HomeMy WebLinkAboutShays Cove AZ-08-012 PP-08-009In the Matter of Annexation and Zoning of 5.03 Acres of Land from the RUT Zoning
District in Ada County to the R-4 Zoning District; and Preliminary Plat for 7 5ingle-
Family Residential Building Lots and 3 Common Lots on 4.45 Acres in a Proposed R-4
Zoning District, by Landmark Engineering & Planning, Inc.
Case No(s). AZ-08-012 & PP-08-009
For the City Council Hearing Date of: January 6, 2009 (Findings on the January 27, 2009
City Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of December 23, 2007,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of December 23, 2007,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of
December 23, 2007, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of December 23, 2007, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-SA.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-OS-012 & PP-08-009
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4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
parry requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, Conditions of
Approval, and Development Agreement provisions, all in the attached Staff Report for
the hearing date of December 23, 2007, incorporated by reference. The conditions are
concluded to be reasonable and the applicant shall meet such requirements as a condition
of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The Applicant's Annexation & Zoning request as evidenced by having submitted the
legal description and exhibit map stamped and dated June 12, 2008 by Fritz Brownell,
PLS, is hereby conditionally approved;
2. A Development Agreement is required with approval of the subject annexation and
shall include the provisions noted in the attached Staff Report for the hearing date of
December 23, 2008, incorporated by reference;
3. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated 10/22/08 is hereby conditionally approved; and,
Z. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of December 23, 2008, incorporated by reference.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to obtain the city
engineer's signature on the final plat within two (2) years of the approval of the
preliminary plat or one (1) year of the combined preliminary and final plat or short plat.
In the event that the development of the preliminary plat is made in successive phases
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-08-012 & PP-08-009
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in an orderly and reasonable manner, and conforms substantially to the approved
preliminary plat, such segments, if submitted within successive intervals of eighteen
(18) months, maybe considered for final approval without resubmission for
preliminary plat approval. Upon written request and filed by the applicant prior to the
termination of the period in accord with 11-6B-7.A, the Director may authorize a single
extension of time to record the final plat not to exceed eighteen (18) months. Additional
time extensions up to eighteen (18) months as determined and approved by the City
Council maybe granted. With all extensions, the Director or City Council may require
the preliminary plat, combined preliminary and final plat or short plat to comply with
the current provisions of Meridian City Code Title 11. If the above timetable is not met
and the applicant does not receive a time extension, the property shall be required to go
through the platting procedure again.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review maybe filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which maybe adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of December 23, 2008.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-08-012 & PP-08-009
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B action of the City Council at its regular meeting held on the ~ ~ ~ day of
2008.
COUNCIL MEMBER DAVID ZAREMBA
COUNCIL MEMBER BRAD HOAGLUN
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
VOTED / "~~J
VOTED
VOTED ~\~
VOTED
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
~~
Mayor Ta y e Weerd
Attest: ````\`~~~~~~ u t i~„D; ~~~/,''r'
~r~ '.
o
Jaycee Ho an, Ci lerk ~L
~~, ~_ GSr 1gi ' _d~ _.e'~
Copy served upon Applicant,
Public Works Department and City
~~~``~~
Dated: V /~u
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-08-012 & PP-08-009
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
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 R-4 zoning district
• PP-08-009
Preliminary Plat for ~ 7single-family residential building lots and 3 common
lots on 4.45 acres in a proposed R-4 zoning district
.Update: At the public hearing on October 2, 2008, the Commission reauested the proiect be continued
to November 20, 2008 in order for the preliminary Matto be revised: The applicant has submitted a
revised plat, as requested, that shows S. goi 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. Soi Place is extended to the north. Additionally, the applicant has
removed one of the two building lots that fronted on Mesa Wav; now only the lot that contains the
existing home and shop buildings fronton Mesa Wav. 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
strike-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 ~ 7single-family
residential building lots and 3 common lots in the proposed R-4 zoning district for 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
i r~~~
finding in Exhibit D. ~teff r~ „a~ mot.; „E i... ~: a ~ ..., o. n
The Meridian Planningl & Zoning Commission heard these items on September 18 October 2
and November 20.2008. At the uublic hearing on November 20, 2008 they moved to
recommend approval of the subject AZ and PP request.
Shays Cove Page 1
CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
a. Summary of Commission Public Hearin:
i. In favor: Chris Todd
ii. In opposition: None
iii. Commentin~• None
iv. Written testimony: None
v. Staff presenting application: Sonya Wafters
vi. Other staff commenting on application: None
b. Kev Issue(s) 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. Kev Commission Change(s) to Staff Recommendation:
i. None
d. Outstandins Issue(s) 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: 84814130175
The site is generally located on the north side of E. Victory Road, approximately 1/3 mile west of
Shays Cove Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
Locust Grove Road, in the southeast 1/a 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.
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 ~ 7single-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 snore information.)
5. PROCESS FACTS
a. T'he 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)
Shays Cove Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
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:
1. 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
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: R-4
7. Size of Property: 5.03 acres in annexation boundary; 4.45 acres in plat boundary
f. Subdivision Plat Information:
1. Residential Lots: ~ 7
2. Non-residential Lots: 0
3. Total Building Lots: ~ 7
4. Common Lots: 3
5. Other Lots: 0
6. Total Lots: -1.10
7. Gross Density: 431.57 dwelling units per acre
8. Lot Sizes: Buildable lots range in size from o~ 11,346 square feet (s.f.) to ~n~ 47,283
s.f. with an average lot size of 8:45 21.335 of an acre
g. Landscaping:
Shays Cove Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
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 11-3B-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~9 to/from E. Victory
Road. Access to Lots 3 ~-4 is~^^^~°a *^ ~° provided from S. Mesa Way. Staff and ACRD are
supportive of the e~stin~ and proposed access points ~epes~l. (See Section 10, Analysis, and
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 (ACfID). This service will not change.
Shays Cove Page $
CTI'I' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
- 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 inf~ll 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)
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 net proposed to the rural residential property to the north
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 ~ 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-ZA-2 lists a variety of uses that are principal
Shays Cove Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
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
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
~} 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 C).
Development Agreement: UDC 11-SB-3D2 and Idaho Code § 65-6711A provides the City
the authority to require a property owner to enter into a Development Agreement (DA) with
the City that may require some written commitment for all future uses. Staff 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, a~-~A shall only be provided from one public
street access to/from E. Victory Road and direct lot access to Lots 3 ~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
Shays Cove Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
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, the roof) shown in Exhibit A.4.
2. PRELIlV~TARY PLAT: The applicant is requesting Preliminary Plat approval of ~ 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.
Diffiensional Requirements of the R-4 district, per UDC Table 11-2A-5:
R-4 STANDARD REQUIREMENT
Minimum property size/dwelling unit (ins uaze feet) 8,000
Minimum street frontage (in feet 60
Rear setback (in feet) 15
Interior side setback (in feet) 5
Street setback' to front loaded gaza a in feet):
Local 20
Collector 25
Street setback to living area and/or side loaded gazage in feet):
Local 15
Collector 25
Street landscape buffer (in feet):
Collector 20
Arterial 25
Entryway corridor 35
Interstate 50
Maximum building height 35
Minimum living azea (ins uare feet):
Detached 1,400
Attached 800
Minimum ground floor azea for multi-sto units (in square feet) 800
Note: 'IYieasured from back of sidewalk or ro erty line where theta is no ad'acent 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
Shays Cove Page g
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
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-lOC 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:
• 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;
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+ xca-~ioc-criczaa~uvupa'~:Fza-cv~vxuc~caa. accnrvcrvo~cv ..., ~.r^.p^. ..~ .............:~ :.,
e
• 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-lOC 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, S, and 9, to/from E. Victory Road. Direct lot access is proposed to Lots
Shays Cove Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
3 ~l-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.
'T'"° ~'°+ °~,^••.~ ~ Tr°; D'°°° °..a;,,,.. •~' a° ° .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
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 the 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
iccnance 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, asingle-point connection to the culinary water system shall be required. If a single-
point connection is utilized, the developer will be responsible for the payment of assessments
for the common areas prior to signature on the final plat by the City Engineer. An
underground, pressurized irrigation system should be installed to all landscape areas per the
approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28.
b. Staff Recommendation: ' ,
.Staff recommends approval of the subiect AZ and PP
applications with a Development Agreement, per the conditions in Exhibit B. based on the
findings in Exhibit D. The Meridian Planning & Zonins 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. The Meridian
Shays Cove Page 1 ~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
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
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
CTTl' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
A. Drawings
1. Zoning/Vicinity Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
2. Preliminary Plat (labeled as Sheets 1 & 2, prepared by Landmark Engineering & Planning, Inc.,
dated 6/27/08, REVISED 10/22/08)
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CTI'Y 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.,
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CTI'1' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
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CTI'I' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
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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). 1'he
Applicant shall contact the City Attorney, Bill Nary, at 888-4433 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, ~I~A shall only be provided from one public
street access to/from E. Victory Road and direct lot access to Lots 3 a~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, the roof) shown in Exhibit A.4; the
existing home and outbuildings may remain if the UDC required setbacks are
maintained.
1.2 SITE SPECIFIC REQUI1tEMENTS-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 approved. ,
err ter'
belevr: 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 7/22108, 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;
t, De o+l.P-l~n~.cr~n~nl~n to inrlw~ +L. t, L. +,. ~ ~ rl, ..El. ,.t. L. ,] ,7
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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-lOC for tree preservation of existing trees on site
as follows:
i. 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) fl-
inch caliper trees, or seven (7) 3-inch caliper trees.) Contact the City AYborist, EZYOy
Huff; 898-3579, to set up a mitigation and pYOtection 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).
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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. ~e One
access points to Mesa Way are 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
CTI'1' 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 ACfID, City of Meridian and all other regulatory
requirements at the time of fmal 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, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.5 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
CTI'I' 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 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.
2.8 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 11-12-3H.
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 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 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 fmished grade to the center of the 41/2" outlets.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or e~sting hydrants for all new construction or additions to
e~sting 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.
3.11 Where a portion of the facility or buildinst 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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TILE HEARING DATE OF OCTOBER 2, 2008
measured by an approved route around the ezterior of the facility or building, on-site fire
hydrants and mains shall be provided where reauired by the code official. For buildings
equipped throughout with an approved automatic sprinkler system installed in accordance
with Section 9033.1.1 or 9033.1.2 the distance reauirement shall be 600 feet (183).
a. For Group R 3 and Group U occupancies, the distance requirement shall be 600 feet
18( 3 m1•
b. For buildings eauipped throughout with an approved automatic sprinkler system
installed in accordance with Section 9033.1.1 or 9033.1.2. the distance reauirement
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. ,
. A temporary turnaround shall be
constructed at the terminus of S. Koi Place and remain until such time as S. Koi Place is
eztended.
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~ To increase emergency access to the site, the applicant shall provide a stub street (S. Koi
Place) to the property to the north. ,
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 ofright-of--way from the centerline of Victory Road abutting the parcel, or
38-feet ofright-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 ACRD Commission or prior to issuance of a building permit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of--way dedication after
receipt of all requested material. The District will purchase the right-of--way which is in addition
to existing right-of--way from available Corridor Preservation Funds.
7.1.2 Construct a 5-foot 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
CTfY 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 right-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 fmal 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 ACRD roadway or
right-of--way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and 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
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
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Exhibit C
CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 2, 2008
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Exhibit C
CTI'Y 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 City Council 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 City Council 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 City Council fmds that the
proposed zoning amendment will not be detrimental to the public health, safety, or welfare.
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 City Council 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-SB-3.E).
The City Council 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 City Council finds that the proposed plat ~u~® is in substantial compliance with the
adopted Comprehensive Plan __ ____ __ ..._.._., ........, ~t:ect tc tie uc:tu :-~
--rr--- r~ y..,t,~ ~y
,~' "~3~3El~~vy-$cuxxZOi xvscca°o ~ccico~xccrrvzc
~'" "''"~` '' ~' + ~~ ~ ~ ~ • + +• • ~. The City Council generally
supports the proposed plat layout, with the changes noted in Exhibit B, as it complies with the
provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals,
Section 8, of the Staff Report.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TAE HEARING DATE OF OCTOBER 2, 2008
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The City Council fmds 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 City Council fmds 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
The City Council is not aware of any health, safety, or environmental problems associated
with the development of this subdivision. ACRD considers road safety issues in their
analysis.
f. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any natural, scenic, or historic features on this site.
Therefore, The City Council 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.
Exhibit D