PZ - Staff ReportChanges to Agenda: Item #4A & B: Southridge Estates Subdivision — No request for continuance has been
submitted. Staff recommends the Commission makes a recommendation and move it onto Council.
Item #4C: Dunwoody Lot 5 (AZ-15-006)
Application(s):
➢ Annexation & Zoning
Size of property, existing zoning, and location: This site consists of 1.57 acres of land, is currently zoned RUT in
Ada County, and is located on the east side of N. Locust Grove Road, % mile south of E. Chinden Blvd.
Adjacent Land Use & Zoning:
North: The Ambrose School, zoned C-C
East: SFR in Dunwoody Subdivision, zoned RUT in Ada County
South: SFR property in Dunwoody Subdivision, zoned R-2
West: N. Locust Grove Road & SFR properties in Reserve Subdivision, zoned R-4
History: This property was previously platted as part of Dunwoody Subdivision but was deed restricted to only be
used for open space uses for a period not less than 15 years from the recording date of the plat. Because that time
period has expired, the lot is now eligible to be built upon.
Comprehensive Plan FLUM Designation: LDR
Summary of Request: The applicant has applied for annexation & zoning of 1.57 acres of land with an R-2 zoning
district consistent with the corresponding FLUM designation of LDR for this site.
A conceptual site/landscape plan was submitted with this application that depicts one new single-family home and a
25-foot wide landscape buffer along N. Locust Grove Road. Access is proposed via Locust Grove as there is not
local street access available to the property.
Written Testimony: Mike Williams, Applicant (in agreement w/staff report)
Staff Recommendation: Approval w/a DA that includes but is not limited to the following provisions:
• Only one access is allowed via Locust Grove in general alignment with E. Commander Street
• Future development is restricted to a maximum of 2 dwelling units.
• A 25' wide landscape buffer, detached sidewalk & street light are required along Locust Grove.
• The home is required to hook up to City water & sewer and provide a PI system
• The irrigation ditch that runs along the north boundary of the site is required to be piped unless left open as
a water amenity or linear open space.
Notes:
STAFF REPORT Hearing Date: June 4, 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-15-006 — Dunwoody Lot 5
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicants, Michael and Linda Williams, have submitted an application for annexation and
zoning (AZ) of 1.57 acres of land with an R-2 zoning district for the construction of one single-family
residential home.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ application 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 Number AZ-15-006, as presented in the staff report for the hearing date of June 4,
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 Number AZ-15-006, as presented during the hearing on June 4, 2015, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number AZ-15-006 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 1/4 mile south of E. Chinden Blvd. on the east side of N. Locust Grove Road, in
the NW 1/4 of Section 29, Township 4 North, Range 1 East. (Parcel No.: R1966960500)
B. Owners:
Michael & Linda Williams
3819 Collister Drive
Boise, ID 83703
C. Applicant:
Same as owner
Dunwoody Lot 5 AZ-15-006 PAGE 1
D. Representative:
Jeremy Telford
2048 W. Astonte Street
Meridian, ID 83646
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. 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 18 and June 1, 2015
C. Radius notices mailed to properties within 300 feet on: May 14, 2015
D. Applicant posted notice on site(s) on: May 26, 2015
VI. LAND USE
A. Existing Land Use(s) and Zoning: The annexation area consists of vacant land, zoned RUT in
Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: The Ambrose School, zoned C-C
2. East: Rural residential property in Dunwoody Subdivision, zoned RUT in Ada County
3. South: Residential property in Dunwoody Subdivision, zoned R-2
4. West: N. Locust Grove Road and single-family residential properties in Reserve Subdivision,
zoned R-4
C. History of Previous Actions: The subject property was included as Lot 5, Block 1 in the
Dunwoody Subdivision plat, recorded in 1990. The lot was deed restricted to only be used for
open space for a period not less than 15 years from the recording date of the plat.
D. Utilities:
1. Location of sewer: A sanitary sewer service line intended to provide service to the subject
parcel currently exists near the southwest corner of the parcel.
2. Location of water: A water service line intended to provide service to the subject parcel
currently exists near the southwest corner of the parcel.
3. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There is an irrigation ditch that runs along the north boundary of
this property.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This property does not lie within the flood plain.
Dunwoody Lot 5 AZ-15-006 PAGE 2
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
Land Use: The subject property is designated Low Density Residential (LDR) on the Future Land
Use Map (FLUM) contained in the Comprehensive Plan.
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. The City Council should consider the applicant's
request for a step down in density for this property.
The applicant proposes to annex the subject property with an R-2 zoning district and develop one
single-family home on the property consistent with the density designation in the LDR FLUM
designation.
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):
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.02C)
A 25 foot wide street buffer with landscaping is required along N. Locust Grove Road, an
arterial street, in accord with the standards listed in UDC 11-3B-7C. Separate permits shall
be obtained for any new fencing.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.0117)
The proposed single-family residential home should be compatible with the adjacent low
density residential properties to the east and south.
• "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 applicant upon development of the site
in accord with UDC 11-3A-21.
Analysis: Annexation of this property with an R-2 zoning district for the construction of one single-
family home is consistent with the FLUM designation of LDR and should be compatible with
adjacent residential and school uses. Therefore, Staff feels the proposed development is appropriate
under the LDR designation.
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 low -
density residential (R-2) district allows a maximum gross density of 2 dwelling units per acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-4 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-2 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited.
The proposed use of the site for a single-family detached dwelling is a principal permitted use in
the R-2 zoning district.
Dunwoody Lot 5 AZ-15-006 PAGE 3
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-4 for the R-2 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Table 11-2A-4 for the R-2 zoning district.
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 1.57 acres of land with an R-2 zoning
district. As discussed above in Section VII, staff feels the proposed zoning is consistent with the
corresponding FLUM designation of LDR and the policies in the Comprehensive Plan as noted.
A conceptual site/landscape plan was submitted with this application that is included in Exhibit
A.2. The applicant proposes to develop one new single-family residential detached home on the
property. Because this site takes access directly from N. Locust Grove Road, an arterial street,
staff recommends future development of this site is restricted to a maximum of two dwelling
units.
This property was previously deed restricted through the Dunwoody Subdivision plat to only be
used for open space uses for a period not less than 15 years from the recording date of the plat.
Because that time period has expired, the lot is now eligible to be built upon.
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 67-651 IA. 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 and as detailed below.
Dimensional Standards: All development on the site is required to comply with the dimensional
standards listed in UDC Table 11-2A-4.
Access: The site plan depicts one access via N. Locust Grove Road; the driveway should align as
closely as possible with E. Commander Street on the west side of Locust Grove. Access is
restricted to one driveway in accord with UDC 11-3A-3.
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.
Adequate fire protection shall be required in accord with the appropriate fire district standards.
Street lighting is required to be installed with development of this property in accord with
the City's adopted standards, specifications and ordinances. One Type 1 street light is
required along N. Locust Grove Road; coordinate the details with Austin Petersen, Public
Works Department (208-489-0352).
Pressurized Irrigation (PI): An underground PI system is required to be provided for this
development in accord with UDC 11-3A-15.
Dunwoody Lot 5 AZ-15-006 PAGE 4
Landscaping: A minimum 25-foot wide street buffer is required along N. Locust Grove Road
landscaped in accord with the standards listed in UDC 11-3B-7C. The site/landscape plan depicts
5 trees within a 25 buffer in accord with UDC standards; vegetative groundcover should also be
provided.
Fencing: The site/landscape plan does not depict any proposed fencing. If fencing is constructed
on the site, it should comply with the standards listed in UDC 11-3A-7.
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 to be constructed on this site within the
street buffer along N. Locust Grove Road. Detached sidewalks are required to have an
average minimum separation of greater than 4 feet to back of curb. The applicant should
coordinate the location of the sidewalk with ACHD.
Waterways: There is an irrigation ditch that runs along the north boundary of 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 11-1 A-1) or linear open space.
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 Map
2. Site/Landscape Plan
3. Water & Sewer Service Plan (dated: 5/15/15)
B. Agency & Department Comments
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
Dunwoody Lot 5 AZ-15-006 PAGE 5
A. Drawings
1. Vicinity Map
......................................................................
2005 I055
6340 11
L
`"`� 6380
6208 " CE _ � 0235
1765
6166 1793 9
185 1878� 193 �� 212
1990
6111 6140
18I7 1855 1693 1911 1939 1
6075 6100 6115
6082 ( 6100
1800 1832 1964 1896 1928
6040 6060
6065
y �e 77 1805 1827 1859 1991 1923 6020 6065
a iC M n1:1396 1420 148 1556 1590
219
.._.._..__._. 1778
._........._.. -T- ---_.---------- __..__.
1297 1341 3631385
241F� 1275 1319 1403 1437 59 0 150 5930 1746
1573 1714 1810 1812
5885
!f 1650
-- 1682 i/ 1775 1842/ 1974
1286 T 356 I448 1536 1906
1190 1242 uee 1410 1501 1568
1
.._ut. S._...._'___n_- - 158 1938
_._.-...--_--------'~-----_.-.-.-....T------.... 5 5780 1921
72S 1231 % ti 1435146I
n 1519 1553
703
1970
1240 ]r R m n � 1426 Yd78 /506 i5d2
—._-...-----------'___^___'.. _'._— ------- _ __ 1L _ 15" 5690 1985
Y30 a 2000
11217 12291251 1391110 i 15251554
5589 5592
!0 5567 5570 1680 1712 17M 1776 1808 t84U 5576 1970 19% 2036 2068 2
5571
5555 5548 � _. _ _ _ i
5555
532 5548
5533 5526 5543 5544 1743 5546 )5519
5569
— 5516 2021 2055 2071 2
55i1 5504 � 5520
500 5499 5 886 5515 5516 5517 ' 5518 5513
5492 1994 2018--2092 2
5471 5460 5487 5488 5189 5490 47654645459 1460 1742 f1462 /// 2045 2067 2097
5435 Sd14 5431 n +( 019450 n 1558 5431 �, -5434 5/365413 5402 5409 ......_......1572 645 2US0 I066
2
2. Site/Landscape Plan
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IN
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3. Water & Sewer Service Plan (dated: 5/15/15)
f---Ex1aTwo 12" SEWER
1" WATER SERVICE
4" SEWER SERVICE 200 LFt O 19%
S EX OND EL 97.97
gg FINISHED FLOOR EL ".2bt
E
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11 1-,f_ _
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RIM EL 100.00 Will
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12" IE: 0.50 (NAS)
RESERVE SUB. I
,PAI
4" IE 91.
I
I
1 I EXISTING PRESSURE
IRRIGATION SERVICE
(APPROX. LOCATION)
NOTES:
I. CITY SEWER AND WATER SERVICES WILL BE EXTENDED
TO SERVICE THE NEW BUILDING AS CONCEPTUALLY
SHOWN.
2. PRESSURE IRRIGATION WILL BE PROVIDED FROM AN
EXIST" PRESSURE IRRIGATION SERVICE TO THE SIM
DUNWOODY ANNEXATION
LOT 5 BLK 1 DUNWOODY SUB. - MERMAN, IDAHO
S V2 OF THE M iM OF SEC 29
TAN, it
M OK SOML ADA COLK Y..IDAHO
CONCEPT ENGINEERING PLAN
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DUNWOODY SUB.
REFERENCE: WA
DRAWN BY: RKE
DATE: Mis
SCALE: AS NOTED
SHEET NUMBER:
C1.Q
B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS
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. One (1) access via N. Locust Grove Road, an arterial street, is allowed for this property as
depicted on Exhibit A.2 in general alignment with E. Commander Street on the west side of
N. Locust Grove Road.
b. Future development of this property is restricted to a maximum of two (2) dwelling units.
c. A minimum 25-foot wide street buffer shall be provided along N. Locust Grove Road as set
forth in UDC Table 11-2A-4 and shall be landscaped in accord with the standards listed in
UDC 11-313-7C.
d. This 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.
e. All development shall comply with the dimensional standards for the R-2 zoning district
listed in UDC Table 11-2A-4.
f. A minimum 5-foot wide detached sidewalk is required to be constructed along N. Locust
Grove Road within the street buffer in accord with UDC 11-3A-17. Detached sidewalks are
required to have an average minimum separation of greater than 4 feet to back of curb, per
UDC 11-3B-7C.1a(2). Coordinate the location of the sidewalk with ACHD.
g. An underground pressurized irrigation system is required to be provided for this development
in accord with UDC 11-3A-15.
h. The irrigation ditch that runs along the north boundary of this site is required to be piped
unless left open as a water amenity (as defined in UDC 11-1A-1) or linear open space in
accord with UDC 11-3A-6.
i. One (1) Type 1 street light is required to be installed along N. Locust Grove Road; coordinate
the details with Austin Petersen, Public Works Department (208-489-0352).
j. Applicant shall be required to extend sanitary sewer and water services, and pay normal
single family home assessment and meter fees.
k. Prior to granting occupancy of a dwelling, the provisions listed above shall be satisfied.
2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 Applicant shall be required to extend sanitary sewer and water services, and pay normal single
family home assessment and meter fees.
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2.2 General Conditions of Approval
2.2.1 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.
2.2.2 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.
2.2.3 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfll, where footing would sit atop fill material.
3. POLICE DEPARTMENT
3.1 The Police Department has no comments on this application.
4. FIRE DEPARTMENT
4.1 The Fire Department has no comments on this application.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments on this application.
6. PARKS DEPARTMENT
6.1 The Park's Department has no comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 The applicant shall apply for a Driveway Approach Permit from ACHD.
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C. Legal Description & Exhibit Map for Annexation Boundary
r / / t a• / .mac•,, al .. � :� � /
A parcel ba ft ail of Lot 5 of Block 1 of Dunwoody SubdNftion as shown lo Book 58 of Plata on
Page 5482, records of Ada County, Idaho, and a portion of the SW % of the NW % of Section 29,
Township 4 North, Range 1 East, Boise Meridian, Ada County, Idaho, and more partioularty
described as follows:
Commencing at a Brass Cap monument marking the northwest corner of the NW % of said
Section 29, from which an Aluminum Cap monument marking the southwest corner of said NW
bears S 0'01'36" E a distance of 2656.61 feet;
Thence S 0601'36" E along the westerly boundary of said NW X a distance of 1326.31 feet to a
point marking the northwest comer said SW % of the NW %, the northwest comer of said
Dunwoody Subdivision, and the POINT OF BEGINNING;
Thence leaving said westerly boundary N 89*44*54" E along the northerly boundary of said
Dunwoody Subdivision a distance of 376.56 feet to a pant marking the northeast comer of said
Lot 5 of Block 1 of Dunwoody Subdivision;
Thence leaving saki northerly boundary S O'0025' E along the easterly boundary of said Lot 5 a
distance of 185.08 feet to a point marking the southeast comer of said Lot 5;
Thence N 89'21'41" W along the southerly boundary of said Lot 5 and the prolongation thereof a
distance of 376.52 feet to a point on the westerly boundary of said SW % of the NW l/;
Thence N 0.01'36" W along said westerly boundary a distance of 179.23 feet to the POINT OF
BEGINNING.
This parcel contains 1.57 acres and is subject to any easements existing or in use.
Clinton W. Hansen, PLS
Land Solutions, PC
April 27, 2016
aan+wa�«,.�m••y
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DumvOWY AMustim
Job No.1534
ANNEXATION PARCEL -EXHIBIT
LOT 5, BLOCK 1, DUNWOODY SUBDIVISION
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ANNEXATION PARCEL
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DUNWOODY SUBDIVISION
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-8-
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 1.57 acre property with an R-2 zoning
district and develop one new single-family residential home consistent with the LDR FLUM
for this property. Staff finds that the proposed map amendment complies with the provisions
of the Comprehensive Plan and should be compatible with the adjacent school and 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-2 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 11-511-1E).
Staff finds annexing this property with an R-2 zoning district is in the best interest of the
City.
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