Ada County Development Svcs - Edinburgh Subdivision PP/PDR 00-10~r~ ° i~ ~!
Duly 2s, 2000
MERIDIAN CITY COUNCIL MEETING .lUly 5, 2000
APPLICANT qda County Development Services -Steve Smith ITEM NO. N
REQUEST Findings -Preliminary plat for Edinbur h Subdivision of 53 lots and 5 other lots on
17.76 acres - 1 /2 mile east on Ea le Road on McMillan Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER:
COMMENTS
See attached Findings
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Materials presented at public meetings shall become property of the City of Meridian.
interoffice
M E M O R A N D U M
To: William G. Berg, Jr.
From: Wm. F. Nichols
Subject: Edinburgh Place Subdivision By: Steve Edinburgh
File: .Ada County Development Services
Date: June 30, 2000
Will:
j~ECEIVEj)
JU~d 3 0 2000
CITY OF MERIDIAN
CITY (;I FRK n~cir-F
Please find attached the original of the FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY PLAT, pursuant to action of the Council at their June 20, 2000
meeting. The Findings will be on the Council's agenda for July 5, 2000 meeting.
Please serve conformed copies of the Findings upon the Applicant and
the Planning and Zoning Department, Public Worlcs and the City Attorney office, if
Council approves the Findings.
If you have any questions arise please advise.
Z:\Work\M\Meridian 15360M\Edinburg Sub by Steve Smith PP\Berg063000.Mem
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
06-29-00
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR EDINBURGH PLACE
SUBDIVISION - 138 LOTS ON
40.69 ACRES LOCATED ON
THE NORTH SIDE OF MC
MILLAN ROAD
APPROXIMATELY ONE-HALF
MILE BETWF,EN LOCUST
GROVE AND EAGLE ROAD/SH
55, SITUATED IN THE
NORTHEAST PORTION OF
MERIDIAN'S AREA OF IMPACT
WITHIN ADA COUNTY'S
ZONING JURISIDICATION
BY STEVE SMITH
ADA COUNTY DEVELOPMENT
SERVICES
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT
STEVE SMITH /EDINBURGH PLACE SUBDIVISION
CASE NO.: ADA COUNTY
DEVELOPMENT
SERVICES
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
DECISION AND ORDER OF
CONDITIONAL APPROVAL OF
PRELIMINARY PLAT
-1
The above entitled matter coming on regularly for public hearing before the
City Council on June 20, 2000, upon the Preliminary Plat application submitted to
Ada County Development Services, which application was referred to the City of
Meridian for approval pursuant to the Ada County -City of Meridian Area of Impact
Agreement, and Shari Stiles, Planning and Zoning Administrator, and Gary Smith,
Public Works Director, appeared and presented comments to the Council, and
appearing and submitting comments on behalf of the Applicant was JoAnne Butler,
and the City Council having received a report from Gary Smith, City Engineer, Shari
Stiles, Planning and Zoning Administrator, and Brad Hawkins-Clarlc, Planner, and
the applicant having submitted the latest Preliminary Plat for Edinburgh Place
Subdivision, attached hereto as Exhibit "A" as if set forth in full herein, and
consisting of one page, submitted for preliminary plat approval and which
preliminary plat for approval application is herein received and adjudged by the City
Council pursuant to Meridian City Code § 12-3-3. Therefore, the City Council
makes the following findings:
FINDINGS OF FACT
That the proposed development would be in conformance with the
Comprehensive Plan by the fact that it lies just beyond the existing Urban Area but
services could be provided beyond the city limits as defined in the Meridian
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT
STEVE SMITH /EDINBURGH PLACE SUBDIVISION
-2
Comprehensive Plan Generalized Land Use Map, Infrastructure Planning Analysis
Comprehensive Plan and Map, adopted December 21, 1993, and the property is
presently zoned Low Density Residential (R-4), and requires connection to the
Municipal Water and Sewer System. [Meridian City Code § 11-7-2 C.]
2. The preliminary plat would be in conformance with the Comprehensive
Plan, as stated in section 1 above, City of Meridian adopted December 21, 1993,
Ordinance No. 629.
3. It is determined that Urban Services can be made available beyond
existing city limits to accommodate the proposed development if the plat complies
with the requirements and conditions hereinafter set forth as conditions of
preliminary'plat approval.
4. The proposed development is a continuity of the proposed development
within the City's Capital Improvement Program and if the conditions which are
requested by the Planning and Zoning Administrator and the Assistant City Engineer
and as proposed by the developer as stated on the preliminary plat there will be
public financial capability of supporting services for the proposed development.
5. The development if built in accordance with the conditions and as
proposed, will not create health, safety or environmental problems and there have
been no specifics of any such concerns brought to the Council's attention.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT
STEVE SMITH /EDINBURGH PLACE SUBDIVISION
-3
6. It is found that the conditions are reasonable and appropriate for the
approval of the preliminary plat as hereinafter set forth.
7. The applicant has submitted for consideration of this approval drawing
of the preliminary plat herein set forth in Exhibit "A" attached hereto and consisting
of five pages, for Edinburgh Place Subdivision.
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City
Code § 12-3-5 and based upon the above and foregoing Findings of Fact which are
herein adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
The Preliminary Plat of the applicant as evidenced by Preliminary Plat
map, attached hereto as Exhibit "A", as if set forth in full herein and consisting of one
page, is hereby conditionally approved; and
2. The conditions of approval are as follows to-wit:
Adopt the Planning and Zoning Administrator and. Assistant City Engineer
Recommendations as follows:
2.1 ,The Applicant shall be required to give irrevocable consent to
annexation to the City of Meridian upon contiguity. An agreement
needs to be recorded covering the entire development. The Applicant
has also stated their intent to place the requirement for annexation as a
non-negotiable term within each lot's property deed.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT
STEVE SMITH /EDINBURGH PLACE SUBDIVISION
-4
2.2 Presently, there are inadequate educational facilities to meet the additional
proposed 138 homes within Edinburgh Place Subdivision.
The Applicant shall be required to meet with the Meridian School District
and obtain a letter from the District regarding the potential dedication of
land for a future school and/or other potential options to mitigate their
over-capacity concern.
2.3 Edinburgh Place Subdivision shall be subject to payment of late-comer fees
for all lots at the time of Final Plat signature.
2.4 The Applicant shall provide five-foot-wide sidewalks throughout the
subdivision.
2.5 Coordinate fire hydrant placement with the City of Meridian Public
Works Department.
2.6 If the pressurized irrigation system within this development is to remain a
private homeowners association system, complete plans and specifications
shall be reviewed by the Public Works Department as part of the
development plan review process. A draft copy of the pressurized irrigation
system O&M manual shall be submitted prior to plan approval. The City
of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water. If a creek or well source is not available, a
single-point connection to the culinary water system shall be required, and
the common areas within the development will be a subject to water
assessments.
2.7 Applicant shall be responsible to construct asix-foot-high, permanent
perimeter fence along the west property boundary.
2.8 The Applicant shall be required to contribute park impact fees to the City
for this subdivision. The application states that a Boise City park is less
than one-half mile from the subdivision. However, once annexed into
Meridian, the City will also provide park services to residents in this
northeast quadrant. Although the City has not yet entered into an area of
impact agreement to include these fees within our area, the fact that
municipal services are being requested lends credence to the City being able
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT
STEVE SMITH /EDINBURGH PLACE SUBDIVISION
-5
to impose fees that are requested of other properties requesting City
services. Parlc impact fees shall be a condition of approval. The Applicant
verbally agreed to pay Meridian's park impact fees on a lot-by-lot basis.
2.9 As an arterial, a minimum landscape setback of 20 feet must be provided
beyond a required 48 feet from centerline of McMillan Road the full length
of the subdivision boundary. The westernmost common area adjacent to
McMillan Road appears to be less than the required 20 feet.
2.10 Future development of the additional property which was part of the initial
40.69 acres shall strive to achieve a 10% open space as indicated in
Meridian City Code § 12-6-7 E 5.
2.11 A "system development charge" will facilitate future construction of trunk
sewer and water lines. This development is a candidate for payment of this
fee as it is developed. Preliminary calculations show the fee to be
$750/lot(sewer) and $520/lot (water).
By action of the City Council at its regular meeting held on the day of
2000.
By:
ROBERT D. CORRIE
Mayor, City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and City Attorney.
By:
City Clerlc
Dated:
msg~Z:\Work\M\Meridian 15360M\Edinburg Sub by Steve Smith PP\FFCLOrdApprovePP
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT
STEVE SMITH /EDINBURGH PLACE SUBDIVISION
-6
** TX CONFIRMATION REPORT **
DATE TIME TO/FROM
08 07/05 17 23 2083855384
AS OF JUL 05 '00 17 25 PAGE.01
CITY OF MERIDIAN
MODE MIN/SEC PGS CMDti STATUS
EC--S 01'40" 006 107 OK
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
06-29-UU
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR EDINBURGH PLACE
SUBDIVISION - X 38 LOTS ON
40.69 ACRES LOCATED ON
THE NORTH SIDE OF MC
MILLAN ROAD
APPROXIMATELY ONE-HALF
MILE BETWEEN LOCUST
GROVE AND EAGLE ROAD/SH
55, SITUATED IN THE
NORTHEAST PORTION OF
MERIDIAN'S AREA OF IMPACT
WITHIN ADA COUNTY'S
ZONING JURISIDICATION
BY STEVE SIvIITH
ADA COUNTY DEVELOPMENT
SERVICES
FINDTNGS OP PACT AND CONCLUSIQNS OF LAW
AND 1)LClS1C?N AND ORDT:It OF CONDITIONAL
APPItpVAL OF PRELIMINARY PLAT
STEVE SMTT'#I / EDINI3UItGI-I p4ACE SUBDIYIStON
CASE NO.: ADA COUNTY
DEVELOPMENT
SERVICES
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
DECISION AND ORDER OF
CONDITIONAL APPROVAL OF
PRELIMINARY PLAT
07/05/00 15:33 FAQ 2083766804 HAWKINS SMITH
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SUPERINTENC~ENT
Christine H. Donnell
July 5, 2000
Mr. Hal Gunderson
Edinburgh LLC
582 River Heights Drive
Meridian, ID 83642
Re: Edinburgh Place Subdivision
(see attached map Exhibit)
RECEIVED
JUL 0 5 2000
CITY OF MERIDIAN
CITY CLERK OFFICE
This letter confirms that Joint School District No. 2, Meridian, has no objection to the subject
subdivision and does not require dedication of land for educational facilities within the 40.69 acres
contemplated for development as Edinburgh Place Subdivision.
Sincerely,
Christine Donnell
Superintendent
c: William G. Berg, Clerk, City of Meridian
Steve Hopkins, Ada County Development Services
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911 Meridian Street • Meridian, Idaho 83642 ~ (208) 888-6701 ~ Fax (208) 888-6700
JUL 05 '00 16 42 2083766804 PAGE. 02
07/05/00 15:33 FAIT 2083766804
07/01/2000 06:14 206-886-7188
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JUL 05 '00 16 42 2083766804 PAGE. 03
07/05/00 1.5:33 FAQ 2083766804 HAFYIZINS SMITH
T~~`f ~f T uT N ~,,'+ Hawkins -Smith
r 1 1 I(1l 1 ~-.Jl 1 1 ~7 8645 W. Franklin
~~lrT7'`H" Boise, Idaho 83709
11~ 1111 11 1l ~. (208) 376-8521 Phone
Commercial Developers (208) 376-6804 Fax
fax Transrx~ittal Memo
t~Joo1/o03
To: JoAnn X3utler Fax No:385-5350
Gene Smith 376-5556
Bill Nichols 288-2501
Shari Stiles 887-1297
Mayor Robert Corrie 887-4813
From: Kenny Christensen Date: 7/5/00
Re: Edinburgh Place Pages:3
Original) Documents:
^ Will follow via overnight service
COMMENTS:
i~e~uietl ~ln~ateai¢ec~
^ Other.
If this transmission is unclear, or you do not receive all the pages,
please call the office number listed above.
JUL 05 '00 16 41 2083766804 PAGE. 01
~ - 8 ~.. - 5 2~~~
CITY C~ ~'~.~t~~~Ai~i
JoAnn C. Butler
208.385.5404 direct
jab@moffatt.com
Boise
Idaho Falls
Pocatello
US Bank Plaza Building
101 S Capitol Blvd lOt
FI
PO Box 829
Boise Idaho 83701
0829
208.345.2000
208.385.5384 fax
www.moffatt.com
July 5, 2000
via facsimile
Mayor Robert Corrie and Meridian City Council
33 East Idaho
Meridian, Idaho 83642
RE: Edinburgh Place/Bunderson-Smith, LLC
MTBR&F File No.: 21-736.0
Dear Mayor and Council Members:
Bunderson-Smith, LLC has received a copy of the draft Findings of Fact and Conclusions of Law
and Decision and Order of Conditional Approval of Preliminary Plat in connection with Edinburgh
Place, and makes the following comments.
The first sentence of Condition of Approval 2.8 must be revised as follows:
The Applicant s~edhas voluntarily agreed to contribute park impact fees to the
City for this subdivision.
This language more correctly reflects the City's statement later in this paragraph 2.8. That is, that
the payment of impact fees is being made voluntarily and is not a requirement.
[Hal and Steve, if you talk to your accountants about a possible taa break for a voluntary
contribution, the language, as written, indicating that the payment is "required" will undercut
your accountant's argument.]
Condition of Approval 2.10 must be deleted as it is not relevant to the particular subdivision plat that
was presented to the Council for review, and it does not reflect the discussion at the City Council
hearing on June 20, 2000. As the Applicant stated at that hearing, it cannot be required to comply
with a Meridian Zoning Ordinance requirement that P1JDs provide 10% open space because such a
condition of approval is based on the incorrect assumptions that: 1) Meridian's Zoning Ordinance
applies to this subdivision; and 2) Edinburgh Place is a PUD.
BOI MT1:303537.1
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Neither is correct. The Applicant did, however, based on the Council's belief that the developer of
Vienna Woods (directly north of Edinburgh Place) provided the City with both a voluntary payment
of City park impact fees and also with 10% open space, state that it would review this issue further.
As we wrote to the Council on June 28, the Applicant has since reviewed the issue with the
developer of Vienna Woods and discovered that Vienna Woods did not provide the City with either
park impact fees or 10% open space. Accordingly, the Applicant is willing to further review this
issue with City staff; if and when future phases of Edinburgh Place are designed, but this condition is
inappropriate and must be deleted.
Because paragraph 2.11 does not relate to any legally adopted assessment, it should be deleted to
prevent confusion in the future. In its draft report, your staff stated that this subdivision was a
"candidate" for an assessment to be applied toward utility construction. In response, the Applicant
stated that it would be pleased to assist the City develop its utilities by providing its fair share of
assessments in connection with any legally adopted assessment. Because such assessment has not
been adopted, it would be inappropriate to indicate such assessment is applicable to this application.
The Applicant appreciates that the City is attempting to identify mechanisms to fund infrastructure
improvements. The Applicant encourages the City to draft, publically review and adopt an
assessment for infrastructure improvements that are fairly assessed among residential, commercial
and industrial developers in Meridian.
We thank the Council for its time and consideration.
Sincerely,
JoAnn C. Butler
JCB aaa
cc: (via facsimile)
Hal Bunderson
Steve Snuth
Bill Nichols
Shari Stiles
Gene Smith
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SUPERINTI:N[~ENT
Christine H. Donnell
July 5, 2000
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Today's
SeRpnm fa
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Mr. Hal Gunderson
Edinburgh LLC
582 River Heights Drive
Meridian, ID $3fi42
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CIZ`Y CF I~EI$IDIAN
)Dint Schc~®~ District lelc-. 2
911 Meridian Street • Merfdlan, Idaho &3642 • (208) 888-b701 • Fax (208)1388-6700
Re: Edinburgh Place Subdivision
(see attached map Exhibit)
This letter confirms that Joint School District No. 2, Meridian, has no objection to the subject
suE-tlivision and does not require dedication of land for oduc3tiona[ facilities within thA 40.69 acres
contemplated for development as Edinburgh Place Subdivision.
Sincerely,
Christine Donnell
Superintendent
c: William G. Berg, Clerk, City of Meridian
Steve Hopkins, Ada County Development Services
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** TX CONFIRMATION REPORT **
DATE TIME TO/FROM
03 04/17 16 07 2882501
April 17, 2000
Ada County Dev. Svcs
MERIDIAN CITY COUNCIL MEETING April 18, 2000
APPLICANT Steve Smith ITEM NO. 4
REQUEST 00-1 OPDR / 00-05 ZC -Preliminary plat for Edinburgh Subdivision - 138
lots on 40.69 acres - 1 /2 mile east of Eagle Road on McMillan Road
AGENCY COMMENTS
...W.___...~~
CITY CLERK: See previous item packet
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER:
Materials presenfetl at public meetings shall become property of the City of Meridlon.
RS OF APR 17 '00 16 12 PAGE. 01
CITY OF MERIDIAN
MODE MINfSEC PGS CMD#t STATUS
EC--S 04'50" 009 165 OK
May-OZ-00 12:39
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Confidentiality Notice: The contents vfi this transmission arc intended tc~ he seen
and uses! only by the individual to whom it is addressed. if you receive this
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MAY 02 '00 11 31 PAGE.01
June 15, 2000
Ada County
MERIDIAN CITY COUNCIL MEETING June 20, 2000
APPLICANT Ada County Development Services ITEM No. 18
REQUEST Preliminary Plat for Edinburgh Subdivision - 138 lots on 40.69 acres by Steve
Smith - 1 /2 mile east of Eagle Road and McMillan Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
COMMENTS
See previous item packets
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BUREAU OF RECLAMATION:
OTHER: See attached letters from Hubble Engineering and Gunderson-Smith
Materials presented at public meetings shall become property of the City of Meridian.
RUBBLE ENGINEERING, INC.
9550 Bethel Court .Boise, Idaho 83709
May 12, 2000
Meridian City Council
City of Meridian
200 E. Carlton, Suite 201
Meridian, Idaho 83642
RE: Regarding Edinburgh Subdivision Reconsideration
Dear Mayor and City Council;
208/322-8992 . Fax 208/378-0329
~~~1VE~
MaY 12 2000
City of Meridian
City Clerk Office
Please accept the attached revised preliminary plat of Edinburgh Place Subdivision,
along with our request for reconsideration. As discussed with your planning staff we
have modified our preliminary plat application to include our phase one design with a
limited number of lots. As explained by your planning and public works departments this
number of lots can be serviced by Meridian City for sewer. Please reconsider this
application with these changes at the next City Council Meeting.
Thank you for you consideration, please contact me if you have any questions
Sincerely,
Shawn L. Nickel, Director of Planning
Hubble Engineering, Inc.
Cc: Shari Stiles, Planning Department
Gene Smith, Project Engineer
JoAnn C. Butler, Moffatt Thomas
Bunderson=Smith, LLP
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Bunderson-Smith, LLC
8645 W. Franklin
Boise, Idaho 83709
208/ 3?6-8521
208/376-6804 (fax)
May 16, 2000
T~IA FACSIMILE
1vlayor Robert Corrie and Meridian City Council
33 East Idaho
Meridian, Idaho 83642
RE: Edinburgh Place
Dear Mayor and City Council Members:
~C~~D
MAY 1 6 200
crrfoFn~~r~v
As you know, Ada County has asked Meridian to provide comments on the proposed subdivision
known as Edinburgh Place. At your hearing on May 2, 2000 the Council moved to recommend to
Ada County denial of the preliminary plat because the existing sewer capacity is not enough to
provide service to all 138 lots shown on the preliminary plat.
As your engineer stated at the hearing, there is capacity to serve 521ots and, as we stated at the
Council hearing, we will not develop more than 521ots until further capacity is developed. Your
engineer also reported that once the White Trunk Line is developed (appro~mately one year),
capacity in that Line will be available for many years to come. I believe your engineer stated that
even if all future development in Meridian were served solely by the White Trunk Line (an
unlikely situation), capacity would exist in that Line for eight years. Clearly the City is
energetically working toward serving this area in the relatively near future. Accordingly, to
recommend approval of our 52-lot preliminary plat (using existing capacity) would be consistent
with Meridian's plans to serve this area.
Following your hearing, we met with Ada County to determine whether the County would
process a preliminary plat showing only 521ots rather than 138. Ada County has told us that it
will. Copies of this preliminary plat were provided to your staff at the end of last week. With this
preliminary plat, Meridian has the assurance that no more than 521ots will be developed prior to
further sewer capacity being developed.
We are respectfully asking the Council to reconsider its decision in this matter based on this new
information from the County. VVe also ask the City to reconsider its decision because we are
providing a preliminary plat for review (that is, one showing 52 lots) that clearly meets the spirit
and intent of the Council's previous motion.
601 MTt:2965.:2.t
MAY 16 '00 16 58 2083855350 PAGE. 02
..~
Mayor Robert Corrie and Meridian City Council
May 16, 2000
Page 2
We look forward to meeting with the Council at its next hearing on May 16, 2000.
Very truly yours,
I~~n~--~ ~~1. ~LLL
~ r'L.. ~~
~.~..~. ~ a ~'
cc: Steve Smith
Gene Smith
7oAnn Butler
Bill Nchols
60i MTL•296532.1
MAY 16 '00 16 58
2083855350 PAGE.03
Mo. ffdtt Thomas
MOFFATT THOMAS BARRETT ROCK er FIELDS, CH'xD.
Retum Mailing address:
PO Box 829
Boise ID 83701 0829
Steve Smith
376-6804
376-8521
3 Pages (including this cover page) Sent: May 16, 2000
TO: Mayor Robert Corrie and
Meridian City Council
Fax Number: 887813
Voice Number: 888-4433
CLr:
Fax Number:
Voice Number:
GG:
Fax Number:
Voice Number:
F1~OM:
Description
Comment:
PLEASE DELIVER IMMEDIATELY
The information contained in this facsimile message is attorney privileged and confidential information
intended only for the use of the individual or entity named above. If you have received this
communication in error, please immediately notify us by telephone to arrange for return of the original
document to us. Thank you.
BOI MTL297132.1
Bill Nichols
288-2501
288-2499
C~LQ~
Return Delivery address:
101 S Capitol Blvd 10th FI
Boise ID 83702
Fax: 208 385 5350
Voice: 208 345 2000
Direct: 208 385 5404
File No.: 21-736.0
JoAnn C. Butler
Edinburgh Place
Mr. Gunderson requested that I forward to you the attached letter,
MAY 16 '00 16 57 2083855350 PAGE. 01
April 27, 2000
MERIDIAN CITY COUNCIL MEETING
APPLICANT Steve Smith
Ada County Dev. Svcs.
May 2, 2000
ITEM NO. p2
REQUEST 00-1 OPDR / 00-05 ZC -Preliminary Plat for Edinburgh Subdivision - 13$
lots on 40.69 acres - 1 /2 mile east of Eagle Road on McMillan Road
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER:
See previous Item Packet
~S~
y ~~
G~ ~
Materials presented at public meetings shall become property of the City of Meridian.
May-OZ-00 12:39
L(~ VV~t1j
WHITE, PETERSON, PRUSS, Iv10RROW ~
JVLIE KLEIN FISCHER PrgIP n• PITE~7[)N
~N~ F. CICA~r, (() STEPH EH L. FtUSS
9~6NT J7HNfAN EAIQ $. RI~H$MAN
Q. ShMVEL JOHNSON TODD A. AOSSA4IN
a ICLIAM A. MORROW pwlD M• $~ARTLEr
dlLLlww F. NICnOL1• TEAAE.\CE R. II/HITF •'
CZ40.13TOPHEA 5. NYB
•ALSO ADMITTED IN OA
••ALSO ADMITTED M WA
ATTORNEYS AT LAS
200 EAST CAA4TON AvENUE, SUITE l
PosroFF-cE sox Ilsa
MERIDIAN, IDAHO 83690-1 1 5C
TEL (208) 288-299
FAX (208) 288.2501
Email vla Internet ~ 4fg~wppmr.com
r; Z-~ d
~~ ~ ~ Z
P.OZ
CE COPY
MPA OFFIC,F;
H AVENUE SOUTH
_ _ __ OFFICE BOX 2~7
NAMPA, IDAFl08)5S)-02+7
TEL (208)+66A272
FAX (2011106•++OS
PLEA5E REPLY TO
MERIDIAN OFFICE
Mayor Robert D. Come
City Council Members
Meridian City Hall
33 East Idaho
Meridian, Idaho 83642
April 27, 2000
RECEIVED
Mar o i 2000
CITY OF MERIDIAN
C~7Y CLERK OFFICE
Re: Steve Smiith/Edinburgh Subdivision Preliminary Plat
Dear Mayor Come and Council Members:
With regard to the above referenced Ada Count:, application for
subdivision approval, I recommend that the City require, as a condition of approval, that
the developer install dry sewer and water lines, that the developer irrevocably consent
for itself, its successors and assigns, to annexation into the City of A~Ieridian when the
property is contiguous to City limits and connection is made to City services; and that
the subdivision comply with all of the City's requirements set forth in the City
Subdivision Ordinance. These conditions would be satisfied by a tyFlical agreement for
connection to City sewer and water services for property outside of the current City
limits, and a note should also be included on the subdivision plat and in the Covenants,
Conditions and Restrictions, which will be recorded as part of the subdivision and
provided to purchasers of lots within the subdivision.
Contingent upon receipt of a report from Gary Smith with regard to waste
water rapacity, based upon the preliminary indication that there is only sufficient.
capacity, until the YVhite Trunk is constructed, for 80 additional egl.livalent residential
units, then the agreement should also set forth that there is a restriction on the number
of building permits which can be issued until that trunk is completed.
MAY 02 '00 11 31
PAGE. 02
May-OZ-00 12-40
P.03
r , qrr: ~
Mayor Robert D_ Gorrie
Apri 127, 2000
Page 2
Lastly, when the City's comments are fonvarded to Ada County
Development Services, eve need to assert the provision of the Area of Impact Ordinance,
which requires the City's approval for subdivisions, so that Ada Coi:.nty will make sure
that future subdivisions have also been submitted through the proper channels for review
and approval by the City.
Very truly yours,
D1C7fiTE0 DY A.?iC~;;r'; ,~')
SENT tNITHGUT SIv1~L;Ttlf'E I;!
N!S ABStNCE TO AYOIG ucillY
Wm. F. Nichols
Meridian City Attorney ,
cc: Shari Stiles, P Sz Z
Gary Smith, Public Works
Shawn L. Nickel, Hubble Engineering
MAY 02 '00 11 31
PAGE.03
HUB OF TREASURE VALLEY
MAYOR
Robert D. Corrie LEGAL DEPARTMENT
A Good Place to Live (208) 288-2499 • Fax 288-2501
o CITY OF MERIDIAN PUBLIC WORKS
UN~1L MEMBERS
C1TY ~
BUILDING DEPARTMENT
Ron Anderson 33 EAST IDAHO
(208) 887-2211 • Fax 887-1297
Keith Bird MERIDIAN, IDAHO 83642
Tatum deweerd
y (208) 888-4433 • Fax (208) 887-4813 PLANNING AND ZONING
Cherie McCandless City Clerk Office Fax (208) 888-4218 DEPARTMENT
(208) 884-5533 • Fax 888-6854
~V~D
May 2, 2000
MEMORANDUM:
_
F : ;~'~ - Z 2~QQ
To: Mayor and City Council O~ ~~~
From: Gary Smith, City Engineer =''
~'
Shari Stiles, P&Z Administrator
Brad Hawkins-Clark, Planner'8~-
Re: Request for a Preliminary Plat (Planned Residential Development) for Edinburgh
Place Subdivision in Ada County - 138 Single-family Dwelling Lots on 40.69
Acres - by Bunderson-Smith, LLP
APPLICATION SUMMARY
The subject application proposes to develop 40.69 acres consisting of 138 single family buildable
lots and eight (8) common lots at a density of 3.4 dwelling units per acre. The Applicant, Steve
Smith, is requesting a rezone from RT (Rural Transitional) to R4 (Low Density Residential) and
a Planned Residential Development. It is located on the north side of McMillan Road
approximately one-half mile between Locust Grove and Eagle Road/SH 55. The proposed
subdivision is situated in the northeast portion of Meridian's Area of Impact within Ada
County's zoning jurisdiction immediately south of the recently approved Vienna Woods
Subdivision.
BACKGROUND & GENERAL COMMENTS
At your April 4, 2000 meeting, the Council requested Staff to prepare detailed comments on the
subject application. On April 7, 2000, a letter was sent to the Ada County Commission
requesting they defer action on this project until official comments could be prepared by the
City. You requested more time be spent analyzing the plat as well as the impact of City services
being extended beyond the City limits. The application was originally set for a public hearing on
April 20, 2000 before the Ada County Planning & Zoning Commission but is being
recommended by Ada County Development Services staff to be tabled to the May 11, 2000
meeting.
As part of the City's negotiations with Ada County over the Meridian Area of Impact in 1997,
the City Council agreed to provide services to the 80 acre, Vienna Woods parcel. A lift station is
currently being constructed in the southwest corner of Vienna Woods and connected to a
pressure sewer line in Locust Grove Road which runs approximately one mile south to connect
to the City's existing 8" sewer line at the Charter High School. The Applicant for Edinburgh
Edinburgh Place Sub.PP
Mayor, Council and P&Z
May 2, 2000
Page 2
Place proposes to connect to the sewer line and lift station serving Vienna Woods. Water service
would need to be extended to the east down McMillan Road from Locust Grove Road to the
subdivision's east boundary.
The primary issue before Council on this application is whether or not urban services should be
provided beyond existing city limits to serve the subject property. Staff feels it is important to
point out that no commitment was ever made by the City of Meridian to the Ada County
Commission during the 1997 Area of Impact negotiations to serve any property in this northeast
service area other than the 80 acres of Vienna Woods Subdivision. We do not feel Vienna
Woods should be viewed as aprecedent-setting case in terms of providing City services outside
the City limits. The City fulfilled its commitment to serve Vienna Woods and is under no legal
or binding obligation to serve additional properties beyond Vienna Woods. Regardless of the
ultimate build-out timeframe and Final Plat application submittals for the Vienna Woods phases,
the City must reserve sufficient capacity to serve a1180 acres.
The following policies from the 1993 Comprehensive Plan support Staff's recommendation to
deny the plat at this time and to not approve development beyond the City limits. These policies
are cited for your consideration in making a decision:
• "New growth should fmance public service expansion" (pg. 1, Foreward).
• "The Meridian Urban Service Planning Area is the geographic area where municipal
services and utilities are available or planned for, including municipal central sewer
and water facilities" (pg. 3, Foreward).
• Goal 2 of the City's ten community planning goals is "To ensure that growth and
development occur in an orderly fashion in accordance with adopted policies and
procedures governing the use of land, residential development, the provision of
services and the distribution of new housing units within the USPA" (pg. 5,
Foreward).
• Goa19 of the City's ten community planning goals is "To encourage a balance of land
use patterns to insure that revenues pay for services" (pg. 5, Foreward).
• "Although it is recognized that urbanized development does exist within the rural
areas of the Area of City Impact, the rural lands should be kept in agricultural
production as long as possible until urban services (municipal sewer and water
facilities and other essential services) can be provided" (Policy 6.3, pg. 29, Land Use
Chapter).
• "Within the USPA one single-family residential house may be placed on a 5- or 10-
acre tract provided dry line sewer and water lines are installed and constructed..."
(Policy 6.3.b., pg. 29, Land Use Chapter).
• "Residential development is allowed in the rural areas provided that said development
does not exceed the Rural Residential Agricultural density, unless it is inside the
USPA and City sewer and water is provided, when Low, Medium and High density
residential may be considered. All residential development must also comply with the
other appropriate sections of this plan" (Policy 6.4, pg. 30, Land Use Chapter).
• "Residential developments shall be phased in accordance with their connection to the
municipal sewer system" (Policy 1.7, pg. 67, Housing Chapter).
Pdinburgh Place Sub.PP.doc
Mayor, Council and P&Z
May 2, 2000
Page 3
Stars opinion is that the current zoning for the subject property, which is Rural Transition (RT),
is the most appropriate given the provisions of the Comprehensive Plan. Section 8-4C-1 of the
Ada County Code describes the purpose of the RT zone as follows:
"The purpose of this Article is to identify lands lying within the Area of City Impact on
the Ada County Comprehensive Plan Map that are not zoned residential, commercial or
industrial. Such lands are presently not served by urban services and urban growth should
be discouraged until urban services are extended. At such time, it is appropriate to rezone
RT lands to applicable urban zoning classifications and to permit development that is in
accordance with the applicable City Comprehensive Plan. Until such time, appropriate
use of these lands includes agricultural uses and residential development of a rural
character."
Both Meridian's Plan and the Ada County Code recognize the need for orderly urban growth in
relationship to the providence of urban services, including most importantly sewer and water.
This parcel should remain RT and not be rezoned at this time.
RECOMMENDED CONDITIONS
Should the Council choose to recommend approval of the subject rezone and plat to Ada County,
Staffrecommends the following conditions be placed on this application:
A condition of approval placed by the City on the Vienna Woods Subdivision was they
submit an application for Annexation to the City of Meridian, which Skyline Development
Company did on September 10, 1998. Since the property is not contiguous, the City did not
formally process the application and has been holding both the application and fee until such
time as they become eligible for annexation. If approved, Staff recommends the Applicant
be required to give irrevocable consent to annexation to the City of Meridian upon
contiguity. An agreement needs to be recorded covering the entire development. The
Applicant has also stated their intent to place the requirement for annexation as a non-
negotiable term within each lot's property deed.
2. The 1993 Generalized Land Use Map designates a proposed school site in the immediate
vicinity of the subject parcel. Staff has been interpreting such designations to act as a trigger
that a future school should be located in the general area (one square mile section). Given
the existing County residences in the area, the approved 255 single-family homes in Vienna
Woods and the over-capacity of the schools that would serve this area, Staff feels there are
inadequate educational facilities to meet the additional proposed 138 homes within
Edinburgh Place Subdivision.
In his March 17, 2000 letter to ACDS, Jim Carberry of the Meridian School District stated
that River Valley Elementary School has space available for the anticipated elementary aged
children (47 children), but that Lowell Scott Middle School and Eagle High School are "over
capacity." If the Council recommends approval, Staff recommends the Applicant be required
Edinburgh Place Sub.PP.doc
Mayor, Council and P&Z
May 2, 2000
Page 4
to meet with the Meridian School District and obtain a letter from the District regarding the
potential dedication of land for a future school and/or other potential options to mitigate their
over-capacity concern.
3. Vienna Woods Subdivision has requested entering into slate-comers agreement with the City
of Meridian, or equivalent, for all off-site costs. If approved, Edinburgh Place Subdivision
would be subject to payment of late-comer fees for all lots at the time of Final Plat signature.
4. Provide five-foot-wide sidewalks throughout the subdivision. (It appears only four-
foot=wide sidewalks are shown on the plat.)
5. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
6. If the pressurized irrigation system within this development is to remain a private
homeowners association system, complete plans and specifications shall be reviewed by the
Public Works Department as part of the development plan review process. A draft copy of
the pressurized irrigation system O&M manual must be submitted prior to plan approval.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a creek or well source is not available, asingle-point connection to the
culinary water system shall be required, and the common areas within the development will
be a subject to water assessments.
7. Applicant shall be responsible to construct asix-foot-high, permanent perimeter fence along
the west property boundary.
8. The Applicant should be required to contribute park impact fees to the City for this
subdivision. The application states that a Boise City park is less than one-half mile from the
subdivision. However, once annexed into Meridian, the City will also provide park services
to residents in this northeast quadrant. Although the City has not yet entered into an area of
impact agreement to include these fees within our area, the fact that municipal services are
being requested lends credence to the City being able to impose fees that are requested of
other properties requesting City services. We ask that, if approved, park impact fees be a
condition of approval. At a meeting with Staff on 5-1-00, the Applicant verbally agreed to
pay Meridian's park impact fees on a lot-by-lot basis.
9. As an arterial, a minimum landscape setback of 20 feet must be provided beyond a required
48 feet from centerline of McMillan Road the full length of the subdivision boundary. The
westernmost common area adjacent to McMillan Road appears to be less than the required 20
feet.
10. The face of the plat shows a calculation of 3.2% total open space within the subdivision. The
City has not allowed landscape buffers to be used in the calculation of open space for
residential subdivisions, which are to be designed as usable areas. The Tot Lot shown as Lot
4, Block 5 is 16,689 s.f., which is the only usable open space within the subdivision. This
area is less than 1% of the total gross area. Since this is a Planned Development, Staff
Edinburgh Place Sub.PP.doc
Mayor, Council and P&Z
May 2, 2000
Page 5
recommends the usable open space area be increased to a minimum of 10% of the gross land
area, or four (4) acres (which is City ordinance, 12-6-7.E.5.). One option to consider would
be to incorporate additional lots into the Tot Lot area to increase the size and recreation
options for this open space at the center of the subdivision, accessible from both Roaring
Creek Road and Redwick Road. At a meeting with Staff on 5-1-00, the Applicant verbally
agreed to expand the Tot Lot by adding the two lots immediately south of the currently
proposed Tot Lot. This would make the total usable open space approximately .75 acre.
11. Staff is in the process of developing a "system development charge" (trunk line fee) for all
properties developing within the City of Meridian Urban Services Planning Area. This fee
will facilitate future construction of trunk sewer and water lines. This proposed
development should be considered a candidate for payment of this fee as it is developed.
Preliminary calculations show the fee to be $750/lot (sewer) and $520/lot (water).
Profiles were submitted to the Public Works Department on April 26th. Staff has not had time to
review these profiles to determine if minimum depth of sewer meets the three-foot standard and
minimum slopes. However, the Applicant's representative has verbally advised us that it does.
Preliminary indications are that 50 lots can be sewered into the Vienna Woods lift station. If the
entire subdivision cannot be served, there is a legal question as to whether the City can approve a
partial preliminary plat and not be obligated in some way to provide municipal services.
The subdivision design lacks imagination. The City of Meridian already has a proliferation of
single family residential lots that are the 8,000 sq. ft. minimum lot size. The design does not
lend itself to a diversity of housing types and sizes, as called for in the Meridian Comprehensive
Plan.
STAFF RECOMMENDATION
Based on the conditions and Comprehensive Plan analysis noted herein, staff recommends denial
of this rezone and preliminary plat application. However, if City Council chooses to approve
this subdivision, the items noted above should be clearly expressed as conditions of approval. If
the subdivision is approved, it can only be for the 52 lots as shown on the attached map.
Preliminary approval cannot be granted for the entire preliminary plat as submitted to Ada
County.
Edinburgh Place Sub.PP.doc
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MRy-16-2000(TUE) 16:50
MOFFRTT THOMRS
2083855350
Bunderson-Smith, LLC
8645 W. Fraaklia
Boise, Idaho 83709
208/ 376-8521
208/ 376-6804 (fax)
May 16, 2000
VIA FACSIMILE
1V);ayor Robert Corrie and Meridian City Council
33 East Idaho
Meridian, Idaho 83642
RE: Edinburgh Place
Dear Mayor and City Council Members:
P. 002
~C~~D
MAY 1 6 2000
C11'Y OF MERIDIAN
As you know, Ada County has asked Meridian to provide comments on the proposed subdivision
known as Edinburgh Place. At your hearing on May 2, 2000 the Council moved to recommend to
Ada County denial of the preliminary plat because the existing sewer capacity is not enough to
provide service to all 1381ots shown on the preliminary plat.
As your engineer stated at the hearing, there is capacity to serve 521ots and, as we stated at the
Council hearing, we will not develop more than 521ots until further capacity is developed. Your
engineer also reported that once the White Trunk Line is developed (approa-imately one year),
capacity in that Line will be available for many years to come. I believe your engineer stated that
even if all future development in Meridian were served solely by the White Trunk sine (an
unlikely situation), capacity would exist in that Line for eight years. Clearly the City is
energetically working toward serving this area in the relatively near future. Accordingly, to
recommend approval of our 52-lot preliminary plat (using existing capacity) would be consistent
with Meridian's plans to serve this area.
Following your hearing, we met with Ada County to determine whether the County would
process a preliminary plat showing only 521ots rather than 138. Ada County has told us that it
will. Copies of this preliminary plat were provided to your staff at the end of last week. With this
preliminary plat, Meridian has the assurance that no more than 52 lots will be developed prior to
further sewer capacity being developed.
We are respectfully asking the Council to reconsider its decision in this matter based on this new
information from the County. We also ask the City to reconsider its decision because we are
providing a preliminary plat for review (that is, one showing 52 lots) that clearly meets the spirit
and intent of the Council's previous motion.
601 MTt:Z96532.t
MAY 16 '00 16 58 2083855350 PAGE. 02
MRy-16-2000(TUE) 16:50 MOFFRTT THOMRS 2083855350 P. 003
Mayor Robert Colnrie and Meridian City Council
May 16, 2000
Page 2
We look forward to meeting with the Council at its next hearing on lvl;ay l6, 2000.
Very truly yours,
CS A~_ ~ ~
cc: Steve Smith
Gene Smith
JOAnn Butler
Bill Nichols
60i MT1-296532,1
MAY 16 '00 16 58 2083855350 PAGE. 03
MRy-16-2000(TUE) 16:50 MOFFRTT THOMRS 2083855350 P. 001
Moffatt ~hornr~s
MOFFATT THOMAS BA.RRBTT ROCK e'r FIELDS, CHID.
Retum Mailing address:
PO Box 829
Boise ID 83701 0829
Return Delivery address:
101 S Capitol Blvd 10th FI
Boise ID 83702
3 Pages (including this cover page) Sent: May 16, 2000
TO: Mayor Robert Corrie and
Meridian City Council
Fax Number: 887-4813
Voice Number: 888-4433
Steve Smith
Fax Number: 376-6804
Voice Number: 376-8521
GC: Bill Nichols
Fax Number: 288-2501
Voice Number: 288-2499
Fax: 208 385 5350
Voice: 208 345 2000
Direct: 208 385 5404
File No.: 21-736.0
FROM . JoAnn c. Butler
Description: Edinburgh Place
Comment: Mr. Gunderson requested that I forward to you the attached letter.
PLEASE DELIVER IMMEDIATELY
The information contained in this facsimile message is attorney privileged and confidential information
intended only for the use of the individual or entity named above. If you have received this
communication in error, please immediately notify us by telephone to arrange for return of the original
document to us. Thank you.
BQI MT1'297132.1
f~Q~
MAY 16 '00 16 57 2083855350 PAGE.01
** TX CONFIRMATION REPORT ** AS OF MAY 16 '00 17 58 PAGE.01
CITY OF MERIDIAN
DATE TIME TO/FROM MODE MIN/SEC PGS CMDq STATUS
17 05/16 17 54 PUBLIC WORKS OF--S 00'39" 003 117 OK
18 05/16 1?~55 LEGAL DEPARTMENT EC--S 01'00" 003 117 OK
19 05/16 17 57 2088886854 EC--S 00'50" 083 117 OK
PN/7 w LVVV~IYL/ ~V•V~ MW~Iw, uwnn ~u
Bunderson-Smith, LLC
8645 W. Fraa]clia
Boise, Idaho 83?09
208/3?6-8521
208/3?6-6804 (fax)
LWVVVWVV
May 16, 2000
YIA FACSIMILE
Mayor Robert Cowie and Meridian City Councd
33 East Idaho
Meridians, Idaho 83642
RE: Edinbwgh Place
Dear Mayor and City Council Members:
.~C~~~
MAY 1 6 2000
CITY OF MEBIDIAII~
As you know, Ada County has asked Meridian to provide comments on the proposed subdivision
known as Edinburgh Place. At yow hearing on May 2, 2000 the Counal moved to recommend to
Ada County denial of the prlclitninary plat because the existing sewer capacity is not enough to
provide servioe to all 1381ots shown on the preliminary plat.
As your engineer stated at the hearins, there is oapacity to serve 52 Lots and, as we stated at the
Council Rearing, we will not develop more than 52 lots until further capacity is developed. Yaw
engineer also reported that once the White Trunk Line is developed (approximately one year),
capacity in that Line will be a~lable for many years to come. I believe your engineer stated that
even if all :Future development in Meridian were served solely by the White Trun}c Line (an
unlikely situation), capacity would exist in that Line fox eight years. Clearly the City is
energetically working toward serving this azea in the relatively near future. Accordingly, to
recommend approval of our 52-lot preliminary plat (using existi~ capacity) would be consistent
with Meridian's plans to serve this area.
Following yow Rearing, we rnet with Ada County to determirse whether the County would
process a preliminary plat showing only 52 lots rather than 138_ Ada County has told us that it
will. Copies of this preliminary plat were provided to yow staff at the end of last week. With this
preliminary plat, Meridian Ras the assurance that no more than 521ots will be developed prior to
further sewer capacity being developed.
We are respectfully asking the Council to reconsider its decision in this matter based on this new
information from the County, We also ask the City to reconsider its decision because we are
providing a preliminary plat for review (that is, one showing 521ots) that clearly meets the spirit
and intent of the Counci]'s previous motion.
601 MT7:19653i.1
MAY 16 '00 16 58 2083855350 PAGE, 02
ADA COUNTY EVALUATION SHEET
Proposed Development Name Edinburgh Place Subdivision File No. 00-10-PDR
Date Reviewed 3/22/00 Preliminary Stage XX Final
Engineer/Developer Hubble Engineering
The Street name comments listed below are made by the members of the ADA COUNTY STREET
NAME COMMITTEE (under direction of the Ada County Engineer) regarding this development in
accordance with the Ada County Street Name Ordinance.
The following streets are existing and the names shall appear on the plat:
°W. McMILLAN ROAD" "W. MEADOW CREEK DRIVE" "W. ROARING CREEK STREET"
"W. REDWICK DRIVE" and "W. WHITE HAWK STREET".
The name "EDINBURGH" sounds like "EDENBURGH" and cannot be used.
The subdivision will require seven U new street names.
The above street name comments have been read and approved by the following agency
representatives of the ADA COUNTY STREET NAME COMMITTEE. ALL of the signatures must
be secured by the representative or his designee in order for the street names to be officially
approved.
ADA COUNTY STREET NAME COMMITTEE,
DESIGNEES
Ada County Engineer John Priester
Community Planning Assoc. Sue Hansen
City of Meridian Cheryl Sable
ENTATIVES OR
~e~~ Date 3 Z aD
Date
Date 3 ~ 2 3 ~
Meridian Fire District Representative ~~ ~~ Date 3 ~ 7" ~ ~
NOTE: A copy of this evaluation sheet must be presented to the Ada County Engineer at the
time of signing the "final plat", otherwise the plat will not be signed 1111
Sub Index Street Index Section
NUMBERING OF LOTS AND BLOCKS ~'~ ~ ~' ~Y~, Q - ~G~~ %~~ ~~~~~~~ ~%~~ ? /U - 2'~ 6~0~~~ ~
TR\SUBS\COUNTY.FRM
3/~~~aa
April 17, 2000
Ada County Dev. Svcs
MERIDIAN CITY COUNCIL MEETING April 18, 2000
APPLICANT Steve Smith ITEM NO. 9
REQUEST 00-1 OPDR / 00-05 ZC -Preliminary plat for Edinburgh Subdivision - 138
lots on 40.69 acres - 1 /2 mile east of Eagle Road on McMillan Road
AGENCY COMMENTS
f f
CITY CLERK: See pfeVIOUS Item packet ~~.'~~~~- {~`I ~ ~~
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT: ~~~~
ADA COUNTY HIGHWAY DISTRICT: y
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
~~
SETTLERS IRRIGATION: ~"
~~~
IDAHO POWER:
US WEST:
t` r ~ ~.~
INTERMOUNTAIN GAS: .~ ,~
BUREAU OF RECLAMATION: ~-~~_~,(~
OTHER:
Materials presented at public meetings shall become property of the City of Meridian
~ ~
April 14, 2000 Ada County Dev. Svcs
MERIDIAN CITY COUNCIL MEETING April 18, 2000
APPLICANT Steve Smith ITEM NO. 9
REQUEST 00-1 OPDR / 00-OS ZC -Preliminary plat for Edinburgh Subdivision - 138
lots on 40.69 acres - 1 /2 mile east of Eagle Road on McMillan Road
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
see attached comments
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER:
Materials presented at public meetings shall become property of the Cify of Meridian.
March 31, 2000
DEPARTMENT REPORT
MERIDIAN CITY COUNCIL MEETING April 4, 2000
APPLICANT CITY PLANNER -BRAD HAWKINS-CLARK ITEM NO. 16-B-1-A
REQUEST ADA CO. DEVELOPMENT SERVICES APPLICATION: BY STEVE SMITH FOR EDENBURG
PLACE SUB OF 138 BUILDABLE LOTS W/REZONE FROM R-T TO R-4 OF 40.69 ACRES
AGENCY COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
DOCUMENTATION PENDING
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
BUREAU OF RECLAMATION:
OTHER:
Materials presented at public meetings shall become properly of the City of Meridian.
FROM :DEVELOPMENT SERVICES 2083642406 1900 04-04 16:10 #898 P. 01 /07
~ ~
ADA COI:-NTY "'
DEVE~,OPMENT SERVICES ~ ~
PHONE: (208) 364.2277 650 MAIN STREET, BOIS)r, IDAHO 83702 ~
FAX: (208) 364-2.406
BUILDING ENGINEERING PLaNNING ZONING
DATE : March 1 ~, 2000
TO:
Ada County
X Assessor
_X Huilding Division
3C _
Engineer
Long Range P1a~u-ing
X Parka Dept./Donna Griffin
7c
__.. 0_I.3_
Solid iPaste Ngmt. /Dave Neal
x EMs
X Pest Extermination
X Ada County Sig'hway District
Other Agencies
x coesPASs
X Central DiDtriat Health
Hoiae Airport Director
Boise Planning ~ Zoning/Riahard Cook
Boise Public f/orAs/Ivan HutterlYeld
_X Hureau of Reclamation
X Boise Project Board of Control
X Settlers Irrigation District
Drainage District
Sower District
_x_ Natural Reaonreo Conservation Sete
X .
Div. o#' Environmental Quality
X Dept. of Water Resources
Utilities
X Idaho Purer
X Intermountain Oaa
X U.9. West
X Unite4 Water Co.
~~
Hoiae Sire Depnrtoent
X Meridian 81rc Diotriat
Chevron Pipeline
Northwost Dipeline
Idaho 2ranaportation DistricC
X Meridian school District
X C1ty of Meridian
V.9. Post 0£fice
Neighborhood Asan_
X Meridian Cea-etery
X_Meridian Library
X Mosquito Abatement
FROM: Steve Hopkins, Planner II
RE: 00-1QPDR/00-OS ZC STEVE SMITH
The Ada. County Planning and Zoning Commission will hold a public hearing on Aprd 20, 2000.
beginning at G:00 p.m. in the Les Bois Roonl of Boise City Hall, 150 North Capitol Blvd, Boise, ID, on
the following application:
0a1QPDR/04.OS-ZC STEVE SMITH: A Planned Residential Development consisting of 138
buildable lots, 8 common lots and a zone change fiom RT (Rural Trsnsition) to R4 (Low Density
Residential). The property contains 4U_69 acres and is locsted on the north side of McMillan Road,
approximately ,5 miles west of Eagle Road, Meridian, ID; Section 29, T. 4N., R lE.
Ada County welcomes say comments you may have on this application. Please submit your comments on
agency letterhead, by April 5, 2000. Make specific reference to the file number noted above. If you do
not respond, Ada. County shall consider you as having no comments on this application.
ATTACHMENTS:
1. Land Use Application
2• Applicant's Statement
3. Site Plan
4. Vzcinity Map
APR 04 '00 17:18
2083642406 Por,~ r~,
FROM :DEVELOPMENT SERVICES 2083642406 1900 04-04
,..J„ ~
~f
6S0 MainStreet ADA COUNTY DEVELOPMENTSERVICES
Bois, ro s3~oz SUBDIVISION or
c~8> ~-~ PY.ANNED DEVELOPMENT wi#h land division
16:10 ii898 P. 02/07
SUBMITTALS
,.,...
-9
~°a
,-
This application is not complete without all the listed submittals. Incomplete applications will not be accepted. For detailed
instructions, please see the handout entitled, "GUIDE TO COtilPLET1NG APPLIC.q,TIONS".
1. ~ Detailed letter by applicant explaining the planned development application
2 (~ Prelimilnary plat Include 1 full size and 1 reduced to 8'/z" x 11".
3• ®Nai~al featnr~es gyp. Include 1 Lull size and 1 reduced to 8 ~/z" x 1:1".
~. p warranty aeca.
$• [~ Zoning map andAerial photo of the site. Available from APA mapping, located on the 2^d floor of the County Building,
6. (~ Parcel map. Available from the Assessor s office on the ~~h floor of the County Building.
® Grvand water etndy (bevel I or In, if the site is within the Southwest Planning Area. Submit S mpies. Article 8-8C
8- ®Pre]iminary grading planif the site is within a hillside area. Article 8~E of the Ada County Code.
9• ®Floodp]ain appliacatian if the site is 'within a flood hazard area, Article 8-8B of the Ada County Code.
10. (~ Me6ee and bounds lefgal description of property to be subdivided.
11. ®Ne3girbavhood meett~ cesGtficattan.
12 ~( Letter from Idalw Department of Fitch and Game stating impact of development on wildlife. Section 8-10-5-1(f),
13. ®ReeWcttve covenants, if proposed.
14. ® Subdivision some approval from the County Engineer,
15. ® Proper fen All fees over $400 must be cashier's check, money order, or cash.
Addiiional;r~bnriitalslbr Cnnr~nerctal orladustriaj devPlopm~ris re~q~ured LJ Chapter 8 9 and Section 8-I.i-,i3 of U~r Adn Cpunhj Cady
16. The following requirements may be submitted individually or shown on the site plan
^ Landscape plan.
^ Farldag and Citcalabloa plan.
^~lp~ RECEIVED
^ Siign P~
Non Faun Dez+eloym~nr~, rmt>t,vjo inelitde thcfo/turning.- F E B 2 2 2000
17. ^ Non'pasm snppleatent: This supplement must be completely filled out, A.DA COZINTY
18. ^ Lettei from the appropriate fire district stating ttte property is within a &re protection district ~l:tJELOPNFGNT SERVICES
19. ^ Management plan for the open space. Section 8~B-7(~ of the Ada County Code.
When additional copies aze required, the applicant will be notified on the Wednesday following the submittal date.
THE DEADLl1VE FOR SUBMISSION I;S 11:OOAM ON THE CUTOFF DATE
SITE INFORMATION
Location: Quaxter: SW Section: 29 Township: 4nt Range: 1_ E Toral Acres: 40 , 69
Site Address: 1l/A Zoning- RT
Area of City vrtpact-. Meridian Urbaxt Sexvice Planning Area: Me r i d i a n
TaxPaicelNtrmber(s): 5059346600 - 5059346700 -5059346800 - 5059347000
ReservedSubclivisionName: Edinburgh Place Subdivision
All s~bdivibion names must be approved by the county Engineer prior to submission of the prelia»nary plat
OFFICE USE QNLY Date: Z
Fi]eNo.:Qp_~~~ 0~ Fes,.
Zo Received Hy: '^ Frog, Sh~aet./ GIs
X-Ret SS
A7-o~ C~ 1-og: History Map: /' Airport --~ Stamped:
Flood Zone: --- Pipeline/Gn?enway:-.-. P&Z: Wildland: --
~ ~ Southwest ~---
r~wie~ed 2/4/00 page 1
SUBDIV-1 DOC
APR 04 '00 17:18
FROM :DEVELOPMENT SERVICES 2083642406 1900 04-04 16:10 #898 P.03/07
/"~ r•
.GENERAL INFORMATION V `;
~vaterSupplY(Providewatercompanynarne;fapplicable): City Of Meridian
Sewage (method of disposal): City of Meridian
Eire Protection District.: Meri di an ~ Fi re Department Srrigation District: Settlers
School District:
Ol-VNER
Name: Gunderson -Smith LLP
Address: 8645 W. Franklin Road
City: Boise State: TD Zip: 83709
Telephone: ___376-8621 Fax: _376-6804 '
I consent to the submission of this application
~ Z~l8-oe
Signature: (Owner) Date
AGENT
Contact name: Shawn L. Nickel
Company:}luhhlp FngjnP, Prin~~ Tnr
Address: 9550 Bethel Ct.
City: Boise State: Id Zip:83709
Telephone: 322-8992 Fa,,~:378-0329
RECEIVED
FE B 2 2 2000
noa couNTY
SPECIFIC USE INFORMATION DEVcLOPMENTSERV~rEs
List the proposed use, square feet of proposed use, zoning grid number of lots within each zone.
146 Lot (138 Buildable) Single-Family dwelling Subdivision and Zone change from RT to R4
Will this project be phased? If yes, provide details.
Are you requesting zero lot line setbacks? No
If you are requesting any reduced lot sites, homage, or setbacks, lis t the lots.
Reduced frontages on the following lots- Lots 4 & 5 Block 1~ Lot 4, Block 3, and Lot 9 !~ ..
Block 8
Lot anallsis:
Total Number of Lots: 138 Bui ldabl e
SmallestLot:_8,000 sq ft
LargestLot~9 404 s~q ft
APPLICANT
Name: `Steve Smith
Address: 8645 W. Franklin Rd
Ciry: Boise State:ID Zip: 83709
Telephone: 376-8521 Fax:
I hereby certify that information on this form is
correct to the best of uiy knowledge_
Z-/g-oo
Signature: (Applicant) Date
The reverse side contairu a checklist ror inFormt~cor, re:1used
on the PreIimi.Iktir. ~=la a:;d ~_ ~;a'_urai Eeaiar~~s mao.
:rv~
Density (total area/~ofIots) 3.4 du/acre
APR 04 '00 17:18
FROM :DEVELOPMENT SERVICES 2083642406
1900 04-04 16:11 #898 P.04/07
ADA COUNTY DEVELOPMENT APPLICATION
LEGEND
RR Zoning
~~~~'+ Incorporeted Areas
,.~
Water
~~ Fest
Ada County
Development Services
650 Main Street
Boise, Idaho 80702
208-364-2277
7TMe mep b meow tram t~ eopyriyfceu C! AOe County.
AAe Courrpr eRex notloe tlewe ror Inoocveciss a
misuao or tM1ty map, Mapv OearY18 my maclomar may
~ ~bP~ fieoly. MorYeuer, tso Yl ]r'r Oiel01 TOI1/1
ragi:/ea Ue w~rxten permiaelan d Ade Cownp
N
WE
S
APR 04 '00 17:19
2083642406 Por.G rnn
I FILE NO. 00-10-PDR/00-05-ZC
FROM :DEVELOPMENT SERVICES
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APR 04 '00 1?~20 2083642406 par, a~
FROM :DEVELOPMENT SERVICES 2083642406 1900,04-04 16:12 it898 P.06/07
,~ .~
•~~,~vvEFq~'
Q ~ RUBBLE ENGINEERING, INC.
~~o
9550 Bethel Court ^ Boise, Idaho 83709 2081322-8992 . Fax 208/378-0329
A.,
ebruary 25, 2000
Board of Ada County Commissioners
6501V1ain Street
Boise, Idaho 83702
RE: Edinburgh Place Subdivision and Zone Change-Letter of Intent
Dear Commissioners;
As representative for Bunderson-Smith,. LLP, please accept this application for
Edinburgh Place Subdivision, located on the north side of McMillan Road, west of Eagle
Road, Boise, Idaho, Section 29, Township 4 l~Torth, Range 1 East of the Boise-Meridian.
Edinburgh Place includes 40.69 acres and has been designed with 138 single-family
dwelling lots and includes a request for zone change from RT (Rural Transition) to R4
(Low Density Residential). A density of 3.4 dwelling units per acre is proposed.
The enclosed applications for a planned residential development and zone change have
been submitted in accordance with the requirements of theA,da County Zoning
Ordinance and Subdivision Ordinances. The proposed density is in compliance with the
Meridian City Comprehensive Plan.
The 138 residential lots within this subdivision range in size from 8,000 to 19,404 square
feat, with 8,000 being the minimum lot size allowed in the R4 zone. Each lot will meet
the design and dimensional standards of the Ada County Code with the exception of Lots
4 and 5, Block I; Lot 4, Block 3, and Lot 9, Block 8, which we are requesting reduced
frontages from 60 feet to a minimum of 40 feet. In addition, we are requesting a
reduction in the rear yard setback requirement for Lot 3, Block 3. This lot will contain
the existing dwelling that is to remain on the site. Due to the required right-of--way that
ACfID is requiring for McMillan Road, it is impossible to maintain the necessary setback
to the existing structure. Both of these requested modificatioru are allowed through the
planned development process. All streets will be public and constn.Icted to Ada County
~Iighway Y7istrict standards. Public services will be provided to this subdivision. Sewer
service will be through the proposed lift station in Vienna Woods Subdivision to the
north. This lift station r~vill be utilized for service to the City of Meridian.
The development has been designed with 1.31 acres of open space, including landscaping
along McMillan Road and the collector streets into the subdivision, and atot-lot and
connecting pedestrian pathways. A newly completed city park is located '/a mile to the
east of the development to provide additional recreational open space for the residents.
APR 04 '00 1?~20 2053642406 PAGE. 06
FROM DEVELOPMENT SERVICES 2093642406 1900 04-04 16=12 #898 P. 07/07
~~• t~
In all, we feel that Edinburgh Place Subdivision will be a quality addition to the west
Boise area. We believe a zone change to R4 will benefit the public interest by allowing
for more diversity in housing types while allowing for the continued improvement and
expansion of city services to this area of the County. The proposed zoning and
subdivision are compatible with the existing residential land uses in the area. We look
forward to working with you and your staff and request approval of this project. If you
have any questions, please do not hesitate to contact me at 322-8992.
Sincerely,
Shawn L_ Nickel, Director of Planning
Representing Lone Star Development, LLC.
2
APR 04 '00 17 20 2053642406 PAGE.07
-~ ~ The Idaho amity of Meridian
Statesman ~-PR 2 0 2000
P.O. BOX 40, BOISE, IDAHO 83707-0040 °2 s ~+n'' fi ?'f~~ ~`ro
' - ~ ~ nt Due w
LEGAL ADVERTISING INVOICE
j $59.16
~n
064514 228990 ;SMITH, STEVE
NT APRIL 10, 17, 2000
Estimated Inches Real Inches
CITY OF MERIDIAN 39 LINES _
33 E. IDAHO AV E # Affidavits Legal Number
MERIDIAN, ID 83642-2631
_ 1 _~ 6876
LEGAL NOTICE
NOTICE OF APPLICATION
NOTICE IS HEREBY GIVEN, pursuant JANICE HILDRETH ,being duly
to the Ordinances of the City of Meridian
and the laws of the State of Idaho, that sworn, deposes and says: That she is the Principal Clerk of The
Steve Smith has filed with the Zoning
Administrator of the City of Meridian an Idaho Statesman, a daily newspaper printed and published at Boise,
application for an Accessory Use Permit
for the operation of an air conditioning and Ada County, State of Idaho, and having a general circulation therein
heating business (office/storage) out of
his home at 2240 N.W. 15th Street, Meridi- and which said newspaper has been continuously and uninterruptedly
~ an, Idaho. Comments, either for or ublished in said Count Burin a eriod of twelve consecutive
against, said application must be filed p y g p
with the zoning Adminisrrator within fif- months prior to the first publication Of the notice a copy of which is
teen (15) days affer the initial publication ~
of this notice and shall be addressed to attached hereto; that said notice was published in The Idaho
Shari Stiles, Zoning Administrator, City of
Meridian, 200 East Carlton, suite n2o1, Statesman in conformity with Section 60-108, Idaho Code as
Meridian, Idaho. If there are objections
filed within the time allowed, the Planning amended, for TWO
and Zoning Commission shall hold apub- - --
lic hearing on the application, after proper 0 consecutive weekly ^ single
notice, and may grant or deny the appli-
cation affer making and adopting Find- ^ consecutive daily ^ Odd skip
ings of Fact and Conclusions of Law.
The property at 2240 N.W. 15th Street is insertion(s) beginning with the issue of
Block 4,~~ofl elmended~bp atashowin9 APRIL 10 , 2000
Meadow View Subdivision, Meridian, Ada
county, Idaho. and ending with the issue of
Anv and all interested persons are wel- APRIL 17 2000
come and invited To submit comments.
Dated this 5th day of April, 2000.
SHARI STILES, ZONING ADMINIS-
TRATOR
Pub. APr. 70,17, 2000 6876
' STATE OF IDAHO )
ss.
COUNTY OF ADA
On this 17TH day of APRIL in the year of
2000 ,before me, a Notary Public, personally appeared
~~;,~~ JANICE HILDRETH known or identified
pEit'Q® , ~"°kN, to me to be the person whose name subscribed to the within instrument,
~ ~,+•''•••'••. ` and being by me first duly sworn, declared that the statements therein
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~ are true, and acknowledged to me that she executed the same.
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MAYOR HUB OF TREASURE VALLEY
Robert D. Corrie
A Good Place to Live LEGAL DEPARTMENT
CITY OF MERIDIA `208' 288-24 • Fax 288-2501
CITY COUNCIL MEMBE N
RS PUBLIC WORKS
Ron Anderson 33 EAST IDAHO BUILDING DEPARTMENT
Keith Bird MERIDIAN, IDAHO 83642 (208) 887-2211 'Fax 887-1297
Tammy deWeerd (208) 888-4433 • Fax (208) 887-4813 PLANNING AND ZONING
Cherie McCandless City Clerk Office Fax (208) 888-4218 DEPARTMENT
J ~ ~ ~~ (208) 884-5533 • Fax 888-6854
~~.~~ -~
MEMORANDUM:
May 2, 2000
To: Mayor and City Council
,,~ ~, ~ ,~
From: Gary Smith, City Engineer
~~~
;
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,~
Shan Stiles, P&Z Administrator ~~3 ,~
Brad Hawkins-Clark, Planner ~B~-
Re: Request for a Preliminary Plat (Planned Residential Development) for Edinburgh
Place Subdivision in Ada County - 138 Single-family Dwelling Lots on 40.69
Acres - by Bunderson-Smith, LLP
APPLICATION SUMMARY
The subject application proposes to develop 40.69 acres consisting of 138 single family buildable
lots and eight (8) common lots at a density of 3.4 dwelling units per acre. The Applicant, Steve
Smith, is requesting a rezone from RT (Rural Transitional) to R4 (Low Density Residential) and
a Planned Residential Development. It is located on the north side of McMillan Road
approximately one-half mile between Locust Grove and Eagle Road/SH 55. The proposed
subdivision is situated in the northeast portion of Meridian's Area of Impact within Ada
County's zoning jurisdiction immediately south of the recently approved Vienna Woods
Subdivision.
BACKGROUND & GENERAL COMMENTS
At your April 4, 2000 meeting, the Council requested Staff to prepare detailed comments on the
subject application. On April 7, 2000, a letter was sent to the Ada County Commission
requesting they defer action on this project until official comments could be prepared by the
City. You requested more time be spent analyzing the plat as well as the impact of City services
being extended beyond the City limits. The application was originally set for a public hearing on
April 20, 2000 before the Ada County Planning & Zoning Commission but is being
recommended by Ada County Development Services staff to be tabled to the May 11, 2000
meeting.
As part of the City's negotiations with Ada County over the Meridian Area of Impact in 1997,
the City Council agreed to provide services to the 80 acre, Vienna Woods parcel. A lift station is
currently being constructed in the southwest corner of Vienna Woods and connected to a
pressure sewer line in Locust Grove Road which runs approximately one mile south to connect
to the City's existing 8" sewer line at the Charter High School. The Applicant for Edinburgh
Edinburgh Place Sub.PP
Mayor, Council and P&Z
May 2, 2000
Page 2
Place proposes to connect to the sewer luxe and lift station serving Vienna Woods. Water service
would need to be extended to the east down McMillan Road from Locust Grove Road to the
subdivision's east boundary.
The primary issue before Council on this application is whether or not urban services should be
provided beyond existing city .limits to serve the subject property. Staff feels it is important to
point out that no commitment was ever made by the City of Meridian to the Ada County
Commission during the 1997 Area of Impact negotiations to serve any property in this northeast
service area other than the 80 acres of Vienna Woods Subdivision. We do not feel Vienna
Woods should beviewed as aprecedent-setting case in terms of providing City services outside
the City limits. The City fulfilled its commitment to serve Vienna Woods and is under no legal
or binding obligation to serve additional properties beyond Vienna Woods. Regardless of the
ultimate build-out timeframe and Final Plat application submittals for the Vienna Woods phases,
the City must reserve sufficient capacity to serve all 80 acres.
The following policies from the 1993. Comprehensive Plan support Staff's recommendation to
deny the plat at this time and to not approve development beyond the City limits. These policies
are cited for your consideration in making a decision:
• "New growth should fmance public service expansion" (pg. 1, Forewazd).
• "The Meridian Urban Service Planning Area is the geographic area where municipal
services and utilities are available or planned for, including municipal central sewer
and water facilities" (pg. 3, Forewazd).
• Goal 2 of the City's ten community planning goals is "To ensure that growth and
development occur in an orderly fashion in accordance with adopted policies and
procedures governing the use of land, residential development, the provision of
services and the distribution of new housing units within the USPA" (pg. 5,
Forewazd).
• Goa19 of the City's ten community planning goals is "To encourage a balance of land
use patterns to insure that revenues pay for services" (pg. 5, Forewazd}.
• "Although it is recognized that urbanized development does exist within the rural
areas of the Area of City Impact, the rural lands should be kept in agricultural
production as long as possible until urban services (municipal sewer and water
facilities and other essential services) can be provided" (Policy 6.3, pg. 29, Land Use
Chapter).
• "Within the USPA one single-family residential house may be placed on a 5- or 10-
acre tract provided dry line sewer and water lines are installed and constructed..."
(Policy 6.3.b., pg. 29, Land Use Chapter).
• "Residential development is allowed in the rural azeas provided that said development
does not exceed the Rural Residential Agricultural density, unless it is inside the
USPA and City sewer and water is provided, when Low, Medium and High density
residential may be considered. All residential development must also comply with the
other appropriate sections of this plan" (Policy 6.4, pg. 30, Land Use Chapter).
• "Residential developments shall be phased in accordance with their connection to the
municipal sewer system" (Policy 1.7, pg. 67, Housing Chapter).
Edmbur~ Placc Sub.PP.doc
Mayor, Council and P&Z
May 2, 2000
Page 3
Stars opinion is that the current zoning for the subject property, which is Rural Transition (RT),
is the most appropriate given the provisions of the Comprehensive Plan. Section 8-4C-1 of the
Ada County Code describes the purpose of the RT zone as follows:
"The .purpose of this Article is to identify lands lying within the Area of City Impact on
the Ada County Comprehensive Plan Map that aze not zoned residential, commercial or
industrial. Such lands are presently not served by urban services and urban growth should
be discouraged until urban services aze extended. At such time, it is appropriate to rezone
RT lands to applicable urban zoning classifications and to permit development that is in
accordance with the applicable City Comprehensive Plan. Until such time, appropriate
use of these lands includes agricultural uses and residential development of a rural
character."
Both Meridian's Plan and the Ada County Code recognize the need for orderly urban growth in
relationship to the providence ,of urban services, including, most importantly sewer and water.
This parcel should remain RT and not be rezoned at this time.
RECOMMENDED CONDITIONS
Should the Council choose to recommend approval of the subject rezone and plat to Ada County,
Staff recommends the following conditions be placed on this application:
~ ~ 1. A condition of approval placed by the City on the Vienna Woods Subdivision was they
submit an application for Annexation to the City of Meridian, which Skyline Development
Company did on September 10, 1998. Since the property is not contiguous, the City did not
formally process the application and has been holding both the application and fee until such
time as they become eligible for annexation. If approved, Staff recommends the Applicant
be required to give irrevocable consent to annexation to the City of Meridian upon
contiguity. An agreement needs to be recorded covering the entire development. The
Applicant has also stated their intent to place the requirement for annexation as a non-
negotiable term within each lot's property deed.
M~~ w`,~ 2. The 1993 Generalized Land Use Map designates a proposed school site in the immediate
~ ,M CN b~~ ~. vicinity of the subject pazcel. Staff has been interpreting such designations to act as a trigger
~ s\~;`~, : pk.~ that a future school should be located in the general azea (one square mile section). Given
~~~ ~~~, the existing County residences in the area, the approved 255 single-family homes in Vienna
~~\ a Woods and the over-capacity of the schools that would serve this area, Staff feels there are
inadequate educational facilities to meet the additional proposed 138 homes within
~ `~'O', ~'4e' Edinburgh Place Subdivision.
~ , a~.cl- .,..;11
S wd \ efi1~~ In his March 17, 2000 letter to ACDS, Jim Carberry of the Meridian School District stated
,,,;~1, (,,,~1 that River Valley Elementary School has space available for the anticipated elementary aged
tl ~,\. children (47 children), but that Lowell Scott Middle School and Eagle High School are "over
capacity." If the Council recommends approval, Staff recommends the Applicant be required
Edinbwgh Place Sub.PP.dce
Mayor, Council and P&Z
May 2, 2000
Page 4
to meet with the Meridian School District and obtain a letter from the District regazding the
potential dedication of land for a future school and/or other potential options to mitigate their
over-capacity concern.
~~ 3. Vienna Woods Subdivision hasrequested entering into alate-comers agreement with the City
of Meridian, or equivalent,. for' all off-site costs. If approved, Edinburgh Place Subdivision
would be subject-:to payment oflate-comer fees for all lots at the time of Final Plat signature.
~~. 4. Provide five-foot-wide sidewalks throughout the subdivision. (It appears only four-
" foot=wide sidewalks are shown on the plat.)
C'~~-- 5. Coordinate fire hydrant placement with the City of Iv~eridian Public Works Department.
Q k-- 6. If the pressurized irrigation system within this development is to remain a private
homeowners association system, complete plans and specifications shall be reviewed by the
Public Works Department as part of the development plan review process. A draft copy of
the pressurized irrigation system O&M manual 'must be submitted prior to plan approval.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a creek or well source is not available, asingle-point connection to the
culinary water system shall be required, and the common areas within the development will
be a subject to water assessments.
~ ~-- 7. Applicant shall be responsible to construct asix-foot-high, permanent perimeter fence along
the west property boundazy.
U1~ 8. The Applicant should be required to contribute pazk impact fees to the City for this
n ~`,~ «,,,r} subdivision. The application states that a Boise City.pazk is less than one-half mile from the
~~~ subdivision. However, once annexed into Meridian, the City will also provide park services
vu\u~ a`to residents in this northeast quadrant. Although the City has not yet entered into an area of
impact agreement to include these fees within our area, the fact that municipal services are
~ ~`~~ ~} being requested lends credence to the City being able to impose fees that are requested of
~<,ck- ~~~^~ other properties requesting City services. a ask that, if approved, park impact fees be a
~c.~.~• condition of approval. At a meeting with Sta on 5-1-00, the App scant verbally agree to
pay Men ian s pater unpact fees on a lot-by-lot basis.
O ~;., 9. As an arterial, a minimum landscape setback of 20 feet must be provided beyond a required
48 feet from centerline of McMillan Road the full length of the subdivision boundary. The
westernmost common area adjacent to McMillan Road appeazs to be less than the required 20
feet.
N o ~ 10. The face of the plat shows a calculation of 3.2% total open space within the subdivision. The
u. P oD. City has not allowed landscape buffers to be used in the calculation of open space for
residential subdivisions, which are to be designed as usable areas. The Tot Lot shown as Lot
4, Block 5 is 16,689 s.f., which is the only usable open space within the subdivision. This
area is less than 1% of the total gross azea. Since this is a Planned Development, Staff
Edinburgh Plan Sub.PP.doc
Mayor, Council and P&Z
May 2, 2000
Page 5
recommends the usable open space area be increased to a minimum of 10% of the gross land
area, or four (4) acres (which is City ordinance, 12-6-7.E.5.). One option to consider would
be to incorporate additional lots into the Tot Lot area to increase the size and recreation
options for this open space at.the center of the subdivision, accessible from both Roaring
Creek Road and Redwick Road. At a meeting with Stan' on 5-1-00, the Applicant verbally
agreed to expand the Tot .Lot by adding the two lots immediately south of the currently
proposed Tot Lot.. This would make the total usable open space approximately .75 acre.
~.1` o~ 11. Staff is in the process of developing a "system development charge" (trunk line fee) for all
~~~~ e~~r properties developing within the City of Meridian Urban Services Planning Area. This fee
c,_Ss essn~~' will facilitate future considered a candt id to for payment of this fee as it developed.
~ f~,;,~~.~ development should be co
ut~ ~S ~ ~~ Preliminary calculations show the fee to be $750/lot (sewer) and $520/lot (water).
~~ ~~a
Profiles were submitted to the Public Works Department on Apri126th. Staff has not had time to
review these profiles to determine if minimum depth of sewer meets the three-foot standard and
minimum slopes. However, the Applicant's representative has verbally advised us that it does.
Preliminary indications are that 50 lots can be sewered into the Vienna Woods lift station. If the
entire subdivision cannot be served, there is a legal question as to whether the City can approve a
partial preliminary plat and not be obligated in some way to provide municipal services.
The subdivision design lacks imagination. The City of Meridian already has a proliferation of
single family residential lots that are the 8,000 sq. ft. minimum lot size. The design does not
lend itself to a diversity of housing types and sizes, as called for in the Meridian Comprehensive
Plan.
STAFF RECOMMENDATION
Based on the conditions and Comprehensive Plan analysis noted herein, staff recommends denial
of this rezone and preliminary plat application. However, if City Council chooses to approve
this subdivision, the items noted above should be clearly expressed as conditions of approval. If
the subdivision is approved, it can only be for the 52 lots as shown on the attached map.
Preliminary approval cannot be granted for the entire preliminary plat as submitted to Ada
County.
Edinburgh P1ece Sub-PP.doc