Staff ReportItem 4.B & C: Barletta Subdivision (AZ-10-002 and PP-10-002)
Location, size of property and existing zoning: The site consists of 5.94 acres and is zoned R1 in Ada County.
The site is located on the west side S. Ten Mile Road, midway between W. Tasa Drive and re-aligned Overland
Road.
Adjacent Land Use and Zoning: The surrounding area to the west, south, and north consists of county
residence, zoned R1 and RUT in Ada County, and vacant property across Ten Mile to the east, zoned R-8.
Applications:
- Annexation of 5.94 acres from R1 in Ada County to R-2 (Low-Density Residential) in the City.
- Preliminary plat consisting of 2 building lots and 2 common lots on 5.80 acres.
Access: Access to the site is provided from W. Davis Lane; a private street which connects to S. Ten Mile Road.
Comprehensive Plan Designation: Low-Density Residential
Compliance with Comprehensive Plan: No, based on the following:
- Although the density is consistent with the land use map designation, the Plan specifically states, "to
allow the development of single family homes on large lots where urban services are provided.
Currently, city services are not available to serve the proposed development and the applicant does not
intend to extend services to the site.
- The Comprehensive Plan encourages vehicular connectivity between planned and existing subdivisions.
Currently, the property takes access from a private lane. ACHD is not willing to accept Davis Lane as a
public street. Staff has concerns with adding an additional home that will take access from a private
street that connects to a major arterial. Approving this request may lead to additional requests to
subdivide similarly situated properties on Davis Lane. Staff is of the opinion that development of this
property is premature given the fact that no other development is planned in the general vicinity of this
property to efficiently develop an internal street network.
Compliance with UDC: The preliminary plat is in compliance with the UDC dimensional standards. However,
the purpose statement of the residential districts clearly states that connection to City of Meridian water and
sewer systems is a requirement for all residential districts. Further, UDC 11-3A-21 requires all development
connect to Meridian water and sewer systems. At this time, services are not readily available to the property and
the applicant is not planning on extending services.
UDC 11-6A-lprovides the general rules for the subdivision of land in the City of Meridian. The basis for staff's
recommendation for denial, among others, is prefaced on the following objectives:
1) To encourage orderly growth and development, to avoid scattered development of land that results in the lack
of water supply, sewer service and transportation facilities and 2) to specify the requirements for the creation
and improvements of roadways.
Staff is of the opinion approving this request may lead to additional requests to subdivide similarly situated
properties on Davis Lane. Based on the lack of the public street frontage and the likelihood ACHD would not
take ownership, the applicant should reconstruct a portion of Davis Lane as a public street or other properties
need to develop around the subject property to adequately develop an internal public street system consistent
with the Comprehensive Plan and the UDC.
Elevations: NA. There is an existing home and detached accessory building on proposed Lott, Block 1.
History of Previous Actions: NA
Outstanding Issue(s) for Commission: Annexing property without extending City Services and access to
public street network.
Written Testimony: None
Staff Recommendation: Staff is recommending denial.
STAFF REPORT
Hearing Date:
TO:
FROM:
September 16, 2010
Planning & Zoning Commission
Bill Parsons, Associate City Planner
(208) 884-5533
E IDIAN~---
IDAHQ
SUBJECT: AZ-10-002 and PP-10-002 -Barletta Subdivision
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Russell Hunemiller, has applied for Annexation and zoning of 5.94 acres from Rl in Ada
County to R-2 (Low-Density Residential) in the City. The applicant is also requesting Preliminary Plat
approval for 2 buildable lots and 2 common lots on 5.80 acres.
2. SUMMARY RECOMMENDATION
Staff recommends denial of the proposed development based on the Findings of Fact and Conclusions of
Law in Exhibit D.
3. PROPOSED MOTIONS
Denial
After considering all Staff, Applicant, and public testimony, I move to recommend denial to the City
Council of File Numbers AZ-10-002 and PP-10-002, as presented during the hearing on September 16,
2010, for the following reasons: (state specific reasons for denial of the preliminary/final plat request)
Approval
After considering all Staff, Applicant, and public testimony, I move to recommend approval to the City
Council of File Numbers AZ-10-002 and PP-10-002, as presented during the hearing on September 16,
2010, with the following modifications to the conditions of approval: (add any proposed modifications)
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Numbers AZ-10-002
and PP-10-002 to the hearing date of (insert continued hearing date here) for the following reason(s): (state
specific reason(s) for a continuance)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The site is located on the west side S. Ten Mile Road, midway between W. Tasa Drive and re-aligned
Overland Road in the northeast % of Section 22, T.3N, R.1 W.
b. Applicant/Owner:
Russell Hunemiller
3299 W. Davis Lane
Meridian, Idaho 83642
c. Representative:
Becky McKay, Engineering Solutions, (938-0980)
d. Applicant's Request: Please see applicant's narrative for this information.
Barletta Subdivision - AZ-10-002 and PP-10-002 PAGE 1
5. PROCESS FACTS
a. The subject applications are for annexation and a preliminary plat. A public hearing is on this matter,
is required consistent with Meridian City Unified Development Code Title 11, Chapter 5.
b. Newspaper notifications published on: August 30, and September 13, 2010 (Commission);
c. Radius notices mailed to properties within 300 feet on: August 19, 2010 (Commission);
d. Applicant posted notice on site by: September 6, 2010 (Commission);
6. LAND USE
a. Existing Land Use(s): The subject site is developed with a single family home and detached accessory
building. The existing home is located on proposed Lot 2, Block 1.
b. Character of Surrounding Area and Adjacent Land Uses: Much of the area is developed with county
residences. The following uses surrounding the site include:
1. North: County Residence, zoned R1 in Ada County
2. East: Vacant property, zoned R-8 in the Southridge Subdivision
3. South: County Residence, zoned Rl in Ada County
4. West: County Residence/Agricultural, zoned R1 (Ada County)
c. History of Previous Actions: NA
d. Utilities:
1. Public Works
a. Location of sewer: Sewer mains are currently installed in W. Overland Road and S. Ten Mile
Road; approximately 1280 feet from the subject property.
b. Location of water: Water mains are currently installed in W. Overland Road and S. Ten Mile
Road; approximately 1280 feet from the subject property.
c. Issues or concerns: City sewer and water mains master planned to serve to this site are
not currently located within reasonable distance.
e. Physical Features:
1. Canals/Ditches Irrigation: The Ridenbaugh Canal transverses the east and west boundary of
the proposed subdivision; a 50-foot easement encumbers the proposed western lot.
2. Hazards: The subject property is bisected by 75-foot wide Northwest Pipeline Easement. The
Northwest Pipeline is a natural gas pipeline that serves as a primary artery for the transmission
of natural gas to the Pacific Northwest and Intermountain Region.
3. Flood Plain: NA
4. Topography: NA
f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to the site
is provided from W. Davis Lane; a private street which connects to S. Ten Mile Road.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated "Low Density Residential" on the Comprehensive Plan Future Land Use
Map. Low density residential areas are anticipated to contain up to three dwellings per acre (see Page 99 of
the Comprehensive Plan.) The proposed Preliminary Plat includes 2single-family lots on 5.80 acres for a
total gross density of 0.34 dwelling units/acre. The density proposed with the subdivision generally
Barletta Subdivision - AZ-10-002 and PP-10-002 PAGE 2
complies with the density requirements of the Comprehensive Plan. Although the density maybe consistent
with the comprehensive land use designation, the description specifically states, "to allow the development
of single family homes on large lots where urban services are provided."
Staff finds the following Comprehensive Plan text and policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below):
• Chapter VII, Future Conditions, Urban Planning Service Area (Page 98).
The subject property is within the City of Meridian Area of City Impact. The City of Meridian desires
all development within its Area of City Impact to be served with urban services from the City of
Meridian. All requests for annexation into the city limits will require city-owned services. Expansion
of urban services maybe at the discretion of the City or the developer.
Currently, city services are not available to serve the proposed development and the applicant does not
intend to extend services to the site. Therefore, staff finds the proposed development is not consistent
with the Comprehensive Plan.
• Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for the
provision of all public services.
The City ofMeridian plans to provide municipal services to the lands in the following manner:
• Sanitary sewer and water service should be extended to the project at the developer's
expense. The applicant has stated city services will be extended to the development once
services are available. In the interim, the proposed subdivision would be served by a well
and on-site sewage disposal.
• 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).
• Davis Lane is a private street and is not maintained by the ACHD (District). Further, an
email from ACHD (Exhibit A.4) states they will not accept Davis Lane as a public stree>~
Therefore public street frontage is not available to provide public street access to the two
proposed lots.
• The subject lands are currently serviced by the Meridian School District No. 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 are 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 IV, Goal I, Objective A, Action Item 6 -Permit new... residential development only where
urban services can be reasonably provided at the time of final approval and development is contiguous
to the City.
Although the subject site is contiguous with the city limits, sanitary sewer and water are not available
to this site. City Services are quite a distance from the subject parcel; approximately 1,280 feet The
applicant wishes to continue to use the existing well and septic system for the current home and
establish a new well and septic system for the future home site.
Barletta Subdivision - AZ-10-002 and PP-10-002 PAGE 3
The note on the proposed plat indicates city services will be extended when available. However, the
submitted plat does not show the utility profile for the extension of city services once they are available
to the site. The applicant should coordinate with Public Works to determine the requirements for the
extension of city services.
Since city services are not readily available and the applicant has indicated that they would not extend
the services, staff believes the subject property should not be annexed until such time as services are
available or the applicantprovides urban services.
• Chapter VII, Goal IV, Objective C, Action Item 3 -Require usable open space to be incorporated into
new residential subdivision plats.
The applicant is proposing 0.64 acres (or 11.01 % of the preliminary plat) as open space.
• Chapter VII, Goal I, Objective D, Action Item 1 -Permit low-density (one unit per 5-10 acres)
residential uses where city services are not available.
When city services are unavailable, the Comprehensive Plan encourages low density residential at
densities of one unit per S acres. A note on the proposed plat indicates city services are not available
and the proposed lots sizes are 2.1 acres and 3.05 acres. Based on the proposed lots sizes, stafffinds
the proposed plat is not consistent with the density requirements of the Comprehensive Plan since city
services are unavailable.
• Chapter VI, Goal II, Objective A, Action Item 6 -Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The Comprehensive Plan encourages vehicular connectivity between planned and existing
subdivisions. Currently, the property takes access from a private lane. ACHD is not willing to accept
Davis Lane as a public street. Staff has concerns with adding an additional home that will take access
from a private street that connects to a major arterial. Approving this request may lead to additional
requests to subdivide similarly situated properties on Davis Lane. Staff is of the opinion that
development of this property is premature given the fact that no other development is planned in the
general vicinity of this property to efficiently develop an internal street network. Thus, staff believes
the site cannot develop in a manner consistent with the Comprehensive Plan.
8. ZONING ORDINANCE
a. Schedule of Uses: Unified Development Code (UDC) 11-2A-21ists single-family detached homes
as permitted uses in the R-2 zoning district.
b. Purpose Statement of Zone: The applicant is requesting an R-2 zoning district for the property. The
purpose 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 corresponding housing types that can be
accommodated within the density range.
c. General Standards: All of the proposed lots must comply with the standard street frontage and lot
size requirements of the R-2 zone established in the UDC. No dimensional modifications are being
requested for the proposed development.
d. Landscaping:
1. Percentage of site as open space: UDC 11-3G-3C requires 10% open space. The plan indicates
the amount of open space provided is 0.645 acres (11.01%).
2. Width of street buffer(s): A 25-foot wide landscape buffer is required along S. Ten Mile Road.
Barletta Subdivision - AZ-10-002 and PP-10-002 PAGE 4
9. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
1. ANNEXATION
The request is to annex and zone 5.94 acres from the R1 zoning district in Ada County to the R-2 zoning
district in the City. All of the property is currently designated on the Comprehensive Plan Future Land Use
Map for Low Density Residential, which is consistent with the proposed R-2 district.
Development Agreement: UDC 11-SB-3.D.2 and Idaho Code § 65-6711 A provides the City the authority
to require a property owner to enter into a Development Agreement (DA) with the City that may require
some written commitment for all future uses. At this time staff feels the subject site should not be
approved for annexation and therefore has not provided any recommended development agreement
provisions.
2. PRELIlVIINARY PLAT
The applicant is requesting Preliminary Plat approval of 2single-family residential building lots and 2
common lots on 5.80 acres in the proposed R-2 zoning district. Lots sizes for the proposed plat range from
2.10 acres to 3.05 acres. Currently, the site is developed with an existing single family home and detached
accessory building (Lot 2, Block 1). The other buildable lot is proposed to develop with a single family
residence. Staff has reviewed the proposed preliminary plat and found that the dimensional standards
proposed substantially comply with the Unified Development Code.
The purpose statement of the Residential Districts states that connection to the City of Meridian water and
sewer systems is a requirement for all residential districts. Further, UDC 11-3A-21 requires all
development connect to Meridian water and sewer systems. At this time, services are not readily available
to the property. The applicant is seeking a waiver from the City Engineer to allow the existing and future
residences to utilize wells and septic systems until city services are available to the site. Public Works has
conditioned the connection of city services within 6-months of services being made available to the
subject property. However, these services are developer driven and approximately 1,280 feet away
and may not be extended for quite some time.
Typically, city services are extended to the site upon annexation and with the approval of a plat at the
developer's expense. Staff concurs with the applicant that city services are quite a distance from the
property. Since city services are not readily available to the site, staff is recommending denial of the
proposed plat.
Access: The existing and proposed properties take access from Davis Lane (private street) which connects
to S. Ten Mile Road (arterial street). Currently, ACRD is negotiating with the applicant to purchase right-
of-way for the expansion of Ten Mile Road. The proposed plat depicts the additional right-of--way
prescribed by ACRD. The applicant has provided an exhibit of the reconstructed Davis Lane and S. Ten
Mile intersection (Exhibit A.5). Staff has concerns with the close proximity of the existing driveway with
the intersection as it nearly fronts on S. Ten Mile Road. Staff believes the driveway should be off-set from
the intersection to provide safer ingress/egress to the existing residence. The applicant should coordinate
with ACRD on how to facilitate the realignment of the driveway to address this concern. It is important to
note that the reconstruction of the intersection will happen whether or not the property is annexed and
platted.
UDC 11-3A-3A.3 requires all subdivisions to provide local street access to any use that currently takes
access from an arterial or collector street. In order for the local street access to be provided the applicant
would have to dedicate the portion of Davis Lane that abuts the east side of the property. ACRD has
informed the applicant they are not willing to approve Davis Lane as a public street. Thus, the applicant is
unable to provide local street access at this time. Further, single family homes are not intended to access
Barletta Subdivision - AZ-10-002 and PP-10-002 PAGE 5
from private streets (UDC 11-3F-1). Approving this request may lead to additional requests to subdivide
similarly situated properties on Davis Lane.
Based on the lack of the public street frontage and the likelihood ACHD would not take ownership, staff is
of the opinion that applicant needs to reconstruct a portion of Davis Lane as a public street or other
properties need to develop around the subject property to adequately develop an internal public street
system consistent with the Comprehensive Plan and the UDC.
Landscape Plan: The applicant submitted a landscape plan with this application submittal. The UDC
requires a 25-foot wide landscape buffer adjacent to Ten Mile Road; designated an arterial roadway. In
addition, all landscape buffers shall be planted with trees and shrubs, lawn or other vegetative
groundcover. Staff has reviewed the submitted landscape plan and finds the landscape plan submitted
substantially complies with the UDC.
Common Open Space: The property proposed for annexation exceeds 5 acres. UDC 11-3G-3 requires 10
percent of common open space for the single family developments of five (5) acres or more. The plat
shows two common lots totaling 0.645 acres (11.1%) proposed as open space. The proposed open space
complies with the open space standards of the UDC. Staff has included additional analysis below that
discusses the possibility of using the service canal as a waterway amenity.
Ditches, Laterals, and Canals: UDC 11-3A-6 requires all irrigation ditches, laterals or canals, exclusive
of natural waterways and waterways being used as amenities, which intersect, cross or lie within the area
being subdivided be covered. The Ridenbaugh Canal transverses the eastern and western boundary of the
proposed plat. The applicant is seeking Council waiver not to the the canal. Based on the size of the
facility, staff believes the canal should remain open.
In addition, a smaller service ditch bisects the middle of the proposed plat which the applicant is proposing
to remain open. Staff believes the proposed ditch could be improved as an amenity for the proposed
subdivision. If the proposed plat is approved, staff is recommending the landscape plan be revised to
depict how the open service ditch could be incorporated as amenity within Lot 3, Block 1.
Northwest Pipeline: A 415-foot long section of the Northwest Pipeline bisects this site between both
buildable lots. The Northwest Pipeline is a natural gas pipeline that serves as a primary artery for the
transmission of natural gas to the Pacific Northwest and Intermountain Region.
The proposed plat depicts a 75-foot wide easement for use by the pipeline company. The easement is
proposed to be an open landscaped area with landscape material and one vehicular crossing for access to
proposed Lot 4, Block 1. The City has been informed that the Northwest Pipeline Company has a
development handbook that defines the requirements for improvements within the 75-foot easement.
In summary, the site is unable to develop in a manner consistent with the Comprehensive Plan and the
Unified Development Code due to the lack of urban services and the inability to provide public street
access. Therefore, Staff is not supportive of the Applicant's proposal to annex and plat this site.
10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat
3. Landscape Plan
4. Letter from ACHD regarding Access to the Property
5. Reconstructed Davis Lane and S. Ten Mile Road Intersection
B. Conditions of Approval
C. Legal Description and Exhibit Map
D. Required Findings from Unified Development Code
Barletta Subdivision - AZ-10-002 and PP-]0-002 PAGE 6
A. Drawings
1. Vicinity Map
Exhibit A - 1 -
2. Preliminary Plat
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4. Letter from ACHD regarding Access to the Property
Becky McKay
From: Mindy Wallace (Mwallace®achdidaho.org]
Sant: Thursday, May 27, 2010 3:39 PM
To: 'Becky McKay'
Subject: Davis mane
Attachments: image001.gif
Becky,
After meeting with you on Tuesday I had a chance to talk to Gary about the proposed Hunemiller Subdivision, in
particular Davis Lane. ACHD would not accept Davis Lane as a public street. As it is today it would not meet ACHD
standards and even if it was rebuilt we would still not accept the roadway. It would not serve a public benefit since K
would not be extended or stubbed to an adjacent property in the future due to the Ridenbaugh Canal wrapping around
the existing subdivision access by Davis Lane.
Please let me know if you need any additional information or have any questions.
Thanks,
M~.+~~dy Wa.Uac,P.
Planning Review Supervisor
Right of Way and Development Services
Ada County Highway District
3775 Adams
Garden City, ID 83614
(208)387-6178 Fax (208)387-6393
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Exhibit A - 4 -
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B. Conditions of Approval
1. PLANNING DEPARTMENT (THE PLANNING DEPARTMENT IS RECOMMENDING DENIAL OF THE
SUBJECT APPLICATIONS THUS NO CONDITIONS OF APPROVAL ARE PROPOSED. SAME FOR ALL
OTHER DEPARTMENTS - IF COMMISSION RECOMMENDS APPROVAL THEN WE CAN INCLUDE ALL
THIS IN THE FINDINGS.)
2. PUBLIC WORKS DEPARTMENT
2.1 Sewer mains are currently installed in W. Overland Road and S. Ten Mile Road approximately
1280 feet from the subject property.
2.2 Water mains are currently installed in W. Overland Road and S. Ten Mile Road approximately
1280 feet from the subject property.
2.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-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 any common areas prior to
signature on the final plat by the City Engineer.
2.4 Within six months of City services becoming available the applicant shall be required to connect
to both city sewer and water. All cost associated with the connection to city services shall be the
responsibility of the owner/developer.
3. FIRE DEPARTMENT
3.1 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and
48' outside, per International Fire Code Section 503.2.4.
3.2 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater
than 150 feet in length that is not provided with an outlet shall be required to have an approved
turn around. Phasing of the project may require a temporary approved turn around on streets
greater than 150' in length with no outlet.
3.3 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
3.4 Requirements for dead-end fire apparatus access roads that are between 500'-750' in length are as
follows: 1) Roadways shall be built to Ada County Highway District cross section standards and
have a clear driving surface of 26-feet in width available at all times; 2) Streets less than 35-feet
in width shall have no parking; and 3) Streets less than 39-feet in width shall have parking only
on one side. These measurements shall be based on the back of curb dimension. Special approval
is required for access roads over 750' in length per International Fire Code Table D103.4. The
roadway shall be able to accommodate an imposed load of 75,000 GVW.
3.5 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4. POLICE DEPARTMENT
4.1 The Police Department has no comments related to the application.
5. PARKS DEPARTMENT
5.1 The Parks Department has no comments related to the application.
Exhibit B - 1 -
6. SANITARY SERVICES DEPARTMENT
6.1.1 Trash collection for the existing residence needs to be from a local street, not from a collector or
arterial. SSC will not provide trash pick-up services from the collector or arterial street.
7. ADA COUNTY HIGHWAY DISTRICT (NO COMMENTS RECEIVED)
Exhibit B - 2 -
C. Legal Description and Exhibit Map
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Professional Land Surveyo- ~ ~, 8741G
s
7nly 26, 2010
DescrlpHon for Anne>ntion
Barletta Snbdfvislon
A parcel of land located in the NE'h of the NE'/a of Section 22, T.3N;, R 1 .,
B.M., Ada Comity, Idaho, being Parcel 2 as shown oa Record of Survey No. 4605,
tecoids of Ada County, Idaho, mace parfienlarly described as follows: at
the corner common to Sections 14,15, 22 and 23, T.3N., R1W., B.M., from which N
1/16 corner of said Section 14 bears South 00°56' 13" West, 1314.75 foot; thetlce al
the east line ofsaid NE y ofthe NE'/. South 00°56' 13" West, 670.90 feet to f po'
the centerline of the Ridenbaugh Canal being the REAL IPOIIHT OF BEGI~fPiIN
Thence c 'emn along said east line South 00°56' 13" West, 79.86 Meet;
Thence North 89°12' 15" West, 1002.68 fear to a point on a curve on the
centerline of the Ridenbangh Canal;
Thence along said centerline:
Thence 50.83 feet along the arc of anon-tangent curve to the lien, s
curve having a radius of 80.00 feet, a delta angle of 36°24'12", and a ~ong
bearing North Ol°45'30" Fast, 49.98 feat to a point of tangency;
Thence North 16°26'36" West, 122.06 feet;
Thence North 06°37' S4" West, 99.35 feet;
Thence leaving said centerline South 89°12' 15"East, 944.58 feet w g po' n the
centerli~ of the Ridenbaugh Canal;
Thence along said centerline:
Thence Sot1W 14°28'06" Ea9t,124.56 feet;
Thence South 47°46'06" East, 98.28 feet to ~
Containing 5.94 acres, more or less. I
BYREVI~ 1AMRPROVAL ~ 4 4 ~ y
.J ~~ M?~
AUG 3 1 2010 °' ~
MERIDIAN PUBLIC
WORKS DEPT.
Exhibit C - 1 -
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Exhibit C - 2 -
D. Required Findings from Unified Development Code
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 Council shall make the following findings:
A. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone the subject property to the R-2 zoning district. The
proposed zoning district is consistent with the Comprehensive Plan. The plan further
defines low density residential to allow the development of single family homes on large
lots where urban services are provided. Currently, city services are not available and the
applicant has indicated that they do not intend to extend services. Therefore, Staff finds
that the proposed development does not comply with the applicable provisions of the
comprehensive plan.
B. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that proposed Preliminary Plat would not comply with the established
regulations and purpose statement of the R-2 zoning district. The purpose statement states
that a connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. The applicant is proposing to use wells and septic systems to service
the site. Thus, staff finds that the proposed map amendment does not comply with the
regulations of the proposed district.
C. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment maybe detrimental to the public health,
safety, or welfare due to the lack of public street access to the subject property and the
concerns that ACRD has no desire to accept the extension of a public street system. Staff
recommends that the Commission and Council rely on any oral or written testimony that
may be provided when determining this finding.
D. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site
since services are not available. Because of the ability to provide public street access and
urban services are not available, development of the site at this time conflicts with the
UDC.
E. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
The overall density proposed in the R-2 district generally complies with the anticipated
density for this area (see Section 7 of the staff report for more information). However,
Staff finds that all essential services are not available to the subject site and the extension
of a public street network is not provided. Staff believes this is not a logical expansion of
the City limits at this time. Therefore, staff finds that Annexation and Zoning of this
property to R-2 would not be in the best interest of the City.
Exhibit D - 1 -
2. Preliminary Plat Findings:
A. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed preliminary plat is not in substantial compliance with the
adopted Comprehensive Plan due to the lack of urban services and the extension of the
public street network. Please see Comprehensive Plan Policies and Goals, Section 7, and
Analysis, Section 9 of the Staff Report.
B. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are not readily available to accommodate the preliminary
plat proposed for development.
C. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Currently City Services are approximately 1,280 feet from the subject property and are
not readily available. The applicant states the properties will connect to city services
when they are available. However, the extension of urban services is predicated upon
other properties developing in the area. Thus, the proposed plat is not in conformance
with any scheduled public improvements.
D. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding
Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in
Exhibit B for more detail.)
E. The development will not be detrimental to the public health, safety or general
welfare; and
The Northwest Pipeline bisects this site between both buildable lots. The easement is
proposed to be an open landscaped area and one vehicular crossing for access to proposed
Lot 4, Block 1. If the applicant follows the recommended practices of the Northwest
Pipeline Company, Staff believes there no additional health, safety or environmental
problems associated with the development of this subdivision that should be brought to
the Council or Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
F. The development preserves significant natural, scenic or historic features.
Staff finds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance. Staff
recommends that the Commission and Council reference any public testimony that may
be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is unaware.
Exhibit D - 2 -