HomeMy WebLinkAboutShays Cove RecommendationsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
STAFF REPORT Hearing Date: December 23, 2008
i
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
(208) 884-5533
SUBJECT: Shays Cove
• AZ -08-012
Annexation and Zoning of 5.03 acres of land from the RUT zoning district in
Ada County to the R4 zoning district
• PP -08-009
Preliminary Plat for .9 7 single-family residential building lots and 3 common
lots on 4.45 acres in a proposed R-4 zoning district
revised Plat, as requested that shows S %i Place extending to the north Property boundary and a
temporary turn around for emergency access for the Fire Department. The temporary turn around will
remain in place until such time as S. Koi Place is extended to the north. Additionally, the applicant has
removed one of the two building lots that fronted on Mesa Way; now only the lot that contains the
gx4fang home and shop buildings front on Mesa Way Staff is supportive of the Proposed Plat as shown
in Exhibit A. Staff has revised the staff report to reflect the changes made to the Plat (revisions in
stake -out, bold/underline format).
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Landmark Engineering & Planning, Inc., has applied for Annexation and Zoning (AZ)
of 5.03 acres of land from the RUT zoning district in Ada County to the R-4 (medium low-density
residential) zoning district. Preliminary Plat (PP) approval is also requested for 9 7 single-family
residential building lots and 3 common lots in the proposed R-4 zoning district fJ Shays Cove
Subdivision. The proposed plat is a re -plat of Lot 1, Block 2, of Kachina Estates Subdivision.
The site is located at 3155 S. Mesa Way, approximately 1/3 of a mile west of Locust Grove Road on
the north side of Victory Road. This property is within the City's Area of Impact, Urban Service
Planning Area and is contiguous to the current City limits.
2. SUMMARY RECOMMENDATION
The subject applications (AZ -08-012 & PP -08-009) 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 subject AZ and PP applications with the Development Agreement provisions
listed in Section 10, and the conditions listed in Exhibit B of the Staff Report, based on the
finding in Exhibit D. Staff- �s-FrHJcct -ioc-coBtin_u cvthe -next -i=8$ Ian
mee"g in or-deF f6r- app' --t tO FeAse the plat per- the eonditions of appr-ovid noted iffli
The Meridian Planning & Zoning Commission heard these items on September 18 October 2
and November 20, 2008. At the public hearing on November 20 2008 they moved to
recommend approval of the subiect AZ and PP request
Shays Cove
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
a. Summary of Commission Public Hearing:
i. In favor: Chris Todd
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: None
b. Key Issues) of Discussion by Commission:
i. Support of the revisions to the plat that include a stub street to the north property
boundary and a temporary turnaround.
c. Key Commission Changes) to Staff Recommendation:
i. None
d. Outstanding Issues) for City Council:
i. None
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ -08-
012 and PP -08-009 as presented in the staff report for the hearing date of December 23, 2008, with
the following modifications to the conditions of approval: (Add any proposed modifications.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers AZ -08-
012 and PP -08-009 to the hearing date of (insert continued hearing date here) for the following
reason(s): [you should state specific reason(s) for continuance].
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ -08-012
and PP -08-009 as presented during the hearing on December 23, 2008, for the following reasons:
[Please state specific reason(s) for denial.]
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
3155 S. Mesa Way - Tax Parcel: R4814130175
The site is generally located on the north side of E. Victory Road, approximately 1/3 mile west of
Locust Grove Road, in the southeast % of Section 19, Township 3 North, Range 1 East.
b. Applicant:
Landmark Engineering & Planning, Inc.
332 N. Broadmore Way
Nampa, ID 83687
c. Owners:
John Shay
3155 S. Mesa Way
Meridian, ID 83642
d. Representative: Jed Wyatt, Landmark Engineering & Planning, Inc.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Low Density Residential
g. Description of Applicant's Request: The applicant is requesting Annexation and Zoning of 5.03
acres of land from the RUT zoning district in Ada County to the R-4 zoning district. Preliminary
Plat approval is also requested for .9 7 single-family residential building lots and 3 common area
lots on 4.45 acres of land.
1. Preliminary Plat (labeled as Sheets 1 & 2, prepared by Landmark Engineering & Planning,
Inc., dated 6/27/08, revised 10/22/08, attached in Exhibit A)
2. Landscape Plan (labeled as Sheets 1 & 2, prepared by Landmark Engineering & Planning,
Inc., dated 7/22/08, revised 10/23/08, attached in Exhibit A)
h. Applicant's Statement/Justification: Taken from the applicant's narrative, "This site is unique
with the provision of generous lot sizes and the developer and his family will continue to reside in
the subdivision. The developer is planning on building a new home on Lot 2 and selling his
existing home on Lot 3 to his son. With the developer planning his future residence within Shays
Cove Subdivision, this should show that this subdivision will be designed and developed to the
highest standards. In addition, the submitted elevations should give the City the confidence of the
quality design." (See Applicant's narrative submitted with the application for more information)
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, a public hearing is
required before the Planning & Zoning Commission and City Council on this matter.
c. Newspaper notifications published on: September 1, and 15, 2008 (Commission); December 1,
and 15, 2008 (City Council)
d. Radius notices mailed to properties within 300 feet on: August 22, 2008 (Commission);
November 26, 2008 (City Council)
e. Applicant posted notice on site by: September 17, 2008 (Commission); December 12, 2008
(City Council)
6. LAND USE
a. Existing Land Use(s): The site is currently a rural single-family residential lot and contains a
home and shop buildings.
b. Description of Character of Surrounding Area: The property is surrounded by existing and future
residential uses.
c. Adjacent Land Use and Zoning:
North: Single-family residential lots in Kachina Estates Subdivision, zoned RUT (Ada
County)
2. East: Single-family residences in Cabella Creek Subdivision, zoned R-4
3. South: Future single-family residences in Cavanaugh Subdivision, R-8
4. West: Single-family residences in Glacier Springs Subdivision, zoned R-4
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
d. History of Previous Actions:
• The subject property was previously platted as Lot 1, Block 2, of Kachina Estates
Subdivision in Ada County.
e. Public Works:
1. Location of sewer: E Victory Road.
Location of water: E Victory Road.
Issues or concerns: None
2. Vegetation: There are many existing trees on this site.
3. Floodplain: NA
4. Canals/Ditches/Irrigation: There are no canals or irrigation ditches of significant size that
traverse this site.
5. Hazards: Planning Staff is unaware of any hazards that may exist on this site.
6. Proposed Zoning: R4
7. Size of Property: 5.03 acres in annexation boundary; 4.45 acres in plat boundary
f. Subdivision Plat Information:
1. Residential Lots: -8 7
2. Non-residential Lots: 0
3. Total Building Lots: .8 7
4. Common Lots: 3
5. Other Lots: 0
6. Total Lots: 44.10
7. Gross Density: X11.57 dwelling units per acre
8. Lot Sizes: Buildable lots range in size from 8-,&2-5 11,346 square feet (s.f.) to 3°� 47,283
s.f. with an average lot size of OA -5 21,335 of an acre
g. Landscaping:
1. Width of street buffer(s): UDC 11-2C-3 requires a minimum 25 -foot wide buffer along E.
Victory Road, a minor arterial street. as shown on the submitted landscape plan. Landscaping
shall be provided in accordance with UDC 11-3B-7, Landscape Buffers along Streets.
2. Width of buffer(s) to adjoining uses: NA
3. Percentage of site as open space: 8%
4. Other landscaping standards: Mitigation shall be required for all existing trees 4 -inch caliper
or greater that are removed from the site with equal replacement of the total calipers lost on
site up to an amount of 100% replacement in accordance with UDC 11-313-10, Tree
Preservation.
h. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): One public
street, S. Koi Place, is proposed for access to Lots 2, 5 6, 7, 8, and 9, and 10 to/from E. Victory
Road. Access to Lots 3 and 4 isbe provided from S. Mesa Way. Staff and ACHD are
supportive of the existing and proposed access points prepesed. (See Section 10, Analysis, and
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
Exhibit B.7 for more information.)
7. COMMENTS MEETING
On August 29, and October 30, 2008, Planning Staff held an agency comments meeting. The
agencies and departments present include: Meridian Fire Department, Meridian Police Department,
Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services
Company. Staff has included all comments and recommended actions as Conditions of Approval in
the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as Low Density
Residential. The purpose of low density designated areas is to allow for the development of single-
family homes on large lots where urban services are provided. Uses may include single-family homes
at densities of three dwelling units or less per acre (see Page 99 of the Comprehensive Plan). The
gross density for the proposed subdivision is 1.79 dwelling units per acre, which is consistent with the
low density residential designation.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed development (staff analysis in italics):
• "Require that development projects have planned for the provision of all public services."
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
➢ Sanitary sewer and water service will be extended to the property at the applicant's
expense.
➢ The subject land currently lies 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 land currently lies 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 (A ChD). This service will not change.
➢ The subject land is currently serviced by the Meridian School District No. 2. This service
will not change.
➢ The subject land is 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.
• `Encourage infill development in vacant/underdeveloped areas within the City over fringe
area development to halt the outward progression of urban development." (Chapter V, Goal I,
Objective A.3)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
The subject property is surrounded by property to the south, east and west that has been
annexed and is within the corporate boundaries of the city of Meridian. Approval of this
development will assist in halting the outward progression of urban development, and
encourage the development of underdeveloped parcels.
• "Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow." (Chapter VI, Goal II, Objective A, Action Item 6)
A street connection is not proposed to the rural residential property to the north—.As--w
provided to the nerM prepeFiy forfuture connectivity.
• "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." (Chapter VII, Goal I, Objective D, Action Item 8)
The gross density of the proposed subdivision is 477-9 1.57 dwelling units per acre. The
abutting rural residential lot to the north consists of 4.81 acres. Staff believes the proposed
density and associated lot sizes serve as a transition to the existing rural residential
properties to the north.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels." (Chapter VII, Goal IV, Objective C, Action Item 1)
Staff believes that the proposed low density residential development of this property is
compatible with existing adjacent residential properties.
• "Provide for a wide diversity of housing types (single-family, modular, mobile homes, and
multi -family arrangements) and choices between ownership and rental dwelling units for all
income groups in a variety of locations suitable for residential development." (Chapter VII,
Goal V, Objective A, Action 4)
Staff believes the proposed plat with larger than typical (and required) lot sizes in the R-4
district will contribute to the variety of housing types and lot sizes available in the
community.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC Table 11-2A-2 lists a variety of uses that are principal
permitted, accessory, conditional, or prohibited within the R-4 zoning district. Single-family
residential dwellings, as proposed, are a principal permitted use in the R-4 district.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City
of Meridian water and sewer systems is a requirement for all residential districts. Residential
districts are distinguished by the allowable density of dwelling units per acre and corresponding
housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
1. ANNEXATION & ZONING: The applicant is requesting approval to annex and zone 5.03
acres of land from the RUT zoning district in Ada County to the R-4 zoning district. The
Shays Cove Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
Comprehensive Plan future land use map designation for this property is Low Density
Residential, which is consistent with the proposed R-4 district and proposed gross density of
4779 1.57 dwelling units per acre for the subdivision. This property is within the City's Area
of Impact and Urban Service Planning Area.
The annexation legal description submitted with the application (stamped on June 12, 2008
by Fritz Brownell, PLS) shows the property as contiguous to the existing corporate boundary
of the City of Meridian (see Exhibit Q.
Development Agreement: UDC 11 -5B -3D2 and Idaho Code § 65-6711A provides the City
the authority to require a property owner to enter into a Development Agreement (DA) with
the City that may require some written commitment for all future uses. Staff feels that a DA
is necessary in this instance to ensure that the property develops in a manner that is
consistent with the comprehensive plan and does not negatively impact nearby
properties. Prior to annexation ordinance approval, 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. Said DA shall be completed within 1 year of City
Council action. The DA shall incorporate the following:
a. The applicant shall be responsible for all costs associated with the sewer and water
service extension.
b. 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.
c. Access to Lots 2, 5 6, 7, 8, and 9, and 18 shall only be provided from one public
street access to/from E. Victory Road and direct lot access to Lots 3 and 4 shall only be
provided from a driveway accesses to Mesa Way, as approved by ACRD. Any other
access points to/from the subdivision are prohibited. Direct lot access to Victory Road
is prohibited.
d. The Applicant shall comply with the tree preservation and mitigation standards listed in
UDC 11-3B-10 for protection of existing trees that are proposed to be retained and
existing trees 4 -inch caliper and greater that are proposed to be removed.
e. South Koi Place shall be extended as a stub street to the north property boundary for
future extension. The Fire Department requests that a temporary turnaround be
provided until such time as S. Koi Place is extended to the north.
f. Future structures on the site shall substantially comply with the building elevations and
construction materials (i.e. stucco, rock accents, tile roof) shown in Exhibit A.4.
2. PRELIIVIINARY PLAT: The applicant is requesting Preliminary Plat approval of .8 7
residential building lots and 3 common area lots on 4.45 acres of land in a proposed R-4
zoning district. This property has not been previously platted. The proposed plat is a re -plat of
Lot 1, Block 2, of Kachina Estates Subdivision.
Dimensional Requirements of the R4 district, per UDC Table 11-2A-5:
R4STANDARD
RE UR2EMENT'
Minimum property size/dwelling unit (in square feet)
8,000
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
R4 STANDARD
_REQUIREMENT
Minimum street frontage (in feet)
60
Rear setback (in feet)
15
Interior side setback (in feet)
5
Street setback' to front loaded garage (in feet):
Local
20
Collector
25
Street setback' to living area and/or side loaded garage (in feet):
Local
15
Collector
25
Street landscape buffer (in feet):
Collector
20
Arterial
25
Entrywa corridor
35
Interstate
50
Maximum building height
35
Minimum living area (insquare feet):
Detached
1,400
Attached
800
Minimum ground floor area for multi -story units (insquare feet)
800
Note:'Measured from back of sidewalk or property line where there is no 4jacent sidewalk.'
Staff has reviewed the proposed plat and found the plat complies with the minimum
property size and street frontage as required in the R-4 district. Future buildings
constructed on the site shall comply with the dimensional standards in effect at the time of
issuance of building permits.
Existing Structures: There is currently one residential home and associated shop buildings
located on proposed Lot 3. All of these structures except for one are proposed to remain and
must meet the dimensional standards of the R-4 district listed above. If any of the existing
structures do not meet the required setbacks, they must be removed prior to signature on the
final plat by the City Engineer or the lot boundaries must be adjusted for the structures to
comply with setback requirements.
Existing Trees: There are approximately 175 existing trees on this site; one of which is dead;
and approximately 11 are proposed to be removed. Mitigation is required in accordance with
the standards listed in UDC 11 -3B -IOC for all existing healthy trees 4 -inch caliper and larger
that are removed from the site.
Landscaping: The landscape plan submitted for this project, labeled Sheets 1 & 2, prepared
by Landmark Engineering & Planning, Inc., dated 7/22/08, revised 10/23/08, attached in
Exhibit A, is approved subject to the following revisions/notes:
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
• Provide a minimum 25 -foot wide buffer along E. Victory Road, a minor arterial
street, as depicted on the plan and required by UDC 11-2A-5. Construct and maintain
the street buffer in accordance with the standards listed in UDC 11-3B-7, Landscape
Buffers along Streets;
• A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan and submitted to
the Planning Department upon completion of the landscaping prior to Certificate of
Occupancy for the site. All standards of installation should apply as listed in UDC
11-3B-14;
Depict 6 -foot tall vinyl privacy fencing along the northern boundary of the
subdivision.
• Comply with the standards in UDC 11 -3B -10C for tree preservation of existing trees
on site as follows:
➢ Mitigation shall be required for all existing trees four -inch (4") caliper or greater
that are removed from the site with equal replacement of the total calipers lost on
site up to an amount of one hundred percent (100%) replacement. (Example: two
(2) 10 -inch caliper trees removed may be mitigated with four (4) 5 -inch caliper
trees, five (5) 4 -inch caliper trees, or seven (7) 3 -inch caliper trees.) There are
several existing trees on the site that are proposed to be removed; the applicant
shall be required to comply with this requirement. Contact the City Arborist,
Elroy Huff, 898-3579, to set up a mitigation and protection plan.
➢ No mitigation is required in the following: (i) existing prohibited trees within the
street buffer or parking lot; (ii) existing dead, dying, or hazard trees certified
prior to removal by the City of Meridian Parks Department arborist; (iii) trees
that are required to be removed by another governmental agency having
jurisdiction over the project.
➢ Required landscaping: Existing trees that are retained or relocated on site may
count toward the required landscaping. Mitigation trees are in addition to all
other landscaping required by this Article.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above,
with the final plat application(s).
Proposed Streets and/or Access: One public street, S. Koi Place, is proposed for access to
Lots 2, 5 6, 7, 8, and 9, and 19 to/from E. Victory Road. Direct lot access is proposed to Lots
3 and 4 from S. Mesa Way. The UDC (11 -3A -3A.1) requires access to be provided from a
local street (Mesa Way) when available instead of an arterial street (Victory Road). Typically,
Staff would not support the proposed access to Victory. However, because of the location of
the existing home and large shop buildings on Lot 3, Staff does not believe it is feasible to
require access to be provided to the subdivision from Mesa Way (there isn't enough room for
a street on the north side of the shops). Therefore, Staff and ACHD are supportive of the
access points proposed.
The plat shows e Kei Plaee ending in - ___, sae. Because the Comprehensive Plan
supports interconnectivity between subdivisions, Staff (Planning, Fire, and Police) is
recommending S. Koi Place be extended as a stub street to the north property boundary
for future extension. The Fire Department is also requesting that a temporary
Shays Cove Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
turnaround be provided until such time as S. Koi Place is extended to the north.
Sidewalks: The landscape plan and plat depict a 5 -foot wide detached sidewalk along E.
Victory Road and a 5 -foot wide attached sidewalk along S. Mesa Way and S. Koi Place, in
compliance with UDC 11 -3A -17C. All sidewalks constructed on the site shall comply with
the standards listed in UDC 11-3A-17.
Building Elevations: The Applicant submitted several building elevations as examples of
what future homes on this site may look like that are included in Exhibit A.4. The building
materials consist of stucco with rock accents and tile roofs. Staff is supportive of the
elevations proposed as they represent a high quality of design and construction materials.
Therefore, Staff is recommending as a provision in the DA that future structures on
the site substantially comply with these elevations and construction materials.
Fencing: There is existing g5 -foot tall vinyl fencing along the west property boundary that
was constructed with Glacier Springs Subdivision. The Applicant is proposing to construct
6 -foot tall vinyl privacy fencing along the northern boundary of the subdivision to match the
existing fencing along the western boundary. However, this fencing does not show up on
the landscape plan. Permanent or temporary fencing to contain debris during
construction must be installed around the perimeter of the subdivision prior to
issuance of a building permit for this site.
Ditches, Laterals, and Canals: There are no ditches, laterals, or canals that traverse this
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, a single -point connection to the culinary water system shall be required. If a single -
point connection is utilized, the developer will be responsible for the payment of assessments
for the common areas prior to signature on the final plat by the City Engineer. An
underground, pressurized irrigation system should be installed to all landscape areas per the
approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28.
b. Staff Recommendation: Based a the .,Love analysis, St +x 'ding that the subjeet
AZ and PP pileations be-eentinued so the applienat en- '4 a l 4 n• Staff
dr �e`ing Koi c`" tab `" Staff recommends approval of the subject AZ and PP
s
applications with a Development Agreement, per the conditions in Exhibit B based on the
findings in Exhibit D. The Meridian Planning & Zoning Commission heard these items on
September 18, October 2, and November 20 2008 At the public hearing on November 20
2008 they moved to recommend approval of the subiect AZ and PP request
11. EXHIBITS
A. Drawings
1. Zoning/Vicinity Map
2. Preliminary Plat (labeled as Sheets 1 & 2, prepared by Landmark Engineering & Planning,
Inc., dated 6/27/08, REVISED 10/22/08)
3. Landscape Plan (labeled as Sheets 1 & 2, prepared by Landmark Engineering & Planning,
Inc., dated 7/22/08, REVISED 10/23/08)
4. Building Elevations
Shays Cove Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
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
C. Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Shays Cove Page 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
A. Drawings
1. ZoningNicinity Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
2. Preliminary Plat (labeled as Sheets I & 2, prepared by Landmark Engineering & Planning, Inc.,
dated 6/27/08, REVISED 10/22/08)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
3. Landscape Plan (labeled as Sheets 1 & 2, prepared by Landmark Engineering & Planning, Inc.,
dated 7/22/08, REVISED 10/23/08)
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Exhibit A
5.
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
Building Elevations
2,648 square feet, 3 bedrooms
2.253 square feet, 3 bedrooms
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
2.177 square feet, 3 bedroom
2.176 square feet, 3 bedrooms
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
............
S?u:ta EdfBatn E:IeutUip7'
'M7 aware feet: 8 nooroomil°'
ucGaea �7eva3�r;
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3.336 square feet, 3 bedfmmas
6mntm Btafa
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (stamped on June 12, 2008 by
Fritz Brownell, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian (see Exhibit C).
1.1.2 A Development Agreement (DA) will be required as part of the annexation of this property.
Prior to the annexation ordinance approval, a DA shall be entered into between the City of
Meridian and the property owner(s) (at the time of annexation ordinance adoption). The
Applicant shall contact the City Attorney, Bill Nary, at 8884433 within one year of
Council approval to initiate this process; a fee of $303.00 shall be paid by the applicant to
the City Attorney's office prior to commencement of the DA. The DA shall include, at
minimum, the following:
a. The applicant shall be responsible for all costs associated with the sewer and water
service extension.
b. 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.
c. Access to Lots 2, 5 6, 7, 8, and 9, and 1A shall only be provided from one public
street access to/from E. Victory Road and direct lot access to Lots 3 and 4 shall only be
provided from a driveway accesses to Mesa Way, as approved by ACRD. Any other
access points to/from the subdivision are prohibited. Direct lot access to Victory Road
is prohibited.
d. The Applicant shall comply with the tree preservation and mitigation standards listed in
UDC 11-3B-10 for protection of existing trees that are proposed to be retained and
existing trees 4 -inch caliper and greater that are proposed to be removed.
e. South Koi Place shall be extended as a stub street to the north property boundary for
future extension. A temporary turnaround shall be provided until such time as S. Koi
Place is extended to the north.
f. Future structures on the site shall substantially comply with the building elevations and
construction materials (i.e. stucco, rock accents, tile roof) shown in Exhibit A.4; the
existing home and outbuildings may remain if the UDC required setbacks are
maintained.
1.2 SITE SPECIFIC REQUIREMENTS—PRELIMINARY PLAT
1.2.1 The preliminary plat (labeled as Sheets 1 & 2, prepared by Landmark Engineering & Planning,
Inc., dated 6/24/08, revised 10/22/08) is n64 approved. At least 10 days befeFe the next hearing,
k{ e-apnlieant shai submft 10 rap.eofFe-Asedplat hat inoo:porates the eondzaons fists
below. The Applicant shall also comply with the Development Agreement provisions associated
with AZ -08-012 contained herein.
1.2.2 Prior to issuance of any building permits, the subject property shall be subdivided.
1.2.3 The landscape plan submitted for this project, labeled Sheets 1 & 2, prepared by Landmark
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
Engineering & Planning, Inc., dated 7/22/08, revised 10/23/08, attached in Exhibit A, is approved
subject to the following revisions/notes:
a. Provide a minimum 25 -foot wide buffer along E. Victory Road, a minor arterial street, as
depicted on the plan and required by UDC 11-2A-5. Construct and maintain the street buffer
in accordance with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets;
b. Re -Ase the landseape plan to inelade the sWb stfeet to the nefth pmper-ty boundary as required
on the pr-eliffAaar-y plat;
c. A written certificate of completion should be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan and submitted to the Planning
Department upon completion of the landscaping prior to Certificate of Occupancy for the site.
All standards of installation should apply as listed in UDC 11-3B-14;
d. Depict 6 -foot tall vinyl privacy fencing along the northern boundary of the subdivision.
e. Comply with the standards in UDC 11 -3B -10C for tree preservation of existing trees on site
as follows:
L Mitigation shall be required for all existing trees four -inch (4") caliper or greater that
are removed from the site with equal replacement of the total calipers lost on site up to
an amount of one hundred percent (100%) replacement. (Example: two (2) 10 -inch
caliper trees removed may be mitigated with four (4) 5 -inch caliper trees, five (5) 4 -
inch caliper trees, or seven (7) 3 -inch caliper trees.) Contact the City Arborist, Elroy
Huff, 898-3579, to set up a mitigation and protection plan.
ii. No mitigation is required in the following: (i) existing prohibited trees within the
street buffer or parking lot; (ii) existing dead, dying, or hazard trees certified prior to
removal by the City of Meridian Parks Department arborist; (iii) trees that are required
to be removed by another governmental agency having jurisdiction over the project.
iii. Required landscaping: Existing trees that are retained or relocated on site may count
toward the required landscaping. Mitigation trees are in addition to all other
landscaping required by this Article.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above with the
final plat application(s).
1.2.4 Extend South Koi Place as a stub street to the north property boundary for -
extension. A temporary tuFnwound shaH be provided until such dm as S. Koi Maee is
extended to the north. Revise the prefimbiar-y phd to comply with this r-equkenwnt.
1.2.5 A minimum 25 -foot wide street buffer in a common lot is required along E. Victory Road, as
shown on the plat. This buffer shall be maintained by the Homeowner's Association.
1.2.6 No signage is approved with this application. All signs proposed for this site shall obtain separate
sign permit approval.
1.2.7 Direct lot access to E. Victory Road is prohibited and shall be noted on the final plat. T -we One
access points to Mesa Way aFe is approved with this application; all other direct access points are
prohibited and shall be noted on the final plat.
1.3 GENERAL REQUIREMENTS—PRELIMINARY PLAT
1.3.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to City Code.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
1.3.2 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-
3A-18 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 11-3A-
18. Where the Applicant has submitted a preliminary landscape plan and where Staff has
reviewed such plan, the landscaping shall be consistent with the preliminary plan with
modifications as proposed by Staff. If the stormwater detention facility cannot be incorporated
into the approved open space and still meet the standards of UDC 11-3A-18, then the Applicant
shall relocate the facility. This may require losing a developable lot or developable area. It is the
responsibility of the developer to comply with ACRD, City of Meridian and all other regulatory
requirements at the time of final construction.
1.3.3 The Applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fencing
should be installed in accordance with City Code.
1.3.4 Staff's failure to cite specific ordinance provisions or terms of the approved Preliminary Plat does
not relieve the Applicant of responsibility for compliance.
1.3.5 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6A.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in E Victory
Road. 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
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 E Victory Road Road. 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.
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, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.6 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
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.
2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 94-8 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.
2.8 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.
2.9 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, prior to applying for building permits.
2.10 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.
2.11 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.
2.12 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.
2.13 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.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 1142-3H.
2.17 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.
2.18 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.
2.19 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.
2.20 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.
2.21 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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
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. MERIDIAN RRE DEPARTMENT
3.1 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.
3.2 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 %2" 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 finished grade to the center of the 4 V2" outlets.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
It. 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 turning 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 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6.
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 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.
3.9 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
borne by the developer.
egress3.10 We -Ade ex4er-ier- b" b a mq,
3.11 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 hvdrant on a fire apparatus access road as
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official. For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance
with Section 903.3.1.1 or 9033.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
18( 3 m).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 9033.1.1 or 9033.1.2, the distance requirement
shall be 600 feet (183 m).
3.12 To increase emergency access to the site, the applicant shall provide a stub street (S. Koi
Place) to the property to the north. Pi4oF to the next publie heaFing,
A temporary turnaround shall be
constructed at the terminus of S. Koi Place and remain until such time as S. Koi Place is
extended.
3.13 "No Parking" signs shall be installed every 300 feet on the east side of S. Koi Place.
3.14 Lot 2 shall be addressed off of S. Koi Place.
3.15 The temporary turn around shall be a minimum of 96 feet in diameter.
4. POLICE DEPARTMENT
4.4 To increase emergency access to the site, the applicant shall provide a stub street (S. Koi
Place) to the property to the north. , the applieant shall
5. PARKS DEPARTMENT
5.1 The Parks Department did not submit 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 Site Specific Conditions of Approval
7.1.1 Dedicate either 48 -feet of right-of-way from the centerline of Victory Road abutting the parcel, or
38 -feet of right-of-way from the centerline of Victory Road abutting the parcel with a 10 -foot
public sidewalk and utility easement. 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.
7.1.2 Construct a 5 -foot detached concrete sidewalk no closer than 41 -feet from the centerline of
Victory Road abutting the site.
7.1.3 Construct Mesa Way as one-half of a 36 -foot street section with vertical curb, gutter, and 5 -foot
concrete sidewalk abutting the site.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
7.1.4 Construct Koi Place as a 29 -foot street section rolled curb, gutter, and 5 -foot concrete sidewalk
on both sides. Koi Place shall intersect Victory Road approximately 367 -feet west of Mesa Way
and 537 -feet east of Glacier Bay Way (measured centerline to centerline).
7.1.5 Stub Koi Place to the north property boundary and install a sign at its north terminus
stating that. "This road will be extended in the future."
7.1.6 Construct a temporary turnaround with a 45 -foot back of curb radius rolled curb gutter,
and 5 -foot sidewalk at the north terminus of Koi Place Provide a temporary turnaround
easement for any portion of the turnaround lying outside of the dedicated richt-of-way.
7.1.7 Construct all residential driveways no wider than 20 -feet, and paved their full widths at least 30 -
feet into the site from the roadway edge.
7.1.8 Other than access specifically approved with this application, direct lot access to Victory Road is
prohibited, and shall be noted on the final plat.
7.1.9 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 DIGLINE (1-811-342-1585) 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 OCTOBER 2, 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
C. Legal Description & Exhibit Map
This parcel is a port on of Lot I and Lot 2 of Block 2 -of KACHINA ESTATES on rile in book
35, page 36 in the Office of the Recorder, Ada County. situated in the SWI/4 of the SEI/4 of
Section 19, Tow lap 3 North, Range I Fast of the Boise Meridian, Ada County Idaho and is
more particularly described as follows;
COMMENCING at the souffivvest corner of s�iid Spar IA of the SEI/4- said point being a brass
cap monument referenced in C.R&F. Instrument No. 8023391 on file in the Office of the
Recorder. Ada County; thence along the south boundary, of said SW U4 of the SE 114,
A) N.89042'05'L.. 535.81 feet (of record 535.78 feel) to the soua.1west cormr of 's -aid
KACHINA ESTATES. said point being the POINW OF BlEGINNLNG; thence along
the westerly boundary of said KACHIRIA ESTATFS.
13) N. 12.24'22-W., 33.75 feet to the southvmst comer of said Lot I A thence along the
-westerly boundanz of said Lot.1,
1) N, Q024122"W,, 136.33 feet (of record 1-16,34 feet) to the westerly angle poilit of
said Lot 4 thence continuing along the west boundM of said Lot I.
2) N.00149'50"E_ 360.74 feet (of record 363.00 feet) to the proportional northwest
Conwr of said I -ot 1; thence along t1w northerly boundary
of said Lot 1,
3) S -63.58'02'-E, 260.36 lbet; thence.
4) S-000 17`41 "E, 75.50 feet; thence,
5.) N.890 4 26"E.. 153,67 feet to to point on the boundary conunon to said Lots I and
2. thence continuing,
L-:'}C08043"SUrVe)NxT,al Owes spy ms\Exhibit A, Annexatim desc.dcr-
L.-Troject File C,09043tSurve,
y"LEGAL DFSCR1Pft0NS,F-xhibfj.A' Annexatian descAm
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
Project: C08043
Date* .tuna: 10. 2008
Page, 2 of 21
6) N,89054'261`�_ 152.66 feet to a point on the east boundary of %id Lot 2; thence
continuhig.
7) N,89D54265113., 25M feet to a point Gu the centerline of Mesa Way, thence along
said centerline.
8) SM01 7141"E , 334.84 feet to a Point on the south boundary of said SW114 of t1 -w
SEI/41: thence along said soutli boundary,
9) S.89Q42'a51'W., 531.93 [yet to the POINT OF BEGINNING
CONTAINING 5.03 acre.s. moyv or Lss,
SUBJECT TO all Easements, Rights, Rights-ol-way and all other Encumbrances of recoyd Or
implied.
MERUAN PUSUC
WORKS DEPT
L'�CG8043','SurvcYLCPI DZszriptio-fleExhibit A.Annexatinn descdoc
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE ]HEARING DATE OF OCTOBER 2, 2008
lFG)ND
ANNWTz" Ml INDAW UNP EXHIM 'AT FOR
ROAD C Lh-LPu,4F
slclm 2r VICTORY & MESA
0,9 A PORTION OF LOTS I & 2, W,0cK 2, XACMM IsrAms 1 -WW MASS CAP
50' 25, o 25, 100,
sc"'Lr. 1, INY
NIX24'22"W
S. 1/4 33.75'
CO&F L8023301 19 PAST VICTORY ROAD
L
\\-POINT OF CONUENCEMENT -POINT OF BEGINNING
PROJEC-; NO
008043
SHEET
OF I
Exhibit C
EXHIBIT 'A2' FOR
WCTOR Y AND MESA
&NNEXATION DESCRIPTION'
XALE!
r,Eg:gxm _gWNNE_.L., PLS
A 44CWATED Patr
BEING WCUM IN THE SW 114 OF THE a%' V4 OF %CMN
T(')Il'hWP I NORTH, RANGE I EMT. Dot% ME=IAN
k 70 Eck r
V200H
AVA COUNTY, TUAH()
(tJ,5, 78;t UAIA
0
, 4c
g
FIT_ N8W54'26'Z
15.5.677
Zw
BOUNDARYAREA,
5.031 ACRES
50' 25, o 25, 100,
sc"'Lr. 1, INY
NIX24'22"W
S. 1/4 33.75'
CO&F L8023301 19 PAST VICTORY ROAD
L
\\-POINT OF CONUENCEMENT -POINT OF BEGINNING
PROJEC-; NO
008043
SHEET
OF I
Exhibit C
EXHIBIT 'A2' FOR
WCTOR Y AND MESA
&NNEXATION DESCRIPTION'
XALE!
r,Eg:gxm _gWNNE_.L., PLS
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
D. Required Findings from Unified Development Code
1. Annexation and Zoning 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 all of the subject property to R-4. The Commission finds
that the proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the existing and proposed use of the property for single-family
residences is a permitted use in the R-4 district and that the density is consistent with the
future land use map designation of low density residential for this property. The property size
and street frontages depicted on the preliminary plat are consistent with the dimensional
standards listed in the UDC for the R-4 zoning district. Further, hook up to the City sewer and
water system is proposed with annexation of the property as required by the UDC.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
If the Development Agreement provisions are complied with, the Commission finds that the
proposed zoning amendment will not be detrimental to the public health, safety, or welfare.
Staff recommends that the Commission and Council rely on any oral or written testimony that
may be provided when determining this 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,
The Commission 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.
b. The annexation is in the best of interest of the City (UDC 11-511-3.E).
The Commission finds that the annexation and zoning of this property to R-4 would be in the
best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed plat will b is in substantial compliance with the
adopted Comprehensive Plan if the"YY 'heat , Y�� 4 e„ a stub stmet to the meprep
Ah �-+-
The Commission generally
supports the proposed plat layout, with the changes noted in Exhibit B, as it complies with the
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
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 finds that public services can be made available to accommodate the
proposed development. (See Exhibit B of the Staff Report for more details from public
service providers.)
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
own cost, 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 finding. (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
The Commission is not aware of any health, safety, or environmental problems associated
with the development of this subdivision. ACHD considers road safety issues in their
analysis.
E The development preserves significant natural, scenic or historic features.
The Commission is unaware of any natural, scenic, or historic features on this site.
Therefore, The Commission finds that the proposed development will not result in the
destruction, loss or damage of any natural, scenic or historic feature(s) of major importance.
Exhibit D