PZ - Staff ReportItem #4F, G: Shelburne Subdivision (AZ-15-003; PP-15-005)
Application(s):
➢ Annexation & Zoning
➢ Preliminary Plat
Size of property, existing zoning, and location: This site consists of 30.21 acres of land, is currently zoned RUT in Ada
County, and is located at 3405, 3497, & 3801 E. Zaldia Lane.
Adjacent Land Use & Zoning:
North: SFR properties, zoned R-2 in the City & RUT in Ada County
East: Rural residential properties, zoned RUT in Ada County
South: Rural residential & ag property, zoned RUT (future high school site &proposed Nesting Swan Ranch Sub)
West: SFR properties, zoned R-2
Comprehensive Plan FLUM Designation: MDR
Summary of Request: The applicant has applied for annexation & zoning of 30.21 acres of land with an R-4 zoning district
with a request for a "step" down in the density shown on the FLUM for this property from MDR to LDR. The Comp Plan allows
requests for other residential densities in residential areas to be considered without the requirement of an amendment to the
FLUM provided that the change is only one "step" (i.e. from MDR to LDR).
Since the application was submitted and the staff report was written, the applicant has submitted a revised preliminary plat
exhibit based on some of the changes recommended by Staff and ACHD. The staff report has not been revised accordingly.
ACHD has not yet finished their report either. The Commission may want to hear the project tonight and continue the project in
order to see the revised staff report and ACHD's staff report; or, if the Commission is comfortable, make a recommendation
tonight on the proposed plan and Staff will update the report in accord w/the revised plat prior to the Council hearing.
The preliminary plat depicts 78 building lots & 13 common lots on 30.21 acres of land. The property is proposed to develop in
2 phases as shown on the phasing plan. The gross density for the subdivision is 2.58 d.u./acre with a net density of 4.33
d.u./acre. The average lot size is 10,090 square feet.
Access is proposed for this development via one access at the NWC from E. Zaldia Street via S. Eagle Road. A secondary
emergency access will be required prior to development of phase 2 or as determined by the Fire Dept. Direct lot access to the
proposed collector streets is prohibited. The existing home proposed to remain on Lot 3, Block 4 is proposing an access via E.
Elliana Drive, a collector street, due to the existing topography of the land in this area; Council approval of the access is
required.
An ACHD report has not yet been completed for this development. However, ACHD has communicated to staff that the
following modifications will require ACHD Commission approval: 1) the mini cul-de-sacs on Stockenham Place & Newbridge
Place; 2) no temporary turnarounds at the terminus of Howry Ln. & Martinel Ave.; and 3) removal of the roundabout at the
Elliana/Howry Ln. intersection from the Master Street Map. Expected conditions of approval are as follows: 1) minimum 26'
inside radius & no parking signs; 2) the median at the entrance of Martinel Avenue should not be constructed until the road is
extended; and the proposed Fire Dept. turnaround utilizing the shared driveway between Lots 22 & 25, Blk 1 will have an
access easement & signed as a maintenance access.
Block 4 where the pond and large common are is located exceeds the maximum block length allowed of 750'; the applicant
requests Council approval of a block length up to 1,200 feet as allowed by the UDC due to the block design being constrained
by the pond.
The original plan complied with the open space requirements & the developer proposes to provide a gazebo on the island in
the pond with some picnic tables on the north side of the pond as amenities for the subdivision. Staff has not had an
opportunity to review the revised plat for compliance w/open space standards.
The pond is required to have recirculated water and be maintained such that it does not become a mosquito breeding ground.
As a water amenity, the pond is also required to have banks no steeper than 1' vertical per every 4' horizontally with a depth
and velocity in accord w/UDC standards.
There are 3 existing homes & associated accessory structures on the site that are proposed to remain on building lots within
the subdivision. There is an accessory structure on the existing Shoemaker property that is proposed to be located on the
adjacent Lot 4, while their home is proposed to remain on Lot 5, Block 2. The Shoemaker's plan to build a new home on
proposed Lot 4 and retain their accessory structure. However, City code does not allow an accessory structure to be located
on a property without a primary structure. Therefore, staff recommends the common lot line between Lots 4 & 5 is
reconfigured to include the accessory structure on Lot 5 which would allow the Shoemaker's to construct a new home and
later apply for a property boundary adjustment to shift the lot line between the 2 properties to include the accessory structure
on their new property.
The applicant has submitted 7 photos of sample building elevations for future homes in this development, included in Exhibit
A.5. Building materials appear to consist of a mix of stucco, board and batten lap siding, and cultured stone wainscot with
architectural shingles.
Written Testimony: Janie Teeter; Cindy Pixley; Lonnie & Bonnie Stiles
Staff Recommendation: Approval w/a DA per the provisions in the staff report
Notes:
STAFF REPORT Hearing Date: May 21, 2015
E IDIAN�---
TO: Planning &Zoning Commission I D A H O
FROM: Sonya Wafters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: AZ-15-003; PP-15-005 — Shelburne Subdivision
L SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Shelburne Properties, LLC, has submitted an application for annexation and zoning
(AZ) of 30.21 acres of land with an R-4 zoning district. A preliminary plat (PP) is also proposed
consisting of 78 building lots and 15 common lots on 30.2 acres of land in the R-4 zoning district for
Shelburne 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.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers AZ-15-003 & PP-15-005, as presented in the staff report for the hearing date
of May 21, 2015, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers AZ-15-003 & PP-15-005, as presented during the hearing on May 21, 2015,
for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Numbers AZ-15-003 & PP-15-005 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 3405, 3497, and 3801 E. Zaldia Lane, in the SW'/4 of Section 28, Township
3 North, Range 1 East. (Parcel Numbers: R9827130200; R9827130100; Sl 128315275;
S1128315000)
B. Owners:
Phillip & Judy DeAngeli
3405 E. Zaldia Ln.
Meridian, ID 83642
Shelburne Subdivision AZ-15-003; PP-15-005 PAGE 1
Frank & Helen Shoemaker
3497 E. Zaldia Ln.
Meridian, ID 83642
William & Shari Lewis
3801 E. Zaldia Ln.
Meridian, ID 83642
C. Applicant:
Shelburne Properties, LLC
P.O. Box 8265
Boise, Idaho 83707
D. Representative:
Kirsti Allphin, KM Engineering, LLP
9233 W. State Street
Boise, ID 83714
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: May 4 and May 18, 2015
C. Radius notices mailed to properties within 300 feet on: April 30, 2015
D. Applicant posted notice on site(s) on: May 11, 2015
Vl. LAND USE
A. Existing Land Use(s) and Zoning: The annexation area consists of three rural residential
properties, zoned RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Single-family residential properties, zoned R-2 in the City and RUT in Ada County
2. East: Rural residential properties, zoned RUT in Ada County
3. South: Rural residential and agricultural property, zoned RUT in Ada County (future High
School site and proposed Nesting Swan Ranch Subdivision)
4. West: Single-family residential properties, zoned R-2
C. History of Previous Actions: The DeAngeli and Shoemaker properties were included in the
Zaldien Zerua Subdivision plat in Ada County.
D. Utilities:
1. Location of sewer: Sanitary sewer mains intended to provide service to the proposed
development currently exist in E. Zaldia Street.
2. Location of water: Water mains intended to provide service to the proposed development
currently exist in E. Zaldia Street, and S. Eagle Road.
Shelburne Subdivision AZ-15-003; PP-15-005 PAGE 2
3. Issues or concerns: Applicant shall be required to loop the proposed water system to the
existing water mains noted above. Final sizing and routing to be worked out with the
Community Development Department.
E. Physical Features:
1. Canals/Ditches Irrigation: There are some irrigation ditches that cross this site.
Hazards: There is an existing large pond on this site that may create a safety hazard for young
children.
3. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Medium Density
Residential (MDR). MDR designated areas allow smaller lots for residential purposes within City
limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre
(d.u./acre).
The applicant proposes to develop this 30.21 acre site with 78 single-family detached structures at a
gross density of 2.58 dwelling units per acre (d.u./acre) and a net density of 4.33 d.u./acre, which is
below the density desired in MDR designated areas.
The Comprehensive Plan allows for other residential densities to be considered without requirement
an amendment to the Plan; however, the density can only be changed one "step". The applicant
requests a "step" down in density from MDR to Low Density Residential (LDR) as allowed in the
Comprehensive Plan without an amendment to the FLUM. Due to the location of the site and the rural
nature of the area, the applicant believes a lower density provides a favorable transition between the
low density acreage properties north and east of this site and the higher density existing and proposed
developments to the west and south.
The LDR designation allows for the development of single-family homes on large lots where urban
services are provided. Uses may include single-family homes at gross densities of 3 dwelling units or
less per acre. Staff finds the density proposed by the applicant with the preliminary plat is consistent
with the density desired in LDR designated areas. Staff is supportive of the applicant's request for a
step down in density for this property.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
• "Provide for a wide diversity of housing types (single-family, modular, mobile homes and
multi -family arrangements) and choices between ownership and rental dwelling units for all
income groups in a variety of locations suitable for residential development." (3.07.03B)
The proposed larger lots with single-family detached dwellings will contribute to the variety
of housing types available within the City. Staff is unaware if the proposed dwellings will be
owner occupied or rentals.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.01F)
City services are available and will be extended by the developer to the proposed lots upon
development of the site in accord with UDC 11-3A-21.
Shelburne Subdivision AZ-15-003; PP-15-005 PAGE 3
• "Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.0117)
The proposed single-family detached dwellings should be compatible with existing
surrounding low density single-family residential detached dwellings and the future high
school to the south.
• "In residential areas, other residential densities will be considered without requiring a
Comprehensive Plan Amendment. However, the density can only be changed one "step" (i.e.,
from low to medium, not low to high, etc.)."
The preliminary plat depicts a gross density of 2.58 d. u./acre in an MDR designated area.
The applicant proposes a "step" down in density from the MDR to the LDR designation for
this site, which allows for single-family homes at gross densities of 3 dwelling units or less
per acre. Approval of the step down in density will provide a transition between the low
density acreage properties north and east of this site and the existing and proposed higher
density projects to the west and south of the site.
"Require common area in all subdivisions." (3.07.02F)
The proposed plat depicts a total of 4.2 acres (or 14.200) of qualified open space in accord
with the requirements listed in UDCII-3G-3.
"Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets). (3.03.020)
The proposed plat depicts a stub street (S. Martinel Ave.) to the south for future extension
and the collector streets (E. Elliana Drive and N. Howry Ln.) stub to the east and south
boundaries of the site for future extension. East Zaldia Street, which exists at the northwest
corner of the site, will be extended through this site as a collector street to the east boundary.
Staff believes the proposed "step " down in density will be consistent and compatible with
adjacent low density residential properties. Therefore, in accord with the above reasons, staff
believes the proposed development is consistent with the Comprehensive Plan.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
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.
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
low -density residential (R-4) district allows a maximum gross density of 4 dwelling units per
acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-5 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 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-4 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-5 for the R-4 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Table 11-2A-5 for the R-4 zoning district.
Shelburne Subdivision AZ-15-003; PP-15-005 PAGE 4
E. Off -Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Annexation & Zoning
The applicant has applied for annexation and zoning of 30.21 acres of land with an R-4 zoning
district. As discussed above in Section VII, staff believes the proposed zoning is consistent with
the policies in the Comprehensive Plan as noted above with a "step" down in density.
The applicant proposes to develop 78 new single-family residential detached homes on 30.21
acres of land as shown on the preliminary plat included in Exhibit A.2.
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.
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 depicts 78 building lots and 15 common lots on 30.21 acres of land in a
proposed R-4 zoning district (see Exhibit A.2). The property is proposed to develop in 2 phases,
starting at the west boundary with 40 building lots, followed by an additional 38 building lots as
shown on the conceptual phasing plan in Exhibit A.2. The gross density for the subdivision is
2.58 d.u./acre with a net density of 4.33 d.u./acre. The average lot size is 10,090 square feet.
Existing Structures: There are 3 existing homes and associated outbuildings (accessory
structures) on the site. By definition (UDC 11-1A-1), an accessory structure is, "A detached
structure in a residential zoning district that is incidental and subordinate to the principal structure
and is located upon the same property..." There is an existing accessory structure on the
proposed Lot 4, Block 2, but no principal structure exists on this site (the Shoemaker's plan to
move from their existing home on proposed Lot 5 and build a new house on proposed Lot 4 and
keep their outbuilding). All existing structures that are proposed to remain must comply with
UDC standards, including the setback standards of the R-4 district, or be removed prior to City
Engineer signature on the final plat.
Staff has reviewed the footprint of the existing homes shown on the landscape plan and they
appear to comply with the setback requirements of the R-4 district. However, the applicant
should submit an exhibit with the final plat application that depicts all buildings that are
proposed to remain that demonstrates compliance with the setback requirements. The
existing accessory structure on Lot 4, Block 2 shall either be removed; or, Lots 4 and 5
should be reconfigured so the accessory structure is located on Lot 5 with the house [a
property boundary adjustment could be requested at a later date after the plat is recorded and a
primary structure (home) is built on Lot 4 to shift the property boundary between Lots 4 and S
so the accessory structure is on Lot 4 with the new house].
Dimensional Standards: Development of this site is required to comply with the dimensional
standards listed in UDC 11-2A-3 and Table 11-2A-5 for the R-4 district and. Staff has reviewed
the proposed plat and found it to be in compliance with these standards, except for Lot 1,
Shelburne Subdivision AZ-15-003; PP-15-005 PAGE 5
Block 3, which is required to have a minimum street frontage of 60 feet; staff recommends a
common driveway is provided for Lots 1 and 2, Block 3 to comply with street frontage
requirements.
Staff also recommends the west boundaries of Lots 8 and 9, Block 2 be shifted 5 feet to the
west so there isn't a 5 foot jog in the rear property line of Lot 9.
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 the portion of Block 2 that lies along the
south side of E. Fratello Street exceeds the 750 foot length requirement. The UDC allows
block lengths to extend up to 1,000 feet in length when a pedestrian connection is provided.
Therefore, staff recommends a minimum 15-foot wide common lot with a pathway and
landscaping is added within Block 2 in general alignment with S. Newbridge Place to
provide pedestrian connectivity to the future school site to the south.
Block 4 also exceeds the maximum block length of 750 feet. Staff recommends a road is
extended to the north from E. Elliana Drive along the east side of the pathway to comply
with the block length standard. The UDC allows for Council to approve block lengths up to
1,200 feet in length where the block design is constrained by certain site conditions that
include a large waterway. Because there is a large pond that exists on this site, the
applicant can request Council approval of a block length up to 1,200 feet in length.
Access: Access is proposed for this site via one access at the northwest corner from E. Zaldia
Street via S. Eagle Road.
The Fire Department requires a secondary emergency access to be provided for over 30
homes (see condition #4.8 and 4.9 in Exhibit B). The first phase final plat should not include
more than 30 building lots without an emergency access being provided.
Direct lot access via the collector streets (E. Zaldia St., E. Elliana Dr. and N. Howry Ln.) is
prohibited in accord with UDC 11-3C-3A. One access point via E. Elliana Dr. is depicted on
the plat for access to the existing home proposed to remain on Lot 3, Block 4; this access
will require approval of a waiver to UDC 11-3C-3A from City Council. If a waiver is not
granted, the plat should be revised to provide access to Lot 3, Block 4 via S. Stockenham
Court. The reason for the request for access via a collector street is the garage and driveway for
the existing home is situated on the south side of the house. If a road is provided via E. Elliana
Drive to the north property boundary as suggested above to alleviate the block length, access for
the existing home could be taken off of this local street.
Streets: All of the proposed streets depicted on the plat are public. The street sections shown on
Sheets 3 and 4 do not coincide; Sheet 4 should be revised to reflect the street sections shown on
Sheet 3. There are two 29-foot street sections proposed (E. Tusa Dr. and S. Stockenham Ct.);
parking is only allowed on one side of the street with no parking signs installed on the opposite
side of the street at such a width.
East Zaldia Street exists as a public street to the west of this site and converts to a private street at
the west boundary of the site. The private street (Zaldia Lane) runs along the north boundary of
the DeAngeli and Shoemaker properties partially on the site and across the corner of the Lewis
property then extends off -site along the north boundary. The applicant proposes to extend East
Zaldia Street as a public collector street that shifts to the south and turns into E. Elliana Drive and
stubs at the northeast corner of the site for future extension and intersection with N. Howry Lane,
also designated as a collector street. In accord with ACHD policy, staff recommends N.
Howry Lane extend straight to E. Elliana Drive as a "T" intersection.
Shelburne Subdivision AZ-15-003; PP-15-005 PAGE 6
A common lot (Lot 1, Block 4) is proposed at the west end of the common area lot where the
pond is located for access to the adjacent property to the north and is reserved for future right-of-
way (ROW) dedication. Staff recommends ROW is dedicated for a public stub street to the
north to Parcel #R507900100 with the plat in accord with ACHD policy.
Note: South Newbridge Place is depicted on the plat as a public street; an associated note on
Sheet 4 calls it out as a common lot. The note should be deleted and S. Newbridge Place should
be constructed in accord with ACHD requirements for a public street.
Traffic Impact Study (TIS): A TIS was not required by ACHD for this development. As of the
print deadline for this report, ACHD has not provided the City with comments or
conditions on this project. ACHD action on the subject project should be received before
City Council action.
Common Driveways: The applicant is proposing 4 common driveways in this project. All
common driveways should comply with the standards listed in UDC 11-6C-3D. Staff has
reviewed the common driveways depicted on the plat and they are consistent with these
standards.
A perpetual ingress/egress easement is required to be filed with the Ada County Recorder, which
shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles
and equipment.
The setbacks, building envelope, and orientation of the lots and structures are required to be
shown on the preliminary plat and/or as an exhibit with the final plat application.
Parking: Off-street parking is required on each residential lot in accord with the standards listed
in UDC 11-3C-6.
Landscaping: A landscape plan was submitted with this application for the area proposed to be
platted as shown in Exhibit A.3.
A 20-foot wide street buffer is required along both sides of E. Zaldia Street and E. Elliana Drive,
and along the west side of N. Howry Lane, all collector streets, per UDC Table 11-2A-5 as
proposed. Landscaping shall be installed in accord 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 appears to comply with all of the aforementioned standards.
Tree Mitigation: Mitigation is required for all existing trees 4-inch caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an amount of
100% replacement, in accord with UDC 11-3B-1OC.5.
There are many existing trees on the site, some of which are proposed to be removed. The
applicant has submitted a tree mitigation plan that is included in Exhibit A.4. 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.
Parkways: Eight -foot wide landscaped parkways are proposed along the collector streets (E.
Zaldia St., E. Elliana Dr., and N. Howry Lane) in accord with the standards listed in UDC 11-3A-
17 and 11-3G-3B.5.
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 (30.21
acres), a minimum of 3.02 acres of qualified open space is required to be provided as set forth in
UDC 11-3A-3B.
Shelburne Subdivision AZ-15-003; PP-15-005 PAGE 7
The applicant proposes the street buffers (1.2 acres) and parkways (0.5 acre) along the collector
streets, the pond and associated common area (2.5 acres), and common area where a micro -path is
located (0.03 acre) for a total of 4.23 acres (or 14%) of qualified open space in accord with UDC
requirements. Note: The qualified open space calculations shown on the preliminary plat should
be revised to only include open space that counts as uali ied open space.
In order for the stormwater drainage Swale shown on Lot 2, Block 4 to count toward qualified
open space it must be constructed in accord with the standards listed in UDC 11-3B-11C.
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 (30.21 acres), a minimum of one qualified site amenity
is provided. The applicant proposes to provide a gazebo on the island in the pond and some picnic
tables on the north side of the pond as amenities for the subdivision in accord with UDC 11-3G-
3C. A detail of the gazebo should be submitted with the final plat application.
Pathways: The Pathways Master Plan does not depict a regional pathway on this site.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. Five-
foot wide detached sidewalks are required along both sides of E. Zaldia Street and E. Elliana
Drive and along the west side of N. Howry Lane, collector streets; 5-foot wide attached sidewalks
are proposed along local streets within the development in accord with UDC standards.
Utilities: 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.
Street lighting is required to be installed within the development in accord with the City's
adopted standards, specifications and ordinances.
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.
A dry stream bed is proposed on Lot 2, Block 4 for collection and retention of storm water prior
to release to the existing pond. The facility should comply with the standards listed in UDC 11-
3B-11C in order to count toward qualified open space. Underground seepage beds are also
proposed.
Open Water Ponds: A 0.79 acre pond exists and is proposed to remain on Lot 2, Block. The
pond is required to have recirculated water and shall be maintained such that it does not become a
mosquito breeding ground as set forth in UDC 11-3G-3B.8.
Water amenities area required to have banks no steeper than one foot vertical per every four feet
horizontally with a depth and velocity in all places such that the product of the maximum depth
(feet) multiplied by the peak velocity (feet per second) does not exceed four. Staff recommends
documentation is submitted with the final plat application from the project engineer
verifying that the existing pond and any changes to the pond comply with the standards for
a water amenity as defined in UDC 11-1A-1.
Waterways: There are some irrigation ditches that cross this site. The UDC (11-3A-6) requires
all irrigation ditches, laterals, canals and drains to be piped unless left open as a water amenity (as
defined in UDC 11-1A-1) or linear open space. The applicant is proposing to cover the irrigation
ditches on this site.
Shelburne Subdivision AZ-15-003; PP-15-005 PAGE 8
Floodplain: This property does not lie within the Meridian Floodplain Overlay District.
Building Elevations: The applicant has submitted 7 photos of sample building elevations for
future homes in this development, included in Exhibit A.S. Building materials appear to consist of
a mix of stucco, board and batten lap siding, and cultured stone wainscot with architectural
shingles.
Because the rear or side of homes on lots that face E. Zaldia Street, E. Elliana Drive, and N.
Howry Lane, all collector streets, will be highly visible, staff recommends the rear or sides
of structures on these lots incorporate articulation through changes in materials, color,
modulation, and architectural.
Fencing: All fencing should comply with the standards listed in UDC 11-3A-6B and 11-3A-7.
No fencing is depicted on the landscape plan.
Per UDC 11-3A-7A.7, the developer is responsible to construct fencing adjacent to
micropath connections to distinguish common from private areas. Additionally, staff
recommends fencing is installed along the common lot line between Lots 16 and 21, Block 1
to establish private from common area. Staff further recommends fencing is provided
between Lot 2, Block 4 and Lots 3, 7, 8 and 9, Block 4 to distinguish common from private
areas and to prevent the pond from becoming an easily accessible hazard to adjacent
buildable lots; fencing should be installed in accord with the standards listed in UDC 11-3A-
7A.7. The landscape plan should be revised in accord with this requirement.
After reviewing the proposed project against the policies within the Comprehensive Plan and the
standards within the UDC, 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 Map
2. Proposed Preliminary Plat (dated: 4/10/15) & Conceptual Phasing Exhibit
3. Proposed Landscape Plan (dated: 4/8/15) & Amenity Exhibit
4. Tree Mitigation Plan (dated: 4/8/15)
5. Conceptual Building Elevations & Materials
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
Shelburne Subdivision AZ-15-003; PP-15-005 PAGE 9
A. Drawings/Other
1. Vicinity Map
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2. Proposed Preliminary Plat (dated: 4/10/15) & Conceptual Phasing Exhibit
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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 E. Zaldia Street, E. Elliana Drive, and N. Howry Lane, all collector
streets, is prohibited in accord with UDC 11-3A-3 unless otherwise approved by City Council
and ACHD.
b. Future development of this site shall be generally consistent with the preliminary plat and
building elevations depicted in Exhibit A and the revisions noted in the staff report.
c. All single-family dwellings constructed within the project shall substantially conform to the
materials and elevations proposed and included in Exhibit A.S. The rear or sides of structures
on lots that face E. Zaldia Street and E. Elliana Drive, collector streets, shall incorporate
articulation through changes in materials, color, modulation, and architectural elements
(horizontal and vertical) to break up monotonous wall planes and roof lines.
d. A minimum of 4 acres (approximately 14% of the site) of qualified open space shall be
provided within this development in accord with the standards listed in UDC 11-3G-3B as
shown on the proposed preliminary plat and landscape plan.
e. Provide a gazebo on the island in the pond on Lot 2, Block 4 with two picnic tables within the
common area on the north side of the pond as amenities for the development in accord with
the standards listed in UDC 11-3G-3C.
1.1.2 The preliminary plat included in Exhibit A.2, dated 4/10/15, is approved with the following
changes:
a. Provide a common driveway for access to Lots 1 and 2, Block 3; or, revise the street frontage
of Lot 1, Block 3 to comply with the minimum street frontage requirement of 60 feet in the
R-4 district, per UDC Table 11-2A-5.
b. Provide a minimum 15-foot wide common lot within the portion of Block 2 that lays along
the south side of E. Fratello Street in general alignment with S. Newbridge Place to comply
with the block length standards listed in UDC 11-6C-3F.3a. Said common lot should be
improved with a minimum 5-foot wide micro -pathway, landscaping and fencing per UDC 11-
3B-12 and 11-3A-7A.7.
c. All streets shall measure at least 33 feet back -of -curb to back -of -curb with rolled curbs or 34
feet back -of -curb to back -of -curb with standard curb to allow parking on both sides of the
street; otherwise parking shall only be allowed on one side of the street with no parking signs
installed on the other side of the street.
d. Verify the ACHD sidewalk easement depicted along E. Zaldia Street and E. Elliana Drive is
in the correct location for detached sidewalks.
e. Lot 29, Block 2 needs to be labeled as such on Sheet 3.
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f. The note for Lot 29, Block 2 needs to be revised as follows, "... in favor of Lots 28 and N
30, Block 2..."
g. Access to Lot 3, Block 4 shall be provided off S. Stockenham Court via a flag or other means
in accord with UDC 11-3A-3A unless otherwise waived by City Council and ACHD. The lot
frontage depicted on E. Elliana Drive shall be removed and replaced with a minimum 20-foot
wide landscape buffer landscaped in accord with the standards listed in UDC 11-3B-7C.
h. The face of Block 4 that abuts E. Elliana Drive exceeds the maximum block length
requirement of 750 feet listed in UDC 11-6C-3F. The applicant should either revise the plat
to comply with this requirement; or, request Council approval of a block face up to 1,200 feet
in length because the block design is constrained by site conditions such as a large waterway
(pond) as allowed by UDC 11-6C-3F.
i. Delete the note shown on Lot 10, Block 3 that calls out S. Newbridge Place as a common lot.
j. Shift the west boundaries of Lots 8 and 9, Block 2 five (5) feet to the west so there is not a 5
foot jog in the rear property line of Lot 9;
k. Construct N. Howry Lane from the southern boundary straight to the intersection with E.
Elliana Drive at the northern boundary to form a "T" intersection.
1. Construct a public stub street to the north to parcel #R507900100 in accord with ACHD
policy in place of Common Lot 1, Block 4.
in. Revise the qualified open space calculations shown under preliminary plat data to only reflect
open space that counts as qualified open space as set forth in UDC 11-3G-3B.
n. The 29-foot street sections shown on Sheet 4 shall be revised per the 33-foot street sections
shown on Sheet 3. If 29-foot street sections are proposed for S. Stockenham Ct. and E. Tusa
Dr. as depicted on Sheet 3, parking shall be restricted to one side of the street and no parking
signs posted on the other side of the street.
1.1.3 The landscape plan included in Exhibit A.4, dated 4/8/15, shall be revised as follows:
a. The applicant shall 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. A
mitigation plan shall be submitted with the final plat based on the confirmed mitigation
requirements.
b. Provide a minimum 5-foot wide pathway within the common lot required above (condition
# 1.1.2b) in Block 2 with landscaping on either side of the pathway that complies with the
standards listed in UDC 11-313-12C.
c. Include fencing adjacent to all micropath connections to distinguish common from private
areas as set forth in UDC 11-3A-7A.7.
d. Include fencing on the common lot line between Lots 16 and 21, Block I to distinguish the
common lot from private and to prohibit a through -lot situation.
e. Provide fencing between Lot 2, Block 4 and Lots 3, 7, 8 and 9, Block 4 to distinguish
common from private areas and to prevent the pond from becoming an easily accessible
hazard to adjacent buildable lots, in accord with the standards listed in UDC 11-3A-7A.7.
f. Include a detail of the gazebo proposed on the island.
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1.1.4 A gazebo shall be provided on the island in the pond and at least two picnic tables shall be
provided on the north side of the pond as amenities for the subdivision in accord with UDC 11-
3G-3C as proposed in Exhibit A.3.
1.1.5 The pond on Lot 2, Block 4, shall have recirculated water and shall be maintained such that it
does not become a mosquito breeding ground as set forth in UDC 11-3G-3B.8 and shall have
banks no steeper than one foot vertical per every four feet horizontally with a depth and velocity
in all places such that the product of the maximum depth (feet) multiplied by the peak velocity
(feet per second) does not exceed four. Documentation shall be submitted from the project
engineer verifying that the existing pond and any changes to the pond comply with the standards
for a water amenity as defined in the UDC.
1.1.6 An emergency access shall be provided for any development over 30 building lots in accord with
Fire Department conditions #4.8 and 4.9 in Exhibit B. The first final plat shall not exceed 30
building lots without an emergency access.
1.1.7 Sidewalks are required along all public streets as set forth in UDC 11-3A-17. Five-foot wide
detached sidewalks are required along both sides of E. Zaldia Street and E. Elliana Drive and
along the west side of N. Howry Lane, all collector streets; and 5-foot wide attached sidewalks
are required along local streets within the development.
1.1.8 Any existing structures that are not contained within a lot or that do not comply with the setback
requirements of the R-4 zoning district shall be removed prior to City Engineer signature on the
final plat. Accessory structures are not allowed on a lot without a principal or primary structure
(house).
1.1.9 All common driveways shall comply with the standards listed in UDC 11-6C-3D. A perpetual
ingress/egress easement is required to be filed with the Ada County Recorder, which shall include
a requirement for maintenance of a paved surface capable of supporting fire vehicles and
equipment. A copy of said easement shall be submitted to the Planning Division of the
Community Development Department prior to signature of the final plat by the City Engineer.
1.1.10 The setbacks, building envelope, and orientation of the lots and structures on lots accessed by a
common driveway are required to be shown on the preliminary plat and/or as an exhibit with the
final plat application in accord with UDC 11-6C-3D.
1.1.11 The applicant shall submit an exhibit with the final plat application that depicts all buildings that
are proposed to remain and demonstrates compliance with the setback requirements.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC
Table 11-2-A-5.
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 11-3 B-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 11-3B-5J.
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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-
11C.
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.
1.2.12 Comply with all subdivision design and improvement standards asset 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.
1.2.15 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.
1.3 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 11-313-5, UDC 11-313-13 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 11-3 G-3 F 1.
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.
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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 11-6B-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.
2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 Applicant shall be required to extend a connection from the existing 8-inch water main along the
south boundary of the development to the existing 12-inch water main line is located within S.
Eagle Road.
2.1.2 A street light plan needs to be included in the final plat application. Street light plan requirements
are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the
standards can be found at http://www.meridiancity.org/public_works.aspx?id=272
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 I 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.
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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, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
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.
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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
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
1.1 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 'h" outlet face the main street or parking 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 corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
£ 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 existing
buildings within 1,000 feet of the project.
1.2 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48'
outside, per International Fire Code Section 503.2.4.
1.3 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
have a clear driving surface of 20' in width capable of supporting an imposed weight of 75,000
GVW, per International Fire Code Section 503.2.
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1.4 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
1.5 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
1.6 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a
vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
1.7 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
1.8 To increase emergency access to the site a minimum of two points of access will be required for
any portion of the project which serves more than 30 homes, as set forth in International Fire
Code Section D107.1. The two entrances should be separated by no less than V2 the diagonal
measurement of the full development as set forth in International Fire Code Section D104.3.
The applicant shall provide a secondary access for the site via Howry Lane.
1.9 The roadways shall be built to Ada County Highway District cross section standards and have a
clear driving surface. Streets less than 26' in width shall have no on -street parking; streets less
than 32' in width shall have parking only on one side. These measurements shall be based on
the drivable surface dimension exclusive of shoulders. The overhead clearance shall be a
minimum of 13' 6". The roadway shall be able to accommodate an imposed load of 75,000 GVW
as set forth in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments on this application.
6. PARKS DEPARTMENT
6.1 The applicant should contact Elroy Huff, City Arborist, at 208-489-0589 in regard to mitigation
for loss of existing trees.
7. ADA COUNTY HIGHWAY DISTRICT
The ACHD report has not yet been received by the City.
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C. Legal Description & Exhibit Map for Annexation Boundary
9233 WEST STATE STREET I BOISE, ID 83714 1 208.639.6939 1 FAX 208.639.693O
April 10, 2015
Project No.: 14-124
Shelburne Subdivision
Annexation and Zoning Legal
Exhibit A
A parcel of land being Lots 1 and 2, Block 1, Zaidien Zerus Subdivision, as recorded in Plat Book 81 at Pages
8783 through 8784, official records of Ada County, Idaho, and the South in of the Northeast 1/4 of the
Southwest 1/4 of Section 28, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, and being
more particularly described as follows:
Commencing at a found aluminum cap marking the southwest comer of said Section 28, thence following the
southerly line of said Southwest 1/4, S89*15'22"E a distance of 2,660.61 feet to a fowl brass cap marking the
south 1/4 corner of saki Section;
Thence leaving said southerly One and following the easterly One of said Southwest 1/4, N00'31'05"E a
distance of 1,324.35 feet to a found 5/8-inch rebar marking the southeast corner of said South 1/2 of the
Northeast 1/4 of the Southwest 1/4 and being the POINT OF BEGBNMG.
Thence leaving said easterly One and following the southerly One of said South 1/2 of the Northeast 1/4 of the
Southwest 1/4, N89'19'15"W a distance of 1,329.17 feet to a found 5/8-inch rebar marking the southwest
corner of said South 1/2 of the Northeast 1/4 of the Southwest 1/4 and the southeast corner of said Lot 1,
Block 1;
Thence leaving said southerly line of the South 1/2 of the Northeast 1/4 of the Southwest 1/4 and following
the southerly lime of said lot 1 and 2, Block 1, N6919'13"W a distance of 658.78 feet to a found S/Sdnch rebar
marking the southwest corner of said trot 2, Block 1;
Thence leaving said southerly line said lot 1 and 2, Block 1, and following the westerly One of said tot 2, Block
1, N00'33'52"E a distance of 661.18 feet to a found 5/8-Inch rebar marking the northwest comer of said Lot 2,
Block 1,
Thence Waving said westerly line and fallowing the northerly line of said lot 1 and 2, Block 1, S89"21'S3"E a
distance of 658.61 feet to a found 5/8-inch rebar marking the northeast comer of sold Lot 1, Block i are! the
northwest comer of said South 1/2 of the Northeast 1/4 of the Southwest 1/4,
Thence leaving said northerly One of lot 1 and 2, Block 1, and following the northerly One of said South 1/2 of
the Northeast 1/4 of the Southwest 1/4, S89"21'S3"E a distance of 1,328.60 feet to a found S/84nch rebar
marking the northeast comer of said South 1/2 of the Northeast 1/4 of the Southwest 1/4;
Thence leaving said northerly One of said South 1/2 of the Northeast 2/4 of the Southwest 1/4, and bfiowins
the easterly One of said Southwest 1/4, SW31'05"W a distance of 662.70 feet to the PONT OF K4W* ING.
Said parcel contains 30.205 acres, more or less, and is subject to all existing easements and/or rights4-way of
record or implied.
Attached hereto Is Exhibit 8 and by this reference Is made a part hereof.
ENGINEERS ( SURVEYORS j PLANNERS
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KWtpbr *e Phase 1
Subdivision
S89' 1'S3"E 656.81
Lot 2, Block 1 Lot 1, Block 1
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Subdivision Subdivision
N89' 19' 15"W 658.78'
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Subdivision
Kunz Hollow
Subdivision
S89'21'53"E 1328.60'
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FAX 1204 •»4M
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 30.21 acres of land with an R-4 zoning
district and develop 78 new single-family residential homes. Staff finds that the proposed
map amendment complies with the provisions of the Comprehensive Plan with a step down in
density as requested by the applicant and should be compatible with adjacent residential 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;
Staff finds that the proposed map amendment to the R-4 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;
Staff 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. Staff
recommends that the Commission and Council consider any oral or written testimony that
may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Staff 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 11-513-1E).
Staff finds annexing this property with an R-4 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;
Staff 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;
Staff 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, Staff finds that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACHD, 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
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Commission's or Council's
attention. ACHD considers road safety issues in their analysis. Staff recommends that
the Commission and Council consider any public testimony that may be presented when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Staff is unaware.
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