Findings Cavanaugh RidgeQEC 0 32009
CITY C7; c~ y«;,u~.,
CITY CLE,~KS OFFICE
CITY OF MERIDIAN E IDIAN~~-
FINDINGS OF FACT, CONCLUSIONS
OF LAW AND s ® ~ ~
DECISION & ORDER
In the Matter of the Request for a Rezone of 91.09 Acres of Land from the R-4 Zoning
District to the R-8 Zoning District; Preliminary Plat Consisting of 255 Single-Family
Residential Building Lots and 27 Common Area Lots; and a Variance to Exceed the
Maximum Block Length Allowed in Residential Districts for Blocks 7,12, and 14, for
Cavanaugh Ridge Subdivision, by Affinity Bank.
Case No(s). RZ-08-005; PP-08-010; and VAR-09-006
For the City Council Hearing Date of: November 24, 2009 (Findings on the December 8,
2009 City Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of November 24, 2009,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of November 24, 2009,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of
November 24, 2009, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of November 24, 2009, 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).RZ-08-005; PP-08-010; and VAR-09-006
-1-
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
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, the Conditions of
Approval, and Development Agreement provisions all in the attached Staff Report for the
hearing date of November 24, 2009, 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-SA and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Rezone as evidenced by having submitted the legal description and
exhibit map, stamped by Timothy J. Fox and dated August 10, 2009, is hereby
conditionally approved;
2. A Development Agreement (DA) is required with the subject rezone approval. The
provisions of the DA are as shown in Exhibit B of the attached Staff Report for the
hearing date of November 24, 2009, incorporated by reference;
3. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated 9/11/09 as shown in Exhibit B of the attached Staff Report for the hearing date of
November 24, 2009, incorporated by reference, is hereby conditionally approved;
4. The applicant's request for a Variance is hereby approved; and
5. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of November 24, 2009, 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
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S).RZ-08-005; PP-08-010; and VAR-09-006
-2-
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
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
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 November 24, 2009.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S).RZ-08-005; PP-08-010; and VAR-09-006
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By action of the City Council at its regular meeting held on the '1'" ~ day of
r e ,,, ~,.~~? , 2009.
COUNCIL MEMBER DAVID ZAREMBA
COUNCIL MEMBER BRAD HOAGLUN
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
MAYOR TAMMY de WEERD
(TIE BREAKER)
VOTED
VOTED~g~,
VOTED
VOTED~G~
~,
VOTED
. ~
.~ '~ ®°9~i ''~,
Attest: C~' ~oTFO '~,
~~'+~~ -
a~'
Jaycee Ho an, City Clerk = '~°' ~ ~~
'~. ,~ `o `~~.
Copy served upon Applicant, The Planning'I~~, ent, Public Works Department and City
Attorney.
By: Dated: ~~ ~
City lerk's ffice
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S).RZ-08-005; PP-08-010; and VAR-09-006
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STAFF REPORT Hearing Date: November 24, 2009
TO: Mayor & City Council E IDIAN-~-
FROM: Sonya Wafters, Associate City Planner I ®'~ B ~
208-884-5533
SUBJECT: RZ-08-005; PP-08-010; MDA-08-003; VAR-09-006 -Cavanaugh Ridge
Note: At the first Commission meeting on October 1~; the Commission requested the applicant meet
with staff to address some outstanding issues in the design of the subdivision and continued the project
to October 15`h. Based on discussions with staff, the applicant revised the preliminary plat and went
back before the Commission and obtained a recommendation for approval
The staff report has been revised to reflect the revisions to the plat; changes are noted in underline
formal After the second Commission meeting on October I Ste, the applicant submitted a Variance
application for review by City Council concurrent with the other applications. The staff report has been
revised to include the Variance request; changes are noted in boldlunderline forma
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Affuuty Bank, has applied for the following: Rezone (RZ) approval of 91.09 acres of
land from the R-4 (medium low-density residential) zoning district to the R-8 (medium-density
residential) zoning district; Preliminary Plat (PP) approval for 255 single-family residential
building lots and 237 common area lots; and a modification to the existing Development Agreement
(MDA) for Cavanaugh Ridge Subdivision to include updated project information. A Variance (VAR)
to UDC 11-6C-3F is also requested to exceed the ma~mnm block length allowed in residential
districts for Blocks 7.12. and 14. See Section 10 of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff is recommending approval of the proposed applications with the conditions and modifications to
the Development Agreement listed in Exhibit B, based on the Findings of Fact and Conclusions of
Law in Exhibit D of the Staff Report.
The Meridian Planning & Zoning Commission heard these items on October 1. and 15.2009. At
the public hearing on October 15a', they moved to recommend approval of the subiect RZ and
PP request.
a. Summary of Commission Public Hearing:
i. In favor: Ashley Ford
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Ashley Ford
v. Staff presenting application: Sonya Wafters
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. Lighting along the multi-use pathway required along the Farr Lateral;
ii. Concerns about the safety of children travelling to school on the Farr Lateral pathway.
c. Kev Commission Change(s) to Staff Recommendation:
i. Modify DA provision #1.4.2 to require a mate with a knox box entry system instead of a
barricade at the end of Reflection Ridge Drive where it connects to the public street
along the west boundary of the subdivision;
ii. Modify DA provision #3.9 to clarify emergency access requirements for the subdivision;
Exhibit C - 0 -
iii. Modify DA provision #4.2 to suecifically require bollard style lighting along the Farr
Lateral uathway.
d. Outstanding Issue(s) for City Council:
i. None
~.. Summary of Citv Council Public Hearin:
L In favor: Ashley Ford
ji. l[n onnosition: None
jjj. Commentin~• None
iL' Written testimony: Ashley Ford
y. staff nresentin~ annlication: Sonya Watters
yi. Other staff commenting on annlication: Mark Neimever
]2, ey Issues of Discussion by Council•
L_ None
~_ Key Council Chances to 5taff/Commission Recommendation
L None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers RZ-08-
005, PP-08-010, MDA-08-003, and VAR-09-006 as presented in the staff report for the hearing date
of November 24, 2009 with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers RZ-08-
005, PP-08-010, MDA-08-003, and VAR-09-006 as presented during the hearing on November 24,
2009 for the following reasons: (You should state specific reasons for denial of the annexation and
you must state specific reason(s) for the denial of the plat.)
Continuance
I move to continue File Numbers RZ-08-005, PP-08-010, MDA-08-003, and VAR-09-006 to the
hearing date of (insert continued hearing date here) for the following reason(s): (You should state
specific reason(s) for continuance.)
lV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 4275 S. Locust Grove Road, east of S. Meridian Road and south of E.
Victory Road, in Section 30, Township 3 North, Range 1 East.
B. Owner(s):
South Cavanaugh, LLC
15711 State Highway 55
Boise, ID 83714
C. Applicant:
Affinity Bank
Exhibit C
-1-
625 E. Santa Clara Street
Ventura, CA 93003
D. Representative:
Ashley Ford, Rose Law Group Borton
6223 N. Discovery Way, Suite 200
Boise, ID 83713
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a rezone and preliminary plat. A public hearing is required before
the Planning & Zoning Commission and City Council on this matter, consistent with Meridian
City Code Title 11, Chapter 5.
B. The subject application is for a modification to a development agreement. A public hearing is
required before the City Council on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
C. The subject application is for a variance. A public hearing is required before the City Council on
this matter, consistent with Meridian City Code Title 11, Chapter 5.
D. Newspaper notifications published on: September 14, and 28, 2009 (Commission); October 29.
2009; and November 5.2009 (City Council)
E. Radius notices mailed to properties within 300 feet on: September 11, 2009 (Commission);
November 2, and 16, 2009; and November 9, and 16, 2009 (City Council)
F. Applicant posted notice on site by: September 17, 2009 (Commission); October 31, 2009 (City
Council
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site is zoned R-4 and consists of vacant undeveloped land.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: This site is currently
surrounded by existing and future residential uses, and a gravel pit.
1. North: Primarily vacant (preliminary platted for single-family residential lots) with some
existing single-family residential uses, zoned R-8
2. East: Existing and future single-family residential uses, zoned R-8
3. South: Residential/agricultural properties, zoned RUT (Ada County) and R-4; and a gravel
pit, zoned RUT (Ada County)
4. West: Gravel pit and storage units, zoned RUT (Ada County)
C. History of Previous Actions:
• This property received annexation and zoning (AZ-05-045) approval with an R-4 zoning
district in 2006. A preliminary plat (PP-OS-048) was also approved for Reflection Ridge
Subdivision consisting of 255 residential building lots and 29 common area lots. A
conditional use permit/planned development (CUP-OS-046) was approved for a planned
development with reductions to lot size, lot frontage, building setbacks, and exceeding the
maximum block length allowed in the R-4 district. The preliminary plat and conditional use
Exhibit C - 2 -
permit approvals have expired.
D. Utilities:
1. Public Works:
a. Location of sewer: Sewer to this site is being proposed via extensions of mains located in
Locust Grove Road. This site currently has sewer infrastructure that was constructed with
the previously approved Reflection Ridge project. This infrastructure has been installed
but has not received approval by the Meridian Public Works Department. New testing of
any previously constructed infrastructure will need to be conducted and approved by the
City of Meridian Public Works Department.
b. Location of water: Water to this site is being proposed via extensions of mains located in
Locust Grove Road. This site currently has water infrastructure that was constructed with
the previously approved Reflection Ridge project. This infrastructure has been installed
but has not received approval by the Meridian Public Works Department. New testing of
any previously constructed infrastructure will need to be conducted and approved by the
City of Meridian Public Works Department.
c. Issues or concerns: No Concerns
E. Physical Features:
1. Canals/Ditches Irrigation: The Ridenbaugh Canal exists along the northeast boundary and the
Farr Lateral exists along the south boundary of the site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This property does not lie within the floodplain.
F. Access: One public street access to serve this site is proposed via Locust Grove Road. eve Four
public street stubs to adjacent properties are proposed at regular intervals around the subdivision
boundary. See Analysis, Section IX, below for more information.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
A majority of this site (53 acres) is designated as "Low Density Residential" and the remainder (39.1
acres) is designated as "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map.
Per the Comprehensive Plan (page 99), the low density residential designation allows for the
development of single-family homes on large lots where urban services are provided. Uses may
include single-family homes at densities of 3 dwelling units or less per acre.
Per the Comprehensive Plan (page 99), the medium density residential designation allows smaller lots
for residential purposes within the city limits. Uses may include single-family homes at densities of 3
to 8 dwelling units per acre.
Staff finds that the overall gross density of 2.~8 dwelling units per acre is within the range for a low
to medium density project and therefore, is consistent with the comprehensive plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
• Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned
for the provision of all public services.
Exhibit C - 3 -
The City of Meridian plans to provide municipal services to the lands proposed to be rezoned in
the following manner:
- Sanitary sewer and water service will be extended to the site at the developer's expense.
- The subject lands currently lie within the jurisdiction of the Meridian City Fire Department,
who currently shares resource and personnel with the Meridian Rural Fire Department.
- The subject lands currently lie within the jurisdiction of the Meridian Police Department
(MPD).
- The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACFID) and Idaho Transportation Department (ITD). This service
will not change.
- The subject lands are currently serviced by the Meridian School District No. 2. This service
will not change.
- The subject lands are currently serviced by the Meridian Library District. This service will
not change and the Meridian Library District should suffer no revenue loss as a result of the
subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• Chapter V, Goal I, Objective A, Action 4 -Develop and maintain greenbelts along waterways.
The applicant is proposing to construct a 10 foot wide regional pathway along the south side of
the Ridenbaugh Canal in accord with the City s Master Pathways Plan. Staff is recommending a
regional pathway also be constructed along the Farr Lateral to provide a connection between the
Ridenbaugh pathway and Mary McPherson elementary school southeast of the site, in accord
with the City s Master Pathways Plan.
• Chapter VII, Goal I, Objective D, Action 9 -Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
Exhibit C - 4 -
The applicant is proposing to construct fencing around the majority of the perimeter of the
subdivision. Temporary construction fencing should be installed in any areas around the
perimeter of the subdivision where permanent fencing is not proposed to contain debris during
construction.
• Chapter VII, Goal I, Objective D, Action 8 -Require new urban density subdivisions which abut
or aze proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with lazger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities.
The applicant is proposing common area adjacent to the existing rural residential properties
along the southern boundary of the subdivision as a transition to the proposed urban density lots
(see landscape plan for exact location of common area).
• Chapter VII, Goal V, Objective B, Action 1 -Require common area for all subdivisions.
The proposed preliminary plat includes X417.9% open space (or X16.32 acres) consisting
ofpathways, parks, and active/passive open space.
• Chapter VII, Goal IV, Objective C, Action 1 -Protect existing residential properties from
incompatible land use development on adjacent pazcels.
The applicant is proposing a residential zoning district (R-8) and landscaped common area
adjacent to existing rural residential properties along the south boundary. For this reason, Staff
believes that development of the proposed residential subdivision will be compatible with existing
residential uses on adjacent parcels.
• Chapter VI, Goal II, Objective A, Action 6 -Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
Five public stub streets are proposed at the subdivision boundary to provide future
interconnectivity between developments such as Cavanaugh Subdivision, northwest of the site,
and Normandy Subdivision, northeast of the site across the Ridenbaugh Canal.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: Per UDC 11-2A-1, 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 aze distinguished by the allowable density of dwelling units per acre
and corresponding housing types that can be accommodated within the density range.
B. Schedule of Use: Unified Development Code (UDC) 11-2A-2 lists the permitted, accessory, and
conditional uses in the R-8 zoning district. Single-family dwellings aze listed as a principal
permitted use in the R-8 zoning district.
C. Dimensional Standards: All of the proposed lots shall comply with the dimensional standazds
listed in UDC 11-2A-3 and 11-2A-6 for the proposed R-8 zoning district.
D. Landscaping
1. Width of street buffer(s): Per UDC 11-2A-6, a 25-foot wide street buffer is required adjacent
to S. Locust Grove Road, a minor arterial street; and a 20-foot wide street buffer is required
adjacent to W. Wrightwood Drive, a collector street. Street buffers shall be constructed in
accord with the standards listed in UDC 11-3B-7C.
Exhibit C - 5 -
2. Percentage of site as open space: X8:417.9% 0816.32 acres)
5. Tree Preservation: Per UDC 11-3B-10, mitigation is required for all existing healthy trees fl-
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. The landscape plan states that no
trees are being removed from the site that requires mitigation.
E. Parking: NA
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Rezone (RZ) Application: The Applicant is requesting approval to rezone 91.09 acres of
land from R-4 to R-8. The proposed rezone area consists of four parcels of un-platted land.
The property is currently designated on the Comprehensive Plan Future Land Use Map as
Low Density Residential and Medium Density Residential; the proposed overall density of
2.18 dwelling units per acre is consistent with the density designated for this area on the
comprehensive plan future land use map (see Section VII above for more information).
This property received preliminary plat approval along with the annexation in 2006. Since
that time, the preliminary plat approval has expired and the dimensional standards for the R-4
district have changed. Thus, the previously approved lots no longer meet the standards for the
current R-4 district. In order to process essentially the same preliminary plat, the applicant is
requesting approval to rezone the property to R-8 in order to comply with dimensional
standards.
The rezone legal description submitted with the application (stamped on 8/10/09 by
Timothy Fox, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian (see Exhibit C).
Staff believes that the requested R-8 zoning district is appropriate for this site if the applicant
complies with the recommended conditions and DA provisions in this report. Please see
Exhibit D for detailed analysis of the required facts and fmdings for the rezone.
2. Preliminary Plat (PP) Application: The applicant is requesting preliminary plat approval of
255 single-family residential building lots and 217 common/open space lots for a total of
28-1-21ots on 91.08 acres of land.
Background: After obtaining approval of the preliminary plat for Reflection Ridge
Subdivision on this site in 2006, the previous owners, M & H Development, sold the property
to Corinthian Communities who began construction of the first phase. Corinthian was unable
to finish the construction work on Phase 1 and failed to record the fmal plat within the
allowed time period. Approximately 80-90% of the first phase (located on the east side of the
site) improvements have been completed; however, some vandalism occurred on the site that
reduced this percentage. The property went into foreclosure and was purchased by Kastera
Development. Kastera submitted the subject applications to reinstate the land use approvals in
2008; however, Kastera was unable to complete the process. Affinity Bank, the applicant on
this matter, is in the process of acquiring the property. The applicant's intent is to re-apply for
virtually the same preliminary plat as was previously approved with minor modifications as
requested by staff.
Upon review of the subject application, it came to staff's attention that a 40-foot wide access
easement exists along the west boundary of the site that provides access to the adjacent gravel
pit that was not shown on the original plat approved with Reflection Ridge. Therefore, staff
requested the proposed preliminary plat incorporate this easement.
Exhibit C - 6 -
The applicant has revised the preliminarYplat to include a 50-foot wide right-of--way for a
public street along the west boundary of the site in the location where the access easement
lies. The applicant proposes to construct the east half of the street along with 12 feet of
pavement on the west side; the remainder of the street on the west side will be constructed by
the developer of the adjacent ~ro~erty with future development. (ACFID clarified to Sta that
a total 0 40- eet of pavement will be required to be constructed with development of the
subject property: the remaining 10 feet may be constructed by the developer o the adjacent
p_ YOpertx) This street will stub to the property south of the site and to Rumple Lane at the
north boundary.
The overall number of buildable lots has
stayed the same.
.. A revised
landscape elan that matches the confieuration of the revised preliminary plat, dated 9/11/09.
will be submitted prior to the City Council meeting, See the proposed preliminary plat and
landscape plan with the aforementioned changes in Exhibits A.2 & A.3.
Existing Structure(s): There is an existing burnt structure on this site and associated debris
that should be removed immediately as it represents a safety hazard. At the latest, it shall be
removed prior to the City Engineer's signature on the first final plat for the subdivision.
Landscaping: The applicant submitted a landscape plan (prepared by The Land Group,
labeled as Sheets L100-L104, dated 8/11/09) with the subject application, included as Exhibit
A.3. A 25-foot wide street buffer is required along S. Locust Grove Road, a minor arterial
street, as depicted on the plan and a 20-foot wide street buffer is required along the section of
W. Wrightwood Drive that is classified as a collector street between Locust Grove Road and
the roundabout, in accord with UDC Table 11-2A-6. A 10-foot wide buffer is also required
adjacent to the access road along the west boundary of the site.
Open Space: A total of 16.32 acres (or X8:417.9% of the site) of common open space is
proposed within the subdivision, which exceeds the minimum 10% required by UDC 11-3G-
3A.1.
Parkways: Eight-foot wide pazkways aze proposed throughout the development. Pazkways
shall be constructed in accordance with the standards listed in UDC 11-3A17E.
Site Amenities: The same amenities that were approved with Reflection Ridge are proposed
with the subject application as follows:
- Phase 1: A half-court sized basketball court; grass volleyball court; and 2
neighborhood pazk azeas.
- Phase 2: A neighborhood swimming pool and a lazge neighborhood pazk with
playground equipment.
- Phase 3: A neighborhood pazk with playground equipment.
Exhibit C - 7 -
- Phase 4: A neighborhood park with playground equipment.
- Phases 1 & 2: A 10-foot wide pedestrian pathway located on the south side of the
Ridenbaugh Canal along the entirety of the development's boundary.
- Phases 1, 2, 3, & 4: A network of pedestrian pathways
Based on the area of the plat (91 acres), a minimum of 4 site amenities are required to be
provided within the development, per UDC 11-3G-3A.2. The applicant is proposing a total of
10 amenities, which exceeds the minimum requirements of the UDC.
Sidewalks: The landscape plan depicts detached sidewalks with 8-foot wide parkways
adjacent to local streets throughout the development consistent with UDC 11-3A-17A. Per
UDC 11-3A-17C, detached sidewalks are required along all arterial streets; the landscape
plan depicts an attached sidewalk along S. Locust Grove Road, an arterial street. However,
because the Master Pathways Plan depicts amulti-use pathway in this area, a 10-foot wide
detached pathway is required and maybe constructed in lieu of a sidewalk.
Pathways: Per the City's adopted Master Pathways Plan, a 10-foot wide multi-use pathway
is required to be constructed along the south side of the Ridenbaugh Canal along the northern
boundary of the site. Said pathway should drop down to the south through the common
area (Lot 1, Block 3) and come out at the Wrightwood Drive/Locust Grove intersection
in order to connect to the e~sting pathway on the east side of Locust Grove. Pathway
shall eztend to the north from this location parallel with Locust Grove Road, cross the
Ridenbaugh Canal, and connect to the detached sidewalk planned in Normandy
Subdivision. Additionally, staff is recommending a 10-foot wide multi-use pathway be
constructed along the west and southwest boundaries of the site adjacent to the Farr
Lateral to provide a connection between the Ridenbaugh pathway and Mary
McPherson elementary school, in accord with the Master Pathways Plan. Pathway shall
be located in Lot 27. Block 12. the ~ecmn~exded common lot along the west boundary
adjacent to the u~es~-ice public street. and eztend through Lot
11, Block 14 and stub to the east boundary of Lot 11. Staff recommends the east lot line of
Lot 12. Block 14 be adjusted further to the west to allow a wider range of vision of the
adiacent common area from the street. A 10-foot wide detached pathway maybe constructed
adjacent to the public street along the west boundary in lieu of a sidewalk. See the Master
Pathways Plan to determine location of pathways.
A network of pedestrian pathways is proposed for access from the homes to the neighborhood
parks. One pedestrian pathway is proposed to connect at the north boundary to the multi-use
pathway along the Ridenbauah. Another pedestrian pathwayproposed at the north
boundary to Cavanaugh Subdivision for future interconnectivity.
Per UDC 11-3A-8, all pathways (multi-use and micro-paths) shall be landscaped in
accordance with the standards listed in UDC 11-3B-12. The landscape plan does not depict
any landscaping adjacent to the multi-use pathway along the Ridenbaugh Canal. A
landscape strip a minimum of 5-feet in width shall be provided on each side of the
pathway in accord with the standards listed in UDC 11-3B-12C. Landscaping in accord
with the aforementioned standards shall also be provided adjacent to the pathway
required along the Farr Lateral.
Fencing: Fencing is proposed as shown on the landscape plan. Because the Ridenbaugh
Canal is a large open water system and is located adjacent to the proposed multi-use
pathway, the Nampa Meridian Irrigation District and the Master Pathways Plan both
require the waterway to be fenced to deter access. For this reason, staff is
Exhibit C - 8 -
recommending fencing be installed in accordance with the standards listed in UDC 11-
3A-6B.3.
A 4-foot tall wrought iron fence is proposed along the west side of the access road. Staff is
not requiring fencing in this area as it doesn't appear to serve a purpose although the
applicant may construct fencing in this area if desired.
All fencing on the site shall be constructed in accord with the standards listed in UDC 11-3A-
7A. Adetailed fencing plan shall be submitted with each final plat application.
Access: The preliminary plat depicts one access point to the subdivision via S. Locust Grove
Road. A stub street is proposed to Rumpel Lane, an existing private street; however, until
Rumpel Lane (Harris Street) develops as a public street with Cavanaugh Subdivision to the
north, access to this road is not allowed except for emergency access. A barricade (that
doesn't prohibit emergency access is required to be installed at the end of Reflection Ridge
Drive where it connects to the public street along the west boundary and shall remain in place
until such time as Rumpel Lane/Harris Street is improved as a public street. Local streets are
proposed internally for access within the site. Until such time as another point of access is
available to the site from the west, only 50 homes may be constructed within the
development in accordance with Fire Department condition #3.9 in Exhibit B.
Once the public street along the west property boundary has been constructed and access is
provided to the property to the south (parcel #S1130315225), the existing 40-foot wide access
easement shall be vacated.
The applicant plans to request approval of 2 private streets (Lots 6 & 18, Block 4), that will
serve the lots in Block 4, within the first phase of development with the final plat application.
Stub Streets: Fire Four public stub streets (as shown on the proposed revised plat in Exhibit
A.2) are proposed at regular intervals around the subdivision boundary for future
interconnectivityhetween subdivisions. Note: A stub street is proposed at the northeast
boundary to connect to a stub street to the south approved with Normandy Subdivision.
ACID required a bridge connection across the Ridenbaugh Canal to be constructed as a
condition of approval of Normandy Subdivision.
Block Length: The length of Blocks 7, 12, and ~ 14 exceed the maximum block length
allowed in residential districts. Per UDC 11-6C-3F.1, "In the residential districts, no block
face shall be more than 750' in length without an intersecting street or alley, or no block face
shall have a length greater than 1,300' without a connecting pedestrian open space and
pathway. The applicant shall either revise the plat to comply with this standard or
submit a request for a variance to exceed the maximum block length allowed in UDC
11-6C-3F.1 for these blocks. After the Commission hearing, the aunlicant submitted a
Variance reauest to exceed the ma~mum block length allowed for the above-mentioned
lots (see Variance analysis below).
Building Elevations: Per the existing DA (provision 6.1 #6), "Any new structures within this
development shall be generally compatible in appearance and bulk with the submitted
pictures/elevations." Staff believes the previously approved elevations represent quality
design and architecture; however, staff recommends the following language be added to that
provision, "...unless modified by the City's Design Manual." Staff is not requesting any
changes to the elevations for structures within this development. Staff recommends these
elevations (included in Exhibit A.5) be included as an exhibit in the DA.
3. Development Agreement Modification (MDA) Application: The applicant requests approval to
modify the existing development agreement (DA), instrument #106108230, to reflect the change
Exhibit C - 9 -
in ownership; the development name; the proposed zoning change from R-4 to R-8; the revised
legal description and exhibits for the proposed rezone; and the revised preliminary plat and
landscape plan. The applicant is not proposing any changes to the previously approved building
concepts or amenities. Staff is in agreement with the proposed changes to the DA and requests the
following additional modification to the DA:
DA provision #6.1, #8 should be revised as follows, "That, except for emergency access
as required by the Fire Department,
access to the subdivision via Rumple Lane is
prohibited until such time as Rumple Lane/Harris Street develo sp as a public street and is
extended to this site." Rumple Lane was acquired by the owners of the Cavanaugh
development to the northwest of this site. As part of the development of Cavanaugh
Subdivision, the applicant proposed to close Rumple Lane and incorporate the street as
part of the new residential collector, Harris Street, currently existing on the west side of
SH 69. ACfID required Hants Street to be constructed as a residential collector with a
36 foot street section (vertical curb, gutter, and S foot concrete sidewalk on the north
side of the road and a gravel shoulder and barrow ditch on the south.) from its
intersection with Meridian Road to its intersection with the stub street being
extended from Reflection Ridge.
• DA provision #6.1 #6 should be revised as follows, "That any new structure(s) shall be
generally compatible in appearance and bulk with the submitted pictures/elevations,
unless modified by the City's Desi~ Manual."
• Add a new DA provision as follows, "Once the public street along the west pro~Crhr
boundary has been constructed and access is provided to the property to the south (parcel
#S 1130315225), the existing 40-foot wide access easement shall be vacated."
3. Variance (VAR) Application: The applicant requests a variance to UI1C 11-6C-3F to
ezceed the ma~mum block length allowed of 750' in residential districts for Blocks 7,
12, and 14.
In order to Erant a variance, the Council needs to make three findings:
1. The variance shall not meant a right or special privilese that is not otherwise
allowed in the district;
2. The variance relieves an undue hardship because of characteristics of the site;
3. The variance shall not be detrimental to the public health, safety, and welfare.
No stub streets to the south were provided in Cavanaugh Subdivision that abuts Block
12 of the proposed plat. Requiring a stub street to be provided would not be practical as
it would not connect to a stub street from Cavanaugh Subdivision. Further, although
the block length ezceeds the ma~mum allowed. connectivity is still provided between
the two subdivisions at the north end of Block 12 (Impression Street) and via a
pedestrian pathway proposed in Lot 13.
Because Block 7 abuts the Ridenbaush Canal, and a stub street and bridge connection is
proposed at the south end of Block 7 to Normandy Subdivision, staff does not feel
another connection is not necessary.
Because Block 14 abuts land that has a sisnificant slope. a street connection in these
areas is not feasible.
Exhibit C - 10 -
For these reasons, staff feels that granting a variance would relieve an undue hardship
but would not grant a right or special privilege not otherwise allowed or be detrimental
to the public health, safety or welfare. See Exhibit D, Variance Findings, for more
information.
Note: The length of Blocks 7 and 12 are essentially the same as originally approved with
Reflection Ridge in 2005; however, a variance was not required at that time because the
subdivision was approved as a planned development, which allowed for variations to
certain dimensional standards including block length. Since that time, UDC
requirements have changed making a variance necessary.
X. EXHIBITS
A. Drawings
1. Zoning Map & Aerial Map
2 n,.°~:,...;...,.~, n,..+ ~a.,~°a Q ~, ~ m^~ Revised Preliminary Plat (dated 9/11/09)
3. Landscape Plan ~a°+°a Q"' ~^°` Landscape Plan to be Revised to Coincide with the
Configuration of'the Revised Preliminary Plat in Exhibit A.2 & Submitted with the Final Plat
Application
4. ~'--~Qa (The Site Plan has not yet been Revised to Match the Configuration of the Revised
Preliminary Plat)
5. Building Elevations Approved with Reflection Ridge
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District ~}
8. Idaho Transportation Department
C. Rezone Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Exhibit A.1 -Zoning Map & Aerial Map
Exhibit C - 11 -
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Preliminary Plat
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Exhibit C - 20 -
Exhibit C - 21 -
5. Building Elevations Approved with Reflection Ridge
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Exhibit C - 25 -
Exhibit B -Agency and Department Comments
On September 12, 2008 (when this property was under different ownership) and September 10,
2009, Planning Staff held an agency comments meeting. The agencies and departments present
include: Meridian Fire Department, Meridian Police Department, Meridian Public Works
Department, Meridian Pazks Department, and Sanitary Service Company. Staff has included all
comments and recommended actions in the attached Exhibit B.
1. PLANNING DEPARTMENT
1.1 REZONE COMMENTS
1.1.1 The rezone legal description prepared by Timothy Fox, PLS, dated 8/10/09 and submitted with
the application, is accurate and meets the requirements of the City of Meridian and State Tax
Commission.
1.2 PRELIlVIINARY PLAT -SITE 5PECQ~'IC CONDITIONS OF APPROVAL
1.2.1 The developer shall comply with all current and previous conditions of approval for this site
related to AZ-OS-045 (Development Agreement Inst. #106108230), RZ-08-005, PP-08-010, and
MDA-08-003, except as maybe modified by the City Council.
1.2.2 There is an existing burnt structure on this site and associated debris that should be removed
immediately as it represents a safety hazazd. At the latest, it shall be removed prior to the City
Engineer's signature on the first final plat for the subdivision.
1.2.4 Development of this site shall comply with the dimensional standazds of the R-8 district listed in
UDC Table 11-2A-6 and the standazds listed in UDC 11-2A-3.
1.2.5 The subdivision shall contain a minimum of 16.32 acres 0417.9% of the site) of common
open space as proposed with this application. Amenities shall be provided within the subdivision
as shown on the landscape plan and detailed in the preliminary plat application.
1.2.6 The developer shall submit an application for approval of the two private streets (alleys) within
the development concurrent with the first phase final plat application. Private streets shall comply
with the standazds listed in UDC 11-3F-4.
1.2.7 Fencing shall be installed along the north side of the multi-use pathway on the south side of the
Ridenbaugh Canal to deter access to the canal in accordance with the standards listed in UDC 11-
3A-6B.3.
1.2.8 All fencing constructed on the site shall comply with the standazds listed in UDC 11-3A-7. A
detailed fencing plan shall be submitted with each final plat application in compliance with the
aforementioned standazds.
1.2.9 A 10-foot wide multi-use pathway is required along the south side of the Ridenbaugh Canal along
the northeast boundary of the site. Said pathway should drop down to the south through the
common azea (Lot 1, Block 3) and come out at the W. Wrightwood/Locust Grove intersection in
order to connect to the existing pathway on the east side of Locust Grove on the north side of E.
Wrightwood Drive. Pathway shall extend to the north from this location parallel with Locust
Exhibit C - 26 -
Grove Road, cross the ltidenbaugh Canal, and connect to the detached sidewalk planned in
Normandy Subdivision. Revise landscape plan accordingly. See Master Pathways Plan to
determine location, construction, and landscaping requirements for pathways. Note: The detached
multi-use pathway along Locust Grove may replace the requirement for a sidewalk in this area.
1.2.10 A 10-foot wide multi-use pathway is required adjacent to the Farr Lateral to provide a connection
between the Ridenbaugh pathway and Mary McPherson Elementary School. Said pathway shall
be located along the west boundary in Lot 27, Block 12, the common lot adjacent to the access
road, and extend through Lot 11, Block 14 and stub to the east boundary of
Lot 11. A 10-foot wide detached an thway maybe constructed adjacent to the public street along
the west boundary in lieu of a sidewalk.
1.2.11 Per UDC 11-3A-8, all pathways (multi-use and micro-paths) shall be landscaped in accordance
with the standazds listed in UDC 11-3B-12C. Revise the landscape plan to include landscaping on
each side of the multi-use pathway along the Ridenbaugh Canal and Farr Lateral in accord with
the standazds listed in UDC 11-3B-12C, as allowed by Nampa Meridian Irrigation District.
1.2.12 The applicant shall revise the plat (specifically Blocks 7, 12, and X14) to comply with the block
length requirements in UDC 11-6C-3F.1 or obtain a Variance to exceed the maximum block
length allowed in a residential district.
1.2.13 The east bronerty line of Lot 12. Block 14 shall be be adiusted further to the west to allow a wider
range of vision of the adjacent common azea from the street.
1.2.14 Once the public street along the west property boundary of the site has been constructed and
access is provided to the property to the south (pazcel #S1130315225), the existing 40-foot wide
access easement shall be vacated.
1.2.15 The landscape plan shall be revised to coincide with the confiQ,uration of the revised preliminary
flat. Three copies of the revised plan shall be submitted to the Planning_Department prior to the
City Engineer's signature on the first final plat.
1.3 PRELIMINARY PLAT -GENERAL REQUIREMENTS
1.3.1 The City of Meridian requires that pressurized irrigation systems be supplied by a yeaz-round
source of water (MCC 12-13-8.3). 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 azeas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-1-28.
1.3.2 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application.
1.3.3 The applicant shall erect temporary construction fencing if permanent fencing is not provided to
contain debris azound the perimeter prior to issuance of a building permit.
1.3.4 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
Exhibit C - 27 -
be mitigated. Per UDC 11-3B-10, the Applicant shall work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation plan for the
existing trees on site. Provide a copy of the plan to the Planning Department with the final
plat submittal.
1.3.5 Unless used as a water amenity or linear open space, all irrigation ditches, laterals or canals,
intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled
per UDC 11-3A-6. Plans will need to be approved by the appropriate irrigation/drainage district,
or lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer prior to final plat signature.
1.3.6 Maintenance of all common areas shall be the responsibility of the developer or assigns. Record
legally binding documents that state the maintenance and ownership responsibilities for the
management of the development, including but not limited to structures, parking, common areas,
private streets, and other development features.
1.3.7 Staff s failure to cite specific ordinance provisions does not relieve the applicant of responsibility
for compliance.
1.3.8 A letter of credit or cash surety in the amount of 110% will be required for all required fencing,
pressurized irrigation, landscaping, sanitary sewer, water, etc., prior to signature of the final plat.
1.3.9 All development improvements including water, sewer, fencing, landscaping, amenities and
pressurized irrigation shall be installed and approved prior to obtaining Certificates of
Occupancy.
1.3.10 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
1.3.11 The Applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC) permit
and administrative design review approval from the Planning Department prior to any building
construction on the subject property.
1.3.12 All future development of the subject property shall comply with City of Meridian ordinances
in effect at the time of development.
1.4 DEVELOPMENT AGREEMENT MODIFICATION
1.4.1 The existing development agreement (DA), instrument #106108230, shall be modified to reflect
the change in ownership; the development name; the proposed zoning change from R~ to R-8;
the revised legal description and exhibits for the proposed rezone; the preliminary plat and
landscape plan with revisions according to the conditions contained in this report, and
previously approved building elevations depicted in Exhibit A.S.
1.4.2 Revise existing DA provision #6.1, #8 as follows, "That, except for emergency access as
required by the Fire Department,
access to the subdivision via Rumple Lane is prohibited until such
time as Rumple Lane/Harris Street develops as a public street and is extended to this site. A
b~ gate with a knox box entry system (that doesn't prohibit emergency access) is
required to be installed at the end of Reflection Ridge Drive where it connects to the un blic
street along the west boundary and shall remain in place until such time as Rumpel Lane/Harris
Street is improved as a public street."
Exhibit C - 28 -
1.4.3 Revise DA provision #6.1, #6 as follows, "That any new structure(s) shall be generally
compatible in appearance and bulk with the submitted pictures/elevations, unless modified by the
City's Design Manual: '
1.4.4 Add a new DA provision as follows, "Once the public street along the west property boundary
has been constructed and access is provided to the property to the south (parcel #51130315225),
the existing 40-foot wide access easement shall be vacated."
2. PUBLIC WORKS DEPARTMENT
Site Specific Conditions and Comments
2.1 Any existing domestic well and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation with approval for Idaho Department of Water
Resources.
2.2 Sewer to this site is being proposed via extensions of mains located in Locust Grove Road. This
site currently has sewer infrastructure that was constructed with the previously approved
Reflection Ridge project. This infrastructure has been installed but has not received approval by
the Meridian Public Works Department. New testing of any previously constructed infrastructure
will need to be conducted and approved by the City of Meridian Public Works Department.
2.3 Water to this site is being proposed via extensions of mains located in Locust Grove Road. This
site currently has water infrastructure that was constructed with the previously approved
Reflection Ridge project. This infrastructure has been installed but has not received approval by
the Meridian Public Works Department. New testing of any previously constructed infrastructure
will need to be conducted and approved by the City of Meridian Public Works Department.
2.4 The applicant shall be responsible to install a temporary off-peak pumping station in a location
designated by the Public Works Department. The station design and capacity shall be
coordinated with the Public Works Department; the design shall include communication
capabilities that aze consistent with the City of Meridian's SCADA system. If new information
arises from ongoing modeling exercises or other subsequent sources, then this condition may be
rescinded by the City Engineer.
2.5 Due to elevation changes on this site, a new pressure zone is being planned for this azea. The
new zone would split this property at a 45 degree angle approximately 600 feet southwest of the
Ridenbaugh Canal. The northeastern portion of this development is serviceable by the existing
pressure zone; however the remainder of the property cannot be served by municipal water until
two sources for the new zone aze established.
The first source would be from a well lot which the developer would donate to the City of
Meridian, the second source would be a booster station which would be installed at the
applicant's expense. The applicant shall coordinate with the Public Works Department regazding
this condition.
2.6 The applicant shall be responsible for the installation of a Pressure Reducing Vault's that is
necessary to create the new pressure boundary. The Pressure Reducing Vault shall be designed
to include communication capabilities that aze consistent with the City of Meridian's SCADA
system. Coordinate location with the Public Works Department.
Exhibit C - 29 -
2.7 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a creek or well source is not available, asingle-point connection to the
municipal water system shall be required. If a single-point connection is used, the developer shall
be responsible for the payment of assessments for the common areas prior to signature on the
final plat.
2.8 No large landscaping shall be allowed within 5 feet of a meter tile.
2.9 Street signs are to be in place, water system shall be approved and activated, fencing shall be
installed, drainage lots constructed, 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 construction plan approval.
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 and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.15 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
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.
3. FIRE DEPARTMENT
3.1 One and two family dwellings not exceeding 3600 square feet will require afire-flow of 1,000
gallons per minute for a duration of 2 hours to service the entire project. One and two family
dwellings greater than 3600 square feet and greater will require a minimum fire flow as specified in
Appendix B of the 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.
Exhibit C - 30 -
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in
accordance with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 %z" outlet face the main street or pazking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 %z" outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to
e~sting buildings within 1,000 feet of the project.
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn azound. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.6 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.7 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
cleazance of 13'6.
3.8 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface aze required before combustible construction is brought on site.
3.9 To increase emergency access to the site a minimum of two poi~rts of access will be required for
any portion of the project, which serves more than 50 homes. The two entrances should be
separated by no less than I/z the diagonal measurement of the full development. The applicant
shall provide a stub street to the property from the west. The subdivision may have one single
point of access up until buildine permit #50. Between buildlin~ Hermit #51-78, the subdivision
will be required to have two points of access; however. one access may be an approved, all-
weather surface, 20-feet wide that meets all requirements of the Meridian Fire Department
and if that point of access is locked or has bollards, it will be done so with the approval of the
Meridian Fire Department.
3.10 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.
3.11 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.
3.12 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.13 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.14 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
Exhibit C - 31 -
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183
m).
3.15 Pool chemicals shall be stored in compliance with the International Fire Code.
3.16 The fire department is opposed to any landscape island in the middle of a cul de sac that may prevent
a fire truck from turning azound on the end of the court.
3.17 No pazking is allowed in cul-de-sacs.
3.18 The applicant shall obtain approval from the Fire Department for turning radius in cul-de-sacs per
revisions required by ACRD.
3.19 The existing burned structure that exists on the site and associated debris shall be removed
immediately as it represents a safety hazard.
4. POLICE DEPARTMENT
4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed two feet in height. Trees shall have a canopy of no less than six feet.
4.2 All pedestrian pathways shall have 4-foot tall bollazd style or equivalent lighting to illuminate the
entire pathway and be shielded to prevent light from going into residential lots, including the
regional pathway along the north boundary of the subdivision on the south side of the
Ridenbaugh Canal and along the Farr Lateral at the west and south boundaries of the
subdivision.
4.3 The existing burned structure that exists on the site and associated debris shall be removed
immediately as it represents a safety hazard.
5. PARKS DEPARTMENT
5.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
5.2 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
5.3 A multi-use pathway is required to be constructed by the developer along the south side of the
Ridenbaugh Canal in accordance with the Meridian Pathways Master Plan.
5.4 A multi-use pathway is required to be constructed by the developer along the Fan Lateral to
provide a connection between the Ridenbaugh pathway and Mary McPherson elementary school,
in accordance with the Meridian Pathways Master Plan.
6. SANITARY SERVICE COMPANY
6.1 The applicant shall provide a minimum turning radius of 28' inside and 48' outside for all
entrances, internal roads, and drive aisles, including round-a-bouts.
Exhibit C - 32 -
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Prior to scheduling signature of the fmal plat of the 79`" buildable lot, widen the intersection of
Locust Grove Road and Victory Road to accommodate left turn lanes on all approaches.
Coordinate the design of the left turn lanes with District Traffic Services and Development
Review staffs.
7.1.2 Dedicate 48-feet ofright-of--way from the centerline of Locust Grove Road abutting the parcel
OR dedicate 38-feet ofright-of--way from the centerline of Locust Grove Road and provide a 10-
foot wide public use easement. The right-of--way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the fmal plat for signature by the
ACRD Commission or prior to issuance of a building permit (or other required permits),
whichever occurs first. Enter into a license agreement for any landscaping located within ACRD
right-of--way abutting the site.
7.1.3 Widen Locust Grove Road to accommodate a southbound right turn lane into the site. Coordinate
the design of the right turn lane with District Traffic Services and Development Review staffs.
7.1.4 Extend the existing culvert and construct a borrow ditch along Locust Grove Road abutting the
site to accommodate drainage once the right turn lane is constructed.
7.1.5 Complete a 5-foot wide concrete sidewalk along Locust Grove Road abutting the site. Install
asphalt ramps form the north and south termini of the sidewalk to Locust Grove Road.
7.1.6 Align the site entrance road with the existing Wrightwood Drive on the east side of Locust Grove
Road.
7.1.7 Construct the east portion of Wrightwood Drive as a divided street section with 21-foot drive
aisles, an 11-foot center median, vertical curb and gutter, and 5-foot wide concrete sidewalk.
Provide a public use easement for any sidewalk located outside of the right-of--way.
7.1.8 Construct Reflection Ridge Drive along the west property line, as one half of a collector street
section with h a minimum of 24-feet of pavement, vertical curb, gutter, and detached sidewalk or
10-foot asphalt path on the east side, and a 3-foot gravel shoulder and barrow ditch on the west
side. Provide a public use easement for either the 10-foot asphalt path or the detached sidewalk.
7.1.9 Construct all other internal streets as 34-foot street sections with curb, gutter, and 5-foot wide
concrete sidewalks. Attain documentation of approval from the Meridian Fire Department for
street sections narrower than 36-feet. Provide a public use easement for any sidewalk located
outside of the right-of--way.
7.1.10 Construct four residential turnarounds with aback-of-curb radius of 45-feet at the termini of
Bench Place, Morning Glow Way, Radiant Ridge Drive, and Twilight Ridge Drive.
7.1.11 Construct intersection bulb-outs to maintain a minimum street width of 24-feet (curb face to curb
face), and so that the bulb-outs have a minimum 18-foot radius where they meet the regular curb
line.
7.1.12 The applicant's engineer should meet with District Traffic Services staff to discuss the redesign
of the existing roundabout. After the meeting with staff and redesign of the roundabout has been
complete in compliance with ACRD Roundabout Guidelines the applicant should submit
construction drawings for the revised roundabout for review.
Exhibit C - 33 -
7.1.13 Construct the following stub streets, and install signs at the terminus of each stub street stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.":
• Southern Lights Drive to the south property line, approximately 1,785-feet west of Locust
Grove Road (measured centerline to centerline).
• Stub Street to the southwest property line, approximately 3,900-feet west of Locust Grove
Road (measured centerline to centerline).
• Reflection Ridge Drive to the Ridenbaugh Canal, approximately 1,130-feet west of Locust
Grove Road (measured centerline to centerline).
• Impression Street to the west property line, approximately 435-feet north of the quarter section
line. This stub street aligns with Wayker Street, which was proposed to be built with
Cavanaugh Subdivision.
• Stub Street to the west property line, aligning with the quarter section line. This stub street will
align with Rumpel Lane, which was required to be constructed and dedicated as a public street
with Cavanaugh Subdivision.
7.1.14 Construct two private roads through Block 4, as proposed. Pave each private road its full width at
least 30-feet in from the edge of pavement of the public street, and install pavement tapers with
15-foot curb radii abutting the public street.
7.1.15 Restrict all residential driveways to a maximum width of 20-feet, and locate all driveways at least
50-feet from an intersection or roundabout (measured near edge to near edge). Pave each
driveway its full width at least 30-feet in from the street.
7.1.16 Enter into a license agreement for any landscaping located within ACRD right-of--way abutting
the site.
7.1.17 Other than access specifically approved with this application, direct lot access to Locust Grove
Road is prohibited, and shall be noted on the final plat.
7.1.18 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 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 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
Exhibit C - 34 -
applicable ACRD 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 is 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.
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 C - 35 -
Exhibit C -Rezone Legal Description & Exhibit Map
~ ~
95'f5 S. Shoshone Street 1 Boise Idaho .~ 83705 .~ 208-3A2-?95? ._~ 208-342-?437' SAX
CAVANAUGH RIDGE REZONE DESCRIPTION
A PORTION OF SECTION 30, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, CITY OF
(I+IERIDIAN, ADA COUNTY, IDAHO
A portion of Section 30 Township 3 North Range 1 East Boise Meridian City of Meridian
Ada County Idaho mare particularly described as follows;
Commencing at the Center '/4 Corner of said Section 30 the TRUE POINT OF
BEGINNING:
thence along the North-South Center of Section Line North 00`08'02" West a distance of
1113 93 feet to the beginning of anon-tangent curve to the right on the centerline of the
Ridenbaugh Canal;
thence along said centerline the following courses and distances:
along said non-tangent curve t0 the right having a length of 152 90 feet a radius of 251 76
feet a central angle of 34°47'46 . tangents of 78 89 feet and a tong chord which gears
South 42"21'06" East a distance of 150 56 feel
South 24 57'13" East. a distance of 378 12 fleet to the beginning of a curve to the left;
along said curve to the left having ra length of 19 5 22 feet a radius of 3'15.00 feet, a central
angle of 20 57 29", tangents of 58 26 feet and a long chord which bears South 35" 25 58'
East a distance of 114 58 feet;
South 45-54 42 East a distance of 808 09 feet to a point on the East-West Censer of
Section line of Section 30;
thence along said East-West Center of Section Line, South 8943 54 West. a distance of
71 43 feet more or less to the South side of the Ridenbaugh Canal as called for in Quit
Claim Deed instrument Number 102158440
thence aiong said South side the following courses and distances
South 45` 50 45 East a distance of 1032 09 feet more or less to the beginning of a curve
to the left;
along said curve to the left having a length of 279.14 feet more or less a radius of 800 00
feet a central angle of 19`59 31" tangents of 141 00 feet more Or less and a long chord
which bears South 55`50 31' East a distance of 277 72 feet more or less;
South S5 50 16 East a drstance of 417 14 feet more or less to beginning of a curve to the
left:
along said curve to the left having a length of 282 05 feet more or less a radius of 300 00
feet a central angle of 53` 52 04" tangents of 152 42 feet more or less and a long chord
which bears North 87 ~ 13'42" East a distance of 271 78 feet more or less
Exhibit C - 36 -
North 60°17'40' East a distance of 201.31 feet more or less to the Easterly boundary of
Section 30;
thence along said easterly boundary, South 00°30 07` East a distance of 385 00 feet more
or less to the South 1/16 Corner common fo Sections 30 and 29:
thence along the South 1(16' line of Section 30 South 89°46 51 West a distance of
2631 28 feet to the Center••Sauth 1/16"' Corner of Section 30;
thence along the North-South Center tine of Section 30 South 00-08'02" East a distance
of 167 53 feet to the most Southerly comer or property described in Personal
Representatives Deed Instrument Number 99008747;
thence along the Southerly boundary of said Personal Representatives Deed the following
courses and distances:
North 38''33 24 West a distance of i26 24 feet
North 52`28'30 West a distance of 595 70 feet:
North 6034'04 West a distance of 244 40 feet;
North 64°04'55 West. a distance of 164 59 feet:
North 65`54 09' West a distance of 453 96 feet to a point on the West 111611 line of
Section 30:
thence along said Iwest 1118'" line North t}0` QQ 23 West a distance or 646 52 feel to the
Center-West 1/16 Corner of Section 30:
thence along the East-West Center Section line of Section 30 North 89'•44 36 East a
distance of 1323 01 feet to the TRUE POINT OF BEGINNING.
Containing 91 085 acres more or less
S~rbject to existing easements and rights-of-way as any may exist of record or not of
record
ft is the intention of this description to include all of the property described in Quit Claim
Oeed instrument number 10215$440 Personal Representatives Oeed Instrument Number
99008747. Quit Claim Deed Instrument number 96005445 and Quit Claim Deed
Instrument number 99112159 including any portions of these properties not described in
this document
a~aj • i~PRaVAi. -,,..
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Refer to the attached sketch BY ~O~ ~~~~~
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Fox Land Surveys Inc BUG ~ 7~ ~~ o Q"
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Timothy J Fax President PLS 7612 a ,~''~ ~ •-,~•'-,
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Exhibit C - 37 -
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Exhibit C - 38 -
Exhibit D -Required Findings from Unified Development Code
1. Rezone 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 rezone the subject property to the R-8 zoning district. If the
applicant complies with the recommended conditions of approval and DA provisions, the
City Council finds that the proposed zoning map amendment complies with the applicable
provisions of the comprehensive plan for low and medium density residential designated
areas. Please see Comprehensive Plan Policies and Goals, Section VII, 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 proposed single-family residential use of the property is
consistent with the requested R-8 zoning district and the purpose statement for residential
districts.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The City Council fords that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare if approved.
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.
e. The annexation is in the best of interest of the City (iTDC 11-5B-3.E).
Because the subject application is for a rezone, this finding is not applicable.
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 is in substantial compliance with the adopted
Comprehensive Plan. The City Council supports the proposed plat layout, with recommended
changes, as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 7, of the Staff Report.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The City Council 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
Exhibit C - 39 -
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 fords 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
prooviders (i.e., Police, Fire, ACRD, etc.) to determine this finding. (See Exhibit B for more
detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
City Council is not aware of any health, safety, or environmental problems associated with
the development of this. 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 fords that the proposed development will not result in the
destruction, loss or damage of any natural, scenic or historic feature(s) of maj or importance.
3. Variance Findings:
a. The variance shall not grant a right or special privilege that is not otherwise allowed in
the district•
The UDC (11-6C-3F.1) specifically prohibits block faces to be greater than 750 feet in
length without an intersecting street or alley.
However, because conditions east on the site related to previous approvals and
topography that make compliance with the block length requirements unfeasible, the
City Council fords that granting a variance in this case would not allow a right or
special privilege because it would also be unfeasible for other properties with similar
conditions to comply with this requirement. See Section IX, Analysis, for more
info nation.
b. The variance relieves an undue hardship because of characteristics of the site;
The City Council finds that because Block 7 abuts the Ridenbaugh Canal and one
bridge connection between Cavanaugh Ridge and Normandy Subdivision to the north is
already planned, another connection is not necessary. Because no stub streets were
provided from Cavanaugh Subdivision northwest of the subiect property in the area
that abuts Block 12, requiring a stub street would not be practical as it wouldn't allow
for interconnectivity. The topography of the land adiacent to Block 14 slopes
significantly, making a street connection to the south unfeasible. For these reasons, Staff
fords a hardship e~sts that would be relieved by granting a variance. See Section IX.
Analysis, for more information.
c. The variance shall not be detrimental to the public health, safety. and welfare.
Cavanaugh Ridge RZ PP MDA PAGE 40
The City Council finds that granting the subiect variance would not create a safety
hazard that would be detrimental to the uublic health. safety, or welfare. See Section IX,
Analysis, fop more information.
Cavanaugh Ridge RZ PP MDA PAGE 41