AZ-14-016 Application Checklistfl
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Planning oivisi*
N
E DIAN
ANNEXATION/REZONE r Application Checklist
Pro.iect name: NeStinO SWan RanCh Fire#: ff-[4- out
Applicant/agent, The Land Group, lnc.
Application is required to contain one copy of the following:
Note: Only one copy of the above items need be submittedwhen submitting multiple applications
Additional for Annexation/Rezone
APPLICATIONS WILL NOT BE ACCEPTED UNLESS ALL APPLICABLE ITEMS ON 7'HE CHECKLIST ARE SUBMITTED.
Community Development r Planning Division r 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 lv*vr.mcridiitttcit-t''org,'planninP
(0s/21/2014)
rrs*
({,*
Applicant
($- Description
Staff
({)
\v_ t Narrative Completed fully and describing signed Development the proposed Review project Application
,/
\
Legal description of the property to be annexed and/or rezoned
r Include a metes and bounds description to the section line ofall adjacent roadways, stamped and signed by a
registered professronal land surveyor, with a calculated closure sheet
o Scaledexhibitmapshowingtheboundariesofthelegaldescriptionincomplianceiltherequirementsofthe
Idaho State Tax Commissron Property Tax Administrative Rules IDAPA 35.01 .03.225.01.h
. Ifrequesting more than one zoning designatron, rnclude a legal description for each zone along with an overall
annexatior/rezone boundary description. Also include the boundaries ofeach different zone on the map
*Nole: When also submitting a Preliminary Plat application,
a separate legal description is requiredfor the
boundarres ofthe plar, excluding property to the seclion line as reguired.for annexations/reione
L/
{ Recorded warranty deed for the sublect properfy
,/- Affidavit of Legal Interest signed and notarized by the property owner (tf owner is a corporation,
v submit Scaled a copy vicinity ofthe map Artrcles showing oflncorporation the location or other evidence of the subiect to show tlnt property the person signing is an authorized agent)
./ Pre-application meeting notes (All applications that require a public hearing are required to conduct a pre-
application meeting with the Plannine Division)
,/ Neighborhood meeting sign-in sheet (Applicants are required to hold a neighborhood meeting to provide
an opportunrty for public review ofthe proposed project prior to the submittal ofan application) t/
\/ Commitment of Property Posting form signed by the applicant/agent /
,/
Written confirmation of parcel verification from Community Development. Please email the
project name, parcels number(s), and a vicinity map to
ut nmu n i tvtlevel opnrcn(it',fieri d i u n cion. org to obtain confirmation
,/ Fee
(Please call the Planning Division to calculate correct fee. Applicalions with
incorrecl fees will nol be accepted.)
For nely public utility construction (water, sewer,
reclaimed water) applicants are required to submit:
{ (2) Sets ofconceDtual engineering plans. includins Dipe
sizes and profiles
{
( I ) Disk with electronic version of the conceptual engineering
plans in a format that
complies with the specifications for project Drawings found at:
wwrry.nreridiancitr,.orqlpublic workslaulocad standardslindex.asp
REGEIVEl=i
d{rry ttNovrzzoll\'d Planning Division
BY:-
PRTVATE STREET r Application Checklist
Projectname: NeStinq SWan RanCh rrc *, ?()- t'i - a rx
eppticantlaeent: The Land GIOuD. lnC
All applications are required to contain one copy of the following unless otherwise noted:
APPLICATION WILL NOT BE ACCEPTED UNLESS ALL ITEMS ON THE CHECKLIST ARE SUBMITTED.
Community Development r Planning Division r 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 r'vrvrv.rncridiancil-r,.orP.iplanning
(0s/2 I /201 4)
rJ
Applicant
({ Description
Staff
(i)
,/
Completed and signed Development Review Application
(lf also submitting a concuruent applicationfor a preliminary plat, the Private Street request will be
processed alongwith that application. Therefore, a Development Review Application is not necessary
in this case; just check the Private Street box on the Development Reyiew Application and submit the
v Narrative information fully below)describing the proposed request
,/ Legal description ofthe property or depiction ofprivate road ifnot shown on an
v accompanying Recorded warr4nty site plan deed or for plat, the including subject properfy proposed street name(s) te/
./
Affidavit of Legal Interest signed and notarized by the property owner (lf owner is a
corporation, submit a copy ofthe Articles of Incorporation or other eviderce to show that the person
v signing Scaled is vicinity an authorized map showing cgent.) the location of the subiect properfy
{
Private street maintenance agreement (lhe applicant or owner shall state how the partlt or parties
v_ will Written repair approval and mqintain ffom the the private Fire Depanment street(s), including (for width regulations and radii) for the funding thereofl x
{ Fee
n
ECE$T/E.x .r
LI
Nov I 2 arlh
E IDIAN BY:Division- Planning
PRELIMINARY PLAT I Application Checklist
All applications are required to contain one copy of the following:
Note: Only one copy of the above items need be submitted when submitting multiple applications
Additional Requirements for Preliminary Plat Applications:
Community Development r Planning Division r 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
phone: 209_gg4_5533 Fax: 209_ggg_6854 u
r,,rr,r,. nrcridiancit,v.or.s,,rrlann ine
(05/2 t/201 4)
Projecrname: Nestinq Swan Ranch File #:0f .
t ,\ . li
(
Applicant/as"4' The Land Gfoup, lnc.
Applicant
r.A-
Description
Staff
({)
{_ Completed and signed Development Review Application
a, Narrative fully describing the proposed project
,/ Legal description of the subject property (Lot, Block, and Subdivision name if located in a
v recorded Recorded subdivision warranty OR deed a metes for the and sublect bounds property legal description ofthe property ifnot in a subdivision)
./-
Affidavit of Legal Interest signed and notarized by the property owner (tf owner is a corporarion,
v submit Scaled a copy vicinity ofthe map Articles showing oflncorporation the location or other evidence of the subiect to show that property the person sigrring is an authorized agent)
./ Pre-application meeting notes (All applications that require a public hearing are required to conduct a
pre-
application meeting with the Planning Division )
{- Neighborhood meeting sign-in sheet (Applicants are required to hold a neighborhood meeting to provide
v an Commitment opportunity for of public Property review Posting ofthe proposed form signed project prior by the to the applicant/submittal ofan agent application.)
,/
Written confirmation of parcel verification {iom Community Development. Please email the
project name, parcels number(s), and a vicinity map to
co mnw t r iLv* devel o 0 me nt(i,meridi$n c itt,. org to obtain confi rmation
./ Fee (Please call Plonning Division to calculate correct fee.
Applications with
incorrect fees will not be accepted)
Applicant
({) Description
Staff
({)
,/
e
Include the following additional information in the project narrative:
the ordinance describing the particular provision, the variance requested, and the
reason thereof
Y Approval development. of the proposed (e.g.subdivision , Iarger rear name setback from to the buffer Ada adioining Counfy Surveyor's properties, office etc.)
./ Preliminary Plat-* I copy (folded to 8 %" x I l" size)
Planmusthaveascalenosmallerthanl"-50'(1"-20'ispreferred)andbeonastandarddrawing
sheet,nottoexceed36"x4S"(2l"x36"ispreferred). Aplanwhichcannotbedrawninitsentirety
on a single sheet musl be drawnwilh appropriate match lines on two or more sheets.
The following items must be included on the preliminary plat:
{- a Proposed subdivision name (Do not use numbers in preliminary plat names.)
v_ a Draftins date
{ a Section location and county (situate statement)
Community Development r Planning Division r 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 ur,t"'r'.nrcridirncit)'.org;plannil1g
d_ warow r a North Scale (not less than l":100')
,{ a Name, address and phone number of owner(s), applicant, and engineer, surveyor or
planner who prepared the preliminary plat
w- vuses g a . Proposed Proposed common site(s) for area parks, lots playgroqqds, and/or landscape schools, easements churches or other public
,/ a Streets, street names, rights-of-way and roadway widths, including adjoining streets
or roadways (details on plan)
./ a Proposed and existing lot lines and blocks showing scaled dimensions and numbers
v a ofeach Legend of symbols
N/A a Minimum residential house size (for R-2 and R-4 zones only)
N/A
a Contour lines shown at 5' intervals where land slope is greater than I 0% and at 2'
intervals where land slope is l\Yo or less, referenced to an established benchmark,
location and elevation
N/A
Any dedications to the public and easements together with a statement of location,
dimensions and purposes of such
N/Mboundary A* a a Floodplain Stub streets boundary to provide as access determined to adjacent by FEMA undeveloped or rneasures land to or amend existing this roadways
N/A
a Block faces not more than seven hundred fifty feet (750') in length for residential
districts, and five hundred feet (500') in the TN-C and TN-R disrricts, wirhout an
Y. }450'fl Reduction a Cul-intersecting, of de-the sac preliminary lengths street or not plat alley, in (excess 8'/except 2" x of 11"as ) allowed in UDC I I -6C-3F.3
,{ Landscape plan - * I copy (folded to 8
t/z" x I l" size)
Planmusthaveascalenosmallerthanl"-50'(l"-20'ispreferred)andbeonastandarddrowing
sheet,nottoexceed36"xlS"(24"x36"ispreferred). Aplanwhichcannotbedrawninitsentirety
on a single sheet must be drawn with appropriate match lines on two or more sheets.
v .f The a r following Names, Date, scale, items addresses, north must arrow, be and included telephone and pro.on iect numbers the name landscape of the developer plan: and the person
and/or
firm preparing
"{
a Existing natural feafures such as canals, creeks, drains, ponds, wetlands,
floodplains, high groundwater areas, and rock outcroppings
./
'{
a A statement of how existing healthy trees proposed to be retained will be protected
fi'om damage during conslruction
{
a Existing buildings, structures, planting areas, light poles, power poles, walls,
fences, berms, parking and loading areas, vehicular drives, trash areas, sidewalks,
pathways, stormwater detention areas, signs, street fumiture, and other man-made
elements
N/A
Existing and proposed contours for all areas steeper than 20o/o slope. Berms shall
v- a be Sight shown Triangles with one-as defined foot contours in I I -3A-5 of this ordinance
v {_ a a Proposed Proposed screening landscaping structures
{ Calculations of project components to demonstrate compliance with the
requirements of this ordinance, including:
> Width of street buffers, lineal feet of street fiontage, and number of street trees
) Residential subdivision trees
r Location, size, and species of all existing trees on site with trunks 4 inches or
greater in diameter, measured 6 inches above the ground. Indicate whether the tree
will be retained or removed
a
a
Supplementary information at the discretion of the Director or City Engineer may be required to sfficiently detail
the proposed development within any special development area, including but not limited to hillside, planned unit
development, Jloodplain, cemelery, manufactured
home parks, and/or hazardous or unique areas ofdevelopment.
*Once an applicalion is accepted, staffwill contact you to let you know how
marry additional copies of plans ore
required. All plans are required to be fulgfu!
to 8 1/2"
x I I " size.
APPLICATION WILL NOT BE ACCEPTED UNLESS ALL APPLICABLE ITEMS ON THE CHECKLIST ARE
SUBMITTED. TH|S APPLICATION SHALL NOT BE CONSIDERED COMPLETE (NOR I,YILL A PUBLIC
HEARING BE SET) UNTIL STAFF HAS RECEIVED ALL RESUIRED INFORMATION.
Community Development r Planning Division r 33 E. Broadway Avenue, Ste. 102 Meridian, ldaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 rvvi'*.rncridiancil).org/planning
\r ) Acreage dedicated for common open space
F Number of trees provided on common lot(s)
w Reduction F of Mitigation the landscape for removal plan (8 %of " existing x ll") trees
./ Site report of the highest seasonal groundwater elevation prepared by a registered soils
scientist l--
,{ Written confirmation that a traffic impact study or change of use is not required, or has been
accepted for review by ACHD. Please contact Mindy Wallace at387-6178 or Christy Little
at 387-6144 lor more information
v_ \fl Conceptual Submit two elevations (2) sets of of conceptual proposed engineering structures, including plans, including building pipe materials sizes and +
profiles l-,/
.f Electronic (l) Disk Submittal with electronic (Separate version disks of required) the conceptual engineering plans in a format e-
that complies with the Specifications for Project Drawings found at:
httD:.,r'r.r,wrv.nreriiiiancily.ors,'public rryorks/autocad saandardslindex.asp
L/
"{
(l) Electronic version of the preliminary plat and landscape plan in pdf format
submitted on a disk with the files named with project name and plan type (i.e.
preliminary plat, landscape plan, etc.). We encourage you to also submit at least one
color version fior presentation purposes
l;
Vicinity Map +
A
0 0.075 0.1 5
It/liles
Survey Control Points
Parcels
Legal Description
X Number of Courses: 10
Total Length: 5805.86
End Coordinates: 2464904.497, 691371.303
Calculated End Coordinates: 2464902.58, 691369.8
Misclosure As Xl/: '1.917,
1.503
MisclosureAs Direction/Distance: N 51.9063 E, 2.436
Relative Error Ratio: 1:2383
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Print Date: 1112012014
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Barbara Shiffer
From:
Sent:
Subject:
Machelle Hill
Tuesday, December 02,2014 3:28 PM
FW: City of Meridian Dev App - Nesting Swan Ranch
From: Machelle Hill
Sent: Tuesday, December 02,20L4 3:27 PM
Subject: City of Meridian Dev App - Nesting Swan Ranch
E DIAN
I EA lt0
City of Meridian
City Clerk's Office
33 E. Broadway Avenue
Meridian, lD 83642
Planning and Zoning Commission
D evelop me nt App I icatio n Trons mitta I
To: City Departments Comments due by: January 8,2015
Transmittal Date: December 2,2014 File No.: AZ14-016 and PP 14-018
Hearing Date:
Request: Public Hearing: Annexation and zoning of 27.75 acres of land with an R-8 zoning
district AND Preliminary Plat approval consisting of 31 building lots and 7 common /
other lots on 10.37 acres of land in a proposed R-8 zoning district for Nesting Swan
Ranch
By Blossom 1, LLC
Location of Property or Proiect: 4617 and,4620 S. Martinel Lane
The City of Meridian is requesting comments and recommendations on the application referenced above. To review
detailed information about the request, please click on the file number above to take you directly to the application.
We request that you submit your comments or recommendations by date specified above. When responding, please
reference the file number of the project. lf responding by email, please send comments to clerk@meridiancity.orq.
For additional information associated with this application please contact City Clerk's Office at number below.
Thank you,
Machelle Hill
Deputy City Clerk
Meridian City Clerk's Office
33 E. Broadway Avenue
Meridian, lD 83642
(208) 888-4433
mhill@meridiancity.orq
1
Sonya Watters
From:
Sent:
To:
Cc:
Subject:
Attachments:
Randy Clarno < randy@criterionland.com>
Tuesday, March 17,2015 10:35 AM
Tamara Thompson (tamara@thelandgroupinc.com)
Sonya Watters; Lisa Cunningham; Kirsti Allphin
Nesting Swan
PP L50225 Nesting Swan Phs 12_Clarno Concept-PP-2 114036.pdf
HiTamara,
I just wanted to memorialize in this email that we are supportive of your revised land plan (attached)
with the north-
south road stub moved further west to match the proposed road in our land plan. ln addition we are supportive of the
proposed landscaped buffer along your north boundary within your plat as a measure to provide some
transition from
our larger lots to your smaller lots.
I plan on attendinB the City Council Public Hearing tonight to affirm this and be available for any questions. Please let me
know if you have any questions.
Randal S. Clarno
Owner
The role of leodership is to find, recognize
and secure the future... ..Borker
CRITERION LAND MANAGEMENT LLC
PO Box 826i Boise,lddho 8j7oz
Oftice: 2o8.475.oor5 |
Email: randy@criterionland.com
1
.&
Sonya Watters
From:
Sent:
To:
Cc:
Subject:
Attachments:
Tamara Thompson <tamara@thelandgroupinc.com>
Wednesday, February 04, 2015 10:40 AM
Machelle Hill
Jacy Jones; Sonya Watters
RE: Nesting Swan Ranch AZ L4-016; PP-14-018
Nesting Swan Ranch AZ-14-016 PP-1,4-018 TLG comments.pdf
Hi Machelle,
The summary below is complete other than the Summary Description NOTE in italics. The second sentence should be
revised to read:
f "The applicant's submitted preliminary plat only includes 10.37 acres of the 27.75 acres being zoned."
See attached comments.
From: Machelle Hill lma ilto:m hill@meridia ncity.org]
Sent: Tuesday, February 3,2015 3:09 PM
To: Tamara Thompson
Cc: Jacy Jones; Sonya Watters
Subiect: FW: Nesting Swan Ranch AZ-14-016; PP-14-018
HiTamara,
I am not able to use the above staff report with comments included electronically as we are not able to print them out -
onlyable toviewthem electronically. lneedtohaveahardcopyforthepublicrecord. lf the belowdetail isthesame
comments you would like me to use please confirm that and
I will print and scan the email as your response. Sorry for
the inconvenience! Let me know if I can be of help with anything else. Thanks!
From: Tamara Thompson Imailto:tamara@thelandgrouoinc.com]
Sent: Tuesday, February 03, 2015 1:28 PM
Toi Sonya Watters; Holly Binkley; lacy lones; laycee Holman; Machelle Hill
Cc: lason Densmer
Subject: RE: Nesting Swan Ranch A7-74-016; PP-14-018
Sonya, thank you.
l've attached our comments to the staff report.
Please note specific areas of the staff report:
l. Summary Description ...
,.2 L.1.2.c The easement was created by the Martlnel plat. That plat didn't identify the
purpose.
-. 1.7.2.e We will utilize the emergency access area for pedestrian connectivity to the north and Eagle Road.
,-. L.7.2.f No common lot - There is not a sewer easement here. The existing 12' easement is from the Martinel
Plat. Pedestrian connectivlty will be provided at the emergency access d rive north of 24.
,z l.t.3.g No, see 1.1.2.f
.,. 1.1.3h. We will provide the 10% open space per the
UDC standards. Currently we are not counting grassy open
areas, therefore the 50 x 100'doesn't apply.
v. 1.1.4 purposely left out?
That's it, Please let me know if you'd like to discuss.
Tamara
1
Sonya Watters
From:
Sent:
To:
Cc:
Subject:
Attachments:
Tamara Thompson <tamara@thelandgroupinc.com>
Wednesday, February 04, 2015 10:40 AM
Machelle Hill
Jacy Jones; Sonya Watters
RE: Nesting Swan Ranch AZ-\4-0L6; PP-14-018
Nesting Swan Ranch AZ-14-016 PP-1.4-018 TLG comments.pdf
Hi Machelle,
The summary below is complete other than the Summary Description NOTE in italics. The second sentence should be
revised to read:
"The a pplica nt's submitted preliminary plat only includes 10.37 acres of the 27 .75 acres being zoned."
See attached comments.
From: Machelle Hill [ma ilto:m hill@meridia ncity.org]
Sent: Tuesday, February 3,2015 3:09 PM
To: Tamara Thompson
Cc: Jacy Jones; Sonya Watters
Subiect: FW: Nesting Swan Ranch AZ-14-016; PP-14-018
Hi Tamara,
I am not able to use the above staff report with comments included electronically as we are not able to print them out -
only able to view them electronically. I need to have a ha rd copy for the public record. lf the belowdetail isthesame
comments you would like me to use please confirm that and I will print and scan the email as
your response. Sorry for
the inconvenience! Let me know if lcan be of help with anything else. Thanksl
From: Tamara Thompson Imailto:tamara@thelandorouoinc.com]
Sent: Tuesday, February 03, 2015 1:28 PI\4
To: Sonya Watters; Holly Binkley; lacy Jones; Jaycee Holman; lt4achelle Hill
Cc: Jason Densmer
Subject: RE: Nesting Swan Ranch AZ-14-016; PP-14-018
Sonya, thank you.
l've attached our comments to the staff report.
Please note specific areas of the staff report:
l. SummaryDescription...
1.1.2.c The easement was created by the Martinel plat. That plat didn't identify the purpose.
r 1.L.1.1..2.2.f e No We common will utilize lot the - There emergency is not a access sjller area easement for pedestrian here. The connectivity existing 12' to easement the north is
and from Eagle the Road.Martinel
Plat. Pedestrian connectivity will be provided at the emergency access drive north of 24.
1.1.3.9 No, see 1.1.2.f
1.1.3h. We will provide the 10% open space per the UDC standards. Currently we are not counting grassy open
areas, therefore the 50 x 100'doesn't apply.
1.1.4 purposely left out?
That's it, Please let me know if you'd like to discuss.
Tamara
1
Sonya Watters
From:
Sent:
To:
Cc:
Subject:
Shari Stiles <es-sharis@qwestoffice.net>
Friday, January 09, 2015 4:30 PM
sonya Watters; Holly Binkley; Jacy Jones; Jaycee Holman; Machelle Hill
'Rebecca McKay'; 8881852@ g mail.co m
RE: Baltic Place MCU-14-006
Sonya:
From: Sonya Watters Imailto:swatters@meridiancity.org]
Sent: Friday, -January 09, 2015 4i22 PM
To: Holly Binkley; .lacy Jones; Jaycee Holman; Machelle Hill
Cci Shari Stiles; Rebecca McKay
Subject: Baltic Place MCU-14-006
Attached is the staff report for the proposed CUP modification for Battic Place. This item is scheduled to be
on the Commission agenda on January 15th. The pubtic hearing witt be hetd at City Hatt, 33 E. Broadway
Avenue, beginning at 6:00 pm. Ptease catl or e-mait with any questions.
Becky - Ptease submit any written response you may have to the staff report to the City Clerk's office
(iholman@meridiancitv. orq, mhi tt@meridiancitv. ore, hbinktev@meridiancitv.orq and
i iones@meridiancitv. orq) and mysetf (e-maiI or fax) as soon as possible.
Thanks,
Sonya
1
We have read the conditions of a pproval and have no objections. Thank you for your support and assistance on this
project !
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l{esting Swan Ranch
Subdiuision
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Item #ZD, E, F: Shelburne S'trodivision (AZ-15.003; PP-15.005; VAC-I5-006'f
Application(s):
> >Zoning )Plat Annexation Vacation Preliminary &
Size of property, existing zoning, and location: This site consists of 30.21 acres of land, is cunently zoned RUT in Ada County, and
is located at 3405, 3497, & 3801 E. Zaldia Lane.
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).
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. Direct lot access to the proposed collector streets is
prohibited. The existing
home proposed to remain on Lot 5, Block 6 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. A round-a-bout is depicted on the MSM at the NEC of
this site; ACHD recommends a modification to the l\/SlV to remove the round-a-bout from the map.
Block 6 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 and
topography in that area.
A minimum of l0% or3.02 acres of qualifled open space is requlred to be provided with this development; a total of4.3 acres or 14,5%
is proposed. A minimum of (1) qualified site amenity is required; the applicant proposes a
gazebo on the island in the pond and some
picnic tables ont eh north side of the pond as amenities.
The pond is requrred 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 Shoemakels 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 reconligured 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.
The applicant also submitted a request to vacate the existing public utilities, drainage, and inigation easements on the portion of the
site that was previously planned with Zaldien Zerua Subdivision as shown. All of the easement holders have granted consent for
vacation of these easements.
Commission Recommendation: Approval
Summary of Commission Public Hearing:
v. ln favor: Bradford Dedman; Randy Clarno
vi. ln opposition: None
vii. Commenting: Lonnie Stiles; John Shawn; Doug Oldham
viii. Written testimony: Janie Teeter; Cindy Pixley; and Lonnie & Bonnie Stiles
Key i. lssue(Supportive s) of Discussion of the step by down Commission:in density from KDR to LDR and transition to existing residences,
I K'ey Commission Change(s)rd Staff Recommendation: None \.,
Outstanding -applicant j requests Block 6 lssue(where Council s) the for approval pond City and Council:of large a block common length are up to located 1,200 exceeds feet as allowed
the maximum by the UDC block due length to the allowed block of design 750'; the being constrained
by the pond and topography of the land.
ii. The applicant requests a "step" down in density from MDR to LDR as allowed by the Comprehensive Plan without an
amendment to the FLUIV.
iii. The applicant requests approval for the accessory structure that exists on the proposed Lot 4, Block 2 to remain until the primary
structure can be built (see condition #1.1.8).
iv, The applicant requests approval of one access via E. Elliana Dr. for the existing home proposed to remain on Lot 5, Block 6; this
access requires Council approval of a waiver to UDC 11-3C-3A for direct lot access via a collector street.
Written Testimony since Commission Hearing:
. . Cindy Kirsti Allphin, Pixley (Applicant's see letter); and Representative (response to the staff report -
o Requests the qualified open space requirement not include the see storm letter) drainage area which results in 13.2% qualified
o open Remove space #1.1 - .2c Staff and is # agreeable l .1.39, which w/ this requires change a separate (#1.1 .1d), common lot to be provided for a landscape strip adjacent to
lots not taking access via the common driveway - Staff is agreeable w/this change as the landscape strip can be
included in the common lot for the driveway.
Notes:
Yl QeJrna-n
0
be highly visible, staff recommends the rear of structures on lots that face these streets incorporate articulation
through changes in matenals, color, modulation, and architectural elements (horizontal & vertical) to break up
monotonous wall planes & roof lines.
Written Testimony:
. Philip & Judy DeAngeli - would like more of a transition in property
sizes at the north boundary adjacent to
. their Roger rural & Teresa residential Taylor property - would than like shown larger on lot the concept plan.
sizes more comparable with Kingsbridge & Napoli subdivisions
. to Louis the Uranga north; have on behalf questions of Frank on the & Sue inigation Shoemaker system, - pumping they object station to the and location the tiling of the ditches.
of the stub street shown on
. the Tamara concept Thompson, plan at the Applicant's north boundary Representative of the site.(response to the staff report)
Staff Recommendation: Approval conditions in Exhibit B of the staff report
Notes:
A,tO
/q2-D Dr. b 14< I
or
rh0
fru * (flor^a*Pr
Item #4C, D: Nesting Swan Ranch (A2.14-016; PP.14.018)
Application(s):
) Annexation & Zoning
! Preliminary Plat
Size of property, existing zoning, and location: The annexation area for this site consists of 27.75 acresofland,
is cunently zoned RUT in Ada County, and is located at 4617 & 4620 S. lVartinel Lane and 3570 E. Amity Road.
Adjacent Land Use & Zoning:
North: Rural residential/agricultural properties, zoned RUT in Ada County; and urban density residential
properties in Napoli Subdivision, zoned R-2.
East: Agricultural property, zoned RUT in Ada County
South: E. Amity Road and agricultural property, zoned RUT in Ada County
West: S. Eagle Road and rural residential/agricultural property, zoned RUT in Ada County
History:
. . The The properties property at at the the southeast SWC and corner NEC of received the site a are CUP existing in Ada lots County in Martinel to operate Subdivision an assisted living
facility; this
property is cunently receiving City water service.
Comprehensive Plan FLUM Designation: MDR
Summary of Request: The applicant requests annexation & zoning oI 27 .75 acres of land with an R-8 zoning
district, consistent with the MDR FLU[,4 designation. The property at the SEC of the site will remain an assisted living
facility; the propery at the SWC of the site is proposed to be subdivided; and the prope(y
at the NEC of the site will
remain a rural residential property until redeveloped. A conceptual development plan is proposed that shows how the
rural residential property may redevelop in the future through a separate preliminary plat.
The proposed preliminary plat consists of 31 SFR building lots, which includes a lot for the existing home, and 7
common lots on 10,37 acres of land in an R-8 zoning district. The gross density for the subdivision is 2.99 d.u./acre
with an average lot size of 6,926 s.f.
Access is proposed via S. MartinelAvenue, a local street, via E. Amity Road. Private streets are proposed intemally
for access to the new residential homes with a gated entrance off lVartinel Avenue. lvlartinel Avenue stubs to the
north property boundary for future extension. Public street frontage is provided to the assisted Iiving facility at the
SEC of the site. A cross-access easement is required to be provided to the out-parcel at the SWC of the site for
access to the private street.
ACHD is requiring additional ROW to be dedlcated along Eagle Road and the pavement widened along Eagle &
Amity Roads,
A 25' wide landscaped street buffer is required along Eagle & Amity Roads with a S-foot wide detached sidewalk. A
minimum of 10% (or 1.03 acres) qualified open space & one site amenity is required to be provided
within the
development. The applicant proposes 1.03 acres of open space and a picnic area as an amenity. Staff recommends
the landscape plan is revised to include qualifed open space as set forth in the UDC. Staff also recommends
a
pathway connection is provided to the west to the sidewalk along Eagle Road & to the north for future
interconnectivity. A 5' tall vinyl privacy fence is proposed to be constructed by the developer around the
perimeter of
the subdivision.
Three pictures of typical sample building elevations for future homes in this development as well as the future
development to the north were submitted by the applicant. Building materials appear to consist of a mix of horizontal
and vertical siding and stucco with stone accents. Because homes on lots that back up to Eagle & Amity Roads will
Planner:
City of Meridian Development Review
Agency Comments Meeting
Date Date of List:
Project Name
Fire
Notes:
VE
A B C D
I 2
a
J 4 5 6 7 8 9 10 11 \2 13 14 i5 16 t7 18 l9 20
2t 22 z-) 24 25 26 27 28 29 30 31 32 JJ 34 35 36 37 38 39 40
41 42 43 44 45 46 47 48 49
J r.
Police sentative
Notes
A B C D E
7l 72 73 74 75 76 77 78
Sani Services
Notes
VE:
A B C
1 2 J1 97 98
Parks sentative:
Notes:
6 46 47 79 80 81 82 83 84 85
Public Works VC:
1 2 Ja 4 5 6 1 8 9 10 11 t2 13 t4 15 t6 t7 18 t9 20
2l 22 23 24 25 26 27 28 29 30
Notes:
Rev.6/6/12
2
\, \r.
Re: Nesting Swan Proposed Subdivision
Honorable Mayor and Council Members:
We live on five acres at 3405 E ZaldiaLane, Meridian. This is near the
intersection of Amity and Eagle Roads, a locale that has seen rapid
changes in development in the last decade.
Kingsbridge Subdivision developed on my north border and then Napoli
on the west border. This an especially nice area in meridian and
development coming this way is not a surprise.
In the past, the Mayor and Council have guided new development to
include R-4 zoning wherever it abuts existing rural/agricultural properties.
For example, the developer of Kingsbridge was restricted to building only
single-story homes on my north border.
Nesting Swan is an extreme deviation from the guidelines established by
the City, both formally and through the application process. It bears no
relation to how this area has developed, and ignores any concept of
"transition" between existing rural/Ag ground and developed
subdivisions. Nesting Swan proposes six houses abutting my south
border. Napoli and Kingsbridge are in stark contrast, where a decent
transition was employed; Kingsbridge has just 2 lots in the same space on
my north side, while Napoli is also R4, on my west boundary.
Nesting Swan's proposal of 62 houses crammed into this limited acreage is
wrong in every respect. An additional +l- 600 car trips a day onto an
already overcrowded Amity/Eagle intersection with only one access point
on the south side bears no resemblance to existing uses. The tiny lots in
Phase II are in extreme contrast to the existing neighborhood. Please deny
this application.
Philip and Judy DeAngeli
Meridian Id.
2.2.11
2.2.18
2.2.19
2.2.20
2.2.21
2.2.22
2.2.23
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.
The engineer shall be required to certifu 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.
The applicants design engineer shall be responsible for inspection ofall irrigation andlor
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
ofoccupancy is issued for any structures within the project.
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 ofa certification ofoccupancy for any structures within the project.
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 lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125Yo 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.
The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20o/o 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 887-2211.
3. PoLICE DEPARTMENT
3.1 The Police Department has no comment on this application
4. FTnT DEPARTMENT
4.1 All electric gates are required to be 20' in width and equipped with a Knoxbox key switch as set
forth in International Fire Code Section 503.6 & National Fire Protection Standard I 1 4 1 , Section
5.3.17.3 and akeypad override.
4.2 This project will be required to provide a 20' wide swing or rolling emergency access gate as set
forth in Intemational Fire Code Sections 503.5 and 503.6. The gate shall be equipped with a
Knoxbox padlock which has to be ordered thru the Meridian Fire Department. All gates at the
entrance to fire lanes shall be located a minimum of 30 feet from the roadway and shall open away
-t4-
4.3
from the roadway, unless other provisions are made for safe personnel operations as set forth in
National Fire Protection Standard 1 141, Section 5.3.17 .
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-stleet 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 lnternational
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. Plnx's DEPARTMENT
6.1 The Park's Department has no comments on this application.
7. ADA CouNTy HIGHwAv DTSTRICT (Draft Comments)
7.1 Site Specific Conditions of Approval
7 .1.1 Construct a 5-foot wide detached concrete sidewalk located 41-feet from the centerline of Amity
Road abutting the site, as proposed. Provide a permanent right-of-way easement for the public
sidewalks located outside of the dedicated right-of-way.
7.1.2 Widen the pavement on Amity Road to l7-feet from centerline plus a 3-foot wide gravel
shoulders abutting the site.
7.1.3 Dedicate right-of-way to total 4S-feet from the centerline of Eagle Road where is does not
currently exist abutting the site. The right-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat for signature by the
ACHD Commission or prior to issuance of a building permit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after
receipt of all requested material. The District will purchase the right-of-way which is in addition
to existing right-of-way from available Corridor Preservation Funds.
7 .1.4 Construct a 5-foot wide detached concrete sidewalk located a minimum of 42-feet from the
centerline of Eagle Road abutting the site. Provide a permanent right-of-way easement for the
public sidewalks located outside of the dedicated right-of-way.
7 .1.5 Widen the pavement on Eagle Road to 17 -feet from centerline plus a 3-foot wide gravel shoulders
abutting the site.
7.1.6 Construct Martinel Avenue to intersect Amity Road 895-feet east of Eagle Road. Construct the
entry portion of the road with two 14.5-foot wide travel lanes, a l0-foot wide center landscape
island, vertical curb, gutter, and 5-foot wide attached concrete sidewalks within 58-feet of right-
of-way. Provide written Fire Department approval for use of the 14.5-foot wide travel lanes or
redesign the street with 20-foot wide travel lanes on either side of the center landscape island.
7 .1.7 Dedicate the center landscape island on Martinel Avenue as right-of-way owned by ACHD. Enter
into a license agreement for any landscaping proposed within the center landscape island.
7.1.8 Construct the remaining portions of Martinel Avenue as a 33-foot street section with rolled curb,
gutter, and 5-foot wide attached concrete sidewalk within 50-feet of right-of-way, as proposed.
Frovide written approval for use of the reduced street section from the Meridian Fire Department.
- 15 -
1.1.9
7.1.10
7 .1.11
7 .1.12
1 .1.13
7 .1.14
1 .1.15
The right-of-way for Martinel Avenue shall extend to the site's east property line abutting the
Diamond View Assisted Living facility (parcel No. S 1 128336506).
Construct one stub street to the north, Martinel Avenue. Install a sign at the terminus of the stub
street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
Construct a paved temporary cul-de-sac turnaround with a minimum radius of 45-feet at the
terminus of Martinel Avenue. Grant a temporary turnaround easement to the District for those
portions of the cul-de-sac which extend beyond the dedicated street right-of-way.
Construct 1 gated private road, Mikael Lane, to intersect Martinel Avenue, located approximately
190-feet north of Amity Road. Located the gate a minimum of 50-feet from the edge of the right-
of-way of Martinel Avenue. Pave the private road its full width at least 30-feet into the site
beyond the edge of Martinel Avenue.
Other than access specifically approved as part ofthis application direct lot access is prohibited to
Amity and Eagle Roads and shall be noted on the final plat.
Payment of impacts fees are due prior to issuance of a building permit.
Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
1.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's ensineer should provide documentation of
A DA cnmnliqnnc fn Dicfrinf lonment Review staff for review
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at387-6280 (with file
number) for details.
A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
All utilify relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
It is the responsibility of the applicant to verifu all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at381-6258 (with file numbers) for
details.
All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
_16_
7.2.4
7.2.5
7.2.6
7.2.7
7.2.8
1.2.9
1.2.10
7.2.11
1.2.12
Standards unless specifically waived herein. An engineer registered in the State of ldaho shall
prepare and certifo all improvement plans.
Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
-17-
C. Legal Description & Exhibit Map for Annexation Boundary
Pagc 1 of 2
August 18, 2014
Proiect No. 114036
Annexation/Re-zone Description
NestinE Swan Ranch Subdivision
Exhibit "A"
NESTING SWAN RANCH
ANNEXATION AND REZONE DESCRIPTION
A parcel of land being Lots I and 3 of Martinel Subdivision, as recorded in Book 6O Page
5764, official records ofAda County, ldaho, including an unplatted portion ofthe Southwest
One Quarter ofthe Southwest One Quarter ofSection 28, Township 3 North, Range 1 East,
Boise Meridian, Ada County, ldaho, more particularly described as follows:
COMMTNCING at the Southwest Corner of said Section 28, marked by an aluminum cap monument;
Thence along the Westerly sectlon llne of said Sectlon28, North 00'36'56" iast,214.62 feet to the
POINT OF BEGINNING;
Thence continuing along said Westerly section line, North fil'35'56" East, 403.69 fee[
Thence leaving said Westerly section line, South 89'07'55" 8ast,826.58 feet;
Thence North 00"52'55' East, 290.05 feeq
Thence South 88'58'14" West, 247.57 feeu
Thence North 00"57'18"East, 403.14 feet to a point on the Southerly boundary line of Napoli
Subdivision, as recorded ln Book 100, PaBe 12928, official recordsofAda County, ldaho;
l-hence South 89'19'35"East, 746.32 feet to the Southwest One Sixteenth Corner of said
section 28, said corner being the Northeasterly corner of aforementioned Martinel
Subdivision;
Thence South 00'33'54" west, 1322.94 feet, to the West One Sixteenth Corner of said
Section 28;
- 18 -
l, I .t r'jr, r..il'l r,
Page 2 of2
Thence following the Southerly sectlon line ol sald rection 28, North 89.15,2/, Wcst, 985.33
teet, to a point, from which the aforementioned Southwest Corner of s€ction 28 bears
North 89'15'27" West, 345.00 feet;
Thence leavlng sald Southerly section line, North 0O"36'14" East, 23S.29 teet;
Thence North 89'22'10! West, 344.95 feet, to rhe pOtNT
OF BEGtNNtNG.
The above described parcel of land contains 27./5 acres mo.e or lesi, subject to all existing
easements and rights-of-way, The purpose of this description is for annexation and/or re-zoncs
purposes only and is not intended to describe or transfer property rights,
Attached hereto is Map Ixhibit "8" and by this reference is made a pan hereot.
PREPARED BY:
THE I.AND GROUP, INC.
462 E. SHORE DRIVE, SUITE 1OO
EAGLE, IDAHO 83616
208-939-4041
208-939-/t445(fax)
MichaelS. Femenia
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ZALOIEN ZERUA SUEDI'XSiON
:.-:,{'': s8-o.19,35"E 7r6.32, :,ra
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290.05
----- s39.0755,'E 326.58
2; 75 Acres
2; 75 Acres
,
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235 29
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.6
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5'27l,V 345.00'
bit
-20-
I
D. Required Findings from Unified Development Code
1. AnnexationFindings:
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
PIan;
The Applicant is proposing to annex the subject property with an R-8 zoning district and
develop 10.37 acres of the site with 31 single-family residential homes at a gross density of
2.99 dwelling units per acre consistent with the FLUM designation of MDR. Therefore, Staff
finds that the proposed map amendment complies with the provisions of the Comprehensive
Plan and should be compatible with adjacent rural residential and agricultural uses (see
section VII above for more information).
b. The map amendment complies with the regulations outlined for the proposed district,
specilically the purpose statement;
Staff finds that the proposed map amendment to the R-8 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 welfarel
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 ofservices by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the Cify (UDC 11-5B-3.E).
Staff finds annexing this property with an R-8 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:
^,
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
iffirmation.
-21 -
b. Public services are available or can be made available and are adequate to
accommodate the proposed developmentl
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 programl
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
developmentl
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
welfarel and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this properfy 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.
22
V
Page 3
Three additional 5cenarios utilizing the 15-inch trunk in Eagle Road were evaluated as
well.
. Scenario 4
o Service through 8-inch collector in Palatino Ave - Eastern
portion of
service area I (the proposed development), service area A east of Ea8le
Road including Diamond View Assisted Living and service area C {assuming
a schoolcomprises about 38 acres).
o Service through 15-inch trunk in Eagle Rd -Western
portion of service
aaea B outside the proposed development.
. Scenario 5
o Service throu8h 8-inch collector in Palatino Ave - Eastem
portion of
service area B {the proposed
development), Diamond View Assisted Living
and service area C (assuming a school comprises about 38 acres).
o SeNice through ls-inch trunk in Eagle Rd -Western portion
ofservice
area B outside the proposed development and the southern portion ofthe
proposed development in servi.e area A.
. Scenarlo 6
o service through 8-inch collector in Palatino Ave - Diamond
View Assisted
Living and seNice area C (assuming a school comprises about 38 acres).
o Service throu8h 15-inch trunk in Eagle Rd - All of service area B and the
southern portion ofthe proposed development in sedice
area A.
Land use types used in the Master Plan followed the cur.ent comprehensive plan at the
time it was developed. S pecific changes to land use can alterthe flowsgenerated. The
Master Plan includes safety factors to allow for normal variations in density, but when
multiple and signifiaant increases are concentrated to an area Served by a collector that
was not modeled in detail(8-inch), it may result in localized capacity issues.
The Master Plan land use north Amity Road and east of Eagle Road is Medium Density
Residentialwith a density of 5.5 du/ac and a unit flow of 170 gal/du. The rectofseNice
area C south of Amity Road is l-ow Density Residentialwith a density of 3.o du/ac and a
unit flowof 214 Eal/du. Scenario 2 includes a school which was modeled at 110
gpad.
Additional assumptions used for this analysis include:
. Residential Peaking Factor ) 2.0
. School Peaking Factor ) 2.5
. lnfiltration ) 75 (GPAD)
The remaining capacity in the limiting reach in Palatino Avenue is shown in Table 1.
5
IU-B ENGrNEERS.l.c.
TABLE t - REIiAINING CAPACITY IN EXISTING
8.INCH LINE
Scsnario
Page 4
Peak
Flow
Safety
Fector
5.43
1.75
1.40
1.91
2.',t3
2_N
2
4
0.35
6
(1) Basd on recod drewlng ffimation
(2) Ped( flor at bdtd out estimated Eing assunptinB pHiously listed. lntbw fom a stm et/€nt Btinated by increasing
p€ak !o{ls 20%.
(3) Oo.En ph6 capacity snd Enaidr€ epsdty re b6€d m a d/D d 0.50 fs f-iEh laB.
(4) Ful pipe capeity 8rd remalning capacily 8re bsed on a dD ot
'l.00lor 8-inch llB.
The estimated build out peak flow exceeds the design capacity of the 8-inch in Palatino
Avenue line for scenarios 2, 3 and 4. The design capacity for an 8-inch line is defined by a
depth over diameter of 0.50 in accordance with the 2010 Sewer Master Plan. A depth
over diameter of 0.50 in an 8-inch line results in a safety factor of 2.00 for peak flows.
This d/D is used to allow for uncertainties in actual versus planned land use (such as the
school and density variations) and changes in service area boundary (such as this analysis
request).
All scenarios considered for this analysis show sufficient capacity when full pipe flow is
considered. Scenario3hastheleastremainingcapacityof0.llmgdwhichcorrespondsto
a depth over diameter of 0.62 and results in a safety factor of 1.40 for peak flows'
lll. Summary
Generally, it is most prudent to allow for a design depth over diameter of 0.50 for 8-inch
collection sewers. However, existing pipes are allowed to flow at the full pipe condition
in
accordance with the 2010 Sewer Master Plan. The 8-inch line in Palatino Avenue has
sufficient capacity if full pipe flow is allowed, but the safety factor on the peak flows
is
estimatedtobereducedfrom2.00tol.40atfull buildoutof scenario3. Thesafetyfactor
would be reduced from 2.00 to 1.75 if the area built out according to scenario 2 with a
school being built.
ln order to maintain a safety factor of 2.00 for the limiting reach in Palatino Avenue, some
of the area to the east of Eagle Road needs to be served by the 15-inch trunk line in Eagle
Road such as in Scenarios 5 and 5. Depths are sufficient to extend an 8-inch line south
M-jub.com J-U-8 ENGINEERS,
lnc
Deslgn Pips l!) Full PiFD
6)
Capaclty
(MGD}
EsUm.ted
Remalnlng
Full Plpo
Cap.city
(MGD)
Esdmatod
Romalnlng
TABLE'l - REMAIT'IING CAPACITY lN ExlSTll,lG SlNcH LINE
Page 4
3
5
6
2
543
175
1.91
026 213
244
035
{l) 8..d m l! on dlli.ng m.m.!on
e) f,.*lb!*rt h.{d dd6dm.ted tlrhg..3'.mpdoB p..!io'r.ty Lt€d. l,rnowtrorn. $qm.va.t a{rnaa€d by irx.cd.rg
(3) D6lgn plp. c.p.dt,.rn l!.Iltrlp c.prdly rc b...d oi r d/D c 0.50 rd l+ci lln6.
(,a) FI ph. crp.dv .rn l! ndnhg 6p.dly r.t ba.d on . d/D sl 1.00 io. Erri ftl. .
The e5timated build out peak Ilow exceeds the design capa.ity ofthe 8-inch in Palatino
Avenue line for scenarios 2, 3 and 4. The design capacity for an 8-inch line is defined by a
depth over diameter of 0.50 in arcordance with the 2010 Sewer Master Plan. A depth
over diameter of0.50 in an 8-inch line resulls in a safety factor of 2.00 for peakflows.
This d/D is used to allow for uncertaintles ln actual versus planned land use
(such as the
school and density variations) and changes in service area boundary (such as this analysis
request).
All scenarios considered for this analysis show sulficient capacity when full pipe flow is
considered. Scenario 3 has the least remaining capacity 0f0.11 mgd which corresponds to
a depth over diameter of0.62 and results in a safety factor of 1.40 for peak flows.
ll l. Summary
Generally, it is most prudent to allow for a desiSn depth over diameter of0.50ror 8-inch
collection sewers. llowever, existing pipes are allowed to flow at the full pipe condition in
accordance with the 2010 Sewer Master Plan. The 8-inch line in Palatino Avenue has
suf{ici€nt capacity iffull pipe flow is allowed, but the safety factor on the peakflows
is
estimated to be reduced from 2.00 to 1.40 at full build out of scenario 3. The safety factor
would be reduced from 2.00 to 1.75 ifthe area built out according to scenario 2 with a
school belng built,
ln orderto maintain a safety factor of 2.00 forthe limiting reach in Palatino Avenue, some
ofthe area to the east of Eagle Road needs to be served by the 15-inch trunk line in Eatle
Road such as in Scenarios 5 and 6. Depths are gufficient to extend an E-inch line south
7
Dollgn Pipo (')
FullPiFl.lo
dD.t
E.dm.ted
Dg3lgn
C.paclty
(irGo)
Ertim.tsd
Rsmrlnlng
C.peclty
( GD)
Capacity
(MGD)
E!Umatad
Ramalnlng
Cepaci,
( GO)
Llmltin!
Slols x,
(%)
Page 5
from the 15-inch trunk in manhole Q16-269 to seNe the southern portion ofthe p.opos€d
development. Alternatively, pan or allofserviae area C could be served through a new
sewer extension off of the 12-inch line in Zaldia Lane that ends at manhole Q18-55.
lf the area is allowed to develop according to Scenarios 2-4 development of service area C
should be monitored to determine if any ofthe future development in that service area
has high water and sewer usage that could further reduce the safety factor on peak flows.
8
I.U-B ENGINEEiS, hC
B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PUNNTNG DEPARTMENT
1.1 Site Specific Conditions of Approval
l.l .l A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
City within two (2) years of the City Council granting annexation. The DA shall, at minimum,
incorporate the following provisions :
a. Direct lot access to S. Eagle Road and E. Amity Road, both arterial streets, is prohibited in
accord with UDC 11-3A-3, except for emergency access only as depicted on the plat.
b. Future development of this site shall be generally consistent with the preliminary plat,
conceptual development plan, and building elevations depicted in Exhibit A and the requested
modifications included in this report.
c. The rear of homes on lots that face S. Eagle Road and E. Amity Road 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. The existing home that is proposed to remain on Lot 1 1, Block I (Allen home) and the
existing home on a lot in the future Phase 2 development (Morgan home) shall be required to
hook up to City water and sewer service within 60 days of services being available per
Meridian City Code 9-1-4 and 9-4-8. Applicant shall be responsible for the payment of all
assessments and permit fees, as well as the physical work necessary to accomplish the
connections.
e. Vehicular access to the Luke parcel (Parcel #Sl 18336250) shall be provided through the
subject property.
1.1.2 The preliminary plat included in Exhibit A.2, dated 11110114, shall be revised as follows:
a. Revise notes #2.2 and #2.3 to include a 10-foot wide permanent public utility, drainage and
irrigation easement, instead of an 8-foot wide easement.
b. Revise note #7 to include who will own and operate the pressurized irrigation service.
c.
d.
e.
Include a note stating the purpose and holder of the l2-foot wide eaFEInQnt_dgp-ig(q{ _o_n !he.
plat along the west and north boundaries ortne Jaivislon
-- -lne-eesdirTdnt
was-c?b-ated by the Martinel
Plat, plat didn't identify purpose.
ln the situate statement on Sheet PP- I , it should be noted that this is a re-subdivision of Lot 1 ,
Block 1, Martinel Subdivision.
Provide a pedestrian pathway/sidewalk to the property to the north (Parcel No.
R547 5470020) along the west si{e of Lot 22, Block I adjacent to the private street for future
neighborhood interclnnectivity.The emergehcy vehicle
"access will b6 utilized as a pedestrian connection
to
Eaqle Road and to the north.
Provide a minimum lS-foot wide cdmmon lot along the south side of Lot 29, Block I where
the sanitary sewer easement is depicted for a pathway connection to the future sidewalk alons
S. Eagle pou6. There isn't a sew'er easement here.
-The
existing 12' easement is from MartiEel Plat
The Pedestrian connectivity will be provided north of lot 24
f.
-9 -
1.1.3 The landscape plan included in Exhibit A.4, dated llll0l14, shall be revised as follows:
a. Include mitigation information on the plan in accord with UDC 11-38-10C for any existing
healthy trees on the site that are proposed to be removed (if applicable).
b. The unimproved street right-of-way along S. Eagle and E. Amity Roads is greater than 10
feet from the edge of pavement to edge of sidewalk; this area is required to have a lO-foot
wide compacted gravel shoulder meeting ACHD's construction standards and should be
landscaped with lawn or other vegetative groundcover in accord with UDC 1 I -3B-7C.5. The
landscape plan should be revised to comply with this requirement.
c. Include a calculations table demonstrating compliance with the qualified open space
requirements listed in UDC 11-3G-3B; the parkway planting requirements listed in UDC 1l-
3A-17E and I l-3B-7C; and street buffer landscaping requirements listed in UDC I 1-3B-7C.
d. Include tree classification in plant legend.
e. Depict a minimum 5-foot wide detached sidewalk along S. Eagle Road in accord with UDC
11-3A-17C.
f. Provide a pedestrian pathway to the Taylor property to the north (Parcel No. R5475470020)
along the west side of Lot 22, Block 1 , adjacent to the private street for future extension and
neighborhood interconnectivity.
g. Provide a minimum 15-foot wide common lot along the south side of Lot 29, Block 1 where
the sanitary sewer easement is depicted. Include a 5-foot wide pathway to the future sidewalk^,^ ^^^
along S. Eagle Road with landscaping in accord with the standards listed in UDC ll-38-l2C.i: ;;e
h. Revise the plan to provide a minimum of l)Yo qualified open space in accord with the
standards listed in UDC 11-3G-3B. The open grassy areai depicted on the plaiirir\[Zllr"*t the
10%
to be a minimum of 50' x 100' in area to be ciunted as qualified oprn ,poi". open space, we don't
have open qrassy areas
1.1.5 A private street application shall be submitted to the Planning Division of the Community
Development Department prior to or concurrent with the final plat application.
1.1.6 All private streets within the development shall be designed and constructed in accord with the
standards listed in UDC 11-3F-4.
1.1.1
1.1.8
Submit a detail of the gated entry for the private street with the final plat application.
A cross-access easement shall be granted to Parcel No. S1 128336250 for access to the private
streets (Nick Loop & Mikael Lane) via a note on the plat. If a separate access easement is
recorded in addition to the note on the plat, a copy shall be provided to the City with submittal of
the final plat application or with the final plat for the City Engineer's signature.
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-1 and I l-3A-68.
General Conditions of Approval
Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC
Table l1-2-A-6.
Comply with all provisions of 1 I -3A-3 with regard to access to streets.
Construct on-street bikeways on all collector streets as set forth in UDC I I -3A-5.
Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
lorth in UDC I l-3A-6.
l.l.9
1.2
1.2.1
1.2.2
1.2.3
1.2.4
- l0-
1.2.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 1 1 -3A-
15, LIDC 11-38-6 and MCC 9-l-28.
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3{-ll .
1.2.1 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 1 I -3B-5J.
1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC I l-3C-6
for single-family dwellings.
1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 1 1-38-
7C.
1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 1 1-3B-
11C.
1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-11F.,11-3G-3B5
and I l-3B-7C.
1.2.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.13 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 1 1-3B- 10.
1.2.14 Comply with all provisions of UDC 1 1-3A-3 with regard to maintaining the clear vision triangle.
1.3
1.3. t
Ongoing Conditions of Approval
The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-38-6 and to install and maintain all landscaping as set forth
in UDC l1-3B-5, UDC I l-3B-13 and UDC I l-3B-14.
All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 1l-3G-3F1.
The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site.
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.
The applicant shall have an ongoing obligation to maintain all pathways.
The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 1l-3A-11.
The applicant andlor 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 1 1-
3A-3.
Process Conditions of Approval
No signs are approved with this application. Prior to installing any signs on the properfy, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.3.2
1.3.3
1 .3.4
1.3.5
1.3.6
1.3.1
t.4
1.4.1
- 11-
1.4.2
1.4.3
1.4.4
1.4.5
1.4.6
The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-5C-38. A surety agreement may be accepted for other improvements in accord with
UDC I1-5C-3C.
The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-68-3C2.
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 I I -68-
78 (ifapplicable).
The preliminary plat approval shall be null and void if the applicant fails to either I ) obtain the
City Engineer signature on a final plat within two years; or,2) gain approval of atime extension
as set forth in UDC 11-68-1.
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 1 1-3B-14A.
2. PUBLICWORKS DEPARTMENT
2.I SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 The applicant has proposed modifications to the Public Works Department's 2010 Sanitary Sewer
Master Plan, and as a result an analysis was conducted by the Public Works Department's
consultants, J-U-B Engineers, Inc., to determine the efficacy of that proposal. A Technical
Memorandum was supplied to the Public Works Department by J-U-B that details six separate
Scenarios for service to the area and routing, and of those six Scenarios, the Public Works
Department has selected a combination of Scenarios 5 and 6. A copy of the J-U-B Technical
Memorandum has been included as Exhibit #6 herein. The applicant shall be required to design
and construct the sanitary sewer systems serving this development accordingly.
2.1.2 Water service to this development is master planned to come from mains that would need to be
constructed from the existing mains in South Eagle Road and E. Amity Road. The applicant shall
be required to connect the intemal mains to the existing water main in S. Eagle Road near the
northwest corner of the development.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 2l-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 8112" x I l" map with bearings and distances (marked EXHIBIT B) for
-t2-
2.2.4
2.2.5
2.2.6
2.2.1
2.2.8
2.2.9
2.2.10
2.2.11
2.2.12
2.2.13
2.2.14
2.2.15
2.2.16
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.
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.
Al1 existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 1 1-34-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
Iflateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-l-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.
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)37 5 -521 1 .
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.
A letter of credit or cash surety in the amount of 110o/o willbe required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
All development improvements, including but not limited to sewer and water, fencing, micro-
paths, pressurized inigation and landscaping shall be installed and approved prior to obtaining
certifi cates of occupancy.
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 ofa plan
approval letter.
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.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
All grading of the site shall be performed in conformance with MCC 1 1-12-3H.
- 13 -
A 5-foot tall vinyl privacy fence is proposed to be constructed by the developer around the
perimeter of the subdivision as shown on the landscape plan.
The UDC requires the developer to install fencing adjacent to micropath connections to
distinguish common from private areas in accord with the standards listed in UDC I 1-3A-7 A.7
Fencing adjacent to all pathways and interior common open space areas is required to be open
vision if 6 feet in height or 4 feet in height if closed vision fencing is proposed.
In summary, Staffrecommends approval of the proposed annexation and preliminary plat request
for this site with a development ogreement 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. YicinitylZoning Map
2. Proposed Preliminary Plat (dated: 11110114) & Roadway Sections
3. Proposed Conceptual Development Plan (dated: 11110114)
4. Proposed Landscape Plan (dated: llll0ll4)
5. Conceptual Building Elevations
6. J-U-B Technical Memorandum dated July 22,2014
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
Nesting Swan Ranch AZ-14-016; PP-14-018 PAGE 10
A. Drawings
1. Vicinitylzoning Map
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6. J-U-B Technical Memorandum dated January 30,2015
,EIFd, 61ft-
J.rrr riclxrria. lr.c.
Technical Memorandum
DATE:
TOr
FROM:
SUSJECI:
January 30,2015
Clint Dolsby, P.E.; EmilySkoro, P.E.
Philkichbaum, P.E.; Chris Webb, P.E.
ertlnt Swan Ranch Servlce Analyrls
l. Backaround
The Nesting Swan Ranch development has been proposed nearthe intersection of EaSle
Road and Amity Road. The proposed development la spread over two trunk 5heds that
have been mader planned to be served bytwo ditfer€nt trunk lines. The CitV requerted
that J-t -8 review serviceability options forthe development and downstream capacitYto
determine lfthe trunk shed boundary can be modified. The proposed seryice ls throuSh
an 8-inch collector in the Napoli Subdivision ihmediately to the north.
After an initial check otthe Cit/s sewer model, a more detailed analysis was wa.rented.
The Cit/s sewer modelwas desi8ned and built to modellrunk llnas lGinches and latger
in slze. colledor lines (8-inch) are lncluded in the model to help lmprove flow routint and
attenuation offlow injections into the lar8er trunk lines, but not to specifically anal]rze 8_
inch sewers. Most ofthe aollector llnes are modeled rt assumed mlnimum slopes, not
actualinverts. The Chy is cu(ently aollectingrim and Invefts forthe collectors, but the
effort is ltill incomplete.
The followin8 a n atysis uses the City's current sewer modeland M.ster Plan as the base
and provides thefrrrther detall required to accurately analyze the sublect 8-inch collector.
ll. C.pa.tty An.lyCr
The proposed development is shown in yellow on Flgur€ 1. lt
is located ln master plan
service area A and g.
The portion ofthe development that falls in servlae area A is master
planned to discharge to a tuture 12-inch trunk line west of Eatle Road. The portion ofthe
development that falls in service area B is master planned to dlscharge lnto the existing
15-inch tnrnl line in Eagl€ Road. However, Diamond view Assisted Living ls .lso lo.ited in
service area A and it is served to the North through the Napoli Subdivision. The extension
of 8-inch rewerto Diamond View fuslsted LivinS provides potentlal service lo service area
C throuth the Napoli Strbdlvislon as well. The proposed development would like to be
seNed by the 8-inch line in the NapoliSubdivislon.
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Page 2
FIGURE 1 - NESTING SWAN DEVELOPMENT
Record drawings were reviewed for the 8-inch line in the Napoli Subdivision and the 8-
inch between the Napoli Subdivision and Diamond View Assisted Living. The controlling
pipe section is an 8-inch pipe with a slope of 0.35% located in the Napoli Subdivision in
South Palatino Avenue (PipelD =
Q18-49-Q18-48-0). Three scenarios were evaluated, as
described below, to determine the serviceability of the 8-inch collector in Palatino
Avenue.
o Scenario 1
o Service through 8-inch collector in Pa latino Ave - All of service area B,
service area A east of Eagle Road including Diamond View Assisted Living.
o Scenario 2
o Service through S-inch collector in Palatino Ave -All of service area
B,
service area A east of Eagle Road including Diamond View Assisted Living
and service area C (assuming a school comprises about 38 acres).
r Scenario 3
o Service th rough 8-inch col lector in Palatino Ave - All of service area
B,
service area A east of Eagle Road including Diamond View Assisted Living
and service area C (assuming master plan residential densities for the
potential school site).
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STAFF REPORT
TO:
FROM
SUBJECT:
Hearing Date: February 5,2075
(Continuedfrom: January 15, 2015)
Planning & Zoning Commission
Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
AZ-14-016; PP- 1 4-0 I 8 - Nesting Swan Ranch
drftRrDrAN;qv -
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Blossom l,LLC, has submitted an application for annexation and zoning (AZ) of
27 .7 5 acres of land with an R-8 zoning district; and preliminary plat (PP) consisting of 3 I buildable
lots and 7 common/other lots on 10.37 acres of land in the R-8 zoning district for Nesting Swan
Ranch subdivision.
NOTE: The applicant's AZ application includes a parcel containing an existing assisted livingfacility
to the east consisting of 4.55 acres, 3570 E. Amity Road, which is currently receiving City water and
sewer service. The applicant's submitted preliminary plat only includes 10.37 of the 11.39 acres
owned. A conceptual plat for the remaining I 1.39 acres has
been submitted, but the applicant is not
proposing to subdivide that portion of the property at this time. See Section IX of the staffreportfor
more information' This should be 10.37 of the 27.75 acres zoned.
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-14-016 & PP- 14-0 I 8, as presented in the staff report for the hearing date
of February 5,2015, 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-14-016 & PP- 14-018, as presented during the hearing on February 5,
2015, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Numbers A2-14-016 & PP-14-018 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 4617 and 4620 S. Martinel Lane and 3570 E. Amity Road, in the southwest
% of Section 28, Township 3 North, Range I East. (Parcel No.'s: R5475470011 and
Rs47s470030)
Nesting Swan Ranch A2-14-016; PP-14-018 PAGE I
B. Owner(s):
Blossom 7,LLC
1715W. State St. Box317
Boise, ldaho 83702
C. Applicant(s):
Gladys and Larry Allen
4617 S. Martinel Lane
Meridian, ID 83642
Donald and Marie Morgan
4620 S. Martinel Lane
Meridian, lD 83642
D. Representative:
TamaraThompson, The Land Group, Inc.
4628 . Shore Drive
Eagle, Idaho 83616
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESSFACTS
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: December 29,2014 and January 12,2015
C. Radius notices mailed to properties within 300 feet on: December 18,2014
D. Applicant posted notice on site(s) on:January 26,2015
VI. LAND USE
A. Existing Land Use(s) and Zoning'. The annexation area consists of two rural
residential/agricultural properties and an assisted living facility (Diamond View Assisted Living),
a1l zoned RUT in Ada County. The preliminary plat only encompasses the 10.37 acre rural
residential properly nearest the Eagle/Amity Road intersection.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Rural residential/agricultural prope(ies, zoned RUT in Ada County; and urban density
residential properties in Napoli Subdivision, zoned R-2.
2. East: Agricultural property, zoned RUT in Ada County
3. South: E. Amity Road and agricultural property, zoned RUT in Ada County
4. West: S. Eagle Road and rural residential/agricultural property, zoned RUT in Ada County
C. History of Previous Actions:
o The properties located at 4617 and 4620 S. Martinel Lane were previously platted as Lots I
and 3, Block 1, Martinel Subdivision, respectively.
Nesting Swan Ranch A2-14-016; PP-14-018 PAGE 2
. The property at3510 E. Amity Road received conditional use permit approval through Ada
County to operate as an assisted living facility (91-55-CU; 95-04-CU; and 200600082-CU-
MSP). This property is currently receiving City water.
D. Utilities:
1. Location of sewer: Sanitary sewer mains to provide service to the proposed development
currently exist near the southwest corner of the Napoli Subdivision.
2. Location of water: Water mains intended to provide service to the proposed development
currently exist in E. Amity Road and S. Eagle Road.
3. Issues or concems: Applicant shall be required to connect their interior water mains with the
existing water main in S. Eagle Road near the northwest corner of the development.
E,. Physical Features:
l Canals/Ditches Irrigation: There are some irrigation ditches that run along the property lines
of the site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
4. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
Land Use: The subject property is designated Medium Density Residential (MDR) on the Future
Land Use Map (FLUM) contained in the Comprehensive Plan.
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 subdivide and develop the southwest 10.37 acre portion of the annexation
area with 30 new single-family detached residential homes at a gross density of 2.99 d.u./acre with a
net density of 3.11 d.u./acre. The proposed gross density is slightly (0.01) below the low-end of the
desired density range of 3 to 8 d.u./acre in MDR designated areas. However, this density figure
includes the existing 2.23 acre home site that is proposed to remain as a lot in the subdivision.
Without this property, the gross density of the proposed lots on 8.17 acres is 3.79 d.u.lacre. For this
reason and because the overall gross density is only 0.01 below the desired density for this area, staff
deems the proposed density meets the intent ofthe desired MDR density.
Policies: Staff finds the following Comprehensive Plan policies to be applicable to this application
and apply to the proposed use ofthis property (staffanalysisin italics):
. "Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities." (3.07.018)
The proposed medium density single-family residential development should contribute to the
variety ofresidential uses that exist in this areawhich currently consist ofrural, low and
medium residential densities, a residential carefacility and agricultural uses.
Nesting Swan Ranch A2-14-016; PP-14-018 PAGE 3
"Require new urban density subdivisions which abut or are proximal to existing low density
residential land uses to provide landscaped screening or transitional densities with larger,
more comparable lot sizes to buffer the interface between urban level densities and rural
residential densities." (3.05.02F).
There are existing low density residential land uses to the north and northwest of the property
included in the proposed preliminary plat and concept plan. Although not part of the
submitted preliminary plat, the conceptual development planfor the northern portion of the
annexation area depicts 5+ building lots along the northern property boundary abutting the
De Angeli property (#R98271 30200); 2+ building lots adjacent to the Shoemaker property
(#R9827 1 301 00) ; and the existing Allen home and 6 building lots on the northern boundary
ofthe proposed plat and 3 future building lots at the southwest boundary ofthe concept plan
abutting the Taylor property (#R5475470020).
Because the homes on the two existing rural residential properties to the north are 475+/-
feet (De Angeli's) and 380+/-feet (Shoemaker's) awayfrom the northern boundaries of the
building lots depicted on the concept plan, and because these properties are also designated
as MDRfor redevelopment (which should result in a similar density as the proposed
development), stafffeels there is an adequate buffer between the proposed development and
existing homes. There are also existing bushes and/or trees along the southern boundary of
the De Angeli property to screen the residential development.
The portion of the Taylor property where the home is located abuts the Allen home that is
proposed to remain on a 2.23 acre lot in the proposed subdivision and will be separated from
3 future building lots to the north by a 30-foot wide common area. This property is also
designated as MDRfor future redevelopment
which should result in a similar density as the
proposed development.
For the reasons stated above, staff does not recommend more of a transition in density than
proposed or an additional buffer beyond what is being proposed.
"Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system." (3.03.038)
No pedestrian pathways are proposed on the preliminary plat to adjacent properties. Staff
recommends a pedestrian pathway is provided to the Taylor property to the north (Parcel No.
R5 4 7 5 4 7 00 2 0) for fut
ure interc onne ct ivity.
"Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow." (3.03.03C)
The proposed conceptual development plan depicts a stub street to the Shoemaker rural
residential property to the north (Parcel No. R9827 I 301 00) for future
extension and
interconnectiviQ. Public street frontage on
S. Martinel Avenue is proposedfor the assisted
living property to the east (Parcel No. Sl 128336506); and private streetfrontage is proposed
for the Luke property at the southwest corner of the site (Parcel No. Sl 128336250). Staffis
supportive ofthe street connections proposed. No other stub streets are proposed to adjacent
properties due to the private streets proposed within the development.
"Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.02C)
Street buffer landscaping is required along S. Eagle Road and E. Amity Road, both arterial
streets, in accord with the standards listed in UDC 11-38-7C. Five-foot tall vinyl privacy
fencing is proposed qround
the perimeter of the site as depicted on the landscape plan and
a
a
a
Nesting Swan Ranch A2-14-016; PP-14-018 PAGE 4
a
should comply with the standards listed in UDC 11-3A-7. Separate permits shall be obtained
for signage and fencing.
"Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.01F)
The proposed residential development should be compatible with adjacent existing rural and
low density residential uses and the residential carefacility to the east. Further, because the
adjacent properties are also designated on the FLUMfor future
MDR uses, the proposed
development should be consistent withfuture development in this area.
'oRequire common area in all subdivisions." (3.07.02F)
The proposed development is required to provide a minimum of 10% (or 1.03 acres) qualified
open spqce in accord with the requirements listed in UDC I I -3G-3.
"Evaluate the comprehensive impact of growth in all land use decisions (e.g., traffic impacts,
school enrollment and parks etc.)." (3.01.01B)
A letter was received by the City from the West Ada School District detailing how
the
proposed development will affect the school district. The letter states that the school district
is currently operating beyond capacity and that students living in the proposed development
cannot be assured of attending the neighborhood school and may need to be bussed to
available classrooms qcross the district (see letter in the public recordfor more information).
Based on the school district's letter, Staffconcludes that the school district should be able to
absorb the additional students within this development somewhere within the district.
ACHD reviewed the subject project; draft comments/conditions are provided in Exhibit B.
"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 upon development of the
site in accord with UDC I 1-3A-21.
a
a
Analysis: For the reasons listed above, Staff deems the proposed density and development is
consistent with the MDR designation and goals and policies of the Comprehensive Plan.
vrrr. UNTFIED 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
density residential (R-8) district allows a maximum gross density of 8 dwelling units per acre.
B. Schedule of Use: Unified Development Code (UDC) Table 1 1-2A-2lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited.
The proposed use of the majority of the site for single-family detached dwellings is a principal
permitted use in the R-8 zoning district. Nursing or residential care facilities are listed as a
conditional use in the R-8 district. A CUP was obtained in Ada County for the existing assisted
living facility (Diamond View Assisted Living). Because City Staff reviewed and commented on
the assisted living facility when it was processed through Ada County, Staff is not recommending
a new CUP is required through the City with annexation of the property.
Nesting Swan Ranch AZ-14-016; PP-14-018 PAGE 5
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables ll-2A-6 for the R-8 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Tables 1l-2A-6 for the R-8 zoning district.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table I 1-3C-6 for single-
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Annexation & Zoning
The applicant has applied to annex and zone a total of 27 .75 acres of land with an R-8 zoning
district. As discussed above in Section VII, staff feels the proposed zoning is consistent with the
corresponding FLUM designation of MDR and the policies in the Comprehensive Plan as noted.
The applicant proposes to develop 30 new single-family residential detached homes on the
southwest portion of the annexation area nearest the Amity/Eagle Road intersection as shown on
the preliminary plat included in Exhibit A.2. The existing home is proposed to remain.
The parcel to the northeast is proposed to develop at alater date with approximately 30 new
single-family residential homes as shown on the conceptual development plan included in Exhibit
A.3. The existing home is proposed to remain.
The property at the southeast corner ofthe annexation area is currently used for an assisted living
facility and is not part of the development area. From the aerial view of the property, the existing
structures appear to comply with the setback requirements of the R-8 zoning district. The
property was provided with City water and sewer services before the properfy was contiguous to
City properry and was required to annex once it became contiguous. City Staff requested the
subject applicant include the assisted living facility property within the boundary of their AZ
request; the applicant has obliged.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
ofthe properly 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 ldaho 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 is a re-subdivision of Lot I , Block
I , Martinel Subdivision and consists of
3 I
single-family residential building lots and 7 common/other lots on 10.37 acres of land in a
proposed R-8 zoning district.
The overall gross density for the subdivision is2.99 d.u./acre with a net density of 3.11 d.u.lacre,
The average lot size in the proposed developmentis 6,926 square feet. The portion of the site
included in the preliminary plat consists of the parcel nearest the Eagle/Amity Road intersection.
The parcel to the northeast is proposed to develop through a separate preliminary plat at a later
date as shown on the conceptual development plan included in Exhibit A.3.
Nesting Swan Ranch A2-14-016; PP-14-018 PAGE 6
Note: There is a I.l7 qcre out-parcel at the southwest corner of this site. Staff has verified that it
is ctn original parcel of record as defined in UDC 11-1A-1 and therefore, is not required to be
included in the subject annexation and preliminary plat application.
Dimensional Standards: Development of this site is required to comply with the dimensional
standards listed in UDC Table 11-2A-6 for the R-8 district and UDC l1-2A-3. Staff has reviewed
the proposed plat and found it to be in compliance with those standards except for the street
frontage on Lot 17, Block 1, which is required to be a minimum of 30 feet measured as a chord
measurement; the plat should be revised to comply with this standard.
Block Length: The plat is required to comply with the block length standards listed in UDC 1 1-
6C-3F. Staff has reviewed the proposed plat and found it to be in compliance with the
aforementioned standards.
Traffic Impact Study (TIS): A TIS was not required by ACHD for this development.
ACHD Requirements: ACHD is requiring additional right-of-way (ROW) to be dedicated to
total 48 feet from the centerline of S. Eagle Road where it does not currently exist and
construction of a 5-foot wide detached sidewalk. No additional ROW is required to be dedicated
to widen E. Amity Road. The applicant is required to widen the pavement to a minimum of 17
feet from centerline plus a 3-foot wide gravel shoulder abutting the site along S. Eagle and E.
Amity Roads.
Access: There is one public street access (S. Martinel Avenue, classified as a local street)
proposed for this development via E. Amity Road. The internal loop road providing access to the
residential lots is proposed as private streets with a gated access off of S. Martinel Avenue.
An emergency access easement via S. Eagle Road is depicted on the plat at the northwest corner
of the site; removable bollards are proposed to restrict access to emergency vehicies only.
Access to arterial streets is limited in accord with the provisions listed in UDC 1 1 -3A-3. Direct
lot access to S. Eagle Road and E. Amity Road is prohibited.
Private Street(s): The UDC (11-3F-1) allows private streets to be provided for single-family
developments when a limited gated residential development is proposed. All private streets are
required to comply with the standards listed in UDC 1 1-3F-4.
Twenty-six foot wide private streets (Mikael Lane & Nick Loop) are proposed on a common lot
off of S. Martinel Avenue for access to the proposed residential lots as well as the Luke out-
parcel (Parcel #S1128336250);the existing home on Lot 11, Block t has a driveway access via S.
Martinel Avenue. A gated entry to the development is depicted on the plans 60 feet west of the S.
Marlinel Avenue right-of-way.
Per the private street design standards (UDC 11-3F-4A.4.c), the proposed development is
required to provide unrestricted access to pedestrians and bicycles at a minimum of two
additional points (beyond the pedestrian and bicycle access along the private streets) within the
proposed development. In accord with this requirement, staff recommends a pathway
connection is provided along the south side of Lot 29, Block I to the west to the future
sidewalk along S. Eagle Road, and to the north along the west side of Lot 22, Block I to
Parcel No. R5475470020 for future neighborhood interconnectivity.
A private street application should be submitted to the Planning Division of the Community
Development Department prior to or concurrent with the final plat application.
Staff has reviewed the proposed private streets and found the proposed plans comply with the
private street standards noted in UDC 71-3F -4, except for the pathways recommended above.
Nesting Swan Ranch A2-14-016; PP-14-018 PAGE 7
Stub Streets: A stub street (S. Martinel Avenue) is proposed at the north boundary of the plat for
future extension, which will ultimately stub at the northern boundary of the overall site as shown
on the conceptual development plan (see Exhibit A.3).
Because the internal streets providing access to the dwellings are proposed to be private, no stub
streets are proposed to adjacent properties with the subject plat. However, private street frontage
is provided for the parcel at the southwest corner of the site (Parcel No. S1 128336250); a cross-
access easement should be depicted on the face of the final plat. If a separate easement is
recorded granting access to the private street for this property in addition to the note on the plat, a
copy of the easement shall be provided to the City with submittal of the final plat application.
Landscaping: A landscape plan was submitted with this application for the area proposed to be
platted as shown in Exhibit A.4.
A25-foot wide street buffer is required along S. Eagle Road and E. Amity Road, both arterial
streets, per UDC Table 1 1-2A-6 as proposed. Landscaping within the street buffers is required to
comply with the standards listed in UDC 1 1-38-7C. Landscaping within the common areas is
required in accord with the standards listed in UDC 1 I -3G-3E as proposed.
The unimproved street right-of-way along S. Eagle and E. Amity Roads is greater than 10 feet
from the edge of pavement to edge of sidewalk; this area is required to have a 10-foot wide
compacted gravel shoulder meeting ACHD's construction standards and should be landscaped
with lawn or other vegetative groundcover in accord with UDC I I -38-7C.5. The landscape plan
should be revised to comply with this requirement.
Staff has reviewed the landscape plan for compliance with the landscaping standards listed in
UDC I I -3B and found the plan to be in general compliance with these standards except as noted
in this section and in Exhibit B.
Tree Mitigation: If there are any existing trees on the site that are proposed to be removed, the
applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to
confirm mitigation requirements prior to removal of any trees on the site.
Open Space: A minimum of l0% 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 (10.37
acres), a minimum of 1.03 acres of qualified open space is required to be provided as set forth in
UDC 11-3A-3B.
The applicant proposes atotal of 1.03 acres ofqualified open space consisting of% the street
buffers along S. Eagle and E. Amity Roads, open grassy areas and parkways. Per UDC I 1-3G-
38.1, open grassy areas should be at least 50' x 100' in area. Because the open grassy areas
proposed are only 20 to 30-feet wide, Staff recommends the applicant revise the landscape
plan submitted with the final plat to include common area as set forth in UDC 11-3G-3B.
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 additional20 acres
per UDC 11-3G-3A.2, in accord with the standards listed in UDC 1 1-3G-3C.
Based on the area of the preliminary plat (10.37 acres), a minimum of one amenity is required to
be provided. The applicant proposes a picnic area within the common area as an amenity.
Parkways: Parkways are proposed on a portion of the development as shown on the landscape
plan in accord with IIDC 1l-3A-17 ; landscaping is required in accord with UDC 1 1 -3A- 1 7E and
I l-3B-7C. A calculations table should be included on the landscape plan submitted with the final
plat application demonstrating compliance with the planting requirements for parkways.
Nesting Swan Ranch AZ-14-016; PP-14-018 PAGE 8
Pathways: The Pathways Master Plan does not depict a regional pathway on this site. No
pathways are depicted on the plans to adjacent properties for future extension and neighborhood
connectivity.
As noted above under the private streets section, Staff recommends a pedestrian pathway is
provided to the property to the north (Parcel No. R5475 47 0020) along the west side of Lot 22,
Block 1 for future neighborhood interconnectivity; and to the west along the south side of Lot 29 ,
Block 1 to the future sidewalk along S. Eagle Road.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-11.
A minimum 5-foot wide detached sidewalk is required along S. Eagle Road and E. Amity Road,
both arterial streets, and a 5-foot wide attached sidewalk is required along S. Martinel Avenue, an
internal local public street.
The landscape plan depicts a detached sidewalk along E,. Amity Road and an attached sidewalk
along both sides of S. Martinel Avenue. A detached sidewalk is proposed around the street
perimeter of Lots 31-33,35-31, and2-7, Block 1. No sidewalk is depicted along S. Eagle Road as
required; the landscape plan should be revised accordingly.
Utilities: Street lighting is required to be installed within the development in accord with the
City's adopted standards, specifications and ordinances. All development is required to connect
to the City water and sewer system unless otherwise approved by the City Engineer in accord
with UDC 11-3A-21.
Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in
the subdivision as proposed in accord with UDC l1-3A-15. The applicant's letter states PI will be
coordinated with the New York Irrigation District and Boise Project Board of Control.
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. Stormwater is
proposed to be retained on site.
Waterways: An irrigation ditch runs along the property line at the northeast corner of the site.
Al1 irrigation ditches are required to be piped or otherwise covered in accord with UDC 1 1-3A-
6A.
Floodplain: This site does not lie within the Meridian Floodplain Overlay District.
Existing Structure(s): There is an existing dwelling and outbuilding depicted on Lot 11, Block 1
that is proposed to remain. These structures comply with the setback requirements of the R-8
zoning district.
Building Elevations: The applicant has submitted three pictures of typical sample building
elevations for future homes in this development as well as the portion proposed to develop in
Phase 2, included in Exhibit A.5. Building materials appear to consist of a mix of horizontal and
vertical siding and stucco with stone accents; specific materials will be finalized prior to the final
plat submittal.
Because homes on lots that back up to S. Eagle Road and E. Amity Road will be highly visible,
staff recommends the rear of structures on lots that face these streets incorporate articulation
through changes in materials, color, modulation, and architectural elements (horizontal and
vertical) to break up monotonous wall planes and roof lines.
Fencing: All fencing should comply with the standards listed in UDC I 1-34-68 and 1 1-3A-7.
Nesting Swan Ranch AZ-14-016; PP-14-018 PAGE,9
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Staff
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Applicant
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Description
,/
If this application is not accompanied by a plat, conditional use permit, or planned unit
development application, submit a conceptual development plan and elevations for the
property (also submit an electronic version of the plan(s) in pdf format on a disk with the file named
with proiect name and plan typ€
[i.e. conceptual development plan, elevations]).