HomeMy WebLinkAboutFullmer RecsCTfY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
STAFF REPORT Hearing Date: August 26, 2008
TO: Mayor & City Council E IDIAN.~-
FROM: Sonya Waters, Associate City Planner I ~ q, ~ ~
208-884-5533
SUBJECT: Fullmer Subdivision
• PFP-08-001
Preliminary/Final Plat consisting of 2single-family residential building lots on
0.33 of an acre in an R-8 Zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Jeffrey Fullmer, has applied for Preliminary/Final Plat (PFP) approval of two (2) single-
family residential lots on 0.33 of an acre. The property is currently zoned R-8 (Medium Density
Residential) and is located southeast of and at the terminus of E. Carlton Street, east of N.E. 5~' Street. The
majority of this site is currently designated "Old Town" on the 2002 Comprehensive Plan Land Use Map;
a smaller part along the north boundary of this site is designated as "High Density Residential"
The portion of the subject property that lies at the terminus of E. Carlton Street consists of un-platted land.
The southern portion of the property was previously platted in 1897 as Lot 12 and a portion of Lot 11,
Block 8, of Cottage Home Addition to Meridian Subdivision. A property boundary adjustment application
is in process but has not yet been recorded, to provide frontage for the two adjacent previously platted lots
to the west (Lots 10 & 11, Block 8, Cottage Home Addition). The two proposed lots as well as the two
adjacent lots will all share a proposed common driveway as access to the public street system. The subject
property is depicted as Parcel C on the on the Parcel Boundary Adjustment Survey (see Exhibit A.2).
The subject development is eligible for a combined preliminary/final plat application because the proposed
subdivision does not exceed four lots, there are no new streets being dedicated, and this development is not
located within a floodplain, hillside, or the like (iJDC 11-6B-4A). The subject property is within the
corporate boundaries of the City, the City's Area of Impact, and Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
Staff recommends approval of PFP-08-001 for Fullmer Subdivision, as presented in the staff report for the
hearing date of July 17, 2008, based on the Findings of Fact listed in Exhibit D and subject to the
comments listed in Exhibit B.
The Meridian Planning & Zoning Commission heard this item on July 17, 2008. At the public
hearing they moved to recommend approval of the subiect PFP request.
a. Summary of Commission Public Hearing:
i. In favor: Shari Stiles, Engineering Solutions
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Sonya Wafters
vi. Other staff commenting on application: Scott Steckline
b. Kev Issue(s) of Discussion by Commission:
i. Method of irrigation for proposed lots
c. Kev Commission Change(s) to Staff Recommendation:
Fullmer PFP PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
i. Strike condition of approval #1.2.4 in Exhibit B requiring the applicant to submit evidence
of approval of ROW construction and public utility improvements (per Staff
recommendation); and
ii. Strike condition of approval #1.3.1 in Exhibit B requiring construction of a sidewalk along
E. Carlton Street (per Staff recommendation).
d. Outstanding Issue(s) for City Council:
i. None
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number PFP-08-001,
as presented in the staff report for the hearing date of August 26, 2008, with the following modifications to
the conditions of approval: (add any proposed modifications)
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number PFP-08-001, as
presented during the hearing on August 26, 2008, for the following reasons: (state specific reasons for
denial of preliminary and/or fmal plat request)
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number PFP-08-
001 to the hearing date of (insert continued hearing date here) for the following reason(s): (state specific
reason(s) for a continuance)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The site is located southeast of and at the terminus of E. Carlton Street, east of N.E. 5~' Street
NW '/a of Section 7, Township 3, North Range 1 East, B.M.
b. Owner:
Jeffrey B. Fullmer
2370 W. Amity Road
Meridian, ID 83642
c. Applicant:
Same as Owner
d. Present Zoning: R-8 (Medium Density Residential)
e. Present Comprehensive Plan Designation: High Density Residential & Old Town
f. Description of Applicant's Request: The applicant is requesting combined preliminary/final plat
approval of 2single-family residential building lots on 0.33 of an acre in an R-8 zoning district.
1. Date of Preliminary Plat (See Exhibit A.3): 5/15/08
2. Date of Final Plat (See Exhibit A.4): 6/3/08
5. PROCESS FACT5
a. The subject application will, in fact, constitute a preliminary plat, as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the
Fullmer PFP PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
Commission and City Council on this matter.
b. The subject application will, in fact, constitute a fmal plat, as determined by City Ordinance. By
reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the
Commission and City Council on this matter.
c. Newspaper notifications published on: June 30, 2008, & July 14, 2008 (Commission); Ausust 4. and
18, 2008 (City Council)
d. Radius notices mailed to properties within 300 feet on: June 20, 2008 (Commission); Aueust 1, 2008
(City Council)
e. Applicant posted notice on site by: July 7, 2008 (Commission); August 16, 2008 (City Council)
6. LAND USE
a. Existing Land Use(s): The property consists of vacant land; the previous structures have been
removed from the site.
b. Description of Character of Surrounding Area: The surrounding azea consists of existing single family
residential properties.
c. Adjacent Land Use and Zoning:
1. North: Single-family residential properties in Sterling Creek Subdivision, zoned R-8
2. East: Single-family residential properties in Catherine Park Subdivision and N. Cathy Lane,
zoned R-8
3. South: Single-family residential properties in Cottage Home Addition Subdivision, zoned R-8
4. West: Single-family residential properties in Cottage Home Addition Subdivision and E. Cazlton
Avenue, zoned R-8
d. History of Previous Actions:
• The southern portion of the subject property was platted as Lots 11 & 12, Block 8 of Cottage
Home Addition to Meridian Subdivision in 1897. (The proposed plat includes a very small portion
of Lot 11.)
• A Property Boundary Adjustment (PBA) was approved by the Planning Department on 6/11/08
that includes Lots 10 through 12, Block 8, platted in Cottage Home Addition to Meridian and the
un-platted parcel at the end of E. Cazlton Avenue. The PBA proposes to create 3 new pazcels from
the previous lot/pazcel configuration with frontage for each of the parcels on E. Cazlton Avenue
(see Exhibit A.2). (All of these lots were platted without public street frontage. The PBA proposes
to flag frontage for each parcel out to Carlton Avenue).
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: There is currently sewer in N. Cathy Lane
Location of water: There is currently water in N. Cathy Lane
Issues or concerns: None
2. Vegetation: There are 2 existing trees on the site consisting of a total of 66 caliper inches (per the
preliminary plat).
3. Floodplain: The subject property is not located within a floodplain or floodway.
Fullmer PFP PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
4. Canals/Ditches/Irrigation: There are no canals, ditches, or irrigation facilities that cross this site.
5. Hazards: Staff is unaware of any hazards that may exist on this site.
6. Size of Property: 0.33 of an acre
f. Subdivision Plat Information:
1. Residential Lots: 2
2. Non-residential Lots: 0
3. Total Building Lots: 2
4. Common Lots: 0
5. Other Lots: 0
6. Total Lots: 2
7. Gross Density: 6.25 dwelling units per acre
g. Landscaping:
1. Width of street buffer(s): N/A
2. Width of buffer(s) between land uses: N/A
3. Percentage of site as open space: N/A
4. Other landscaping standards: N/A
h. Required Residential Setbacks for the R-8 zone (LJDC 11-2A-6):
R-8 STANDARD REQUIREMENT
Mi nimum roe size (dwellin unit in s uare feet
Sin le-famil detached dwellin unit with ara a facin the front roe line 5,000
Sin le-famil detached dwellin unit with shared drivewa , alle loaded ara e, or rivate street mew lots 4,000
Sin le-famil attached & two-famil du lex dwellin unit 4,000
An comer roe 5,000
Mi nimum street fronta a-Sin le-famil detached dwellin unit in feet
with ara a facin street 50
with shared drivewa , alle loaded ara e, or rivate street mew lots 40
Mi nimum street fronta a-Sin le-famil attached, townhouse, andtwo -famil du lex dwellin unit in feet 40
Street setbacks to garage (in feet) Local 20
Collector 25
Street setbacks to living area (in feet) Local 15
Collector 25
Side setback 5
Rear setback 12
Street landscape buffer (in feet) Collector 20
Arterial 25
Entryway corridor 35
Interstate 50
Maximum buildin hei ht in feet 35
Note:
~ Measured from back of sidewalk or pro a line where there is no ad'acent sidewalk.
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to the
subdivision is proposed from E. Carlton Avenue via a 20-foot wide ingress/egress common driveway
easement that will benefit the 2 proposed lots and also 2 adjacent lots that are not part of the subject
Fullmer PFP PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
plat (see preliminary plat in Exhibit A.3). An unimproved alley runs along the rear property line of the
proposed Lot 2. Direct lot access to N. Cathy Lane shall be prohibited. However, an emergency only
access with gate/bollazds is proposed at the east boundary to/from N. Cathy Lane, as requested by the
Meridian Fire Department. As of the print date of this report, comments have not been received
from ACRD.
7. COMMENTS MEETING
On June 27, 2008, Planning Staff held an agency comments meeting. The agencies and departments
present included: Meridian Fire Department, Meridian Police Department, Meridian Pazks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
S. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the southern portion of the subject
property as "Old Town." Per Chapter VII of the Comprehensive Plan (pg.106), the Old Town land use
category "includes the historic downtown and the true community center. Uses in this category would
include offices, retail, and lodging, theatres, restaurants, and service retail for surrounding residents and
visitors. A variety of residential uses could include reuse of existing buildings for residential uses, new
construction of multi-family residential over ground floor retail or office uses. In order to provide and
accommodate preservation of the historical character, specific design requirements may be imposed.
Pedestrian amenities would be emphasized. Public investment to ensure that Old Town becomes a
centralized activity center with public, cultural, and recreational structures would be encouraged. The
boundary of the Old Town district predominantly follows Meridian's historic plat boundaries. In several
azeas, both sides of a street were incorporated into the boundary to encourage similaz uses and
complimentary design of the facing houses and buildings."
The northern portion of this property is designated "High Density Residential" on the Comprehensive Plan
Future Land Use Map. Chapter VII, Section C (pg. 99) of the Comprehensive Plan states that the High
Density Residential designation allows for the development of multi-family homes in areas where urban
services aze provided. Residential densities may exceed eight dwelling units per acre. This residential
development might include duplexes, apartment buildings, townhouses, and other multi-unit structures.
Other uses within a development may be considered under a planned development permit process. A
desirable project would consider the placement of pazking azeas, fences, berms, and other landscaping
features to serve as buffers between neighboring uses."
The applicant is proposing to construct 2single-family residential detached homes on the subject 0.33 of
an acre property for a gross density of 6.25 dwelling units per acre. The proposed use of the property is
consistent with the current R-8 zoning designation for the property. Although the future land use map
designates this property for High Density Residential and Old Town use, because a rezone is not requested
at this time, Staff believes that the proposed use generally conforms to the Comprehensive Plan as follows:
• 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 provide municipal services to the subject development in the following
manner:
- Sanitary sewer and water service will be extended to the project at the developer's expense.
- The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACFID). This service will not change.
- The subject lands are currently serviced by the Meridian School District #2. This service will
not change.
Fullmer PFP PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
- The subject lands are currently ses-viced by the Meridian Library District. This ses-vice will not
change.
Municipal, fee-supported services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VII, Goal N, Objective C, Action 1 -Protect existing residential properties from
incompatible land use development on adjacent parcels.
Staff finds that the adjacent single family residential properties are compatible with the proposed
single family residential subdivision.
Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high-density single family, multi-family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
Staff finds that the proposed single family residential (medium density) use of the property will
contribute to the existing single family residential product within the City of Meridian.
• Chapter VII, Goal N, Objective C -Encourage residential infill to utilize existing services.
City water and sewer service can be extended to the proposed development from main lines currently
installed in N. Cathy Lane. Existing services will be used to provide service to the proposed
development.
• Chapter VII, Goal V, Objective A, Action 11 -Support infill of random vacant lots in substantially
developed, single-family areas at densities similar to surrounding development.
The density of the proposed infill development is similar to surrounding developments. Two houses are
proposed to be constructed on the subject 0.33 of an acre, which complies with the R-8 zoning district.
Staff believes that the proposed development and density (6.25 d.u. 's/acre) for this property is appropriate
and consistent with the Comprehensive Plan and surrounding uses. 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 development request is appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC Table 11-2A-2 lists single-family detached dwellings as a
principal permitted use in the R-8 zoning district.
b. Purpose Statement of the Residential 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
PRELIlVIIr1ARY/FINAL PLAT ANALYSIS:
The proposed plat consists of 2 building lots with one future single-family detached home planned for
each lot. An ingress/egress common driveway easement is depicted on the plat for access to both of
Fullmer PFP PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
the lots from E. Carlton Avenue. Two adjacent pazcels will also take access from the proposed
common driveway.
Based on the policies and goals contained in the Comprehensive Plan and the general compliance of
the proposed development with the Unified Development Code, Staff believes that this is a good
location for the proposed 2 lot single-family residential subdivision. Please see Exhibit D for detailed
analysis of facts and findings for a preliminary plat.
Property Boundary Adjustment (PBA): A PBA was approved by the Planning Department on
6/11/08 that includes 3 lots previously platted in Cottage Home Addition to Meridian Subdivision and
the un-platted pazcel at the end of E. Cazlton Avenue that is included within the boundaries of the
subject project. The PBA created 3 new pazcels from the previous lot/pazcel configuration with
frontage for each of the parcels on E. Cazlton Avenue. Because the two proposed lots are Parcel C of
the PBA, the record of survey for the PBA shall be recorded prior to signature of the final plat by
the City Engineer.
Dimensional Standards: The property lies within an R-8 zoning district. Staff has reviewed the
proposed preliminary and final plat and found they comply with the dimensional standards listed in
UDC 11-2A-6 for minimum property size and minimum street frontage for, 4 properties sharing a
common drive. The building footprints depicted on the preliminazy plat comply with the street
setbacks to garage, living area, and side yard setback.
Access: Access to the proposed subdivision will be provided from E. Cazlton Avenue via a 20-foot
wide ingress/egress common driveway easement that will benefit the 2 proposed lots and also 2
adjacent lots (Lots 10 & 11, Block 8, Cottage Home Addition to Meridian)/pazcels (Pazcels A &. B on
the Property Boundary Adjustment Survey) to the west (see Exhibits A.2 & A.3). An unimproved
alley runs along the rear property line of the proposed Lot 2. Direct lot access to N. Cathy Lane, a
private street, shall be prohibited. An emergency access with gate/bollazds is proposed at the east
boundary from N. Cathy Lane, as requested by the Meridian Fire Department. Staff is supportive of
the proposed access to this subdivision. As of the print date of this report, comments have not been
received from ACRD.
Common Driveways: UDC 11-6C-3D lists standards for common driveways as follows: (Staff s
analysis in italics)
1. Maximum Dwelling Units Served: Common driveways shall serve a maximum of four (4)
dwelling units. Four dwelling units will be served by the proposed common driveway, which
complies with this requirement.
2. Width Standards: Common driveways shall be a minimum of twenty feet (20') in width. The
common driveway easement is depicted as 20 feet in width on the plat; said driveway shall be
paved the full 20 feet in width.
3. Maximum Length: Common driveways shall be a maximum of one hundred fifty feet (150') in
length or less, unless otherwise approved by the Meridian city fire department. The proposed
common driveway exceeds 1 SO feet in length; however, the Fire Department approves of the
common drive with the emergency access depicted on the plat.
4. Improvement Standazds: Common driveways shall be paved with a surface with the capability
of supporting fire vehicles and equipment. (Ord. OS-1170, 8-30-2005, eff. 9-15-2005) The
applicant shall construct the common driveway with a paved surface that complies with this
requirement
5. Abutting Properties: Unless limited by a significant geographical feature, or separated by a
minimum five foot (5') wide landscaped common lot, all properties that abut a common driveway
Fullmer PFP PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
shall take access from the driveway. (Ord. 07-1325, 7-10-2007) The driveways for all of the
properties are depicted on the preliminary plat to/from the common driveway as required.
6. Turning Radius: Common driveways shall be straight or provide a twenty eight foot (28') inside
and forty eight foot (48') outside turning radius. (Ord. OS-1170, 8-30-2005, eff. 9-15-2005) The
applicant shall comply with this requirement
7. Depictions: For any plats using a common driveway, the setbacks, building envelope, and
orientation of the lots and structures shall be shown on the preliminary plat and/or as an exhibit
with the fmal plat application. (Ord. 07-1325, 7-10-2007) The preliminary plat includes the
aforementioned items (see Exhibit A.3).
8. Easement: A perpetual ingress/egress easement shall be filed with the Ada County recorder,
which shall include a requirement for maintenance of a paved surface capable of supporting fire
vehicles and equipment. The applicant shall comply with this requirement, as shown on the final
play
Landscaping: No landscaping or open space is proposed or required for this development.
Tree Mitigation: Any existing, on-site tree over 4" in caliper that is removed from the property shall
be replaced by installing additional trees, being the equivalent number of caliper inches of those
removed. Required landscaping trees will not be considered as replacement trees for those that are
removed. The Applicant should coordinate a mitigation plan with Elroy Huff at the Meridian Parks
Department (888-3579) if trees are proposed to be removed or have been removed from the site.
The existing tress on this site should be retained. Existing trees shall be protected from damage
to bark, branches, and roots during construction. The City of Meridian Parks Department
arborist shall approve the protection fence(s) prior to construction. Any severely damaged tree
shall be replaced in accord the standards above.
Building Elevations: The applicant has submitted conceptual building elevations of the proposed
single-family structures. The elevation shows 3 different types of construction materials on the fronts
including stone/brick accents; the rear and sides of the structure consist of one type of building
material. A 2-car garage is shown. Staff generally supportive of the proposed elevations.
Fencing: No fencing is proposed or required with this development. Temporary fencing to contain
debris during construction shall be installed around the perimeter boundary of the subdivision prior to
release of building permits.
Ditches, Laterals, and Canals: There are no ditches, laterals, or canals that cross this property.
Existing Structures: There are no existing structures on the site.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by
a year-round source of water. The Applicant should be required to utilize any existing surface or well
water for the primary source. If a surface or well source is not available, asingle-point connection to
the culinary water system shall be required. An underground, pressurized irrigation system should be
installed to all properties per the approved specifications and in accordance with UDC 11-3A-15 and
MCC 9-1-28.
b. Staff Recommendation: Based on the above analysis, Staff finds that the subject preliminary/final plat
application (PFP-08-001) substantially conforms to the Comprehensive Plan policies and UDC
standards. Staff recommends approval of said PFP application subject to the conditions listed in
Exhibit B. The Meridian Planning & Zonine Commission heard this item on July 17, 2008. At
the public hearing they moved to recommend aunroval of the subiect PFP request.
Fullmer PFP PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Property Boundary Adjustment Record of Survey (to be recorded)
3. Preliminary Plat (dated: 5/15/08)
4. Final Plat (dated: 6/3/08)
5. Conceptual Building Elevations (dated: 5/20/08)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Services Company
7. Ada County Highway District
8. Nampa & Meridian Irrigation District
9. Central District Health Department
C. Required Findings from Unified Development Code
Fullmer PFP PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26,
2008
A. Drawings
1. Vicinity Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26,
2008
2. Property Boundary Adjustment Record of Survey (to be recorded)
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26,
2008
3. Preliminary Plat (dated: 5/15/08)
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26,
2008
4. Final Plat (dated: 6/3/08)
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26,
2008
5. Conceptual Building Elevations (dated: 5/20/08)
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.1.1 The preliminary plat labeled as Sheet 1 of 1 PRE, prepared by Engineering Solutions, and dated
5/15/08, is approved with the conditions listed herein.
1.1.2 Fullmer Subdivision shall be subject to the dimensional standards listed in UDC Table 11-2A-6
for the R-8 (Medium-Density Residential) zoning district.
1.1.3 The applicant shall comply with all of the standards for common driveways listed in UDC 11-6C-
3D.
1.1.4 Future buildings on the subject lots shall substantially comply with the elevations included in
Exhibit A.S, as proposed.
1.2 SITE SPECIFIC REQUIltEMENTS-FINAL PLAT
1.2.1 The fmal plat, labeled as Sheet 1 of 2, prepared by Engineering Solutions, and dated 6/3/08, is
approved with the conditions listed herein.
1.2.2 This subdivision lies within the Nampa & Meridian Irrigation District; the District will own and
maintain the pressurized irrigation system within the development. The City of Meridian requires
that pressurized irrigation systems be supplied by a year-round source of water. ff a creek or well
source is not available, asingle-point connection to the domestic water system shall be required.
If a single-point connection is utilized, the developer shall be responsible for the payment of
assessments for the irrigable landscape areas prior to signature on the final plat by the Meridian
City Engineer.
1.2.3 The water system shall be approved and activated and the final plat for this subdivision shall be
recorded prior to applying for building permits.
1.2.5 All development improvements including water, sewer, and pressurized irrigation shall be
installed and approved prior to obtaining Certificates of Occupancy.
1.2.6 A letter of credit or cash surety in the amount of 110% will be required for all required fencing,
pressurized irrigation, sanitary sewer, water, etc., prior to signature of the final plat.
1.2.7 Applicant will be responsible to construct all required water and sewer lines to the proposed
subdivision. Developer to coordinate sizing and routing with the Public Works Department, if
necessary.
1.2.8 Applicant shall be required to pay Public Works development plan review and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
1.2.9 Revise or add the following notes on the face of the final plat, prepared by Engineering Solutions,
LLP on 6/3/08, prior to signature of the final plat by the City Engineer:
7. Include the recorded instrument number of the Record of Survey.
*.) Add note, "Except for emergency vehicles, direct lot access to N. Cathy Lane is
prohibited."
1.2.10 The record of survey for the Property Boundary Adjustment shall be recorded prior to
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
signature of the final plat by the City Engineer.
1.2.11 Temporary fencing to contain debris during construction shall be installed around the perimeter
boundary of the subdivision prior to release of building permits.
1.2.12 Install an emergency access gate/bollards across the portion of the common driveway that abuts
N. Cathy Lane, as requested by the Fire Department.
1.2.13 Retain the existing trees on site. Any existing, on-site tree over 4" in caliper that is removed from
the property shall be replaced by installing additional trees, being the equivalent number of
caliper inches of those removed. Required landscaping trees will not be considered as
replacement trees for those that are removed. The Applicant should coordinate a mitigation plan
with Elroy Huff at the Meridian Parks Department (888-3579) if trees are proposed to be
removed or have been removed from the site.
1.2.14 Staff's failure to cite specific ordinance provisions or previous conditions of approval for this site
does not relieve the Applicant of responsibility for compliance.
1.3 GENERAL REQUIREMENTS-PRELIMINARY /FINAL PLAT
?T.-~4-s~iae n~ .~' . ~~ ~e~t,~lP,d-~y-;~~~,~.,.~z ..~,. ~ r~~~c.. ^ :e..~e ~ ~ ~'~ .:°-^~
1.3.2 All lot lines common to a public right-of--way shall reserve a 10' utility easement.
1.3.3 Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
1.3.4 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.3.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant should be required to utilize any existing surface or well water for
the primary source. If a surface or well source is not available, asingle-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
fmal plat by the City Engineer. An underground, pressurized irrigation system should be installed
to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and
MCC 9-1-28.
1.3.6 Where permanent fencing is not proposed on-site, temporary fencing shall be installed around the
subdivision boundary perimeter to contain construction debris prior to issuance of a building
permit. All permanent fencing shall taper down to 3 feet maximum within 20 feet of all right-of-
way. All fencing should be installed in accordance with UDC 11-3A-7.
1.3.7 Staff's failure to cite specific ordinance provisions or terms of the approved annexation /
preliminary plat does not relieve the applicant of responsibility for compliance.
13.8 All development shall comply with the Americans with Disabilities Act and the Fair Housing
Act.
1.3.9 Final plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in N Cathy
Lane. The applicant shall install mains to and through this subdivision; applicant shall coordinate
main size and routing with the Public Works Department, and execute standard forms of
easements for any mains that are required to provide service. Minimum cover over sewer mains
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2 Water service to this site is being proposed via extension of mains in N Cathy Lane. The
applicant shall be responsible to install an 8 inch water line connecting from N Cathy Lane to E
Carlton Ave. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.3 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. FOR RESIDINTIAL ONLY
2.4 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 should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common azeas prior to
signature on the final plat by the City Engineer.
2.5 All existing structures that aze required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.6 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.7 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.
2.8 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, prior to applying for building permits.
2.9 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., prior to
signature on the final plat.
2.10 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.11 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.
2.12 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.
2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
2.14 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.15 All grading of the site shall be performed in conformance with MCC 11-12-3H.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
2.16 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.17 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.
2.18 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 before a certificate
of occupancy is issued for any structures within the project.
2.19 At the completion of 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 the
project.
3. FIRE DEPARTMENT
3.1 One and two family dwellings not exceeding 3600 square feet will require afire-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 Intemational Fire Code. Fire Hydrant spacing shall be provided as required by
Appendix C of the International Fire Code.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. _ Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be placed 18" above fmished grade to the center of the 4 %z" outlets.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to
existing buildings within 1,000 feet of the project.
3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.5 All common driveways shall be straight or have a fuming radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide and support an imposed weight of 75,000
GVW.
3.6 For all Fire Lanes provide signage "No Parking Fire Lane".
3.7 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.
3.8 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
3.9 This project will be required to provide a 20' wide swing or rolling emergency access gate. The
gate shall be equipped with a Knoxbox Padlock which has to be ordered thru the Meridian Fire
Department.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. PARKS DEPARTMENT
5.1 The Parks Department did not submit comments on this application.
6. SANITARY SERVICES DEPARTMENT
6.1 SSC did not submit comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Construct rolled concrete curb and gutter at the terminus of E. Carlton Avenue. Coordinate the
design with ACPID Development Services staff.
7.1.2 Construct a 20-foot wide driveway at the terminus of E. Carlton Avenue, as proposed. Pave the
driveway to its full width and at least 30-feet into the site from the edge of pavement.
7.1.3 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 Any existing imgation facilities shall be relocated outside of the right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACRD roadway or
right-of--way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
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 prepaze 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 aze 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 DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of--way. The applicant shall contact ACRD Traffic
Operations 387-6190 in the event any ACRD conduits (spaze or filled) aze compromised during
any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they aze 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.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 26, 2008
C. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed application is compatible with the adopted
Comprehensive Plan. The Commission supports the proposed density and proposed plat layout as
they comply with the provisions of the Comprehensive Plan. Please see Comprehensive Plan
Policies and Goals, Section 8, of the Staff Report.
b. Public services are available or can be made available and are adequate to accommodate
the proposed development;
The Commission fmds that water and sewer service are available and can be extended to the
subject property at the time of development.
c. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
All utilities aze currently available to the subject property. Because any additional services will be
installed by the developer at their own cost, if needed, the Commission 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, ACRD, etc.) to determine this fmding. (See Exhibit B, Agency
Comments and Conditions, 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 or safety issues associated with the development of this
subdivision that should be brought to the Council or Commission's attention. ACRD considers
road safety issues in their analysis. Staff recommends that the Commission and Council reference
any public testimony that may be presented to determine whether or not the proposed subdivision
may cause health, safety or environmental problems of which Staff is unawaze.
f. The development preserves significant natural, scenic or historic features.
Staff is unawaze of any natural, scenic, or historic features on this site. Therefore, the
Commission fmds 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 unawaze.
Exhibit C