PZ - Staff Report 10-15
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HEARING
DATE:
October 15, 2020
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
SUBJECT: H-2020-0087
Spurwing Sewer Easement – AZ
LOCATION: North of W. Chinden Blvd./SH 20-26,
northeast of N. Ten Mile Rd., in the SW
¼ of Section 23, Township 4N., Range
1W. (portion of Lot 2, Block 1, Spurwing
Subdivision)
I. PROJECT DESCRIPTION
The Applicant requests annexation of 0.60 of an acre of land with an R-4 zoning district.
II. SUMMARY OF REPORT
A. Project Summary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 0.60 of an acre
Future Land Use Designation Low Density Residential (LDR)
Existing Land Use Sewer easement/golf course
Proposed Land Use(s) Emergency vehicle access for Fire Dept. and Public Work's
access to sewer easement
Current Zoning RUT in Ada County
Proposed Zoning R-4 (Medium Low-Density Residential)
Neighborhood meeting date; # of
attendees:
July 22, 2020; 8 attendees
History (previous approvals) This property is a portion of Lot 2, Block 1, Spurwing
Subdivision (Bk. 113, pg. 16653). A lot line adjustment was
approved by Ada County in 2007 (ROS #7826).
Ada County denied a CUP modification permit to build an
emergency access road. See Applicant’s narrative for more
information: narrative
Page 2
B. Community Metrics
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
One (1) emergency access is proposed from the west via N.
Sunset Maple Way in Spurwing Greens Subdivision
Fire Service See comments in Section IX.C.
Police Service No comments were submitted.
Wastewater
Distance to Sewer Services Existing through parcel
Sewer Shed North Black Cat trunkshed
Estimated Project Sewer ERU’s See application
WRRF Declining Balance 13.97
Project Consistent with WW
Master Plan/Facility Plan
Yes
Impacts/Concerns Sewer mainline is existing through the subject parcel.
Water
Distance to Water Services This parcel is within Suez Water’s service area.
Pressure Zone
Estimated Project Water ERU’s
Water Quality
Project Consistent with Water
Master Plan
Impacts/Concerns
Description Details Page
Ada County Highway District
Staff report (yes/no) No
Requires ACHD Commission
Action (yes/no)
No
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C. Project Maps
III. APPLICANT INFORMATION
A. Applicant:
Shari Stiles, Engineering Solutions, LLP – 1029 N. Rosario St., Ste. 100, Meridian, ID 83642
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
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B. Owner:
Spurwing, LP – 1406 N. Main St., Meridian, ID 83642
Pacific Links, Limited Company – 200 N. 4th Street, Ste. 205, Boise, ID 83702
C. Representative:
Same as Applicant
IV. NOTICING
V. COMPREHENSIVE PLAN ANALYSIS
LAND USE: This property is designated Low Density Residential (LDR) on the Future Land Use Map
(FLUM) in the Comprehensive Plan. The LDR designation allows for the development of single-family
homes on large and estate lots at gross densities of three (3) dwelling units or less per acre.
There is an existing City of Meridian sewer easement within the subject annexation area; the Applicant
proposes is not proposing any new development within this area.
Goals, Objectives, & Action Items: Staff finds the following Comprehensive Plan policies to be applicable
to this application and apply to the proposed use of this property (staff analysis in italics):
“Preserve existing public rights-of-way and other easements for future pathways and accessways,
particularly along powerline and utility corridors, railway corridors, and waterway or irrigation
corridors.” (4.04.02B)
Annexation of the land where an existing City of Meridian sewer easement is located and requirement
of a Development Agreement with a provision that restricts uses other than that of the sewer easement
and emergency access easement will ensure preservation of this easement and access.
“Annex lands into the corporate boundaries of the City only when the annexation proposal conforms
to the City's vision and the necessary extension of public services and infrastructure is provided.”
(3.03.03)
The proposed annexation area incorporates an existing City of Meridian sewer easement.
VI. STAFF ANALYSIS
A. ANNEXATION & ZONING
The Applicant proposes to annex 0.60 of an acre of land into the City with an R-4 (Medium Low-
Density Residential) zoning district consistent with the FLUM designation of LDR. The annexation area
is a portion of Lot 2, Block 1, Spurwing Subdivision, which was developed in Ada County. Typically,
the City does not annex a portion of a parcel or lot; however, the City Attorney and the Planning
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper notification
published in newspaper 9/25/2020
Radius notification mailed to
property owners within 300 feet 9/23/2020
Public hearing notice sign posted
on site 10/1/2020
Nextdoor posting 9/23/2020
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Manager has deemed it appropriate in this case due to the County’s denial of the site modification and
the City’s requirement for an access to maintain the public utility; therefore, Staff is in support of the
request.
The property proposed to be annexed is developed as part of the Spurwing golf course and contains a 20-
foot wide Meridian sanitary sewer easement (Inst. #112130813) with a 12-inch sewer main line and an
8-inch Suez water main line. An emergency vehicle access easement is proposed in this area to satisfy
the Fire Department’s requirement for secondary emergency vehicle access to Olivetree at Spurwing
Subdivision. Emergency vehicle access for this subdivision was previously planned via W. Chinden
Blvd. at the Chinden/Ten Mile Rd. intersection; however, since the time the preliminary plat was
approved, improvements have been made to the intersection which necessite an alternate location for
emergency access. For this reason, emergency access is proposed where the sewer easement lies. Public
access will be restricted through the use of gates at each entrance with a knox box as required by the Fire
Department in Section X.C. This road will also provide access to any manholes within the sewer
easement area in accord with City requirements and access to the Suez water lines as desired.
The subject property is non-buildable as it isn’t a legal parcel/lot eligible for a building permit and
doesn’t meet the minimum dimensional standards of the R-4 district.
A more detailed decription of the history of this request is included in the Applicant’s narrative letter
submitted with this application:
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=193513&dbid=0&repo=MeridianCity
The proposed annexation area is contiguous to City annexed property and is within the Area of City
Impact Boundary. A legal description and exhibit map for the annexation area is included in Section
VIII.A.
The City may require a development agreement (DA) in conjunction with an annexation pursuant to
Idaho Code section 67-6511A. To ensure the site develops as proposed with this application, Staff
recommends a DA is required that limits development to that proposed with this application (see
provision in Section IX.A).
The Olivetree at Spurwing subdivision cannot develop without an approved secondary emergency access
which the Applicant’s proposal provides. If Council denies the Applicant’s request, an alternate
emergency vehicle access will be required for any development over 30 building lots in Olivetree at
Spurwing Subdivision; or, the applicant has the option to fire sprinkler additional homes beyond the 30.
NOTE: The City is currently monitoring the number of homes for this development and the number of
building permits issued is approaching the maximum of 30 until the emergency access is approved and
constructed per the City’s requirments.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed Annexation & Zoning with the requirement of a
Development Agreement per the provisions in Section IX in accord with the Findings in Section X.
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VIII. EXHIBITS
A. Annexation & Zoning Legal Description and Exhibit Map
Page 7
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IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement (DA) is required as a provision of annexation of this property. Prior to
approval of the annexation ordinance, 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
Planning Division within six (6) months of the City Council granting the annexation. The DA shall,
at minimum, incorporate the following provisions:
a. The annexation area is non-buildable and shall only be used as a City of Meridian sewer line
easement, Suez water line easement, emergency vehicle access road and access road for the City
of Meridian and Suez Idaho Operations for maintenance of their facilities within their
easements.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Sanitary sewer mainlines currently traverse through the subject parcel. 14-foot wide compacted
gravel access roadways shall be required above those mainlines per Meridian City Standards.
C. FIRE DEPARTMENT
Access: This project will be required to provide a 20’ wide swing or rolling emergency access gate as set
forth in International Fire Code Sections 503.5 and 503.6. The gate shall be equipped with a Knoxbox
padlock which has to be ordered via the website www.knoxbox.com. All gates at the entrance to fire
lanes shall be located a minimum of 30 feet from the roadway and shall open away from the roadway,
unless other provisions are made for safe personnel operations as set forth in National Fire Protection
Associat ion 1141, Section 5.3.16 - 2017 edition.
D. POLICE DEPARTMENT
No comments were received.
E. PARK’S DEPARTMENT
No comments were received.
F. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=213875&dbid=0&repo=MeridianCity
G. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=193806&dbid=0&repo=MeridianCity
X. FINDINGS
A. Annexation and/or Rezone (UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission, the council shall make a full
investigation and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the council shall make the following findings:
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1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Applicant is proposing to annex the subject 0.60 acre property with R-4 zoning consistent with
the proposed LDR FLUM designation for this property. (See section V above for more information.)
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed map amendment to R-4 for the existing sewer easement and proposed
emergency access road generally complies with the regulations outlines for the R-4 district and
purpose statement of the residential districts.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds the proposed map amendment will not be detrimental to the public health, safety and
welfare and the emergency access road will enhance public safety in this area..
4. 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 the proposed map amendment will not result in an adverse impact upon the delivery of
services by any political subdivision providing public services and will actually enhance emergency
access in this area.
5. The annexation (as applicable) is in the best interest of city.
Staff finds the proposed annexation is in the best interest of the City.