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Buckeye Place Subdivision AZ 06-001 PARTIES: ADA COUNTY RECORDER J. DAVID NAVARRO BOISE IDAHO 04/20/06 02:31 PM ~~~~~ÒE~:a~~~~~:f OF 1111111111111111111111111111111111111 Meridian City 106060857 AMOUNT .00 37 -.-..-...-.-..-.-,-,--.- ---"'--/ DEVELOPMENT AGREEMENT 1. 2. City of Meridian John Fackelman. Owner/Developer THIS DEVELOPMENT AGREEMENT (this "Agreement"), is made and entered into thisL day of ~ . 2006, by and between City of Meridian, a municipal corporation of the State of Idaho, hereafter called "CITY', and John Fackelman, whose address is 1291 N. Saw Creek Way, Meridian, Idaho 83642 hereinafter called "QWNERIDEVELOPER" . 1. RECITALS: 1.1 WHEREAS, "QWNERIDEVELOPER" is the sole owner. in law and/or equity, of certain tract of land in the County of Ada. State of Idaho, described in Exhibit A for each owner, which is attached hereto and by this reference incorporated herein as if set forth in full, herein after referred to as the "Property"; and 1.2 WHEREAS, I.C. § 67-65llA. Idaho Code, provides that cities may. by ordinance, require or permit as a condition of re-zoning that the "Owner/Developer" make a written commitment concerning the use or development of the subject "Property"; and 1.3 WHEREAS, "City" has exercised its statutory authority by the enactment of Ordinance 11-15-12 and 11-16-4 A, which authorizes development agreements upon the annexation and/or re-zoning of land; and 1.4 WHEREAS, "Owner/Developer" has submitted an application for annexation and zoning of the "Property's" described in Exhibit A, and has requested a designation of (R-4) Low Density Residential, (Municipal Code of the City of Meridian); and 1.5 WHEREAS, "Owner/Developer" made representations at the public hearings both before the Meridian Planning & Zoning Commission and before the Meridian City Council. as to how the subject "Property" will be developed and what improvements will be made; and DEVELOPMENT AGREEMENT (AZ 06-001) BUCKEYE PLACE SUBDIVISION PAGE 1 OF 11 1.6 1.7 1.8 1.9 1.10 WHEREAS. record of the proceedings for the requested annexation and zoning designation of the subject "Property" held before the Planning & Zoning Commission, and subsequently before the City Council. include responses of government subdivisions providing services within the City of Meridian planning jurisdiction, and received further testimony and comment; and WHEREAS, City Council. the 21 st day of March, 2006, has approved certain Findings of Fact and Conclusions of Law and Decision and Order, set forth in Exhibit B. which are attached hereto and by this reference incorporated herein as if set forth in full, hereinafter referred to as (the "Findings"); and WHEREAS. the Findings require the "Owner/Developer" to enter into a development agreement before the City Council takes final action on annexation and zoning designation; and "OWNERJDEVELOPER" deems it to be in its best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at its urging and requests; and WHEREAS. "City" requires the "Owner/Developer" to enter into a development agreement for the purpose of ensuring that the "Property" is developed and the subsequent use of the "Property" is in accordance with the terms and conditions of this development agreement, herein being established as a result of evidence received by the "City" in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure re- zoning designation is in accordance with the amended Comprehensive Plan of the City of Meridian adopted August 6,2002. Resolution No. 02-382, and the Zoning and Development Ordinances codified in Meridian City Code Title 11 and Title 12. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2. INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. DEVELOPMENT AGREEMENT (AZ 06-001) BUCKEYE PLACE SUBDIVISION PAGE 2 OF 11 3. DEFINITIONS: For all purposes of this Agreement the following words. terms, and phrases herein contained in this section shall be defined and interpreted as herein provided for. unless the clear context of the presentation of the same requires otherwise: 3.1 3.2 3.3 4. "CITY": means and refers to the City of Meridian. a party to this Agreement, which is a municipal Corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Idaho Avenue. Meridian. Idaho 83642. "OWNERJDEVELOPER": means and refers to John Fackelman, whose address is 1291 N. Saw Creek Way, Meridian, ID 83642 the party developing said "Property" and shall include any subsequent owners and/or developer(s) ofthe "Property". "PROPERTY": means and refers to that certain parcel(s) of "Property" located in the County of Ada, City of Meridian as described in Exhibit A describing the parcels to be annexed and zoned R-4 (Low Density Residential) attached hereto and by this reference incorporated herein as if set forth at length. USES PERMITTED BY TIDS AGREEMENT: 4.1 4.2 The uses allowed pursuant to this Agreement are only those uses allowed under "City's" Zoning Ordinance codified at Meridian City Code Section 11-7-2 (C) which are herein specified as follows: Construction and development of a Certificate of Zoning Compliance shall be submitted to the City of Meridian prior to a future development in the R-4 zone, and the pertinent provisions of the City of Meridian Comprehensive Plan are applicable to this AZ 06-001 application. No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. DEVELOPMENT IN CONDITIONAL USE: "Owner/Developer" has submitted to "City" an application for conditional use permit site plan dated November 30. 2005. and shall be required to obtain the "City'" approval thereof, in accordance to the City's DEVELOPMENT AGREEMENT (AZ 06-001) BUCKEYE PLACE SUBDIVISION PAGE 3 OF 11 Zoning and Development Ordinance criteria, therein, provided. prior to, and as a condition of, the commencement of construction of any buildings or improvements on the "Property" that require a conditional use permit. No new buildings are approved for construction under this conceptual CUPIPD application. All future buildings shall require approval of a detailed CUP prior to submittal of any Certificate of Zoning Compliance application and/or building permit 6. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 6.1. "Owner/Developer" shall develop the "Property" in accordance with the following special conditions: 1. That all future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke. fumes, glare or odors. 2. That all future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of the development. 3. That the applicant will be responsible for all costs associated with sewer and water service extension. 4. That any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7 -517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 5. That prior to issuance of any building permit, the subject property shall be subdivided in accordance with the City of Meridian Unified Development Code. 6. Lot 9, Block I shall be donated to the Meridian Parks Department DEVELOPMENT AGREEMENT (AZ 06-00]) BUCKEYE PLACE SUBDIVISION PAGE 4 OF 11 7. The Developer/Owner shall construct the off-site connection to the multi-use path along Ten Mile Creek prior to issuance of any Certificate of Occupancy for the subdivision. 7. COMPLIANCE PERIOD/CONSENT TO REZONE: This Agreement and the commitments contained herein shall be terminated, and the zoning designation reversed, upon a default of the "Owner/Developer" or "Owners/Developers" heirs, successors, assigns, to comply with Section 6 entitled "Conditions Governing Development of Subject Property" of this agreement within two years of the date this Agreement is effective, and after the "City" has complied with the notice and hearing procedures as outlined in Idaho Code § 67- 6509, or any subsequent amendments or recodifications thereof. 8. CONSENT TO DE-ANNEXATION AND REVERSAL OF ZONING DESIGNATION: "Owner/Developer" consents upon default to the reversal of the zoning designation of the "Property" subject to and conditioned upon the following conditions precedent to-wit: 8.1 That the "City" provide written notice of any failure to comply with this Agreement to "Owner/Developer" and if the "Owner/Developer" fails to cure such failure within six (6) months of such notice. 9. INSPECTION: "Owner/Developer" shall, immediately upon completion of any portion or the entirety of said development of the "Property" as required by this agreement or by City ordinance or policy, notify the City Engineer and request the City Engineer's inspections and written approval of such completed improvements or portion thereof in accordance with the terms and conditions of this Development Agreement and all other ordinances of the "City" that apply to said Development. 10. DEFAULT: 10.1 In the event "Owner/Developer". "Owner/Developer's" heirs, successors, assigns, or subsequent owners of the "Property" or any other person acquiring an interest in the "Property". fail to faithfully comply with all of the terms and conditions included in this Agreement in connection with the "Property", this Agreement may be modified or terminated by the "City" upon compliance with the requirements of the Zoning Ordinance. DEVELOPMENT AGREEMENT (AZ 06-001) BUCKEYE PLACE SUBDIVISION PAGE 5 OF 11 10.2 A waiver by "City" of any default by "Owner/Developer" of anyone or more of the covenants or conditions hereof shall apply solely to the breach and breaches waived and shall not bar any other rights or remedies of "City" or apply to any subsequent breach of any such or other covenants and conditions. 11. REQUIREMENT FOR RECORDATION: "City" shall record either a memorandum of this Agreement or this Agreement, including all of the Exhibits, at "Owner/Developer's" cost, and submit proof of such recording to "Owner/Developer", prior to the third reading of the Meridian Zoning Ordinance in connection with there-zoning of the "Property" by the City Council. If for any reason after such recordation, the City Council fails to adopt the ordinance in connection with the annexation and zoning of the "Property" contemplated hereby, the "City" shall execute and record an appropriate instrument of release of this Agreement. 12. ZONING: "City" shall. following recordation of the duly approved Agreement, enact a valid and binding ordinance zoning the "Property" as specified herein. 13. REMEDIES: This Agreement shall be enforceable in any court of competent jurisdiction by either "City" or "Owner/Developer", or by any successor or successors in title or by the assigns of the parties hereto. Enforcement may be sought by an appropriate action at law or in equity to secure the specific performance of the covenants, agreements, conditions, and obligations contained herein. 13.1 13.2 In the event of a material breach of this Agreement, the parties agree that "City" and "Owner/Developer" shall have thirty (30) days after delivery of notice of said breach to correct the same prior to the non- breaching party's seeking of any remedy provided for herein; provided, however, that in the case of any such default which cannot with diligence be cured within such thirty (30) day period, if the defaulting party shall commence to cure the same within such thirty (30) day period and thereafter shall prosecute the curing of same with diligence and continuity, then the time allowed to cure such failure may be extended for such period as may be necessary to complete the curing of the same with diligence and continuity. In the event the performance of any covenant to be performed hereunder by either "Owner/Developer" or "City" is delayed for causes which are beyond the reasonable control of the party responsible for such performance. which shall include, without DEVELOPMENT AGREEMENT (AZ 06-001) BUCKEYE PLACE SUBDIVISION PAGE 6 OF 11 limitation. acts of civil disobedience, strikes or similar causes, the time for such performance shall be extended by the amount of time of such delay. 14. SURETY OF PERFORMANCE: The "City" may also require surety bonds, irrevocable letters of credit. cash deposits, certified check or negotiable bonds, as allowed under Meridian City Code § 12-5-3, to insure that installation of the improvements. which the "Owner/Developer" agrees to provide. if required by the "City". 15. CERTIFICATE OF OCCUPANCY: The "Owner/Developer" agrees that no Certificates of Occupancy will be issued until all improvements are completed, unless the "City" and "Owner/Developer" has entered into an addendum agreement stating when the improvements will be completed in a phased developed; and in any event, no Certificates of Occupancy shall be issued in any phase in which the improvements have not been installed, completed. and accepted by the "City". 16. ABIDE BY ALL CITY ORDINANCES: That "Owner/Developer" agrees to abide by all ordinances of the City of Meridian and the "Property" shall be subject to de- annexation if the owner or his assigns, heirs, or successors shall not meet the conditions contained in the Findings of Fact and Conclusions of Law. this Development Agreement, and the Ordinances of the City of Meridian. 17. NOTICES: Any notice desired by the parties and/or required by this Agreement shall be deemed delivered if and when personally delivered or three (3) days after deposit in the United States Mail, registered or certified mail, postage prepaid. return receipt requested, addressed as follows: CITY: OWNERIDEVELOPER: c/o City Engineer City of Meridian 33 E. Idaho Ave. Meridian. ill 83642 John Fackelman 1291 N. Saw Creek Way Meridian, ID 83642 with copy to: City Clerk City of Meridian 33 E. Idaho Avenue DEVELOPMENT AGREEMENT (AZ 06-001) BUCKEYE PLACE SUBDIVISION PAGE 7 OF 11 Meridian, ill 83642 17.1 A party shall have the right to change its address by delivering to the other party a written notification thereof in accordance with the requirements of this section. 18. ATTORNEY FEES: Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney's fees as determined by a Court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. 19. TIME IS OF THE ESSENCE: The parties hereto acknowledge and agree that time is strictly of the essence with respect to each and every term, condition and provision hereof. and that the failure to timely perfonn any of the obligations hereunder shall constitute a breach of and a default under this Agreement by the other party so failing to perform. 20. BINDING UPON SUCCESSORS: This Agreement shall be binding upon and inure to the benefit of the parties' respective heirs, successors, assigns and personal representatives, including "City's" corporate authorities and their successors in office. This Agreement shall be binding on the "Owner/Developer" of the "Property", each subsequent owner and any other person acquiring an interest in the "Property". Nothing herein shall in any way prevent sale or alienation of the "Property", or portions thereof, except that any sale or alienation shall be subject to the provisions hereof and any successor owner or owners shall be both benefited and bound by the conditions and restrictions herein expressed. "City" agrees, upon written request of "Owner/Developer", to execute appropriate and recordable evidence of termination of this Agreement if "City", in its sole and reasonable discretion, had determined that "Owner/Developer" has fully performed its obligations under this Agreement. 21. INVALID PROVISION: If any provision of this Agreement is held not valid by a court of competent jurisdiction, such provision shall be deemed to be excised from this Agreement and the invalidity thereof shall not affect any of the other provisions contained herein. 22. FINAL AGREEMENT: This Agreement sets forth all promises, inducements, agreements, condition and understandings between "Owner/Developer" and "City" relative to the subject matter hereof, and there are no promises. agreements, DEVELOPMENT AGREEMENT (AZ 06-001) BUCKEYE PLACE SUBDMSION PAGE 8 OF 11 conditions or understanding. either oral or written, express or implied. between "Owner/Developer" and "City". other than as are stated herein. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns. and pursuant. with respect to "City", to a duly adopted ordinance or resolution of "City". 22.1 No condition governing the uses and/or conditions governingre-zoning of the subject "Property" herein provided for can be modified or amended without the approval of the City Council after the "City" has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment. 23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be effective on the date the Meridian City Council shall adopt the amendment to the Meridian Zoning Ordinance in connection with the annexation and zoning ofthe "Property" and execution of the Mayor and City Clerk. ACKNOWLEDGMENTS IN WITNESS WHEREOF, the parties have herein executed this agreement and made it effective as hereinabove provided. DEVELOPMENT AGREEMENT (AZ 06-001) BUCKEYE PLACE SUBDIVISION PAGE 9 OF 11 CITY OF MERIDIAN Attest: DEVELOPMENT AGREEMENT (AZ 06-001) BUCKEYE PLACE SUBDIVISION PAGE 10 OF 11 STATE OF IDAHO, ) : ss: County of Ada, ) On this £ day of ~ ' 2006, before me. the undersigned, a Notary Public in and for said State. personally appeared John Fackelman, known or identified to me to be the person who signed the instrument. and acknowledged to me that he executed the same. (SEAL) STATE OF IDAHO) : ss County of Ada ) On this-111h day of ~r~ , ,2006. before me, aNotary Public, personally appeared Tammy de Weerd and William G. Berg, Jr., know or identified to me to be the Mayor and Clerk. respectively. of the City of Meridian, who executed the instrument or the person that executed the instrument of behalf of said City. and acknowledged to me that such City executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written "."'" ~ ~ .~-Þ.. M.. G,þ.!.. 0. t-.. QJ1 J,..) - ~-~~.-..::~~-. (SEAL) :i>.,'í-':;'OTJlJ¡">'f¿:. Notary Public for Idaho : :' :.J... \ ~ Residing at: -CD- \ C\\ ~ U \ ~ D : : : : Commission expires: \CH i-I I : \ : . . '. I . ..~"".:"'- ~","p.." ~~':!P.~.~ ~ II!,' rm to!. DEVELOPMENT.~~NT (AZ 06-001) BUCKEYE PLACE SUBDIVISION PAGE 11 OF 11 Legal Description E~h\ bi.. \A DESCRIPTION FOR PROPOSED BUCKEYE PLACE SUBDMSION November 30 2005 A PARCEL OF lAND BEING A PORTION OF THE NORTHWEST 1/4 OF SECTION 10, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED AS FOllOWS: COMMENCING AT THE NORTHWEST CORNER OF SECTION 10 TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO; THENCE S 89°40'23" E 1322.58 FEET ALONG THE NORTH SECTION LINE TO THE NORTH 1/16 CORNER, THENCE CONTINUING S 89°40'23" E 1.11 FEET TO A POINT; THENCE S 00.01'16- W 44,93 FEET TO THE NORTHWEST CORNER OF PINTAIL POINTE SUSDN/SION AND THE NORTHEAST CORNER OF BLACKSTONE SUBDIVISION; THENCE ALONG THE COMMON BOUNDARIES OF SAID SUBDIVISIONS S 00.01'16" W 621.09 FEET TO THE SOUTHWEST CORNER OF SAID PINTAIL POINTE SUBDIVISION; THE REAL POINT OF BEGINNING_OF THIS SUBDIVISION. THENCE AlONG THE SOUTH BOUNDARY OF PINTAIL POINTE SUBDIVISION S 89640'23- E 332,75 FEET TO A POINT; THENCE S 00639'4'" W 8.00 FEET TO THE NORTHWeST CORNER OF ROD'S PARKSIDE CREEK SUBDIVISION; THENCE ALONG WEST BOUNDARY OF SAID ROD'S PARKSIDE CREEK SUBDIVISION S 00.'4'12" W 649.70 FEET TO THE SOUTHWEST CORNER OF SAID SUBDIVISION; THENCE N 89-27'46" W 330.23 FEET TO A POINT; THENCE N 00.01'18" E 656,50 FEET ALONG A PORTION OF SAID BLACKSTONE SUBDN/SION TO THE REAL ÞÖINT OF BEGINNING OF THIS SUBDIVISION; SAID SUBDIVISION CONTAINS 4.99 ACRES. MORE OR LESS. E:~h\bì \ ~B RECEIVED MAR 1 6 2006 City Of Meridian ~~rk Office ~;;di::n~ "'~ \... Il}AHO f ~"t(' ¿. ~""" ,-r '-~~"~"'.l'""" .., )'...~ I , "r,¿¡ CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of Annexation and Zoning (AZ) from RUT to R-4 and Prelinúnary Plat (PP) approval of 16 building lots and 1 common/other lot on 4.99 acres, by John Fackelman. Case No(s).: AZ-06wOOl, PP-06-01, and V AR-O6-001 For the City Council Hearing Date of: March 21, 2006 A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of March 21,2006 incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of March 21, 2006 incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of March 21, 2006 incorporated by reference) 4. Required Findings per the UlÙfied Development Code (see attached Staff Report for the hearing date of March 21, 2006 incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the 1mpact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received from the govermnental subdivisions providing services in the City of Meridian planning jurisdiction. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-O6-001 / PP-O6-00l/ V AR-O6-001 . PAGE 1 of 4 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description, Preliminary Plat, and the Conditions of Approval all in the attached Staff Report for the hearing date of March 21, 2006 incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's Prelinúnary Plat as evidenced by having submitted the Preliminary Plat dated November 30, 2005 is hereby conditionally approved; 2. The site specific and standard conditions of approval are as shown in the attached Staff Report for the hearing date of March 21, 2006 incorporated by reference; 3. The applicant's Variance Request for cul-de-sac length to exceed the maximum of 450 feet is hereby approved. D. Notice of Applicable Time Limits (as applicable) 1. Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to record a final plat within two (2) years of the approval of the preliminary plat or one (1) year of the combined preliminary and final plat or short plat. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and confonns substantially to the approved preliminary plat, such segments, if submitted within successive intervals of eighteen (18) months, may be considered for final approval without resubmission for preliminary plat approval. Upon written request and filed by the applicant prior to the tennination of the period in accord with ll-6B- 7.A, the Director may authorize a single extension of time to record the final plat not to exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as detennined and approved by the City Council may be granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-06-00l / PP-O6-00 1/ V AR-Q6-001 - PAGE 2 of 4 final plat or short plat to comply with the CUlTent provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again. Notice of Final Action and Right to Regulatory Takings Analysis E. 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use pennit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has an interest in real property which may be adversely affected by the issuance or denial of the conditional use pennit approval may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of March 21, 2006 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DEcrSION & ORDER CASE NO(S), AZ-O6-0011 PP-O6-00l/ V AR-O6-001 - PAGE 3 of 4 By action of the City Council at its regular meeting held on the !JJ¡J/¿-6!- ,2006. COUNCIL MEMBER SHAUN WARDLE VOTED ~ COUNCIL MEMBER JOE BORTON VOTED ~ COUNCIL MEMBER CHARLIE ROUNTREE VOTED ~ COUNCIL MEMBER KEITH BIRD VOTED ~ ,I- z!.. day of TIE BREAKER MAYOR TAMMY de WEERD VOTED -- --~ ATTEST: <e. := - "~- LLIAM G. BERG, JR. Cj., Ch... '.;::~.Q ¡ -;. !J'\ -o:::¡r 1 $i ' ~':".:.:- -;.v- b,;~ "" 'J ~('\,. " ~ ~ .. - V' ~ ,\; "'"I/-""'t.JAT' 1 . \\~...., Copy served upon: / Applicant 11/1'"111 HlII\\\ / Plamring Department v Public Works Department v"" City Attorney Dated: a.:l~Ob B' City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-O6-00 1/ PP-O6-00 1/ V AR-O6-00 1 . PAGE 4 of 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 21, 2006 STAFF REPORT P & Z Commission Hearing Hearing Date: 2/16/2006 Planning & Zoning Commission olfori di~ \ I ILM"ú ~ ,.., P \\~... -I, ~.~ ' ".'" I"'" ~.,i[!'ol.."'-""",!,~.""'.?"-. .f;j1 TO: FROM: Josh Wilson Associate City Planner 884-5533 SUBJECT: Buckeye Place Subdivision . AZ-O6-001 Annexation and Zoning of 4.99 acres from R2 (Ada County) to R-4 zone . PP-06~001 Preliminary Plat of 16 single-family building lots and 1 common lot on 4.99 acres in a proposed R-4 zone . V AR-06-00l Variance request to exceed the maximum cuI-dc-sac length of 450 feet, 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant. John Fackelman, has applied for Annexation and Zoning (AZ) of 4.99 acres from R2 (Ada County) to R-4 (Medium Low-Density Residential) and Preliminary Plat approval of 16 single family residential lots and 1 common lot on 4.99 acres. The applicant has also requested a Variance (V AR) ITom UDC 11-6C-3 for cul..<fe-sac length to exceed 450 feet, for the proposed Manship Place cu1~de~sac, which is approximately 600 feet long. The site is located east of Black Cat Road and south of Cheny Lane. This site currently is cum:ntly vacant and has not been previously platted. 2. SUMMARY RECOMMENDATION: The Meridian Planning and Zoning Commission heard the item on February 16, 2006. At the public hearing they moved to recommend approval. a. Summary of Public Hearing: i. In favor: Kevin Harris, Briggs Engineering ii. In opposition: Mark Glines iii. Commenting: None. iv. Staff presenting application: Josh Wilson. v. Other staff commenting on application: Mike Cole. b. Key Issues of Discussion by Commission: i. None. c. Key Commission Changes to Staff Recommendation: i. None. d. Outstanding Issue(s) for City Council: i. None. 3. PROPOSED MOTIONS Approve After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-O6-O01, PP-06-001, and V AR-06-O01 as presented in the staff report for the hearing date of March 21,2006, and Buckeye Place Subdivision AZ-06.00 I, PP.O6..QOI, v AR.O6-001 PAGE I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 21,2006 the preliminary plat labeled PRE, dated November 30, 2005 with the following modifications to the conditions of approval: (add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06-00I, PP- 06-001, and VAR-06-001 as presented in the staff report for the hearing date of March 21,2006, and the preliminary plat labeled PRE. dated November 30. 2005 for the following reasons: (you must state specific reason(s) for the denial.) Continue (All Applications) I move to continue the public hearing for File Numbers AZ-06-001, PP-06-Q01, and V AR-06-001 to (date certain). 4. APPLICATION AND PROPERTY FACTS a. Site AddresslLocation: East ofN. Black Cat Road and south ofW. Cherry Lane Section 10, T3N Rl W b. Owners: John Fackelman 1291 N. Saw Creek Way Meridian, ill 83642 c. Applicant: John Fackelman 1291 N. Saw Creek Way Meridian. ill 83642 d. Representative: Kevin Harris, Briggs Engineering e. Present Zoning: R2 (Ada County) f. Present Comprehensive Plan Designation: Medium Density Residential g. Description of Applicant's Request: 1. Date of Prelinúnary Plat (attached as Exhibit AI): November 30, 2005 2. Date of Landscape Plan (attached as Exhibit A2): December 21,2005 5. PROCESS FACTS a. The subject application will in fact constitute an annexation and/or rezone as detemúned by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. b. The subject application will in fact constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. c. The subject application will in fact constitute a variance as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, Chapter 5, a public hearing is required before the City Council on this matter. Buckeye Place Subdìvìsìon AZ-06-001, PP-O6-001, VAR-06-001 PAGE 2 CITY OF MERJDJAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2],2006 b. Newspaper notifications published on: February 27 and March 13, 2006 c. Radius notices mailed to properties within 300 feet on: February 24,2006 d. Applicant posted notice on site by; February 11, 2005 6. LAND USE a. Existing Land Use(s): Vacant agricultural land b. Description of Character of Surrounding Area: Single family residential c. Adjacent Land Use and Zoning 1. North: Existing residences in Pintail Pointe Subdivision, loned R-4. 2. East: Existing residences in Rod's Parkside Creek Subdivision, zoned R-4. 3. South: Fuller Park, Ten Mile Creek. and existing residences in Castlebrook Subdivision, loned R4. 4. West: Existing residences in Coral Creek Subdivision, zoned R-4. d. History of Previous Actions: None. e. Existing Constraints and Opportwúties: 1. Public Works Location of sewer: This property will sewer to a future sewer trunk to the south that is being installed as a City of Meridian project. Public Works expects to begin construction by the beginning of March. Location of water; There is water stubbed in N. Manship Place. Issues or concerns: There exists the possibility that sewer will not be available this spring and will have to be delayed Wltil fall of 2006. 2. Vegetation: None. 3. Flood plain: 100 year floodplain on Lot 9, Block 1 4. CanalslDitches/Irrigation; Ten Mile Creek is located on the south and west boundaries of the property. S. Hazards: None. 6. Proposed Zoning; R-4 7. Size of Property: 4.99 acres f. Subdivision Plat Information I. Residential Lots: 16 2. Non-residential Lots: 1 3. Total Building Lots: 16 4. Common Lots: I 5. Other Lots: N/A 6. Total Lots: 17 Buckeye Place Subdivision AZ-O6-00]. PP-06-UO], V AR-O6-00] PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 21 2006 , 7. Open Lots: 1 8. Residential Area: 4.99 acres 9. Gross Density: 3.21 units per acre (3.72 net density) g. Landscaping 1. Width of street buffer(s): None required. Street buffers are not required on any internal, local streets. 2. Width ofbuffer(s) between land uses: N/A 3. Percentage of site as open space: .25 acres/5.00% 4. Other landscaping standards: Landscaping adjacent to micro-paths should comply with UDC 11-3B-12. Common open space lots should include at least one deciduous shade tree per 8,000 square feet (UDC 11-3G-3E2). h. Proposed and Required Non-Residential Setbacks: per the R-4 zone for detached single family R-4 Standard 15 feet 20 feet 5 feet 15 feet Front (Living area) Front (Garage) Side Rear Max. Building Beight 35 feet Min. Lot Size 8,000 square feet Min. Street Frontage 60 feet i. Summary of Proposed Streets and/or Access (private. public, conunon drive, etc.): The access to the development will be from a proposed extension to N. Manship Place. Please see ACHD report for details. 7. COMMENTS MEETING On January 27, 2006 Planning Staff held an agency comments meeting. The agencies and departInents present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. Medium density residential areas are anticipated to contain from three to eight dwellings per acre (see Page 9S of the Comprehensive Plan.) The proposed Preliminary Plat includes 16 single-family lots on 4.99 acres for a gross density 00.21 dwelling units/acre. Staff finds that the following Comprehensive Plan policies apply to this application: . Chapter VII, Goal m. Objective A, Action 1 - Require that development projects have planned for the provision of all public services. When the City established its Area of City Impact. it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: Buckeye Place Subdivision AZ-06-001, PP-06-00J, v AR-06-001 PAGE 4 CITY OF MERIDIAN PLANNING DEPAR1MENT STAff REPORT FOR mE HEARING DATE OF MARCH 21,2006 . Sanitary sewer and water service will be extended to the project at the developer's expense. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. The subject lands are currently serviced by the Meridian School District #2. This service will not change. The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. . . . . . Municipal. fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. . Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all land-use decisions. This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction and reconstruction projects, in a manner that is safe, accessible and convenient. Staff believes that the subject applications comply with the policies listed in the literature noted above. . Chapter VI. Goal II, Objective A, Action 5 - ReqUire pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system. Staff is supportive of the proposed pedestrian connection to the adjacent public park. . Chapter VII, Goal IV, Objective C, Action 1 . Protect existing residential properties from incompatible land use development on adjacent parcels. The applicant is proposing a residential zone. Staff finds that the existing residential properties to the south, north, east and west are compatible with the proposed development. . Chapter VII, Goal IV, Objective C. Action 10 - Support a variety of residential categories (low-, medium-, and high-density single family, multi-family, townhouses, duplexes, apartments, condominiwns, etc.) for the purpose of providing the City with a range of affordable housing opportunities. The subject application includes a request for the R-4 zone. Stafffinds that the requested zoning designation contributes to the variety of residential zoning categories in this area and is generally consistent with the Comprehensive Plan designation for this sUe. Buckeye Place Subdivision AZ.06-001, PP-06-o01, v AR-O6-001 PAGE 5 CITY OF MERIDIAN PLANNING DEPAR1MENT STAFF RE.PORT FOR TIlE HEARING DATE OF MARCH 21,2006 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: UDC ll-2A-2lists single-family developments as a Pennitted Use. b. Pwpose Statement of Zone: The pu1pose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and colTeSponding housing types that can be acconunodated within the density range. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Zoning Ordinance, staff believes that this is a good location for the proposed single-family development and a good infill project. Please see Exhibit D for detailed analysis offacts and fmdings. The annexation legal description submitted with the application (prepared on November 3O. 2005 by Wayne Barber, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. That the applicant will he responsible for all costs associated with the sewer and water service extension. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. That all future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. All future uses shall not involve uses, activities, processes. materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. 1. Multi-use Pathway Connection: The applicant has proposed to continue the pedestrian pathway on Lot 11, Block 1 to connect to the public multi-use pathway located along Ten Mile Creek. A requirement to construct this pathway shall be included in the Development Agreement. 2. Lot 9. Block 1: Lot 9, Block 1 is a conunon open space lot which is to be donated to the Meridian Parks Department. Although this lot is only 225:f: square feet, it will facilitate the efficient routing of the multi-use pathway located along Ten Mile Creek. The applicant's offer to donate this parcel to the Meridian Parks Department shall be included in the Development Agreement. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The aoolicant shall contact the City Attomev. Bill Narv. at 888-4433 to initiate this orocess within 18 months of City CoWlcil aDoroval of the annexation reQUest. The DA shall incorporate the following: . All future uses shall not involve uses, activities, processes, materials, equipment and Buckeye Place Subdivision AZ-06-001, PP-06-001, V AR-06-001 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR 1HEHEARING DATE OF MARCH 21, 2006 conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. . All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. . The applicant will be responsible for all costs associated with the sewer and water service extension. . Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. . Prior to issuance of any building pennit, the subject property shall be subdivided in accordance with the City of Meridian Unified Development Code. . Lot 9. Block 1 shall be donated to the Meridian Parks Department. . The applicant shall construct the off-site connection to the multi-use path along Ten Mile Creek prior to issuance of any Certificate of Occupancy for the subdivision. PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Zoning Ordinance. staff believes that this is a good location for the proposed single-family residential products. Please see Exhibit D for detailed analysis of facts and findings. 1. Landscaped ODen Space: The applicant is proposing to set aside .25 acres (5.00% of the property) for open space in a lot. which contains a storm water retention area and a pedestrian coIUlection to Fuller Park to the south and staff is supportive of the design. There is no minimum landscaped open space required by ordinance, because the property in less than five acres in size. 2. No Parkin ;(: No on-street parlång shall be allowed along Lots 1 and 18, Block 1, adjacent to the landscape island. The street shall be signed as "No Parking" per the Meridian Fire Department's comments. 3. Cul-de-Sac Variance: Due the shape of the parcel and the inability to connect to any stub streets due to the pattern of existing development surrounding the property. N. Manship Place exceeds the maximum cul-de-sac length allowed by the Unified Development Code. The applicant has submitted a variance application that will be considered by City Council. Due to the fact that the adjoining properties have all developed without additional stub streets, staff supports the variance request. 4. Minimum Rouse Size: The R-4 zone has a minimum house of 1,400 square feet and all homes within the proposed subdivision shall meet this requirement. S. Pressure Irrigation: 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 utilize 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 signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 1l~3A-15 and MCC 9-1-28. Buckeye Place Subdivision AZ-06-00 I, PP-06-00 I, V AR-06-00 1 PAGE 7 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR TIlE HEARING DATE OF MARC¡'I 21, 2006 6. Fencing;, The applicant has not submitted a detailed fencing plan (on the landscape plan dated December 21, 200S) with the preliminary plat application for the subdivision. Any perimeter fencing must be completed prior to issuance of building permits. All fences should taper down to 3 feet maximum within 20 feet of all right-or-way. All fencing should be installed in accordance with UDC 11- 3A - 7. 7. Common Areas: Maintenance of all common areas shall be the responsibility of the Buckeye Place Home Owners' Association. 8. Ditches. Laterals. and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities. that intersect, cross or lie within the area being subdivided shall be covered. VARIANCE ANALYSIS: Due the shape of the parcel and the inability to comect to any stub streets, N. Manship Place exceeds the maximum cu1~de-sac length allowed by the UIÙfied Development Code. Because the adjoining properties have all developed without providing stub streets for connectivity, staff finds that the cul-de-sac proposed is the only option for access to the site and staff supports the variance request. b. Staff Recommendation: Staff recommends approval of AZ-06-001, PP-06-001, and V AR-06- 001 for Buckeye Place Subdivision as presented in the staff report for the hearing date of February 16, 2006 based on the Findings of Fact as listed in Exhibit D and subject to the conditions of approval as listed in Exhibit B as attached to this report. Staff has prepared findings consistent with this recommendation. 11. EXIDBITS A. Drawings 1. Preliminary Plat (dated: November 30, 2005) 2. Landscape Plan (dated: December 21,2005) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada COWlty Highway District C. Legal Description D. Required Findings from Zoning Ordinance Buckeye Place Subdivision AZ-O6-001, PP-06-001, VAR-O6.001 PAGE 8 CITY OF MERIDIAN PLANNING DEP ARmENT STAFF REPORT FOR THE HEARlNG DATE OF MARCH 21, 2006 A. Drawings 1. Preliminary Plat (dated: November 30,2005) ¡ I I -",----- ..~-._.,_._~-, ._",--, '~"""~-- .._~, i " '. ,. .. . - _...,-, .,.u¡-- -:'-=---"'-T- " ~':.' ~¡ : I. ~ :.~! ì~ ; 1/ Ii II ,I, ¡, 1/ II, ! ,.?c;"~-~'~"1",."".~~~ Ii : I¡ : ' ".~~....-' -' Ii ,"" ~:'~ï I I ,I ~i II II ,.iI,;_II_,!{II,' II: II ;fi¡ If U u:... ~ - It ..."-, ",' ~- ,:' ,.:.:;.:.,:':"'h- ,!f., ,,~ "', il- l:" !I~' I """""""""-,;,,;,¡,-,,,,^;:,:,::,:;"';"";i~'1 ~II' ¡; ~ .~!(: ..';- ;,:¡';'~~':1:'7:~":'.. "'~' ,';J>,,",i-Y-) , '~'" I . ". " '! ~ ' ," -- , G .~- LL,';.. ,'~ '.,,~--- ,,' """, : I - t"'."""."" ,.,...- ,'t~ , I",'" ' ,¡" . '1 i ; ii' ',c,' 'J'j !o I:i . I','", , II, '!o" "!;"!"<l" :, ~!.'~ 'o"!"'lff '!I U ¡ " ,!,;,. ,i to' . , r. ,k]. 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Exhibit A CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 21,2006 2. Landscape Plan (dated: December 21,2005) '... . ... .. . .... - -. -. "'.-,,-.-. .:::-'::'::.:',-", , .. r ~ . ~ . I . il -~J~~j i'-' - , " f ':1 Jf fl I I t (10 ( [' f l ~; q LL .. -'-_.~, IKIc~n'r PI.A("~ --- 0 ' =:: _.~~~~ ¡- ;------: --.u_---- '... . . . -- .... I ~~ Exhibit A 1.2 1.2.1 1.2.2 1.2.3 1.2.4 1.2.5 Exhibit B ,-m,,- CITy OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FO~ TIlE HEARING DATE OF MARCH 21,2006 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 ANNEXA nON COMMENTS Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the City Attornev. Bill Nary. at 888-4433 to initiate this Process within 18 months of City Council approval of the aIUlexation reauest. The DA shall incOIporate the following: . All future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic. noise, smoke, fumes, glare or odors. . All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. . The applicant will be responsible for all costs associated with the sewer and water service extension. . Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. . Prior to issuance of any building pem1Ít, the subject property shall be subdivided in accordance with the City of Meridian Unified Development Code. . Lot 9, Block 1 shall be donated to the Meridian Parks Department. . The applicant shall construct the off-site connection to the multi-use path along Ten Mile Creek prior to issuance of any Certificate of Occupancy for the subdivision. SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT The preliminary plat labeled as Sheet PRE, prepared by Briggs Engineering, dated November 30, 2005, is approved, with the conditions listed herein. All comments/conditions of the accompanying Annexation/Zoning (AZ-06-001) shall also be considered conditions of the Preliminary Plat (pP-06-00l). No on-street parking shall be allowed along Lots 1 and 18, Block I, adjacent to the land~cape island. The street shall be signed as "No Parking" per the Meridian Fire Department's comments. All homes within the subdivision shall contain at least lAOO square feet ofliving area. Maintenance of all common areas shall be the responsibility of the Buckeye Place Subdivision Homeowners' Association. All areas approved as open space shall be free of wet ponds or other such nuisances. All stonnwater detention facilities incorporated into the approved open space are subject to UDC 11- 3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as permitted under UDC 11-3B. Where the applicant has subnùtted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. If the stonnwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACHD, City of Meridian and all other regulatory requirements at the time of final construction. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 21, 2006 1.2.6 Per UDC 11 ~3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, that inte~ect, cross or lie within the area being subdivided shall be covered. 1.3 1.3.1 GENERAL REQUIREMENTS-PRELIMINARY PLAT Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to UDC 11-3A-17. 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 utilize 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 cOlmection is utilized, the developer will be responsible for the payment of assessments for the conunon areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 1l.3A-15 andMCC 9.1-28. 1.3.3 A detailed landscape plan. in compliance with the landscape and subdivision ordinance and as noted in this report, shall be submitted for the subdivision with the final plat application. 1.3.4 The applicant shall submit a detailed fencing plan with the final plat application for the subdivision. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building pennit. All fences should taper down to 3 feet maximum within 20 feet of all right~of.way. All fencing should be installed in accordance with UDC 11 ~3A- 7. 1.3.5 Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be mitigated. 1.3.6 All irrigation ditches, laterals or canals, exclusive of the Ten Mile Stub Drain, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11. 3A-6. unless otherwise approved by Nampa Meridian Irrigation District. Plans will need to 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. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature. 1.3.7 Stairs failure to cite specific ordinance provisions or terms of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. 1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7. 2. PUBLICWORKSÐEPARTMENT 2.1 2.2 Exhibit B 1.3.2 Sanitary sewer service to this development is being proposed via extension of mains planned to be installed starting early March of 2006 as a City of Meridian proj ect. Site constraints associated with the planned pathway of the sewer trunk may cause it to be delayed till late 2006. The City of Meridian does not guarantee sewerabiltiy in the timelines spelled out in the UDC. The applicant shall install all mains necessary to provide service; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. 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. 2.10 2.11 2.12 2.13 2.14 2.15 2.16 Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT S1'AFF REPORT FOR TIlE HEAlUNQ DATE OF MARCH 21, 2006 2.3 Water service to this site is being proposed via extension of mains in N. Manship Place. The applicant shall be responsible to install all water mains necessary to serve this development, coordinate main size and routing with Public Works. The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easements shall not be dedicated via the plat. The description shall be consistent with the graphically depicted easements on the plat but be recorded as a separate document using the City of Meridian's standard forms. Submit an executed easement (supplied by Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing tills document. The applicant has indicated Nampa and Meridian Irrigation District will own and operate the pressure irrigation system in this proposed development. A letter of plan approval shall be required prior to scheduling of a pre~construction meeting. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (ODC 11-3A-6). 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 cOIUlection 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 conunon areas prior to signature on the final plat by the City Engineer, All existing structures shall be removed prior to signature on the final plat by the City Engineer. Prior to signature on the final plat, the applicant shall submit from a professional engineer or professional licensed surveyor a stamped signed letter. stating that no lots are encwnbered by the flood plain associated with the Ten Mile Creek. Any existing domestic wells and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non. domestic purposes such as landscape irrigation. Street signs are to be in place, 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 pennits. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as detennined during the plan review process, prior to signature on the final plat per Resolution 02-374. 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 and NPDES Permitting that may be required by the Environmental Protection Agency. Applicant shall be responsible for application and compliance with any Section 404 Pemùtting 2.4 2.5 2.6 2.7 2.8 2.9 ",_. CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF MARCH 21, 2006 that may be requixed by the Anny Corps of Engineers. Developer shall coordinate mailbox locations with the Meridian Post Office. All grading of the site shall be perfonned in conformance with MCC ll-l2-3H. Compaction test results shall be submitted to the Meridian Building Department for all building pads receivjng engineered backfUl, where footing would sit atop fill material. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. One hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fIfe hydrants. Final design locations and quantity are detennined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior to commencing installations. 3. FIRE DEPARTMENT 2.17 2.18 2.19 2.20 2.21 1. One and two family dwellings will requke a fire-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet apart. International Fire Code Appendix C. 2. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and Water quality by the Meridian Water Department for bacteria testing. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 'l2" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on comers when spacing pencits. e. Fire hydmnts shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet ofthe project. 4. The phasing plan may require that any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. 5. All entrance and internal roads and alleys shall have a turJ1jng radius of 28' inside and 48' outside radius. 6. For aU Fire Lanes, provide signage "No Parking Fire Lane". 7. Operational fire hydrants, temporary or pennanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 8. All portions of the buildings located on this project must be within ISO' of a paved surface as measured around the perimeter of the building. 9. Where a portion of the facility or building hereafter constructed or moved into or within the jwisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route aroWld the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout Exhibit B --.----~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 21, 2006 with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 4. POLICE DEPARTMENT 1. Any interior fencing adjacent to conunon lots shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. 5. PARKS DEPARTMENT 1. Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in accordance with the Meridian Park Department's requirements. 6. SANITARY SERVICE COMPANY 1. SSC has no comments related to this application. 7. ADA COUNTY HIGHWAY DISTRICT A. 1. 2. Site Specific Conditions of Approval Extend Manship Drive in to the site from the north property line, as proposed. Construct the internal streets as one half of a 36-foot street section with rolled curb, gutter and an attached concrete sidewalk within 50.feet of right-of-way, as proposed. Terminate Manship Place with a cuI-de-sac turnaround without a center island, as proposed. Construct the turnaround to provide a minimum turning radius of 45-feet. Construct a center island with the right-of-way of Manship Place where the new roadway will COlUlect into the existing roadway, as proposed. Construct the island to be a minimum of 100- square feet and to maintain a minimum of a 2l-foot street section on either side oftbe island. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this will be required on the final plat. Comply with all Standard Conditions of Approval. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. Comply with the District's Tree Planter Width Interim Policy. 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 at 387-6258 (with file nwnbers) for details. 3. 4. 5. B. 1. 2. 3. 4. 5. 6. Exhibit B Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF MARCH 21,2006 7. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. The applicant shall submit revised plans for staff approval, prior to issuance of building penult (or other required permits), which incorporates any required design changes. Construction, use and property development shall be in confonnance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance. It is the responsibility oftbe applicant to verify 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 (1-800-342-1585) at least two full business days prior to breaking ground wiWn ACIID 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. No change in the tenns 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 the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 8. 9. 10. 11. 12. 13. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 21, 2006 C. Legal Description DESCRIPTION FOR PROPOSED BUCKEYE PLACE SUBDIVISION November 30 2005 A PARCEL OF LAND BEING A PORTION OF THE NORTHWEST 1/4 OF SECTION 10, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, MORE PARTICUlARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SECTION 10 TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO; THENCE S 89°40'23" E 1322.58 FEET ALONG THE NORTH SECTION LINE TO THE NORTH 1/16 CORNER, THENCE CONTINUING S 89"40'23" E 1.11 FEET TO A POINT; THENCE S 00"01'16" W 44.93 FEET TO THE NORTHWEST CORNER OF PINTAIL POINTE SUBDIVISION AND THE NORTHEAST CORNER OF BLACKSTONE SUBDIVISION; THENCE ALONG THE COMMON BOUNDARIES OF SAtD SUBDIVISIONS S 00°01'16" W 621.09 FEET TO THE SOUTHWEST CORNER OF SAID PINTAIl,. POINTE SUBDIVISION; THE REAL POINT OF BEGINNING OF THIS SUBDIVISION. THENCE ALONG THE SOUTH BOUNDARY OF PINTAIL POINTE SUBDIVISION S 89°40'23" E 332.75 FEET TO A POINT; THENCE S 00"39'41" W 8.00 FEET TO THE NORTHWEST CORNER OF ROD's PARKSIDE CREEK SUBDIVISION; THENCE ALONG WEST BOUNDARY OF SAID ROD'S PARKSIOE CREEK SUBDIVISION S 00.14'12" W 649.70 FEET TO THE SOUTHWEST CORNER OF SAID SUBDIVISION; THENCE N 89"27'46" W 330.23 FEET TO A POINT; THENce N 00°01'18" E 656.50 FEET ALONG A PORTION OF SAID BLACKSTONE SUBDIVISION TO THE REAL POINT OF BEGINNING OF THIS SUBDIVISION; SAID SUBDIVISION CONTAINS 4,99 ACRES, MORE OR LESS, WAYNE K. BARBER. / ;,;þø~7íW., . . .. "'7- \I I~/ " /& ~, ~f, =-4 to I : P.LS.8444 'I, II!JI!fj. , "t ',.oI.'~. CI' \t.' ",,,, . .r¡ r. "'--.-' 'c" ..iVtl:t\¡"~,,' ""'-.-.' Exhibit C ,..-..oo.."'.... ,_._, CITY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DA IE OF MARCH 21,2006 --- --,- .._, --,_. ...,.,..,- "-, l I i ! í If .. "1 .. i;lei ~~ 11,1111 h ; ... .dJ- - - "" ... .. -"-r"'r~"','~/r..r~'!!!,;,,~--- -" co; ,,- °Il ì I '.J - i ~g ¡ '".., _.. _--I 1 ~'I - !r--¡ rfl J !. ~ ~ .-:.. . L r--iTir.-~..J~iL '" " ~w. /.. I. ~ I ,~. ..- y ~ ~ , II I, i - /--.j" , -..-..-..-'--It-iL......¡;¡: ",--", ,/: .r i ~ ,-.....~ i . I ! ;¡ I :"= !" ~~ != !- !" !~ [ ¡ ii~! ~.,-:, : --: i - ¡ - / --- :-f___.L--l- 'III .' "" "'" : ¡ ì I II ¡ ..- ., ¡ ,/ "', .~;>-~<_/j&'~~~,î[:<'<,' '/"i! ! ¡ ",{,_)..I i. "\: II», I .... I \ .. ~ -----._.~ ~ ¡:,......."'-' '(-,"""\1\ ! I~I' ¡ tl , ! I I¡..--..--......!-..-------..,,--! II ,; .I.) .' ! III / ,"r---......I ð",'" i ! I : I '. '-'1 ,. ¡" '..."m.: i; ;' " \.~..,.--j.-,.-'II". ""/ ~ .. ;':-';"'; .', : -- " I ;- fL"-~_:-- , .. r_c:" , III ¡ ¡ i ¡ - .",.. --7"-IT ,-_...~ ----._- -- ,///', / ¡ ,: i , i i I ".j ¡ , .I i .j l I I I "-", I I I ~ £ I ~ ~ . ø.. ~ ".I ~ ¡I It ~ II : I : , ' I ."".II I 'I ,I 'I ~HiIIiU~HIØí ~ni h~~e1!iI f i I Ii ~ . :5 ¡ Ä "= ~ ",Ii u¡ I ui ~ a;¡ CJ ~ ~~~ 'U ï~~ &: ~~; n ~~; t':I fi~~ [J) l~£ &1 t::J 3 [J) õ z ~~ jlÌi f~ Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 21,2006 D. Required Findings from Zoning Ordinance 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the CouncD shall make the following findings: 1. The map amendmeot complies with the appUcable provisions ofthe con..prehensive plan; The applicant is proposing to zone all of the subject property to R-4. City Council fmds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; City Council finds that single-family detached residential uses are allowed within the requested zoning district of R-4 as a Principally Pennitted Use. The accompanying plat demonstrates the land will be developed with lot sizes, housing types and other dimensional requirements that confonn to the proposed zoning designation. The map amendment shall not be materially detrimental to the public health, safety, and welfare; 2. 3. 4. City Council finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. 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, City Council fmds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. The annexation is in the hest of interest ofthe City (UDC 11-5B-3.E), s. The R-4 zoning amendment will provide lots that are sinùlar in nature to existing subdivisions in the near vicinity. City Council finds that all essential services are available or will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. The applicant is proposing to develop the land in general compliance with the City's Comprehensive Plan. This is a logical expansion of the City limits. In accordance with the fmdings listed above, City Council finds that Annexation and Zoning oftbis DrODertv to R-4 would be in the best interest of the Citv. 2. Preliminary Plat Findings: Exhibit D In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following fmdings: 1. The plat is in conformance with the Comprehensive Plan; Council finds that the proposed application is in substantial compliance with the adopted Comprehensive Plan. Council generally supports the proposed plat layout and proposed CJTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 21. 2006 There is public financial capability of supporting services for the proposed development; The Council fmds that supporting services are available to support the proposed development. Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., police, fire. ACHD, etc.) to deternùne this finding. (See finding "Items 3 and 4 above Wlder Annexation Findings above, and the Agency Comments and Conditions in Exhibit B for more detail.) The development wül Dot be detrimental to the public health, safety or general welfare; and Council is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the COlUlcil or Commission's attention. ACHD considers road safety issues in their analysis. The development preserves significant natural, scenic or historic features. Council is unaware of any natural, scenic or historic features on this site. Therefore. Council fInds that the proposed development will not result in the destruction, loss or damage of any natural. scenic or historic feature(s) ofmajor importance. 3. Variance Findings The City Council shall apply the standards listed in Idaho Code 67-6516 and all the findings listed in Section 11-5B-4E of the UDC to review the variance request. In order to grant a variance, the Council shall make the following findings: 1. The variance shall not grant a right or special privilege that is not otherwise allowed in the district: City Council finds that the granting of a variance to the property will not grant a right or privilege that is not otherwise allowed in the district and, in fact, it will grant the property the same rights and privileges received by other properties in the area which have stub streets provided to them in order to facilitate development with shorter block lengths. The variance relieves an undue hardship becanse of characteristics of the site; The proposed subdivision is bordered on the south and west by Ten Mile Creek, thus prohibiting interconnectivity to the subdivisions located to the south, and the subdivision to the east did not provide any stub streets, thus prohibiting interconnectivity to the east. Based on the surrounding property uses, existing street configurations and natural Exhibit D density as they comply with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8. of the Staff Report. 2. Public services are available or can be made avaßable and are adequate to accommodate the proposed development; Council finds that public services are available to accommodate the proposed development. (See finding Items 3 and 4 above under Annexation Findings for more details.) The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their . cost, Council finds that the subdivision will not require the expenditure of capital improvement funds. 3. 4. 4. 5. 2. CITY OF MERIDIAN PLANNING DEP ARTM ENT 8T AFF REPORT FOR THE HEARING DATE OF MARCH 21, 2006 3. features, City Council fmds that special circumstances exist wlùch create an undue hardship on the property. The variance shall not be detrimental to the public health, safety, and welfare. City Council finds that allowing the cul-de-sac to exceed the maximum length will not be detrimental to the public health, safety, and/or welfare. The connecting streets in the area provide an interconnected street system that provides for safe and efficient access for residences and public safety personnel. Exhibit D ..,