PZ - Staff Report
Velvet Point Subdivision – PFP H-2016-0068 PAGE 1
STAFF REPORT
HEARING DATE: July 7, 2016
TO: Planning & Zoning Commission
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Velvet Point Subdivision – PFP (H-2016-0068)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Mussel Construction, has submitted an application for a combined preliminary and
final plat (PFP) consisting of 1 building lot on 0.19 acres of land in the R-4 zoning district for Velvet
Point Subdivision.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PFP application based on the Findings of Fact and
Conclusions of Law in Exhibit C of this report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File
Number H-2016-0068, as presented in the staff report for the hearing date of July 7, 2016, with the
following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File
Number H-2016-0068, as presented during the hearing on July 7, 2016, for the following reasons:
(You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0068 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 2795 S. Velvet Falls Way, in the SE ¼ of Section 19, Township 3N., Range
1E.
B. Applicant/Representative:
Mussel Construction
PO Box 3304
Nampa, ID 83651
C. Owner:
Nampa & Meridian Irrigation District
1503 1 st Street
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Nampa, ID 83651
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a combined preliminary and final plat. A public hearing is required
before the Planning & Zoning Commission and City Council, consistent with Meridian City Code
Title 11, Chapter 5.
B. Newspaper notifications published on: June 20 and July 4, 2016
C. Radius notices mailed to properties within 300 feet on: June 16, 2016
D. Applicant posted notice on site(s) on: June 20, 2016
VI. LAND USE
A. Existing Land Use(s): The parcel was created in 1998 as Lot 5, Block 7 of the Salmon Rapids
Subdivision No.4. The lot was created as a common lot for the subdivision and housed an
irrigation well and pump house. The pump house and well have been abandoned and removed
from the property.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
The property is located within Salmon Rapids Subdivision No. 4 and is surrounded by single-
family residential parcels, zoned R-4.
C. History of Previous Actions:
• The preliminary plat for Salmon Rapids Subdivision was approved in 1994, and the Salmon
Rapids No. 4 Final Plat was approved in 1995.
D. Utilities:
1. Location of sewer: The city currently owns and maintains sanitary sewer mains directly
adjacent to the proposed development.
2. Location of water: The city currently owns and maintains water mains directly adjacent to
the proposed development.
3. Issues or concerns: The applicant shall be responsible for the installation of additional water
and sewer services to the project.
E. Physical Features:
1. Canals/Ditches Irrigation: NA
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site does not lie within the floodplain overlay district.
VII. COMPREHENSIVE PLAN
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).
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The applicant proposes to develop this 0.19 acre site with one (1) single-family structure, which is
consistent with the density desired in MDR designated areas.
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 single-family residential development will contribute to the variety of housing types
available within this part of the City.
• “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 sewer and water services are available to be extended to the subject property with
development of the site.
• “Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
The single-family residential development should be compatible with existing single-family
residential uses within the existing subdivision.
• “Support infill of vacant lots in substantially developed, single-family areas at densities
similar to surrounding development.” (3.07.02I)
The subject property is adjacent to existing medium density homes and similar lot sizes as the
property is located within the Salmon Rapids Subdivision.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
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
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. 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:
PRELIMINARY /F INAL PLAT (PFP): A combined preliminary and final plat is proposed consisting
of 1 building lots on 0.19 of an acre in the R-4 zoning district for Velvet Point Subdivision (see
Exhibit A.2). The lot was originally designated as a common lot for the Salmon Rapids
Subdivision but was never landscaped as part of the development. Later, it was deeded to Nampa
Velvet Point Subdivision – PFP H-2016-0068 PAGE 4
Meridian Irrigation District to be used as a well lot for irrigation purposes. The lot is no longer
needed by NMID and it has become a surplus lot in which the applicant intends to purchase to
construct a new single family home. The lot was never included in the open space requirements
for the Salmon Rapids Subdivision.
A site plan and home elevations have been submitted with application that shows a home can
dimensionally fit on the buildable lot. Staff has verified the proposed plat complies with the
dimensional standards listed the R-4 zoning district.
Because the proposed lot was platted as a common lot City utilities were not stubbed to the
property. With the development of the home, the applicant will be required to extend water and
sewer service to the parcel.
Since the parcel was platted with Salmon Rapids, the applicant has discussed incorporating the
subject property into the Salmon Rapids Homeowner’s Association (HOA); however, an official
agreement has not yet been reached.
Fencing: If fencing is proposed as part of the construction of the lot, it must comply with the
fencing standards set forth in UDC 11-3A-7.
Pressurized Irrigation: An underground pressurized irrigation system is required to be provided
for the development in accord with UDC 11-3A-15 as proposed.
Staff recommends approval of the subject applications with the conditions listed in Exhibit B per
the Findings in Exhibit C.
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Preliminary/Final Plat (dated: 05/27/2016)
3. Site Plan
4. Elevations
B. Agency Comments/Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Parks Department
7. Ada County Highway District
C. Required Findings from Unified Development Code
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Exhibit A.1: Vicinity/Zoning Map
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Exhibit A.2: Preliminary/Final Plat (dated: 05/27/2016)
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Exhibit A.3: Site Plan
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Exhibit A.4: Elevations
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B. Agency Comments/Conditions
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 Development of the site shall substantially comply with the preliminary/final plat, site plan and
elevations included in Exhibit A, and the conditions in this report.
1.1.2 If an agreement can be reached with the Salmon Rapids HOA, the applicant shall amend the
CCR’s and incorporate the proposed subdivision . Written documentation of this occurring shall
be provided prior to signature on the final plat.
1.1.3 The applicant shall record the final plat prior to applying for a building permit.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.2.2 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.3 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.4 Construct all off-street parking areas consistent with the standards as set forth in UDC Table 11-
3C-6 .
1.2.5 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7.
1.2.6 The project is subject to all current City of Meridian ordinances.
1.2.7 The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
1.2.8 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.
1.2.9 The preliminary/final 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 of the approval of this combined
preliminary/final plat; or 2) gain approval of a time extension as set forth in UDC 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The applicant shall be responsible for the installation of additional water and sewer services to the
subject development.
2.1.2 A street lighting plan will not be required for this project.
2.1.3 Applicant shall be required to utilize the existing pressurized irrigation system serving the
Salmon Rapids Subdivision.
2.1.4 The existing well on the site shall be properly abandoned per the guidelines of the Idaho
Department of Water Resources, contact Robert B. Whitney at (208)334-2190.
2.2 General Conditions of Approval
2.2.1 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.2 All grading of the site shall be performed in conformance with MCC 11-1-4(b).
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2.2.3 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.
3. FIRE DEPARTMENT
3.1 The Fire Department has no comment on this application.
4. POLICE DEPARTMENT
4.1 The Police Department has no comment on this application.
5. REPUBLIC SERVICES
5.1 Republic Services has no comment on this application.
6. PARKS DEPARTMENT
6.1 The Park’s Department has no comment on this application.
7. ADA COUNTY HIGHWAY DISTRICT
ACHD has no conditions for this project.
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C. Required Findings from Unified Development Code
1. PRELIMINARY PLAT :
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 .
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 have already been provided to the first
phase and will be provided by the developer to the second phase 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 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.
f. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that exist on this
site.