Bellabrook East AZ-15-001 PP-15-001CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
EIDIANg-
�J
In the Matter of the Request for Annexation and Zoning of 5.19 Acres of Land with an R-15 Zoning
District; and Preliminary Plat Consisting of Nine (9) Building Lots, Two (2) Common Lots and One
(1) Other Lot on 5.14 Acres of Land for Bellabrook East Subdivision, Located at 398 S. Locust
Grove Road, by ZWJ Properties, LLC and Jerry Cunningham.
Case No(s). AZ -15-001; PP -15-001
For the City Council Hearing Dates of. March 17 and 24, 2015 (Findings on April 7, 2015)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing dates of March 17 and 24, 2015,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing s of March 17 and 24, 2015, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing dates of March 17 and
24, 2015, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
dates of March 17 and 24, 2015, 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 April 19, 2011, Resolution No. 11 -7 84 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
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.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -15-001; PP -15-001
-I-
6. That the City has granted an order of approval 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 Conditions of Approval all in the attached Staff Report for the
hearing date of March 17 and 24, 2015, 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 request for annexation and zoning is hereby approved per the provisions in the
attached Staff Report for the hearing date of March 17 and 24, 2015, attached as Exhibit A.
2. The applicant's request for preliminary plat is hereby approved per the conditions of approval
in the attached Staff Report for the hearing date of March 17 and 24, 2015, attached as Exhibit
A.
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 the combined
preliminary and final plat or short plat (UDC 11-613-7A).
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 two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11 -6B -7B).
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 obtain the City
Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be 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 (UDC 1I -
6B -7C).
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application 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
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -15-001; PP -15-001
-2-
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 may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board 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 March 17 and 24, 2015
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -15-001; PP -15-001
-3-
By action of the City Council at its regular meeting held on the ! wV`day of
2015.
COUNCIL PRESIDENT CHARLIE ROUNTREE VOTED
COUNCIL VICE PRESIDENT KEITH BIRD VOTED—V-1—
COUNCIL
OTED
COUNCIL MEMBER DAVID ZAREMBA VOTED_*
COUNCIL MEMBER JOE BORTON VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER GENESIS MILAM VOTED
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER) _
Mayor Tam . eerd
Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney.
Dated:
Cityrk' O Ic
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -15-001; PP -15-001
-4-
Attest:''-
a Hilo
Jaycee Hoan
S13l1 t.
City Clerk
Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney.
Dated:
Cityrk' O Ic
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -15-001; PP -15-001
-4-
STAFF REPORT
TO:
FROM:
SUBJECT:
Hearing Date: March 24, 2015
(Continued from: March 17, 2015)
Mayor & City Council
Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
AZ -15-001; PP -15-001 — Bellabrook East
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
E IDIANIZ---,
The applicant, ZWJ Properties, LLC, has submitted an application for annexation and zoning (AZ) of
5.19 acres of land with an R-15 zoning district; and preliminary plat (PP) consisting of 9 building
lots, 2 common lots and 1 other lot on 5.14 acres of land in the R-15 zoning district for Bellabrook
East Subdivision.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of
approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
The Meridian Planning & Zonin! Commission heard these items on February 19, 2015. At the
public hearing, the Commission moved to recommend approval of the subiect AZ and PP
requests.
a. Summary of Commission Public Heariniv
i. In favor: Ben Thomas
ii. In opposition: None
W. Commenting: None
iv. Written testimony: Ben Thomas, Applicant's Representative
v. Staff presentinE application: Sonya Watters
A. Other staff commenting on application: None
b. Key Issues) of Discussion by Commission:
L Preference for pavement rather than travel for the emergency access road via Locust
Grove Road for maintenance purposes.
c. Key Commission Changes) to Staff Recommendation:
L None
d. Outstanding Issue(s) for City Council:
L None
a.
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Bellabrook East AZ -15-001; PP -15-001 PAGE 1
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III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ -15-
001 & PP -15-001, as presented in the staff report for the hearing date of March 17, 2015, with the
following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ -15-001
& PP -15-001, as presented during the hearing on March 17, 2015, for the following reasons: (You
should state specific reasons for denial)
Continuance
I move to continue File Numbers AZ -15-001 & PP -15-001 to the hearing date of (insert continued
hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 398 S. Locust Grove Road, in the NW 1/4 of Section 17, Township 3 North,
Range 1 East. (Parcel No.'s: S1117223575 & S1117223580)
B. Owners:
ZWJ Properties, LLC
333 W. Rossi, Ste. 200
Boise, Idaho 83706
Jerry Cunningham
1874 E. Bowstring Street
Meridian, ID 83642
C. Applicant:
ZWJ Properties, LLC
333 W. Rossi, Ste. 200
Boise, Idaho 83706
Bellabrook East AZ -15-001; PP -15-001 PAGE 2
D. Representative:
Ben Thomas, Civil Innovations, PLLC
P.O. Box 170811
Boise, ID 83717
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation and zoning 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. Newspaper notifications published on: February 2, and 16, 2015 (Commission); February 23, and
March 9, 2015 (City Council)
C. Radius notices mailed to properties within 300 feet on: January 22, 2015 (Commission); February
23, 2015 (City Council)
D. Applicant posted notice on site(s) on: February 7, 2015 (Commission); March 7, 2015 (City
Council
VI. LAND USE
A. Existing Land Use(s) and Zoning: The annexation area consists of one rural residential property
and one undeveloped property, both zoned R1 in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Single-family residential properties and common area in Bellabrook Subdivision,
zoned R-15
2. East: Property is currently in the development process as a self-service storage facility, zoned
C -G
3. South: Single-family residential properties in Woodbridge Subdivision, zoned R-4
4. West: Single-family residential properties in Bellabrook Subdivision, zoned R-15 and S.
Locust Grove Road
C. History of Previous Actions: The subject property was split in 2003 without approval from Ada
County Development Services (ROS #6325). The subject lands include both properties that were
part of the 2003 split and is therefore considered a parcel for development.
D. Utilities:
1. Location of sewer: Sanitary sewer mains to provide service to the proposed development
currently exist at the east terminus of E. Kalispell Street.
2. Location of water: Water mains intended to provide service to the proposed development
currently exist at the terminus of E. Kalispell Street and in S. Locust Grove Road.
3. Issues or concerns: Applicant shall be required to loop the proposed water system to the
existing water main in S. Locust Grove Road via an extension through Lot 1, Block 1, and
stub an 8 inch diameter main to the end of the east leg of the "snoopy" turnaround for
potential future extension.
Bellabrook East AZ -15-001; PP -15-001 PAGE 3
E. Physical Features:
1. Canals/Ditches Irrigation: There are some irrigation ditches that cross this site and the
Fivemile Creek runs along the northeast corner of the site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
4. Flood Plain: A portion of this site along the east property boundary lies within the Meridian
Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
Land Use: The subject property is designated Mixed Use - Community (MU -C) on the Future Land
Use Map (FLUM) contained in the Comprehensive Plan.
The purpose of MU -C designated areas is to allocate areas where community -serving uses and
dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses,
including residential, and to avoid mainly single -use and strip commercial type buildings. All
developments should have a mix of at least three land use types. Residential uses should comprise a
minimum of 20% of the development area at densities ranging from 6 to 15 dwelling units per acre
(d.u./acre). See Comprehensive Plan for more information (pages 27-29).
The applicant proposes to annex the site with an R-15 zoning district and develop the western 2.14
acre portion of the site with 8 new single-family homes in addition to the existing home; no
development is proposed on Lot 5, Block 2, the eastern 3 acre portion of the site, at this time. The
gross density of the development area (not including Lot 5, Block 2) is 4.21 d.u./acre with a net
density of 8.11 d.u./acre.
The Comprehensive Plan does not list single-family residential developments as an appropriate use in
MU -C designated areas; however, the R-15 zoning district is listed as a possible zoning choice, which
allows single-family homes as a principal permitted use.
Although the applicant is not proposing a mix of uses on this site, this property is part of larger area
consisting of approximately 40 acres designated for MU -C uses. There are already a mix of uses in
this area as follows: a daycare center to the west across Locust Grove; an existing church to the north
of this site; property at the southwest corner of Franklin & Locust Grove Roads zoned R-40 which
will most likely redevelop with multi -family residential uses; and the property at the southeast corner
of Franklin & Locust Grove Roads which has received approval for a multi -family development.
There are also several rural residential parcels within this area that when redeveloped, should
contribute to the mix of uses in this area.
Policies: Staff finds the following Comprehensive Plan policies to be applicable to this application
and apply to the proposed use of this property (staff analysis in italics):
• "Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities." (3.07.01E)
The proposed medium density residential development should contribute to the variety of
residential uses that exist in this area which currently consist of medium -density and rural
low-density residential developments.
• "Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system." (3.03.03B)
No pedestrian pathways are stubbed to this site from adjacent developments, nor are any
proposed with the subject plat. Due to the size of the development and the relatively short
Bellabrook East AZ -15-001; PP -15-001 PAGE 4
block lengths, staff is not recommending a pathway connection to the east to Lot 5, Block 2
and a self-service storage facility is proposed at the east subdivision boundary making a
pathway connecting unfeasible. A segment of the City's multi -use pathway is planned along
the east side of the Fivemile Creek, per the Pathways Master Plan.
• "Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow." (3.03.03C)
The proposed plat depicts a connection to the existing stub street, E. Kalispell Street, in
Bellabrook Subdivision to the west for access via S. Locust Grove Road. A "snoopy " turn-
around is proposed at the south end of S. Calabrese Avenue which will be extended to the
east with future redevelopment of Lot 5, Block 2.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.02C)
Street buffer landscaping is required along S. Locust Grove Road, an arterial street, in
accord with the standards listed in UDC I1 -3B -7C. Separate permits shall be obtained for
any new signage and fencing.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.0IF)
The proposed residential development should be compatible with the adjacent residential
properties to the west and south.
• "Require common area in all subdivisions." (3.07.02F)
The proposed 5.14 acre development is required to provide a minimum of 10% (or 0.51 of an
acre) qualified open space in accord with the requirements listed in UDCl1-3G-3. The
landscape plan depicts a total of 0.56 of an acre of common area, which includes Lot 1,
Block 1 where the emergency access driveway is located, and the landscaped common area
on Lot 6, Block 2. The common area on Lot 1, Block I does not count toward the qualified
open space requirements (see Analysis below for more information). The landscape plan
should be revised accordingly.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.0 IF)
City services are available and will be extended by the developer upon development of the
site in accord with UDC 11-3A-21.
Analysis: The gross density of the proposed development at 4.21 dwelling units per acre is below the
low-end of the desired density range of 6 to 15 d.u./acre in MU -C designated areas; and single-family
residential uses are not typically desired in MU -C designated areas. However, because this site is
surrounded by single-family residences in Bellabrook and Woodridge subdivisions, and a large area
of the eastern portion of the site is within the floodplain, Staff feels the proposed density is
appropriate.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to
provide fora range of housing opportunities consistent with the Meridian comprehensive plan.
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. The medium
Bellabrook East AZ -15-001; PP -15-001 PAGE 5
high-density residential (R-15) district allows a maximum gross density of 15 dwelling units per
acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-7 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-15 zoning district. Any use
not explicitly listed, or listed as a prohibited use is prohibited.
The proposed use of the site for single-family detached dwellings is a principal permitted use in
the R-15 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-7 for the R-15 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Tables 11-2A-7 for the R-15 zoning district.
E. Off -Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
Ii;A,1►r.,I'6U=
A. Analysis of Facts Leading to Staff Recommendation:
1. Annexation & Zoning
The applicant has applied for annexation and zoning of 5.19 acres of land with an R-15 zoning
district. As discussed above in Section VII, staff feels the proposed zoning is consistent with the
corresponding FLUM designation of MU -C and the policies in the Comprehensive Plan as noted.
The applicant proposes to develop 8 new single-family residential detached homes in addition to
the existing home on the western 2.14 acre portion of the annexation area, as shown on the
preliminary plat included in Exhibit A.2. The eastern 3 acre portion of the site is proposed as a
single lot to be developed in the future.
This property was previously divided through a record of survey without approval from Ada
County. For this reason, the City is requiring both parcels to be annexed and included in a
subdivision to legally subdivide the property. The eastern 3 acre portion of the site is owned by an
adjacent home owner in Woodbridge Subdivision.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed and rezoned. The property is contiguous to land that has
been annexed into the City and is within the Area of City Impact boundary.
A conceptual development plan was submitted with this application that shows one possible way
the eastern portion of the site may re -develop in the future with 12 single-family residential
building lots. The owner of the property has no desire to develop his property at this time and
would like to reserve the right to develop the property in the future in a manner consistent with
the zoning regulations in place at that time.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the provisions included in
Exhibit B.
2. Preliminary Plat
The proposed plat consists of 9 building lots, 2 common lots and 1 other lot on 5.14 acres of land
in a proposed R-15 zoning district. No development is proposed on Lot 5, Block 2 at this time; a
Bellabrook East AZ -15-001; PP -15-001 PAGE 6
conceptual development plan was submitted showing how this lot may possibly develop in the
future (see Exhibit A.5).
The gross density for the subdivision, excluding Lot 5, Block 2, is 4.21 d.u./acre with a net
density of 8.11 d.u./acre. Lot sizes for new homes range in size from 3,979 to 5,073 s.f.
Existing Structures: There is an existing home and outbuildings on the western 2.14 acre parcel.
The home is proposed to remain on Lot 4, Block 2; the outbuildings are proposed to be removed.
The existing home complies with the setback standards of the R-15 district. The outbuildings
should be removed prior to signature on the final plat by the City Engineer.
The existing home that is proposed to remain on Lot 4, Block 2 shall be required to hook up
to City water and sewer service within 60 days of services being available per Meridian City
Code 9-1-4 and 9-4-8. Applicant shall be responsible for the payment of all assessments and
permit fees, as well as the physical work necessary to accomplish the connections.
Dimensional Standards: Development of this site is required to comply with the dimensional
standards listed in UDC Table 11-2A-7 for the R-15 district and UDC 11-2A-3. Staff has
reviewed the proposed plat and found it to be in compliance with those standards.
Block Length: The plat is required to comply with the block length standards listed in UDC 11-
6C -3F. Staff has reviewed the proposed plat and found it to be in compliance with the
aforementioned standards.
Traffic Impact Study (TIS): A TIS was not required by ACRD for this development.
Access: Access is proposed to this site via S. Locust Grove Road from an extension of E.
Kalispell Street, an existing stub street in Bellabrook Subdivision at the west property boundary.
A public street, S. Calabrese Avenue, is proposed for access within the development.
An emergency access via S. Locust Grove Road is depicted on the plat on Lot 1, Block 1 at the
southwest corner of the site. Removable bollards or a 20 -foot wide gate with a Knox padlock
should be installed across the emergency access driveway to restrict access for emergency
purposes only.
The emergency access driveway via S. Locust Grove Road on Lot 1, Block 1 shall have a 20'
wide improved surface capable of supporting an imposed load of 75,000 lbs. The driveway
shall be marked in accordance with Appendix D Section D103.6 Signs.
Stub Streets: A stub street, E. Kalispell Street, exists at the west boundary of this site and is
proposed to be extended with development. A "snoopy" turn -around is proposed at the south
boundary of the site. This roadway may extend to the east in the future.
Parking: Off-street parking is required on each residential lot in accord with the standards listed
in UDC 11-3C-6. Parking is restricted to one side of the street on E. Kalispell Street; no parking
signs should be installed accordingly.
Landscaping: A landscape plan was submitted with this application for the area proposed to be
platted as shown in Exhibit A.4. All landscaping should comply with the standards listed in UDC
11-3B and 11-3G-3.
A 25 -foot wide street buffer is required along S. Locust Grove Road, an arterial street, on Lot 1,
Block 1, per UDC Table 11-2A-7. Landscaping within the street buffer is required to comply with
the standards listed in UDC 11 -3B -7C. Landscaping within the common areas is required in
accord with the standards listed in UDC 11 -3G -3E. The landscape plan should be revised to
comply with these standards.
Bellabrook East AZ -15-001; PP -15-001 PAGE 7
Tree Mitigation: If there are any existing trees on the site that are proposed to be removed, the
applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to
confirm mitigation requirements prior to removal of any trees on the site.
Open Space: A minimum of 10% qualified open space is required to be provided for this
development in accord with UDC 11 -3G -3A.1. Based on the area of the preliminary plat (5.14
acres), a minimum of 0.51 of an acre of qualified open space is required to be provided as set
forth in UDC 11 -3A -3B.
The plat depicts a total of 0.56 of an acre of common area consisting of the common lot (Lot 1,
Block 1) on which the emergency access road is located and the landscaped common area on Lot
6, Block 2. Additional landscaping needs to be added in Lot 1, Block 1 in accord with the
standards listed in UDC 11 -3G -3E in order to count toward qualified open space; the plan
should be revised accordingly.
Site Amenities: All developments consisting of five acres of more are required to provide a
minimum of one site amenity; one additional site amenity is required for each additional 20 acres
per UDC 11 -3G -3A.2, in accord with the standards listed in UDC 11 -3G -3C.
Based on the area of the preliminary plat (5.14 acres), a minimum of one amenity is required to
be provided. The applicant proposes a paved pathway along the Fivemile Creek as an amenity.
Because the pathway is not required to be constructed until Lot 5, Block 2 develops at some
time in the future, staff recommends another amenity is provided by the applicant with
development of the western portion of the site.
Parkways: Parkways are not proposed with this development.
Pathways: The Pathways Master Plan depicts a regional pathway on this site along the east side
of the Fivemile Creek. No pathways are depicted on the plans but the application states a pathway
is proposed to be provided as an amenity along the Fivemile Creek.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17.
A minimum 5 -foot wide detached sidewalk is required along S. Locust Grove Road, an arterial
street; the landscape plan should be revised accordingly.
Utilities: Street lighting is required to be installed within the development in accord with the
City's adopted standards, specifications and ordinances. All development is required to connect
to the City water and sewer system unless otherwise approved by the City Engineer in accord
with UDC 11-3A-21.
Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in
the subdivision as proposed in accord with UDC 11-3A-15.
Storm Drainage: A storm drainage system is required for the development in accord with the
City's adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City in accord with UDC 11-3A-18.
Waterways: There are some irrigation ditches that cross this site and the Fivemile Creek runs
along the northeast corner of the site.
Floodplain: A portion of this site along the east property boundary lies within the Meridian
Floodplain Overlay District. Prior to any development occurring in the Overlay District, a
floodplain permit application, including hydraulic and hydrologic analysis is required to be
completed and submitted to the City and approved by the Floodplain Administrator, per
MCC 10-6.
Bellabrook East AZ -15-001; PP -15-001 PAGE 8
Building Elevations: The applicant has submitted three pictures of typical sample building
elevations for future homes in this development, included in Exhibit A.4. Building materials
appear to consist of a mix of horizontal and vertical siding and stucco with stoneibrick accents.
Because none of these homes will back up to an arterial or collector street or public space, staff
does not recommend any changes to the proposed sample elevations.
Fencing: All fencing should comply with the standards listed in UDC 11 -3A -6B and 11-3A-7.
A small section of 6 -foot tall vinyl privacy fence is proposed to be constructed by the developer
at the southwest corner of Lot 5, Block 2 as shown on the landscape plan.
In summary, Staff recommends approval of the proposed annexation and preliminary plat request
for this site with a development agreement and the recommended conditions listed in Exhibit B of
this report in accord with the findings contained in Exhibit C.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Preliminary Plat (dated: 9/17/14)
3. Proposed Landscape Plan (dated: 1/6/15)
4. Conceptual Building Elevations
5. Conceptual Development Plan (dated: 9/17/14)
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
Bellabrook East AZ -15-001; PP -15-001 PAGE 9
A. Drawings
1. Vicinity/Zoning Map
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Exhibit A
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715 758 759 760 782
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Page 1
2. Proposed Preliminary Plat (dated: 9/17/14)
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3. Proposed Landscape Plan (dated: 11/10/14)
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4. Conceptual Building Elevations
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5. Conceptual Development Plan (dated: 9/17/14)
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
City within two (2) years of the City Council granting annexation. The DA shall, at minimum,
incorporate the following provisions:
a. Direct lot access to S. Locust Grove Road, an arterial street, is prohibited in accord with UDC
11-3A-3, except for emergency access only via Lot 1, Block 1, as depicted on the plat.
b. Future development of this site shall be generally consistent with the preliminary plat,
conceptual development plan, and building elevations depicted in Exhibit A and the requested
modifications included in this report.
c. The existing home that is proposed to remain on Lot 4, Block 2 shall be required to hook up
to City water and sewer service within 60 days of services being available per Meridian City
Code 9-1-4 and 9-4-8. Applicant shall be responsible for the payment of all assessments and
permit fees, as well as the physical work necessary to accomplish the connections.
d. Prior to development of Lot 5, Block 2; the property shall be included in a recorded plat to
create a legal lot.
e. When Lot 5, Block 2 develops, a 10 -foot wide pedestrian pathway shall be constructed along
the east side of the Fivemile Creek in accord with the Pathways Master Plan.
1.1.2 The preliminary plat included in Exhibit A.2, dated 9/17/14, shall be revised as follows:
a. Revise note #1 as follows:"... with Title 11 of Meridian City Code unless other-wi.
"
b. Revise note #4 as follows: "All lot lines common to public and private streets are hereby
designated to have a ten (10) foot ..."
c. Revise note #10 as follows: "Direct lot access to S. Locust Grove Rd. is prohibited Bless
speeifieally allowed b Ada r,. nt., High„ Dist. et and Gib, of Mer-idiexcept for
emergency access only on Lot 1, Block 1.
1.1.3 The landscape plan included in Exhibit A.4, dated 11/10/14, shall be revised as follows:
a. Depict removable bollards or a 20 -foot wide gate with a Knox padlock across the emergency
access driveway to restrict access for emergency purposes only. The bollards/gate should be
located at least 35 feet in from the street to allow adequate room for emergency vehicles to
pull off S. Locust Grove Road.
b. A 25 -foot wide street buffer is required along S. Locust Grove Road on Lot 1, Block 1, per
UDC Table 11-2A-7 landscaped in accord with the standards listed in UDC 11 -3B -7C.
c. A 5 -foot wide detached sidewalk is required along S. Locust Grove Road in accord with
UDC 11-3A-17.
d. Landscaping within the common areas is required in accord with the standards listed in UDC
11 -3G -3E.
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e. Remove "EW ffem the plan if fie pa-ving exists en Let ,Bleek, the plan yi
assess -read Depict a paved emergency access road within Lot 1, Block 1 as required by the
City Council in accord with Fire Department standards.
f. Additional landscaping is required in Lot 1, Block 1 in accord with the standards listed in
UDC 11-3G-3, in order to count the area toward qualified open space E.
g. Depict the location of the picnic table or similar amenity on Lot 1, Block 1.
1.1.4 A 14 -foot wide recreational pathway easement is required to be provided along the east side of
the Fivemile Creek. The applicant shall coordinate with Jay Gibbons, Park's Department (208-
888-3579), on the location of the easement and submit the easement to the Park's Department for
approval by the City Council and subsequent recordation, prior to signature on the final plat by
the City Engineer.
1.1.5 The applicant shall identify one site amenity to be provided with development of th-e
western portion of the site at the Planning & Zoning Commission hearing shall provide a
picnic table (or similar amenity) as a site amenity within Lot 1, Block L. in accord with UDC
11-3G-3.
1.1.6 Prior to any development occurring in the Floodplain Overlay District, a floodplain permit
application, including hydraulic and hydrologic analysis, is required to be completed and
submitted to the City and approved by the Floodplain Administrator, per MCC 10-6.
1.1.7 The existing outbuildings on the site shall be removed prior to signature on the final plat by the
City Engineer.
1.1.8 The developer shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11 -3A -6B.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-15 zoning district listed in UDC
Table 11-2-A-7.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Construct on -street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-313-6 and MCC 9-1-28.
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-313-5J.
1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11 -3B -
7C.
1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11 C.
1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11 -3A -17E, 11 -3G -3B5
and 11-313-7C.
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1.2.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.13 Protect any existing trees on the subject property that are greater than four -inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-313-14.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11 -3G -3F1.
1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site.
1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.3.5 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11 -5C -3B. A surety agreement may be accepted for other improvements in accord with
UDC 11 -5C -3C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat asset forth in UDC 11 -6B -3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11 -6B -
7B (if applicable).
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension
asset forth in UDC 11-613-7.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
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2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 Applicant shall be required to loop the proposed water system to the existing water main in S.
Locust Grove Road via an extension through Lot 1, Block 1, and stub an 8 inch diameter main to
the end of the east leg of the "snoopy" turnaround for potential future extension.
2.1.2 If the existing home is to remain, it shall be a requirement of the applicant to hook it up to City
water and sewer service within 60 days of services being available. Applicant shall be
responsible for the payment of all assessments and permit fees, as well as the physical work
necessary to accomplish the connections.
2.1.3 If the existing home is to remain, the street address will be changed to appropriately be associated
with the new development.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. 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.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a
single utility, or 30 -feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.2.6 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.
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.
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2.2.7 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.
2.2.8 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.
2.2.9 Street signs are to be in place, sanitary sewer and 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.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro -
paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.2.12 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.
2.2.13 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.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 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.
2.2.18 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.
2.2.19 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.
2.2.20 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.
2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
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Lighting. A copy of the standards can be found on the city of meridian Public Works
Department's website at http://www.meridiancity.org/public_works.aspx?id=272. The
contractor's work and materials shall conform to the ISPWC and the City of Meridian
Supplemental Specifications to the ISPWC.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
3. POLICE DEPARTMENT
3.1 The Police Department has no comment on this application.
4. FIRE DEPARTMENT
4.1 An emergency access via S. Locust Grove Road is depicted on the plat on Lot 1, Block 1 at the
southwest corner of the site. Removable bollards or a 20 -foot wide gate with a Knox padlock is
required to be installed across the emergency access driveway to restrict access for emergency
purposes only.
4.2 The emergency access driveway via S. Locust Grove Road on Lot 1, Block 1 shall have a 20'
wide improved surface capable of supporting an imposed load of 75,000 lbs. The driveway shall
be marked in accordance with Appendix D Section D103.6 Signs.
4.3 Parking is restricted to one side of the street on E. Kalispell Street; no parking signs should be
installed accordingly.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments on this application.
6. PARKS DEPARTMENT
6.1 A 14 -foot wide recreational pathway easement is required with this development. Construction of
the pathway may be delayed until such time as Lot 5, Block 2 is developed. The applicant shall
coordinate with the City's Pathways Project Manager for easement location and distance from
existing top of bank.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1 Replace any broken or deteriorated curb, gutter, or sidewalk on Locust Grove Road abutting the
site, consistent with the District's Minor Improvement policy.
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7.2 Construct a new local street, Calabrese Avenue, as a 33 -foot street section with curb, gutter, and
5 -foot wide attached sidewalk within 44 -feet of right-of-way.
7.3 Construct the proposed snoopy turnaround at the terminus of Calabrese Avenue with an inside
turning radius of 26 -feet.
7.4 Provide a permanent right-of-way easement for any public sidewalk placed outside of the
dedicated right-of-way. The easement shall encompass the entire area between the right-of-way
line and 2 feet behind the back edge of the sidewalk.
7.5 Continue Kalispell Street into the site and construct as a 29 -foot street section with curb, gutter,
and 5 -foot wide sidewalk within 41 -feet of right-of-way for approximately 100 -feet where it will
terminate into Calabrese Avenue. Install "NO PARKING" signs on one side of Kalispell Lane.
7.6 Provide written fire department approval for use of a street section less than 36 -feet prior to plan
approval.
7.7 Reduce the existing approach onto Locust Grove Road from the site, down to a maximum 24 -foot
wide driveway with curb, gutter, and 7 -foot wide sidewalk; and restrict the access with a gate,
chain, or bollards.
7.8 Provide written fire department approval for the emergency access and restrictive method.
7.9 Pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of
the roadway.
7.10 Payment of impacts fees are due prior to issuance of a building permit.
7.11 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of
ADA compliance to District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACRD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.7 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
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Operations 387-6190 in the event any ACRD conduits (spare or filled) are compromised during
any phase of construction.
7.2.8 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 3 87-625 8 (with file numbers) for
details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
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C. Legal Description & Exhibit Map for Annexation Boundary
Legal Descrinlion
Bellabrook East Subdivision Annexation Parcel
A parcel of land located in the NW % of the NW % of Section 17, Township 3 North, Range 1
East, Boise Meridian, Ada County, Idaho, and more particularly described as follows:
Commencing at a brass cap monument marking the southwest corner of said NW % of the
NW % from which a brass cap monument marking the northwest comer of the NW Y. of said
Section 17 bears N 0°31'43' E a distance of 2658.74 feet;
Thence N 0'31'43" E along the westerly boundary of said NW % a distance of 1329.18 feet to a
518 inch diameter marking the southwest corner of said NW % of the NW % and the POINT OF
BEGINNING;
Thence continuing N 0°31'43' E along said westerly boundary a distance of 50.00 feet to a
point;
Thence leaving said westerly boundary S 89°58'07" E along the southerly boundary of
Bellabrook Subdivision as shown in Book 106 of Plats on Page 14588, records of Ada County,
Idaho, and the prolongation thereof a distance of 425.18 feet to a 5/8 inch diameter iron pin;
Thence N 0°32'24" E along the easterly boundary of said Bellabrook Subdivision a distance of
310.91 feet to a 5/8 inch diameter iron pin;
Thence S 89°59'37" E along the southerly boundary of said Bellabrook Subdivision a distance of
567.77 feet to a point;
Thence leaving said southerly boundary S 0030'42" W a distance of 361.15 feet to a point on the
northerly boundary of Snorting Bull Subdivision — Phase 1 as shown in Book 81 of Plats on
Page 8764, records of Ada County, Idaho;
Thence along said northerly boundary N 89058'07' W a distance of 993.11 feet to the POINT
OF BEGINNING.
This parcel contains 5.19 acres.
Clinton W. Hanson, PLS
Land Solutions, PC
Revised: December 3, 2014
.and i o1utIons
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ANNEXATION EXHIBIT
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D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation, 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 annex the subject 5.14 acre property with an R-15 zoning
district and develop 8 new single-family residential homes (in addition to the existing home).
The proposed use combined with existing uses in the area will contribute to the mix of uses
desired in MLT -C designated areas. Therefore, the City Council finds that the proposed map
amendment complies with the provisions of the Comprehensive Plan and should be
compatible with adjacent residential, church and commercial uses (see section VII above for
more information).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds that the proposed map amendment to the R-15 zoning district is
consistent with the purpose statement for the residential districts as detailed in Section VIII
above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The City Council finds that the proposed zoning map amendment will not be detrimental to
the public health, safety, or welfare. City utilities will be extended at the expense of the
applicant.
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 (UDC 11-513-3.E).
The City Council finds annexing this property with an R-15 zoning district is 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 is in substantial compliance with the
adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please
see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
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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 will be provided to the subject property upon
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 City water and sewer and any other utilities will be provided by the development
at their own cost, the City Council finds that the subdivision will not require the
expenditure of capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Based on comments received from the public service providers (i.e., Police, Fire, ACRD,
etc.) City Council finds development will not be detrimental to the public health, safety
or general welfare; and
e. The development will not be detrimental to the public health, safety or general
welfare; and
The City Council finds this development will not be detrimental to the public health,
safety, or general welfare of the community. ACHD considers road safety issues in their
analysis.
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