PZ - Staff Report for 3-7 STAFF REPORT C� fE COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT
HEARING March 7,2023 Legend
DATE: ;,•��;.., r,.
Project Location fR:
TO: Planning&Zoning Commission
FROM: Linda Ritter,Associate Planner t l
208-884-5533 ,,
SUBJECT: Keep West Subdivision—AZ, PP
H-2023-0047
LOCATION: 2625 E. Lake Hazel Rd. and 6519 S. -
Raap Ranch Ln.,in the NE 1/4 of Section
5,T.2N.,R.IE. (Parcel#R7317670010
and R7317670020)
I. PROJECT DESCRIPTION
Annexation and zoning of 16.25 acres of land from RUT to R-2 (low"density residential")zoning
district and a Preliminary Plat consisting of 22 buildable lots, one existing home and 8 common lots
on 15.76 acres of land in the R-2 zoning district for Keep West Subdivision.
II. SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage Annexation 16.25 acres/Preliminary Plat 15.76
Future Land Use Designation Medium Density Residential(MDR)and Low Density Residental(LDR)
Existing Land Use Rural Urban Transition(RUT)
Proposed Land Use(s) Single-family detached dwellings
Current Zoning Rural Urban Transition(RUT)in Ada County
Proposed Zoning R-2(Low Density Residential)
Lots(#and type;bldg/common) 23 building(1 existing)/3 common/2 irrigation easement lots
Phasing plan(#of phases) 1
Number of Residential Units(type 23 single-family detached units,including one existing home
of units)
Density(gross&net) 1.46 units/acre(gross)
Open Space(acres,total[%]/ 1.30-acre(or 8%)consisting of street buffer and open space area.
buffer/qualified)
Amenities NA
Physical Features(waterways, The Farr and Grimmet Laterals run along the west&east boundaries of the
hazards,flood plain,hillside) site.
Pagel
Neighborhood meeting date 1/4/23
History(previous approvals) Raap Ranch Subdivision recorded in 2013
B. Community Metrics
Description Details
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD Commission No
Action es/no
• TIS(yes/no) No(not required)
• Level of Service(LOS) Better than"D"at PM peak hours,which is an acceptable LOS for a 5-lane
principal arterial(Lake Hazel Road).
• Existing Conditions There are three existing driveways serving the existing homes via E.Lake
Hazel Road.
• CIP/IFYWP Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP):
• Lake Hazel Road is scheduled in the IFYWP to be widened to 5-lanes
from Cloverdale Road to Eagle Road and is under construction with a
completion date later in 2023.
• The intersection of Lake Hazel Road and Eagle Road is scheduled in
the IFYWP to be widened to 6-lanes on the north leg,5-lanes on the
south,7-lanes east,and 6-lanes on the west leg,and signalized in 2024.
Access(Arterial/Collectors/State Two(2)accesses exist via E.Wickham Street and S.Netherfield Way,local
Hwy/Local)(Existing and streets. The existing acees from E.Lake Hazel Road will be residential access
Proposed) will become an access for emergency vehicles only.No direct access is
proposed via E.Lake Hazel Road.
Proposed Road Improvements
Fire Service This project currently falls in an area where we don't have total response
times for an effective firefighting force to meet NFPA 1710 standards or
current City of Meridian adopted standards. The first due station is Fire
Station 7. This fire station is approximately 1.0 mile from the project which is
good for the first due engine. See attached comments
(https://weblink.meridiancity.org/WebLink/DocView.aspx?id=330404&dbid=
0&repo=Meridi an Ci tv)
Police Service No comments received
West Ada School District No comments received
Wastewater Effl- '
• Distance to Sewer Services Directly adjacent
• Sewer Shed
• Estimated Project Sewer ERU's See application
• WRRF Declining Balance
• Project Consistent with WW Yes
Master Plan/Facility Plan
• Impacts/Concerns Flow is committed
Page 2
Water
• Distance to Services Water is available at site
• Pressure Zone
• Estimated Project Water ERU's See application
• Water Quality Concerns None
• Project Consistent with Water Yes
Master Plan
C. Project Maps
Future Land Use Map Aerial Map
Legend Legend
Project Location nProject Location
@� tom® 7p�
It tl
FA
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Medium Density
Reses a tial
Low Density_
.J
Residential
r 9 ;
e
Zoning Map Planned Development Map
Legend R 2 � Legend � � ��
Project Location R._ —EM ® Project Location
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l City Limits llli i ®F"r
R�15 R 8 R-15` �® —Planned Parcels
YR-40
C-CLA R-8 ` ^^
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R-8
R-4� R-8 _-' ® ®�
R-8 '1 _R 2 - R 5
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RUT
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Page 3
III. APPLICANT INFORMATION
A. Applicant:
Jarron Langston—9563 W.Harness Drive,Boise,ID 83709
B. Owners:
Brian D. and Mary L. Affleck—6519 S Raap Ranch Lane, Meridian, ID 83642
C. Representative:
Ted Burke,EDM Partners—2815 E 3300 S, Salt Lake City,UT, 84109
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper notification
published in newspaper 2/20/2024
Radius notification mailed to
property owners within 300 feet 2/16/2024
Public hearing notice sign posted
2/24/2024
on site
Nextdoor posting 2/26/2024
V. COMPREHENSIVE PLAN ANALYSIS
LAND USE: This property is designated as Low Density Residential(LDR),which allows for
dwelling units at gross densities of 3 dwelling units per acre; and Medium Density Residential
(MDR),which allows for dwelling units at gross densities of 3 to 8 dwelling units per acre on the
Future Land Use Map (FLUM)contained in the Comprehensive Plan.
The Comprehensive Plan allows an adjacent, abutting designation,when appropriate and approved as
part of a public hearing with a development application,to be used. Over half of the property has a
future land use designation of low density residential,the applicant has proposed to continue that use
for the entire development as allowed in the Comprehnsive Plan.
The Applicant proposes a 23-lot subdivision for single-family residential detached homes at a gross
density of 1.46 units per acre,which meets the comprehensive plans desire of larger lots in the LDR
designation. The property is surrounded by single-family residential homes zoned R-2 and R-4 (Low
Density Residential),R-8 (Medium Low-Density Residential), and R-15 (Medium-High Density
Residential)indicating a mix of low and medium density residential zones.
Staff has considered multiple factors,including the surrounding mix of low and medium density
residential zones,the presence of irrigation ditches on the east and west sides of the property, and the
proposed gross density of 1.46 units per acre. In light of these considerations, staff is supportive of
the applicant's request to zone the property as Low Density Residential(LDR) for the proposed 23-lot
subdivision.
TRANSPORTATION: The Master Street Map(MSM) does not depict any collector streets across this
property. Lake Hazel Road is scheduled in ACHD's Integrated Five Year Work Plan(IFYWP)to be
widened to 5-lanes from Cloverdale Road to Eagle Road and is under construction with a completion
date later in 2023. The intersection of Lake Hazel Road and Eagle Road is scheduled in the IFYWP
Page 4
to be widened to 6-lanes on the north leg, 5-lanes on the south, 7-lanes east, and 6-lanes on the west
leg, and signalized in 2024. Lake Hazel Rd. is currently improved with 2 travel lanes (one in each
direction) and has no curb,gutter or sidewalk.
ACHD's Roadways to Bikeways Master Plan(BMP) identifies Lake Hazel Road as Level 3 facilities
that will be constructed as part of the aforementioned Lake Hazel Road IFYWP ACHD project.
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):
• "Encourage a variety of housing types that meet the needs, preferences, and financial
capabilities of Meridian's present and future residents."(2.01.02D)
The proposed single-family detached dwellings offers a mix of home and lot sizes that should
contribute to the variety of housing options in this area and within the City as desired.
• "Permit new development only where it can be adequately served by critical public facilities
and urban services at the time of final approval, and in accord with any adopted levels of
service for public facilities and services."(3.03.03F)
City water and sewer service is available and can be extended by the developer with
development in accord with UDC 11-3A-21.
• "Require all new development to create a site design compatible with surrounding uses
through buffering, screening,transitional densities, and other best site design practices."
(3.07.01A)
The proposed site design with larger lot sizes abutting similar size lots to the east in the Keep
Subdivision and smaller size lots to the west in the Vertex Subdivision No. I and 2 will
provide a good transition in density and lot sizes to abutting parcels.
Although the FL UM designation for the proposed preliminary plat is MDR and LDR, the
applicant has chosen to move forward with LDR as it is located between two irrigation
ditches (Farr and Grimmet laterals) and will be similar to the existing Keep Subdivison to the
east.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed and existing adjacent uses are all single-family detached residential homes,
which should be generally compatible with each other, thereby reducing conflicts and
maximizing use of land.
• "Support infill development that does not negatively impact the abutting, existing
development. Infill projects in downtown should develop at higher densities, irrespective of
existing development."(2.02.02C)
Development of the subject infill property will not negatively impact abutting existing
development due to the similar lots sizes and density proposed. The property is separated
from the adjacent developments by irrigation ditches on the east and west side of the
property. The density is similar to the existing Keep Subdivision to the east.
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development."
(3.03.03A)
The proposed development, including the existing home, will connect to City water and sewer
Page 5
systems with development of the subdivision;services are required to be provided to and
though this development in accord with current City plans.
• "Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity."(2.02.01D)
Per ACHD's staff report, Lake Hazel Road is currently being improved to 5-travel lanes,
vertical curb, gutter, 4-foot wide permable pavers, and a 10 foot wide concrete sidewalk
abutting the site. Sidewalks are proposed throughout the development along the proposed
streets. The sidewalk along E. Wickham Street will provide a pedestrian connection to the
development to the east and along S. Netherfiled Way to the west. Currently there are no
pedestrian pathway stubs to this property from adjacent developments.
• "Require urban infrastructure be provided for all new developments, including curb and
gutter, sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks are required to be
provided with development of the subdivision.
• "Eliminate existing private treatment and septic systems on properties annexed into the City
and instead connect users to the City wastewater system; discourage the prolonged use of
private treatment septic systems for enclave properties."
With redevelopment of the site, the existing home is required to connect to City water and
sewer service and the existing septic system and well should be abandoned.
• "Reduce the number of existing access points onto arterial streets by using methods such as
cross-access agreements, access management, and frontage/backage roads, and promoting
local and collector street connectivity."(6.01.02B)
There are three(3) access points on E. Lake Hazel Road for this property(and an irrigation
access). With development, this access will be closed and access will be provided internally
from within the subdivision via the extension of E. Wickham Street and S. Netherfield Way.
There is will an emergency access where the existing access for the remaining home is
currently located.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped
parcels within the City over parcels on the fringe."(2.02.02)
Development of the subject infill parcel will maximize public services.
VI. STAFF ANALYSIS
A. ANNEXATION(AZ)
The Applicant proposes to annex 16.25 acres of land with an R-2 zoning district and develop
15.76 acres of land with single-family homes at a gross density of 1.46 units per acre,this is
consistent with the LDR FLUM designation as discussed above in Section V.
A legal description and exhibit map for the annexation area and property is included in Section
VIII.A. This property is within the City's Area of City Impact boundary.
A preliminary plat and conceptual building elevations were submitted showing how the property
is proposed to be subdivided and developed with twenty-two(22)new single-family residential
detached dwellings and retention of the existing home(see Section VIII).
Page 6
Single-family detached dwellings are listed as a principal permitted use in the R-2 zoning district
per UDC Table 11-2A-2. Future development is subject to the dimensional standards listed in
UDC Table 11-2A-6 for the R-2 zoning district.
The City may require a development agreement(DA)in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. To ensure the subject property develops as proposed, Staff
recommends a DA is required with the provisions discussed herein and included in Section
IX.A.
B. PRELIMINARY PLAT(PP):
The proposed preliminary plat consists of 22 building lots and eight(8) common lots on 15.76
acres of land in the proposed R-2 zoning district as shown in Section VIII.C. Proposed buildable
lots range in size from 12,099 square feet(s.f.) (or 0.28 acre)to 27,957 s.f. (or 0.64 acre). The
subdivision is proposed to be developed in one(1)phase.
Existing Structures/Site Improvements: There is an existing home and several other structures
on the property. The existing home is proposed to remain on Lot 36,Block 1, all other structures
are proposed to be removed. Prior to the City Engineer's signature on the final plat, all
existing structures that don't comply with the setbacks of the district shall be removed.A
new address will be required for the existing home.
Dimensional Standards (UDC 11-2): The proposed plat, existing home and subsequent
development is required to comply with the dimensional standards listed in UDC Table I1-2A-6
for the R-2 zoning district. The proposed lots comply with the minimum dimensional standards.
The existing home shall comply with the setback requirements of the district.
Subdivision Design&Improvement Standards: The proposed subdivision is required to
comply with the design and improvement standards listed in UDC 11-6C-3.
Dead End Streets: Per UDC 11-6C-3B4, the City Council may approve a dead end street
up to seven hundred fifty(750) feet in length where an emergency access is proposed; or
where there is a physical barrier such as a steep slope, railroad tracks, an arterial
roadway, or a large waterway that prevents or makes impractical extension; and where a
pedestrian connection is provided from the street to an adjacent existing or planned
pedestrian facility. See diagram below.
The cul-de-sac for the proposed plat is greater than 900 feet which would exceed the
maxium approval allowed by City Council of 750 feet in length. The applicant needs to
revise the plat map shortening the length of the cul-de-sac and submit a revised plat
map fifteen days prior to the City Council meeting.
Page 7
Physical Barrier
Pafhway Connection,
Typical
500'Maximum
J i
s
d
Lot,Typical
750`Maximum
With Council Approval
Access: There are three(3)access points on E.Lake Hazel Road, an arterial street, for the
existing homes and structures. The Irrigation District takes accesses to the property via the parcel
to the west. The driveway for the existing home will remain and be utilized as an emergency
access only.
Access is proposed via the extension of E. Wickham Street at the east boundary of the site,which
terminates onto S.Netherfield Way. Direct access is not proposed or allowed via E. Lake Hazel
Road. A common driveway is proposed for access to Lots 22 and 223 An exhibit for the common
driveway was submitted as shown in Section VIII.D that complies with the standards listed in
UDC 11-6C-3D.A perpetual ingress/egress easement shall be filed with the Ada County
Recorder,which shall include a requirement for maintenance of a paved surface capable of
supporting fire vehicles and equipment.A copy of such should be submitted with the final
plat for City Engineer signature; or,a plat note could be included on the plat that includes
this information.
Landscaping: A 25-foot wide street buffer is required along E. Lake Hazel Road.,an arterial
street,per UDC Table 11-2A-6,measured from back of the sidewalk. A buffer is depicted on the
landscape plan that appears to meet this requirement. The buffer has been depicted on the plat
in a common lot as proposed with landscaping per the standards listed in UDC 11-3B-7C.3.
There are several existing trees on the site,where possible existing trees should be retained.
Mitigation is required in accord with the standards listed in UDC 11-3B-10C.S; calculations
demonstrating compliance with the aforementioned standards should be depicted on the
landscape plan.
Common Open Space& Site Amenities(UDC 11-3G-3): The applicant is proposing 1.48-acres
of open space consisting of 50% of the street landscape buffer along E. Lake Hazel Road,
parkway,pathway along emergency access,covered pavilion, sports court and grassy areas. The
Page 8
applicant provided 1.48 acres of open space(9.41%) exceeding the 8%(64,589 sf or 1.48 acres)
requirement.
Per UDC 11-3G-4, for each five(5)acres of gross land area, one(1)point of site amenity is
required. As the property is 15.76 acres, a total of 3 amenties points is required. The applicant is
proposing a covered pavilion(picnic area—2 points)and sports court for pickle ball (4 points) as
amenities which totals 6 amenties points. The amenity points are in excess of the required three
(3)points. Staff recommends a provision to the Development Agreement requiring the
installation of the amentities as proposed.
Pathways: All pathways should be constructed in accord with the standards listed in UDC 11-
3A-8.A 10-foot wide sidewalk is required along the northern boundary of the site in accord with
the Pathways Master Plan.A 14-foot wide public pedestrian easement is required for the pathway
(see Park's Dept. comments in Section IX.G),unless ACHD requires with the construction of the
Lake Hazel road widening project.
Sidewalks(11-3A-17): Ten-foot wide detached multiple-use pathways (MUP)is required within
street buffers along arterial streets.
Parking: Off-street parking is required to be provided for each home based on the total number
of bedrooms per unit as set forth in UDC Table 11-3C-6.
Waterways: The Farr Lateral exists along the west boundary(within a 50-foot easement) and the
Grimmet Lateral along the east boundry within a 40-foot wide easement,measured from
centerline). The applicant shall submit documentation from the Irrigation District verifying the
easements and any restrictions within the easement.
The UDC (11-3A-6E) requires irrigation easements wider than 10 feet to be included in a
common lot that is a minimum of 20-feet wide outside of a fenced area,unless modified by
City Council at a public hearing with notice to surrounding property owners. The applicant
proposes to place the Farr and the Grimmet Laterals within common lots as required.
All other irrigation ditches crossing this site that aren't being improved as a water amenity or
linear open space as defined in UDC 11-1A-1 shall be piped or otherwise covered as set forth in
UDC 11-3A-6B.3,unless otherwise waived by City Council.
The applicant is proposing to pipe the Grimmett Lateral and has been working with the Boise
Project Board of Control for approval. The Farr Lateral will remain open. If piped,the Boise
Project Board of Control will not approve any landscaping other than gravel within its 25-foot
easement.No variances will be given.
Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-6C and I1-
3A-7, as applicable. The landscape plan depicts existing fencing along the north boundary of the
site. A 6-foot tall privacy fence is depicted along the west, south and east boundaries of the site.
A 4-foot tall privacy fence is proposed along internal common lots.
Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with
UDC 11-3A-21. The existing home is required to connect to City water and sewer service
within 60 days of it becoming available and disconnect from private service,as set forth in
MCC 9-1-4 and 9-4-8.
Street lighting is required to be installed in accord with the City's adopted standards,
specifications and ordinances.
Pressurized Irrigation System (UDC 11-3A-I5): Underground pressurized irrigation water is
required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15.
Page 9
Storm Drainage(UDC 11-3A-18):An adequate storm drainage system is required in all
developments in accord with the City's adopted standards, specifications and ordinances. Design
and construction shall follow best management practice as adopted by the City as set forth in
UDC 11-3A-18. A Geotechnical Report was submitted with this application.
Building Elevations: Several conceptual building elevations of homes were submitted as shown
in Section VIII.G. Building materials consist of a variety of stone/brick veneer accents and
stucco. Design review is not required for single-family detached structures.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed annexation with the requirement of a Development
Agreement, and preliminary plat per the provisions in Section IX in accord with the Findings in
Section X.
Page 10
VIII. EXHIBITS
A. Property Description and Exhibit Map
1 LAND SIJRVEY1NO FLLC
Client:,Jarron Langepan Land Develgpfnenl *y'
Date;February 22.2023 ■c" .�
Job No.:6323 I �� e
a �
PROPERTY DESCRIPTION �i'
A pargel of land bei�bg a portion of the W la NE 1 A of Section 5,Township 2 North,Ra nge 1 East Eoise
Meridian,City of Meridian.Ada flaunty,Idaho,more particularly dascrihed as folkwea!
Carnmen,HN at a fecund Aluminum cap mampad-PLS"3 1-niarldng Ilia NE earner of Sam NlE 114,(aacHen
inner common to Sections 4 and 5 of Tewnshlp 2 North, RDnge 1 East,and Sections 32 and 33 of
Township 3 NorM.Range 1 East).aid comer bears.SAV5,8'45'E..a distance of 26%.14 feat from a found
Brae6 Gap marking the NW comer of said NE 114,(North 14 ogmer);
Thence along the ND*em boundary of said NE 114,N.11;6°66'45"W.,a dlmnee of 15P2,85 feet to a found
519 inch dlarncfcr Iron pin wim an illegible cep;
Thence leaving sold Northern boundary,S. 14'l6'S2"E„a distance of 25:52 feet 10 the POINT OF
MEC,IMNING,Said point rnonumented with a found 5J8 inch diamerer iron pin stamped`PLS 14221'
Thence S.t '35'S1"E.,a di stance of 5M-33 I'm to a point;
Thence S.W23'31"E ,a distance of 1213 70 feet to a found 518"diameter Iran pin stamped°PLS
14221";
Thence S.OV22'25'E„a distance of 45.93 feet to a point on the centerline of the Farr Lalefar, Said point
baara S-DO'22'25'E-,.a d isldnoa of 45.93 From a frund 5J$inch diamQlar irgn pin witness FPrrrar 54amped
"PLS 14221';
Thgnig 21ong the Centerline of 6eid Farr Lateral the folk wing Gcuroas and Ui5wnc3e5;
Thence N.49°5937'W..a distance of 27.51 feet to a point
Thenoa N-22130'247 W.,0 distant$of 1 b1$.71 feel to n print;
Thence cwdntrltfg,N-25°12'14"W a dicta ncs of 135.17 feet to a point marling the beglnning of a la ngant
curve io the left;
Thence a distance of 153-60 feet along the arc of said curve to the left,hawing a radius of 200.00 feat,a
central angle of 44'00'0r,the I4ny Qhgvd QfwhiCh War,,H.47'12'21"W,a distance of 149 n feet to a
pc4nt;
Thence N-69'12'33'W.,a distance of 194.7$feet to a p4inl;
Thence leaving said Farr Lateral,rJ.X*09'59'W..a dlstanea of 40.74 foot to a found 54 inch diamatar Iran
pin stamped"PL$4$$JU";
Thence N 00'10'55'E..a distance of 38.42 feet to a found 519 inch dia motor bent Iron pin wlthout a cap on
the Southern RighFaWYey of East Lake Hanel Road;
Thence along said Southern Rlght-f-Way,S-89'H'57'E„a distatica of 853.33 feet to the POWrOF
r3EGfNNAU
This parrel contain$15,7t�erre6 more 4r pgss,.
$1 BVFCT TO.-All uxi5ting rights of way and ea%ement5 of rgrrrd gr irr1pliad appearing on the above-
described parcel of land,
623 ]l ih Ave,South,Nampa,lD 93651 -T-(208)442-0115 -C"(208)608-2510-tgray-cIs ftmail.ram
Page 11
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Page 12
B. Annexation Description and Exhibit Map
fPA r "NDSURVbYlhio PLLC v4L4�L
C090L Jarron Langston Land Development
Dale: February 22.2fl23
Job No..0323
Q � S_
ANNEkATION DESCRIPTION
A parcel of land being a por tlon of the vy 112 N E 114 of Section 5,Township 2 North,Range 1 FaA a
Merldlan,Oltyind Meridian,Ada County, Idaho,more particularly described as follows;
Commencing at a found AJuminum cep stamped"PLS 4431'marking the HE corner of said FEE 114,(Section
Corner common to Sections 4 and 5 of Township 2 North, Range 1 East,and Sections 32 and 33 of
Township 3 North, Range 1 East),aid comer bears S.89"56'45"E..a distance of 2659.14 feat from a fou nd
Brass Cap marking the NW comer of Bald HE 1f4.(North 114 caner);
Thence along the Northern boundary of said NE 114,N. 99°5645'W.,a distance of 1522.95 feel to the
POINT OF BEGINNING.so id point moeumentcd with a found 5 r8 inch dlanwter Won pin WJIh err l llegibta cap;
Thence leaving said Narmern boundary,S, IV10'52"E.,a distdnrre of 25.52 feel to fount 5M inch diameter
Iron pin stamped'I LS 14221'';
Thence S-09W51`E„o dlsta3nce of 540.33 feet to a point;
Thanes S-00°2373V E„a distance of 1213.70 feet to a found 518 inch diameter iron pin stamped"PL9
14221";
Thence 5 W22°25'E„a distance of 45.93 feet to a point on the centerline of the Farr Lateral. Said paint
bears S.00°22'25'E„a distance of 45.93 from a found 5f8 inch diameter iron pin witness corner stamped
'PLS 14221";
Thence along the centerline of said Farr Laterai the following Courses and Di stances;
Thence N.49°59'57"W.,a distance of 27.51 feet to a point;
Thence N.22`30'24"W„is distance of 1518.71 feet In a poln4
Thence continuing,N_25'12'14*W_,a dJmanoe of 135.17 feel to a point marking the bergi�rning of a tongerFt
curve to the heft;
Thence a distance of 153-60 feet aipag ti,g ark 4f Sa id V "t4 the left,ha'+iriq a radius of 200.00 feel,a
Central angle of 44'00'08",the 14rtg chard of which bears N.47°12'21"W„a distance of 149,86 feet to a
point;
Theme N.69.12'33"W.,a distance of 194.76 feet to a poinl-
Thence leaving said FaFr Lateral, N 00"09'S5"W. a distance of 40 74 feet in a found 5M inch drarneter iron
pin stamped"RLS M A8'
Theme N.00`1d'55"E„a distance of 38.42 feet to a found S18 inch diameter beat iron pin wfthout a cap on
the SouMarrr Right-of•Way of East Lake Hazel Road;
Thence N.W25'38"E„a distance of 25.16 fast to a found 518 inch diameter bent Iron pin wrthout a cap an
the Northern bvunda ry of said NE V4;
Thence along said Na lhern boundary,S_89'-%'45"E..a distance of 848_59 feel to the POINT OF
BEGIUN1NO.
This parcel conlalns 16.25 acres more or less.
67JW907"TO:All exleling rights of way And eawments of reoard or implied appearing on the above-
de9Crlted parcel of land.
623 11 th Ave.SotAk Nampa.1D a3651 •T.(2 A)442-0115'C-(208)608-2510 v rgmy.als@pmA.com
Page 13
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Raap Ranch Annexation Closure 21 r2023
Scaie; 1 inch=221 feet File: Raap Ranch ArnnexaUon Closure 0 222023.nd
Trod 1.1C2532 Acres,airsu e.M9.9224w b.b1 tL vwls 05F,Perlmemr-Asw tL
01 810_1952e 25.52 1U n06.0S%N 40.7d
02sOUSSie 546.33 11 nOb.W55a 39.42
03 a6U2b31a 1213.7 12 nob.2S36e 2S.l6
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05 n19.M7w 27.51
06 n22.3R24w 1518.71
07o25.1214w t35.17
M LA,rn200.DD,aama-G"AOM,cwps=n47_r221w TOM
Page 14
C. Preliminary Plat(dated: 2/15/24)
PRELIMINARY PLAT -
- KEEP WEST SUBDIVISIONK.,.�tl.
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Page 15
D. Common Driveway Exhibit(dated: 2/15/24)
COMMON DRIVE EXHIBIT
KEEP WEST SUBDIVISION
yy ]01lHHIRiMO6iH,AA[+G8]BAHT ICl11'OP]19Y1�GNi M..COLMY.HHiILUEL0.� P
-------------- _____
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Page 16
E. Landscape Plan(dated: 1/9/2024)
---- _---- ------------------------ ----------
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Page 17
I
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LOSES NSIOH FEHC£ �. :4I.Ji... m. 5: . D—DAMEN-FEFEREHLE IMAGE......
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Page 18
F. Open Space Exhibit(dated: 2/15/24)
OPEN SPACE EXHIBIT
KEEP WEST SUBDIVISION
a 1.1 ii14
o _ � -..�ti":'fr`. ..J_-,� •= 1•L - rye`. �y '�•y g a� � �.
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Page 19
G. Conceptual Building Elevations
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Page 20
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
I. 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 IF City Council determines
annexation is in the best interest of the City:
a. Future development of this site shall be generally consistent with the preliminary plat,
common driveway exhibit, landscape plan and conceptual building elevations included in
Section VIII and the provisions contained herein.
b. The applicant shall provide a covered pavilion(picnic area) and sports court for pickle
ball as amenities for the Keep West subdivision as proposed in the preliminary plat.
c. The existing home shall connect to City water and sewer service within 60 days of it
becoming available and disconnect from private service, as set forth in MCC 9-1-4 and 9-
4-8.
2. The final plat shall include the following notes and revisions:
a. Lots 27, 30 and 39,Block 1 are non-buildable common lots and will be owned and
maintained by the Keep No. 2 Subdivision Homeowners Association.
b. Place the landscape buffer along E. Lake Hazel Road in a common lot.
c. Identify the areas of the Farr and Grimmett Laterals and the common drive as common
lots on the plat.
3. The landscape plan submitted with the final plat shall include the following revisions:
a. Include mitigation information for all existing trees being removed from the site in
accord with the standards listed in UDC 11-3B-IOC.5.
b. Provide landscaping along both sides of the pathway per UDC I 1-313-12.0
c. Extend the pathway on Lot 34,Block I to the cul-de-sac instead of having it dead end at
Lot 40,Block 1.
4. The common driveway for Lot 22 and 23, Block 3 shall comply with the standards listed in
UDC 11-6C-3D and the exhibit in Section VIII.C.
5. The address of the existing home shall change with development of the subdivision.
6. The Applicant shall obtain a Council waiver to allow the Farr Lateral to remain open in a
natural state at the Council hearing,per UDC I I-3A-6. Written documentation from the
Boise Board of Project Control approving the tiling of the Grimmett Lateral is required prior
to signature on the final plat OR leave it open in a natural state if allowed.This document
shall be submitted 15 days prior to the City Council hearing.
7. The applicant shall submit a revised plat map,fifteen days prior to the City Council
meeting, showing the cul-de-sac does not exceed the required 750 feet in length.
Page 21
8. Except the existing home located at 6519 S.Raap Ranch Lane, all other existing structures
shall be removed from the site prior to submittal of the final plat for City Engineer signature.
9. Comply with the subdivision design and improvement standards listed in UDC 11-6C-3.
10. Approval of a preliminary plat shall become null and void if the applicant fails to obtain the
city engineer's signature on the final plat within two(2)years of the approval of the
preliminary plat. Upon written request and filing by the applicant prior to the termination of
the period,the director may authorize a single extension of time to obtain the city engineer's
signature on the final plat not to exceed two(2)years. Additional time extensions up to two
(2)years as determined 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 final plat or short plat to comply with the current provisions of this title.
B. PUBLIC WORKS
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=330390&dbid=0&repo=Meridian C
hty
C. PARK'S DEPARTMENT
https://weblink.meridiancioy.org,/WebLink/Doc View.aspx?id=330381&dbid=0&repo=MeridianC
D. FIRE DEPARTMENT
https://weblink.meridiancity.orgj ebLink/DocView.aspx?id=330404&dbid=0&repo=MeridianC
E. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancity.org/WebLink/Doc View.asp x?id=330749&dbid=0&repo=MeridianC
hty
F. ADA COUNTY
https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=331610&dbid=0&repo=MeridianC
hty
G. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridiancity.orglWebLink/Doc View.aspx?id=330390&dbid=0&repo=MeridianC
hty
H. BOISE PROJECT BOARD OF CONTROL
https://weblink.m eridia n c i ty.org/WeUink/Doc View.aspx?id=331610&dbid=0&rep o=Meridia n C
ky
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:
Page 22
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
Stafffinds the Applicant's request to annex the subject property with R-2 zoning and develop
single-family detached dwellings on the site at a gross density of 1.46 units per acre is generally
consistent with the Comprehensive Plan per the analysis in Section V.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Stafffinds the proposed map amendment to R-2 and development generally complies with the
purpose statement of the residential districts in that it will contribute to the range of housing
opportunities available in the City consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health,safety,
and welfare;
Stafffinds the proposed map amendment should not be detrimental to the public health, safety
and welfare as the proposed residential uses should be compatible with adjacent single-
family residential homes/uses in the 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
Stafffinds City services are available to be provided to this development.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds the proposed annexation is in the best interest of the city.
B. Preliminary Plat(UDC 11-6B-6)
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the
decision-making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-
2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
Stafffinds the proposed plat is in conformance with the UDC and generally conforms with
the Comprehensive Plan.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Stafffinds public services can be made available to the subject property and will be adequate
to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Stafffinds the proposed plat is in conformance with scheduled public improvements in accord
with the City's capital improvement program.
4. There is public financial capability of supporting services for the proposed development;
Stafffinds there is public financial capability of supporting services for the proposed
development.
Page 23
5. The development will not be detrimental to the public health, safety or general welfare; and
Stafffinds the proposed development will not be detrimental to the public health, safety or
general welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-
30-2005, eff. 9-15-2005)
Staff is unaware of any significant natural, scenic or historic features that need to be
preserved with this development.
Page 24