of front or side courtyards. Home sizes range from 1,500-2,000 square feet.
• Two -Unit Townhomes — Front loaded townhomes with architecture forward to
enhance the streetscape. Home sizes range from 1,400-2,250 square feet.
• Tuck -Under Townhomes — The tuck -under Townhomes are marketed toward the
buyer who desires a non-traditional home in a traditional neighborhood. Homes range
in size from 1,500-1,750 square feet.
• Mansion — The mansion home product generally consists of three to six units
arranged in a manner to give the appearance of large estate home. Garages are
located in the rear off of an alley. The units range in size from 1,000 -1,950 square
feet. If this product is proposed with future phases of the development it should
require CUP for Multifamily development.
Future Amenities: The applicant has worked with Western Ada Recreation District to locate
a facility located on a 4.4 acre parcel near the southeast corner of W. McMillan Road and N.
McDermott Road. In addition, the applicant is proposing recreational and open space
amenities through out the 318 acre development. Conceptually, the overall proposed open
space encompasses more than 30 acres which is approximately 11% of the project area. The
project is expected to provide and expansive pathway and park system which includes 10,295
lineal feet of multi -use pathways and 23,447 lineal feet of pedestrian pathways. The pathways
are to provide an interconnected system that will connect with the central park, neighborhood
parks, open space areas, and the Western Ada County Recreation Center proposed within the
development.
PP Application: The applicant is requesting Preliminary Plat approval of 118 single-family
residential building lots and 21 common lots on 30.72 acres in the proposed R-8 zoning
district. The applicant is proposing to construct this subdivision in 2 phases as shown on the
phasing plan attached as Exhibit A.5. Staff has reviewed the proposed preliminary plat and
found that the dimensional standards proposed substantially comply with the Unified
Development Code.
Master Pathway Plan: At this time, the applicant is only proposing to develop a 30 acre
parcel near the southwest corner of W. McMillan Road and N. Black Cat Road. According to
the City's Master Pathways Plan this parcel is not identified as having a pathway designated
in the development. However, the applicant has provided pedestrian connectivity for the
future residents, on the 288 remaining acres, to use for recreation. In addition, the applicant
has submitted a master pathway plan for the remaining parcels to show how future pedestrian
and multi -use pathways will function as future phases are proposed for development. Staff is
generally supportive of the applicant's pathway plan and believes it meets the intent of the
City's Master Pathway Plan. Staff has included a provision in the draft DA that the applicant
comply with both pathway plans.
Open Space/ Amenities: UDC 11-3G-3 requires a minimum of 10% common open space for
all developments exceeding five acres in size. The UDC also requires one additional site
amenity for each additional 20 acres of development area. The proposed site amenities are as
follows: 1) The applicant is providing 3.06 acres of usable open space, which equals
approximately 10.03% of the total development area. 2) A 1.4 acre pocket park is proposed
Oak Creek AZ PP PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
and includes a picnic table and structure, tot lot, sitting benches and a 5-foot pathway which
provides connectivity with the sidewalks in the proposed development. The applicant's open
space and amenities plan complies with the UDC.
Landscaping: The landscape plan prepared by Jensen Belts Associates, on December 12,
2007, is approved with the following modifications/notes:
• Per UDC 11-3G-3A, set aside at least 10.03% (3.06 acres) of the site for useable
open space, as proposed.
• The applicant should construct a minimum 37-foot wide street buffer along the entire
length of W. McMillan Road (an arterial street) and a 35-foot wide street buffer N.
Black Cat Road, exclusive of ACHD right-of-way required for the ultimate street
section, as proposed. Said buffer shall be designed and constructed in accordance
with UDC 11-313-7.
• Landscaping adjacent to all pathways should be designed in accordance with UDC
I 1-3B-12.
• Depict fencing adjacent to micro -paths in accordance with the standards listed in
UDC 11-3A-7.
• Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the
existing trees on site.
• 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.
• Provide fencing along the common lots 1, Block 12, Lots 14 and 16, Block 10 and
lots 1, 23 and 25, Block 13 per UDC 11-3A-7A-7.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above,
with the final plat application(s).
Traffic Study: A traffic study was submitted for ACHD review. Staff has attached a copy of
the letter highlighting ACHD comments regarding the Traffic Impact Study in Exhibit A. At
build out the project is expected to generate an estimated 17,328 total trips. During the am
peak hour traffic is expected to generate 1,307 trips and the pm peaks hour trips are estimated
at 1,818 trips. As the project develops the City, ACHD and ITD should require the necessary
improvements as phases are proposed for development.
Oak Creek Subdivision (Phase 1) is estimated to generate an average ADT of 1,043 with 82
am peak hour trips and 110 pm vehicle trips. ACHD has commented on the appropriate
roadway improvements to accommodate the increased traffic. See Exhibit B.
Stub Streets: The applicant is proposing four stub streets to adjacent properties: These
proposed streets are listed below:
• W. Quintale Street stubs to the property to the west.
• N. Oakstone Avenue stubs to the property to the south.
• W. Torana Court stubs to the Ada County parcel in the southeast corner.
• The partial cul-de-sac that connects W. Los Flores Street and N. Maplestone Way stubs
to the parcel in the northeast corner.
Staff is supportive of the stub streets proposed for future residential developments. The
applicant should be required to provide public stub streets to the afore -mentioned parcels as
proposed.
Access: Currently, there are two entrances proposed into this site. The first entrance is N.
Oak Creek AZ PP PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Oakstone Avenue and intersects W. McMillan Road and the second entrance is W. Quintale
Street which intersects N. Black Cat Road. A total of eight public streets are proposed to
provide internal circulation through out the development. The typical street section is
expected to be constructed as 36-foot street section (measured from back of curb to back of
curb) with 7 feet of landscaping on each side within 50-feet of right-of-way. Staff is generally
supportive of the proposed street system.
Existing Structures: Any existing building(s) shall be removed, prior to signature of the
final plat by the City Engineer.
Fencing: The applicant is proposing 6-foot solid fencing along the perimeter of the
development; 4 solid fencing along some of the interior common open space for the
development; and 6-foot wrought iron fencing is proposed along Settler's Canal. Fencing
adjacent to micro -paths and interior common open space is limited to 4-feet in height if
closed vision fencing is used or open vision fencing up to 6-feet in height is allowed as it
provides visibility from adjacent homes or buildings, per UDC 11-3A-7A.7. On the
submitted landscape plan, the applicant has not provide fencing along the common lots
1, 14 and 16, Block 10 and lots 1, 23 and 25, Block 13. Staff is recommending the
applicant comply with the fencing requirements per UDC 11-3A-7A-7.
A detailed fencing plan should be submitted upon application of the final plat. If permanent
fencing is not proposed along the boundary of the subdivision, the applicant is required to
construct temporary fencing to contain debris during construction prior to issuance of any
building permits on the site. Fencing should taper down to a 3 foot maximum within 20 feet
of all rights -of -way.
Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals,
exclusive of any natural waterways that intersect, cross or lie within the area being
subdivided shall be covered. The Settler's Canal traverses through the proposed platted
property. The applicant is proposing to preserve a 50-foot open space corridor to maintain
access to the canal. The applicant states the canal is to remain open due to the Settler's
Irrigation District requiring a 72" pipe to enclose the canal. The UDC requires the City
Council waive the requirement for tiling the canal. Staff is supportive of the canal
remaining open.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (MCC 12-13-8.3). The applicant agrees to use the
City of Meridians reuse water supply for the primary source of irrigation by entering into a
development agreement with the City of Meridian. The applicant will be required to use
Meridian's reuse water with the construction of phase three and continuing on all future
phases.
Drainage: A seepage bed for stormwater drainage is shown on Lot 13, Block 13. No trees
shall be planted over the seepage beds. All storm drainage facilities shall comply with the
standards listed in UDC 11-3B-11, Stormwater Integration. NOTE: Applicant shall be
aware that infiltration ponds for ACHD public streets require exposed filter sand. This
sand area does not count toward the City of Meridian's open space requirements.
Other provisions to meet vegetated open space requirements must be made when
ACHD pond designs incorporate exposed filter sand.
Common Areas: The applicant is providing 16.4% (5.06 acres) common open space within
the development. Oak Creek also includes 37-foot exterior buffer along McMillan and a 35-
foot landscape buffer along Black Cat Road. The primary open space consists of a 1.39 area
park centrally located in the neighborhood and includes play equipment, a picnic shelter and a
Oak Creek AZ PP PAGE 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
pathway. In addition, the neighborhood is expected to develop with detached sidewalks, street
trees and eight foot landscape parkways through -out. Maintenance of all common areas shall
be the responsibility of the respective Oak Creek Home Owners' Association.
Building Elevations: Three single family home elevations were submitted to represent the
housing proposed for construction with the Oak Creek Subdivision. The UDC requires
buildings to be constructed of high quality building materials such as stone, brick, wood or
other native materials. In no case shall the buildings use vinyl siding as the primary siding
material.
The building materials appear to be of high quality materials. The fronts of the buildings are
accented with shutters, front porches with stone or brick accents and gable and hip roofs. The
siding materials appear to be a variety of wood composite siding and stucco finishes painted
in neutral colors. Roofing material is architectural shingles. Staff is generally supportive of
the elevations proposed for this development.
Phasing Plan: The applicant submitted a phasing plan which staff has included in Exhibit A.
The applicant is expected to have 13 phases to the project. The first two phases are proposed
with the 30 acre plat reviewed in this staff report. Due to the timeline of Hwy 16 alignment
study completion slated for the end of 2009 and the lack of a timeline and funding for the
construction of the Can -Ada lift station, staff is generally support the phasing plan for the
project.
b. Staff Recommendation: Staff is recommending approval of the proposed Oak Creek
development (A-08-004 and PP-08-003) based on the Analysis and Findings of Fact as listed in
Exhibit D.
11. EXHIBITS
A. Drawings
1.
Vicinity Map
2.
Concept Plan
3.
Phasing Plan
4.
Preliminary Plat
5.
Landscape Plan
6.
Elevations
7. Letter from ACHD regarding the TIS
B. Conditions of Approval
L Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District (conditions are forthcoming; comments are attached)
Oak Creek AZ PP PAGE 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
8. Central District Health Department
9. Settler's Irrigation District
C. Legal Descriptions and Exhibit Map
D. Required Findings from Unified Development Code
Oak Creek AZ PP PAGE 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
A. Drawings
1. Vicinity Map
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
2. Concept Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
7. ACHD Letter
v
H D ---- .
Carol A. McKee, President
Sherry R. Huber, 1" Vice President
David B&vens, 2' Vice President
t' Go.w.�w6ci�on.cc John S. Franden, Commissioner
At-All,Rebecca W. Arnold, Commissioner
April 29, 2008
Becky McKay
Engineering Solutions
1029 N. Rosario Street
Meridian, Idaho 83642
Subject Oakcreek Subdivision Traffic Impact Study
Dear Becky.
District staff has reviewed the traffic impact study for the subject development and have the following
comments that need to be addressed
1. The west site access is only 700 feet east of McDermott Road and will not be considered for
a signal location as suggested in the traffic impact study. The middle site access at the %
mile may be considered as a potential signal location. If necessary, the site plan should be
revised to shift more of the traffic to this middle access
2 District Policy and the City of Meridian Comprehensive Plan encourage'/Y mile collectors I
ITD will approve a half mile collector intersection with US-20/26 between McDermott and
Black Cat the District must plan accordingly and this site should stub a mid mile collector to
the north
3 The site plan should be revised to accommodate an east/west collector off Black Cat Road
to help serve this site. The District can foresee problems with the local road connection to
Black Cat as it is currently planned.
4 The District has concerns regarding the length of some of the straight local streets
Alternatives to the long straight stretches should be considered or other alternatives
suggested to address the potential for traffic calming requests in the future.
5 The District has concerns regarding the two intersections located in the curves off of the
collector road The design should address potential site distance constraints and
acknowledge that landscaping in these areas may be severely limited. A small revision in
the site plan to relocate these intersections could eliminate these concerns.
6 The McMillan/Black Cat Intersection is an all -way stop and not a two-way stop as analyzed
7 The District believes the TIS may be overestimating the traffic distribution on Black Cat and
underestimating the distribution on McMillan east of Black Cat Please demonstrate how the
engineer determined the traffic distribution.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH (208)
• FX 387-6393 - www.achd.ada.id.us
Exhibit A 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
The applicant and ACHD will need to work with ITD and the City of Meridian to determine an
appropriate right-of-way corridor to preserve along McDermott Road to not conflict with
future SH-16 extension plans.
The TIS should be updated and revised to reflect any changes to the trip distribution as a
result of addressing the comments above
It may be beneficial to schedule a meeting with ACHD and the City of Meridian to review any revisions
to the site layout before modifying the traffic impact study
If you have any questions you may contact me at 387-6170.
Sincerely,
Gary Inselman
Manager. Right -of -Way and Development Services
Cc Cameron Waite, URS
Caleb Hood, City of Meridian
Exhibit A 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 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 February 21
7, 2006, by Gregory G. Carter, PLS) shows the property adjacent to the existing corporate
boundary of the City of Meridian.
1.1.2 Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner(s) (at the time of annexation ordinance adoption),
and the developer. The applicant shall contact the City Attorney, Bill Nary, at 898-5506 to
initiate this process. Said DA shall be completed within 12 months of City Council action.
(The Planning Department required DA provisions are in Section 10 of the Staff Report.)
Please be advised a $303.00 fee will required to process the development agreement.
1.2 SITE SPECIFIC REQUIREMENTS —PRELIMINARY PLAT
1.2.1 All comments and conditions of the accompanying Annexation and Zoning (AZ-08-004)
application and associated Development Agreement shall also be considered conditions of the
Preliminary Plat (PP-08-003).
1.2.2 Prior to issuance of any building permit, the subject property shall be subdivided in accordance
with the City of Meridian Unified Development Code.
1.2.3 The landscape plan prepared by Jensen Belts Associates, on 12-17-07, is approved with the
following modifications/notes:
• Per UDC 11-3G-3A, set aside at least 10.03% (3.06 acres) of the site for useable
open space, as proposed. The primary open space consists of a 1.39 area park
centrally located in the neighborhood and includes play equipment, a picnic shelter
and a pathway.
• The applicant shall construct a minimum 37-foot wide street buffer along the entire
length of W. McMillan Road (an arterial street) and a 35-foot wide street buffer N.
Black Cat Road, exclusive of ACHD right-of-way required for the ultimate street
section, as proposed. Said buffer shall be designed and constructed in accordance
with UDC 11-313-7.
• Landscaping adjacent to all pathways shall be designed in accordance with UDC 11-
3B-12.
• Depict fencing adjacent to micro -paths in accordance with the standards listed in
UDC 11-3A-7.
• Per UDC 11-313-10, 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.
• A written certificate of completion shall 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.
• Provide fencing along the common lots 1, Block 12, Lots 14 and 16, Block 10 and
lots 1, 23 and 25, Block 13 per UDC 11-3A-7A-7.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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping and amenities shall be consistent with the preliminary plan with
modifications as proposed by staff. The proceeding modifications and notes should be shown on a
revised landscape plan submitted with the final plat application(s).
1.2.4 The applicant shall provide four stub streets to adjacent properties as proposed and listed below:
• W. Quintale Street stubs to the property to the west.
• N. Oakstone Avenue stubs to the property to the south
• W. Torana Court stubs to the Ada County parcel in the southeast comer.
• The partial cul-de-sac that connects W. Los Flores Street and N. Maplestone Way stubs
to the parcel in the northeast corner.
1.2.5 If permanent fencing is not proposed along the perimeter boundary of the subdivision, the
applicant is required to construct temporary fencing to contain debris during construction prior to
issuance of any building permits on the site. The developer is required to construct fencing
adjacent to micro -paths in accordance with the standards listed in UDC 11-3A-7.
1.2.6 Any existing building(s) shall be removed, prior to signature of the final plat by the City
Engineer.
1.2.7 Maintenance of all common areas shall be the responsibility of the Oak Creek Home Owners'
Association.
1.2.8 Per UDC 11-3A-6, all irrigation ditches, laterals or canals (except for Settlers Canal), exclusive of
any natural waterways that intersect, cross or lie within the area being subdivided shall be
covered.
1.2.9 Underground, pressurized irrigation must be provided to all lots within this development.
1.2.10 Applicant shall be aware that infiltration ponds for ACHD public streets require exposed filter
sand. This sand area does not count toward the City of Meridian's open space requirements.
Other provisions to meet vegetated open space requirements must be made when ACHD pond
designs incorporate exposed filter sand.
1.2.11 Except for N. Oakstone Avenue to McMillan Road and W. Quintale to Black Cat Road, access to
McMillan Road and Black Cat are prohibited; a note shall be added to the face of the final plat.
1.3 GENERAL REQUIREMENTS —PRELIMINARY PLAT
1.3.1 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(s).
1.3.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.3.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3B-11 and shall be fully vegetated with grass and trees. Sand, gravel or other non -vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-11.
If the stormwater detention facility cannot be incorporated into the approved open space and still
meet the standards of UDC 11-3B-11, then the applicant shall relocate the facility. This may
require losing a developable lot or developable area. It is the responsibility of the
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
developer to comply with ACHD, City of Meridian and all other regulatory requirements at the
time of final construction.
1.3.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.3.5 Staff s failure to cite specific ordinance provisions does not relieve the applicant of responsibility
for compliance.
1.3.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. Public Works Department
2.0 The applicant shall be responsible for all costs associated with the required interim lift station and
pressure sewer line. The stations design and capacity shall be coordinated with the Public Works
Department; the design shall include communication capabilities that are consistent with the City
of Meridian's SCADA system. At completion of construction, the station will be donated to the
City of Meridian who will own and maintain the lift station. The completion and acceptance of
the lift station will be at the sole discretion of the Meridian Public Works Director. No discharge
from the station will be allowed until all plant upgrades are complete to the City of Meridian
Waste Water Treatment Plant. The approval to except discharge must be approved by the
Meridian Public Works Director. Any potential upgrades to the interim lift station from other
surrounding parcels will be reviewed by the Meridian Public Works Department. Approved
upgrades to the purposed station will be fully funded by the requestor, and will be subject as
reimbursement fees to the applicant.
2.1 The applicant will be responsible for all costs associated with the on -site sewer and water main
extension.
2.2 Water service to this site is being proposed via extension of mains in N Black Cat Road and
McMillan Road. The applicant shall be responsible for the installation of 12-inch diameter water
mains to and through this developments arterial frontage. Also a 12-inch diameter connection
shall be made in Black Cat Road to the north east portion of the project prior to the start of phase
six construction. Due to fire flow requirements the applicant will need to construct a 12-inch
diameter main from the intersection of N Black Cat Road and McMillan Road heading east to the
existing 12-inch diameter main currently being installed with the Ten Mile & McMillan
intersection widening project. This connection will need to be installed before phase six of the
applicant's plan, and may be eligible for partial reimbursement. If the 12-inch water main from
Ten Mile & McMillan is installed by another developer prior to phase six construction the
applicant will not be responsible to participate in construction of the required main extension.
2.3 Prior to phase five the applicant shall provide a domestic well site North of McMillan Road to
support water demand needs to the purposed subdivision and surrounding areas. This well site
will be owned and maintained by the City of Meridian. Contact the Public Works Department for
size and any alternate locations.
2.4 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of
public right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant agrees to use the City of Meridians reuse water
supply for the primary source of irrigation by entering into a development agreement with the
City of Meridian. The applicant will be required to use Meridian's reuse water with the
construction of phase three and continuing on all future phases.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
2.6 The applicant we be responsible to construct a 10 (ten) inch AWWA C900 PVC purple reuse
main with 14 gauge insulated wire that will be attached to the pipe for locating purposes. The
construction will start from the City of Meridian treatment plant continuing northwest along the
Five Mile Creek ending in the Southwest corner of the purposed subdivision. All infrastructures
on -site and off -site must be constructed with approved purple pipe. With the required
construction of this main the applicant shall be eligible to enter into a structured reimbursement
agreement with the City of Meridian. Reimbursement agreements must comply with all
requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which
includes footage, size, and depth of reimbursable pipe). The detailed agreement with the
reimbursable amount shall be approved by City Council prior to development plan approval.
2.7 All existing structures that are required to be removed in each phase shall be prior to signature on
the final plat by the City Engineer for that phase.
2.8 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 UDC 11-3A-6.
Plans shall 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.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.9 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.
2.10 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures
and inspections (208)375-5211.
2.11 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded in each phase, prior to applying for building permits for
that phase.
2.12 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc in each phase
prior to signature on the final plat for that phase.
2.13 All development improvements, including but not limited to sewer, fencing, micro -paths,
pressurized irrigation and landscaping shall be installed and approved in each phase prior to
obtaining certificates of occupancy for that phase.
2.14 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.15 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.16 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.17 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.18 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.19 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
2.20 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.21 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required for each phase
before a certificate of occupancy is issued for any structures within that phase of the project.
2.22 At the completion of each phase the project, the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any structures
within that phase of the project.
2.23 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
3. Fire Department
3.1 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.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
C. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 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.
3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.5 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6.
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 To increase emergency access to the site a minimum of two points of access will be required for any
portion of the development, which serves more than 50 homes. The two entrances should be
separated by no less than %2 the diagonal measurement of the full development.
3.8 Building setbacks shall be per the International Building Code for one and two story construction.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
3.9 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface. Streets with less than a 29' street width shall have no parking.
Streets with less than 33' shall have parking only on one side. These measurements shall be
based on the back of curb dimension. The roadway shall be able to accommodate an imposed
load of 75,000 GVW.
3.10 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
born by the developer.
3.11 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.12 One and two family dwellings not exceeding 3600 square feet will require a fire -flow of 1,000
gallons per minute for a duration of 2 hours to service the entire project. One and two family
dwellings greater than 3600 square feet and greater will require a minimum fire flow as specified in
Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by
Appendix C of the International Fire Code.
3.13 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.14 The applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s).
3.15 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.16 The fire department is opposed to any landscape island in the middle of a cul-de-sac that may prevent
a fire truck from turning around on the end of the court.
4. Police Department
4.1 The proposed pathway located on Lot, Block 6 shall have 4-foot shielded bollard lighting along
the entire length.
5. Parks Department
5.1 The Parks Department provided no comments on this application.
6. Sanitary Service Company
6.1 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius.
7. Ada County Highway District
7.1 Dedicate 48-feet of right-of-way 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 final plat for signature by the ACHD 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
OR
Dedicate 38-feet of right-of-way from the centerline of Black Cat Road abutting the parcel and
provide an easement to contain any sidewalk improvements that lie outside the dedicated right-of-
way. The right-of-way purchase and sale agreement and deed must be completed and signed by
the applicant prior to scheduling the final plat for signature by the ACHD 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.
7.2 Construct a detached concrete sidewalk, a minimum of 5-feet wide, no closer than 41-feet from
the centerline of Black Cat Road abutting the parcel. The detached sidewalk will need to be
located completely within the right-of-way or completely within an easement.
7.3 Construct a center turn lane on Black Cat Road at the intersection with W. Quintale Street.
Coordinate the design and location of the turn lane with District Traffic Services and
Development Review staff.
7.4 Dedicate 35-feet of right-of-way from the centerline of W. McMillan 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 final plat for signature by the ACHD 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.
7.5 Construct a detached concrete sidewalk, a minimum of 5-feet wide, no closer than 28-feet from
the centerline of McMillan Road abutting the parcel. The detached sidewalk will need to be
located completely within the right-of-way or completely within an easement.
7.6 Construct a center turn lane on McMillan Road at the intersection with N. Oakstone Avenue.
Coordinate the design and location of the turn lane with District Traffic Services and
Development Review staff.
7.7 Construct W. Quintale Street to intersect N. Black Cat Road approximately 410-feet south of the
Black Cat/McMillan intersection (measured near edge to near edge).
7.8 Construct N. Oakstone Avenue to intersect W. McMillan Road approximately 600-feet west of
the Black Cat/McMillan intersection (measured near edge to near edge).
7.9 Construct all internal streets as 36-foot street sections (back -of -curb to back -of -curb) with rolled
curb, gutter, and 5-foot detached concrete sidewalks on both sides. The detached sidewalk will
need to be located completely within the right-of-way or completely within an easement.
7.10 Construct vertical curb on W. Quintale Street and N. Oakstone Avenue at the access points where
no front on housing is proposed.
7.11 Construct all raised medians a minimum of 4-feet wide with vertical curb. Comply with District
Tree Planter policy for any medians that will contain trees.
7.12 Construct a two cul-de-sac turnaround at either end of W. Torano Court with a minimum 45-foot
outside turn radius, as proposed.
7.13 Construct the following stub streets as the internal street section (36-foot with curb, gutter, and
sidewalk), with signage at the terminus stating: "THIS ROAD WILL BE EXTENDED IN THE
FUTURE."
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
• The first stub, W. Quintale Street located approximately 370-feet south of the north
property line (measured near edge to property line).
• The second stub, N. Oakstone Avenue located approximately 400-feet west of the east
property line (measured near edge to property line).
• The third stub, W. Torana Court located approximately 125-feet north of the south
property line (measured near edge to property line).
7.14 Design and construct the full crossing of the Settlers Canal with the construction of Oakstone
Avenue. Submit the bridge plans for the crossing of the Settlers Canal for review and approval
prior to the pre -construction meeting and plat approval. Coordinate the design of the canal
crossing with District Development Review staff.
7.15 Direct lot access to Black Cat Road and McMillan Road is prohibited and shall be noted on the
final plat.
7.16 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLM (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
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 are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
9. SETTLERS' IRRIGATION DISTRICT
9.1 All irrigation/drainage facilities along with their easements must be protected and continue to
function. The facilities involved are the Settler's Canal (50-foot easement), Cantrell Lateral (20-
foot easement), Lane Lateral (20-foot easement) and the Allen Lateral (30-foot easement).
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 from the
current delivery point.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
C. Legal Description
,- ICIAHO
SURVr
-; GROUP
DESCRIPTION FOR ANNEXATION
OAK CREEK SUBDIVISION
i45t`i �a5C NJdteR�b•@r jt
S�,i e 15v
MO'dal-, Idaho 83642
Phone (208) 846.8570
Fax (209) 884.5399
December 13, 2007
A parcel of land located in the NE '/4 of the NE '/4 and the NW i4 of the NW '/4 of
Section 33, the S 'Y2 of the NE % and the S '/z of Section 28, all located in T. 4N.,
RAW., B.M., Ada County, Idaho more particularly described as follows:
Commencing at the Northeast corner of the said Section 33 from which the East
/4 corner of said Section 33 bears South 00`27'22" West, 2631.60 feet;
thence along the East boundary of said Section 33 South 00°27'22" West, 169.00
feet to the REAL POINT OF BEGINNING:
thence continuing along said East boundary South 00'27'22" West, 626.39 feet;
thence leaving said East boundary line South 89°08'23" West, 246.54 feet;
thence South 06'37'22" West, 308.30 feet;
thence North 89'30'26" West, 1038.40 feet to a point on the West boundary line
of the NE '/4 of the NE'/4 of said Section 33;
thence along said West boundary line North 00°28'25" East, 1113.00 feet to the
E1/16 corner of said Section 33;
thence along the north boundary line said Section 33 North 89°16'45" West,
1317.68 feet to the N % corner of said Section 33;
thence along said North boundary line North 89`16'49" West, 1317.62 feet to the
W Ill corner of said Section 33;
thence along the East boundary line of the NW '/4 of the NW '/4 of said Section 33
South 00°31'02" West, 1316.64 feet to the NW 1/16 corner of said Section 33;
thence along the South boundary line of the NW '/4 of the NW '/4 of said Section
33 North 89°17119" West, 89.91 feet;
thence leaving said South boundary line North 76°42'21" West, 1259,37 feet to a
point on the West boundary of said Section 33;
thence along said West boundary line North 00°32'39" East, 1042.47 feet to the
northwest comer of Section 33;
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
thence along the West boundary line of said Section 28 North 01'00'42" East,
1315.38 feet to the S 1/16 corner of said Section 28
thence along the North boundary line of the SW '/. of the SW '/4 of said Section
33 South 89°18'59" East, 450.00 feet;
thence leaving said North boundary line North 01000'42" East, 774.71 feet;
thence North 89'21'17" West, 450.00 feet to a point on the West boundary said
Section 28;
thence along said West boundary line North 01 °00'42" East, 540.97 feet to the W
'/A corner of said Section 28;
thence along the North boundary of said SW '/ South 89'21' 17" East, 1311.11
feet to the C-W 1/16 comer of said Section 28;
thence along the East boundary line of the NW '/< of the SW '/. of said Section 28
South 00'52'12" West, 16.99 feet;
thence leaving said East boundary line South 89'14'34" East, 789.50 feet;
thence North 64°03'54" East, 27.64 feet;
thence South 86'53'48" East, 189.53 feet;
thence North 89'14'51" East, 20.04 feet;
thence South 70°27'50" East, 25.64 feet;
thence South 81'00'03" East, 36.69 feet;
thence South 88'50'13" East, 85.57 feet;
thence South 86°14'58" East, 63.62 feet;
thence North 89°18'37" East, 45.49 feet;
thence South 78'07'47" East, 19.68 feet;
thence North 53°05'44" East, 16.53 feet to a point on the East boundary line of
the SW '/, of said Section 28;
thence along said East boundary line North 00'43'42" East, 24.35 feet to the C '/4
corner of said Section 28;
thence along the West boundary line of the NE '/< of said Section 28 North
00°43'58" East, 625.84 feet;
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
thence South 77"58'14" East, 1338.14 feet to a point on the East Boundary line
of the SW '/- of the NE 1/4 of said Section 28:
thence along said East boundary line North 00"36'34" East, 293.64 feet;
thence South 89"31'36" East, 175.03 feet;
thence South 00"28'24" West, 230.00 feet;
thence South 89"31'36" East, 1136.30 feet to a point on the East boundary line of
said Section 28, said point also being on the existing Meridian City Limits boundary;
thence along said East boundary line and said City Limits boundary South
00"29'02" West, 214.51 feet;
thence leaving said East boundary line North 89"20'59" West, 1312.34 feet to a
point of the West boundary of the SE '/< of the NE '/. of said Section 28;
thence along said West boundary line South 00"36'34" West, 215.00 feet to the
C-E 1/16 corner of said Section 28;
thence along the East boundary of the W '/z of the SE '/< of said Section 28 South
00"37'35" West, 2635.75 feet to the E 1/16 comer of said Section 28;
thence along the South boundary of said Section 28 South 89'16'45" East,
1059.08 feet;
thence leaving said South boundary line South 00"27'22" West, 169.00 feet;
thence South 89"16'45" East, 258.60 feet to the REAL POINT OF BEGINNING.
Containing 318.75 acres, more or less.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
t _ IDAHO 1450 East VA-e
r5.awer $t,
SURVEY Su,,e 150
GROUP Meridan. Idago 83642
Phone (208) 846.8570
Fax (208) 884-5399
December 13, 2007
DESCRIPTION FOR
OAK CREEK SUBDIVISION
A parcel of land located in the NE'/4 of the NE'/, of Section 33, T, 4N., RAW,,
B.M., Ada County, Idaho more particularly described as follows:
Commencing at the Northeast corner of the said Section 33 from which the East
'/< corner of said Section 33 bears South 00027'22" West, 2631.60 feet;
thence along the East boundary of said Section 33 South 00°27'22" West, 169.00
feet to the REAL POINT OF BEGINNING;
thence continuing along said East boundary South 00°27'22" West, 626.39 feet;
thence leaving said East boundary line South 89°08'23" West, 246.54 feet;
thence South 06°37'22" West, 308.30 feet;
thence North 89'30'26" West, 1038.40 feet to a point on the West boundary line
of the NE '/ of the NE'/, of said Section 33;
thence along said West boundary line North 00°28'25" East, 1113.00 feet to the
E1/16 corner of said Section 33;
thence along the North boundary of said Section 33 South 89°16'45" East,
1059.08 feet;
thence leaving said South boundary line South 00°27'22" West, 169.00 feet;
thence South 89'1645" East, 258.60 feet to the REAL POINT OF BEGINNING.
Containing 30.72 acres, more or less.
REVIE�A,/VA►�
BY T
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
January 21 2008
DESCRIPTION FOR R-15 ZONE
PROPOSED OAKCREEK SUBDIVISION
Parcels of land located in the NW Y, of the NW Y< of Section 33 and in the SW'la of
Section 28, T. 4N., RAW.. B.M., Ada County, Idaho more particularly described as follows:
PARCEL A
Commencing at the Southwest corner of the said Section 28, from which the South %.
corner of said Section 28 bears South 89'16'49" East, 2635.24 feet; thence along the South
boundary line of the said Section 28 South 89'16'49" East, 710.22 feet to the REAL POINT
OF BEGINNING;
thence North 01'00'23" East, 867.66 feet;
thence South 89' 17'44" East, 1920.93 feet;
thence South 00*44'11" West, 868.16 feet to a point on the South boundary line of the
said Section 28,-
thence along said South boundary line North 89'16'49" West, 1925.02 feet to the
REAL POINT OF BEGINNING. Containing 38.31 acres, more or less.
PARCEL B
BEGINNING at the Northwest corner of the said Section 33, from which the North
corner of said Section 33 bears South 89'16'49" East, 2635.24 feet;
thence along the North boundary line of the said Section 33 South 89'16'49" East,
710.22 feet;
thence South 00'43'11" West, 158.47 feet to a point of curvature;
thence 133.96 feet along the arc of a curve to the left, said curve having a radius of
900.00 feet, a delta angle of 08*31'41 ", and a long chord bearing South 03'32'40" East,
133.84 feet to a point of reverse curvature;
thence 174.94 feet along the arc of a curve to the right, said curve having a radius of 1200.00
feet, a delta angle of 08'21'09", and a long chord bearing South 03037,56" East, 174.78 feet
to a point of tangency;
thence South 00'32'39" West, 376.24 feet to a point of curvature:
thence 78.28 feet along the arc of a curve to the right, said curve having a radius of
400.00 feet, a delta angle of 11'12'45", and a long chord bearing South 06'09'01" West,
78.15 feet to a point of tangency;
60307/60307-R I S DOC
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
thence Scuth 11 `45`24- West, 277.00 feet,
thence North 76'42'21" West, 687.45 feet to a point on the West boundary line of the
said Section 33;
thence along said West boundary line North 0'32'39" East, 1042,47 feet to the REAL
POINT OF BEGINNING, Containing 18.51 acres. more or less.
Total proposed R-15 area contains 56.82 acres, more or less.
60307i60307-R15.DOC
"Vie* pp�Vld•
M WpRKS DE T1G
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
..--ary 2u 20-+3
DESCRIPTION FOR R-8 ZONE
PROPOSED OAKCREEK SUBDIVISION
Parcels of land located in the NE '/4 of the NE %4 and in the NW '/4 of the NW'/, of
Section 33 and in the S 1/Z of Section 28. T. 4N., R.1 W., B.M., Ada County, Idaho more
particularly described as follows:
PARCEL
Commencing at the Northeast corner of the said Section 33, from which the East '/.
corner of said Section 33 bears South 00°27'22" West, 2631.60 feet; thence along the East
boundary line of said Section 33 South 00°27'22" West, 169.00 feet to the REAL POINT OF
BEGINNING;
thence continuing along said East boundary line South 00°27'22" West, 626.39 feet;
thence leaving said East boundary line South 89°08'23" West, 246.54 feet;
thence South 06°37'22" West, 308.30 feet;
thence North 89°30'26" West, 1038.40 feet to a point on the West boundary line of the
NE'/4 of the NE'/ of said Section 33;
thence along said West boundary line North 00°28'25" East, 1113.00 feet to the E1/16
corner of said Section 33;
feet;
thence along the North boundary line of said Section 33 South 89°16'45" East, 1059.08
thence leaving said South boundary line South 00'27'22" West, 169.00 feet;
thence South 89°16'45" East, 258.60 feet to the REAL POINT OF BEGINNING.
Containing 30.72 acres, more or less.
PARCEL B
Commencing at the Southeast corner of the said Section 28, from which the South '/4
corner of said Section 28 bears North 89' 16'45" West, 2635,86 feet; thence along the South
boundary line of said Section 28 North 89°16'45" West, 1317.68 feet to the REAL POINT OF
BEGINNING;
thence continuing along said South boundary line North 89°16'45" West, 1317.68 feet;
thence leaving said South boundary line North 00'44'11" East, 868.16 feet;
thence North 89' 17'44" West, 1920.93 feet;
60307/60307-R8.DOC
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
thence Sojth 01'00'23"'West_ 867.66 feet to a point on the Soutr Boundary line of said
Section 28:
thence along said South boundary line North 89' 16'49" West. 710.22 feet to the
Southwest corner of said Section 28;
feet; thence along the West boundary line of said Section 28 North 01'00'42" East, 1315,38
thence South 89'18'59" East, 450.00 feet;
thence North 01 °00'42" East, 774.71 feet;
thence North 89*21'17" West, 450.00 feet to a point on the West boundary line of the
said Section 28;
thence along said West boundary line North 01 °00'42" East, 540.97 feet;
thence South 89*21'17" East, 1311.11 feet;
thence South 00'52'1T West, 16.99 feet;
thence South 89°14'34" East, 355.95 feet;
thence South 01'00'23" West, 1140.07 feet:
thence South 88'59'37" East, 463.31 feet to a point of curvature;
thence 233.82 feet along the arc of a curve to the right, said curve having a radius of
500.00 feet, a delta angle of 26°47'37", and a long chord bearing South 75°35'49" East, 231.69
feet to a point of tangency;
thence North 27°48'00" East, 329.66 feet to a point of curvature;
thence 250.07 feet along the arc of a curve to the right, said curve having a radius of
600.00 feet, a delta angle of 23°52'46", and a long chord bearing North 39'44'23" East, 248.26
feet to a point of reverse curvature;
thence 141.29 feet along the arc of a curve to the left, said curve having a radius of
300.00 feet, a delta angle of 26°59'04", and a long chord bearing North 38*11'14" East, 139.99
feet;
thence South 65°18'18" East, 55.00 feet. -
thence South 89°16'15" East, 263.21 feet;
thence South 84007'40" East, 162.61 feet;
thence South 77°58'14' East, 80.00 feet;
60307/60307-R8.DOC
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
thence South 12'01'46" West, 50.23 feet
thence South 24'00'23" East, 108.06 feet;
thence South 14'24'06" East, 111.19 feet:
thence South 89'16'15" East, 407.24 feet;
thence North 00'37'35" East. 11.16 feet;
thence South 89'22'25" East, 170.00 feet;
thence South 00'37'35" West, 1719.49 feet to the REAL POINT OF BEGINNING
Containing 144,02 acres, more or less.
PARCEL C
Commencing at the Northwest corner of the said Section 33, from which the North
corner of said Section 33 bears South 89'16`49" East, 2635.24 feet; thence along the North
boundary line of said Section 33 South 89'16'49" East, 710.22 feet to the REAL POINT OF
BEGINNING;
thence continuing along said North boundary line South 89'16'49" East, 607,40 feet:
thence South 00'31'02" West, 1316.64 feet;
thence North 89'17'19" West, 89.91 feet:
thence North 76'42'21" West, 571.92 feet;
thence North 11'45'24" East, 277.00 feet to a point of curvature;
thence 78.28 feet along the arc of a curve to the left, said curve having a radius of
400.00 feet, a delta angle of 11'12'45", and a long chord bearing North 06009'01" East, 78.15
feet to a point of tangency;
thence North 00'32'39" East, 376.24 feet to a point of curvature;
thence 174.94 feet along the arc of a curve to the left, said curve having a radius of
1200.00 feet, a delta angle of 08`21'09", and a long chord bearing North 03'37'56" West,
174.78 feet to a point of reverse curvature, -
thence 133.96 feet along the arc of a curve to the right, said curve having a radius of
900.00 feet, a delta angle of 08'31'41", and a long chord bearing North 03'32'40" West,
133.84 feet; ,
thence North 00*43'11' East, 158.47 feet to the REAL AF BEGIN
Containing 17.46 acres, more or less. REVI P AL
By
Total proposed R-8 area contains 192.20 acres, more or lest 2 2 2008
60307160307-R8.DOC
MERIDIAN PUBLIC
WORKS DEPT.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
December 20, 2007
Revised February 21, 2008
DESCRIPTION FOR R-4 ZONE
PROPOSED OAKCREEK SUBDIVISION
A parcel of land located in the NE Y4 and the South '% of Section 28, T. 4N., R.1 W.,
B.M., Ada County, Idaho more particularly described as follows:
Commencing at the Southeast corner of the said Section 28 from which the South '/4
corner of said Section 28 bears North 89°16'45" West, 2635.36 feet; thence along the South
boundary of the said Section 28 North 89°16'45" West, 1317.68 feet; thence North 00°37'35"
East, 1719.49 feet to the REAL POINT OF BEGINNING;
thence North 89°22'25" West, 170.00 feet;
thence South 00°37'35" West, 11.16 feet;
thence North 89016'15" West, 407.24 feet:
thence North 14°24'06" West, 111,19 feet;
thence North 24°00'23" West. 108.06 feet;
thence North 12401'46" East, 50.23 feet;
thence North 77°58'14" West, 80.00 feet;
thence North 84007'40" West, 162.61 feet:
thence North 89°16'15" West, 263.21 feet;
thence North 65°18'18" West, 55.00 feet to a point on a curve;
thence 141.29 feet along the arc of a curve to the right, said curve having a radius of
300.00 feet, a delta angle of 26°59'04", and a long chord bearing South 38'11'14" West,
139.99 feet to a point of reverse curvature;
thence 250.07 feet along the arc of a curve to the left, said curve having a radius of
600.00 feet, a delta angle of 23°52'46", and a long chord bearing South 39°44'23" West,
248.26 feet to a point of tangency;
thence South 27°48'00" West, 329.66 feet to a point on a curve;
thence 233.82 feet along the arc of a curve to the left, said curve having a radius of
500.00 feet, a delta angle of 26°47'37", and a long chord bearing North 75'35'49" West,
231.69 feet to a point of tangency:
thence North 88°59'37" West, 463.31 feet;
60307/60307-R4.DOC
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
thence North 01 `00'23' East. 1140.07 feet;
thence South 89°14'34" East, 433.55 feet, -
thence North 64-03'54" East, 27.64 feet;
thence South 86°53'48" East, 189.53 feet;
thence North 89°14'51" East, 20.04 feet;
thence South 70°27'50" East, 25.64 feet, -
thence South 81 °00'03" East, 36.69 feet;
thence South 88°50'13" East, 85.57 feet;
thence South 86°14'58" East, 63.62 feet;
thence North 89°18'37" East, 45.49 feet;
thence South 78°07'47" East, 19.68 feet;
thence North 53°05'44" East, 16.53 feet to a point on the North -South centerline of
said Section 28;
thence along said North -South centerline North 00°43'42" East, 24.35 feet to the C114
corner of said Section 28;
thence continuing along said North -South centerline North 00°43'58" East, 625.84 feet;
thence leaving said North -South centerline South 77°58'14" East, 1338.14 feet;
thence North 00036'34" East, 293.64 feet;
thence South 89°31'36" East, 175.03 feet;
thence South 00028'24" West, 230.00 feet;
thence South 89°31'36" East, 1136.30 feet to a point on the East boundary of the said
Section 28;
thence along said East boundary South 00°29'02" West, 214.51 feet;
thence North 89'20'59" West, 1312.34 feet;
thence South 00'36'34" West, 215.00 feet;
60307160307-R4.DOC
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
thence South 00`37'35" West. 916.26 feet to the REAL POINT OF BEGINNING.
Containing 69.72 acres, more or less.
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60307r60307-R4.DOC
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
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:
A. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone the subject property to the R-4, R-8 and R-15 zoning
districts. Staff finds that the proposed zoning map amendment complies with the
applicable provisions of the comprehensive plan (see Section 8 above).
B. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that proposed 30 acre Preliminary Plat would comply with the established
regulations and purpose statement of the R-8 zoning district. A revised concept plan has
been submitted generally depicting how the site is to develop attached in Exhibit A
above. The applicant is also proposing an interim lift station to provide sewer services for
the portion of the development outside of the Black Cat Sewer Shed. If the applicant
complies with the provisions outlined in the development agreement with the Annexation
request and the conditions of approval for the preliminary plat, staff finds that the
proposed residential districts will be in compliance with the specific district regulations.
Staff finds that future development of this property should comply with the established
regulations and purpose statement of the residential zoning districts. Staff is
recommending the concept plan be modified to reflect a lot and street network
configuration consistent with a multi -family area for the R-15 area.
C. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff 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 finding.
D. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
E. The annexation is in the best of interest of the City (UDC 11-511-1E).
The overall density proposed in the R-4, R-8 and R-15 districts generally complies with
the anticipated density for this area (see Section 8 of the staff report for more
information). In accordance with the findings listed above, staff finds that Annexation
and Zoning of this property to R-4, R-8 and R-15 would be in the best interest of the
City, if the applicant enters into a Development Agreement (DA) with the City, as
mentioned in Section 10 of the Staff Report.
2. Preliminary Plat Findings:
A. The plat is in conformance with the Comprehensive Plan;
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Staff finds that the proposed 30 acre preliminary plat is in substantial compliance with the
adopted Comprehensive Plan, if the subject lands are annexed. Please see Comprehensive
Plan Policies and Goals, Section 8, and Analysis, Section 10 of the Staff Report.
B. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available to accommodate the 30 acre preliminary plat
proposed for development.
C. 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
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
D. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding
Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in
Exhibit B for more detail.)
E. 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. ACHD 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.
F. The development preserves significant natural, scenic or historic features.
Staff finds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may
be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is unaware.
Exhibit D