Staff ReportChanges to Agenda:
- Items #4A & B: Street name change -Request for continuance to Dec. 6~
Item #4C, D: Tradewinds Subdivision (AZ-12.012; PP-12-015)
Application(s):
- Annexation & Zoning
- Preliminary Plat
Size of property, existing zoning, and location: This site consists of 10.42 acres, is currently zoned RUT in Ada County, and is
located on the southeast comer of S. Locust Grove Road & E. Victory Road.
Adjacent Land Use & Zoning:
North: Victory Road & residential properties in Sageland Subdivision, zoned R-8
East: Rural residential properties, zoned RUT in Ada County
South: Rural residential properties, zoned RUT in Ada County
West: Rural residential property, zoned RUT in Ada County
History: None
Summary of Request: The applicant requests annexation & zoning approval of 10.42 acres of land with an R-8 zoning district. The
proposed zoning is consistent with the FLUM designation of MDR for this site which anticipates residential densities between 3 and 8
d.u./acre. The proposed density of 3.74 d.u./acre is consistent with the MDR designation.
A preliminary plat is also proposed that consists of 39 building lots for single-family detached residential homes & 3 common area lots.
The plat is proposed to develop in 2 phases.
Access to the site if proposed via S. Locust Grove Road; A stub street is shown at the east boundary for future interoonnectivity.
There are a few imgation ditches traversing this site that are required to be piped as they are not proposed as water amenities. No
multi-use pathways are designated for this site.
Open space & site amenities are proposed on the site in accord with UDC standards. 10.3% open space is proposed consisting of
open space, parkways, & street buffers along Victory & Locust Grove. A'h basketball court is proposed as an amenity. The applicant
has also agreed to construct a pathway connection from Fathom Drive to Victory Road across Lot 16, Block 1.
Conceptual building elevations for the residential homes were submitted. To ensure the site develops as proposed,. staff is
recommending a development agreement as a provision of annexation. The DA includes a provision for future development to comply
with the preliminary plat, landscape plan, and conceptual building elevations submitted with this application.
Staff recommends the Commission add a provision to the DA for cross-access to be provided to the property to the south owned by the
City where the future water tank is proposed to reduce access points via Locust Grove Road, an arterial street, as required by UDC 11-
3A-3.
Written Testimony:
- Kristen Thompson (concerns regarding increase in traffic at the Victory/Locust Grove intersection; proximity to the Ten Mile
Creek (which actually runs along the south boundary of the adjacent property to the south); only one ingresslegress for
emergency access to the subdivision (local amendment to the Fire Code allows up to 50 homes with asingle-access point);
and assurance the subdivision would be completed with all public services if approved)
- Kevin McCarthy, Applicant's Representative (Does the City intend to pay for the upsizing of the water line as required in
condition #2.2? Yes)
Staff Recommendation: Approval w/ a Development Agreement
Notes:
STAFF REPORT Hearing Date: November 15, 2012
TO: Planning & Zoning Commission E IDIAN~--
FROM: Sonya Wafters, Associate City Planner I D A H O
208-884-5533
SUBJECT: AZ-12-012; PP-12-015 -Tradewinds Subdivision
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Don Newell, SDN, LLC, has applied for annexation and zoning (AZ) of 10.42 acres of
land with an R-8 zoning district; and a preliminary plat (PP) consisting of 39 single-family residential
building lots and 3 common area lots for Tradewinds Subdivision. See Section IX of the staff report
for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of
approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers AZ-12-012 & PP-12-015, as presented in the staff report for the hearing date
of November 15, 2012, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers AZ-12-012 & PP-12-015, as presented during the hearing on November 15,
2012, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Numbers AZ-12-012 & PP-12-015 to the hearing date of (insert continued
hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located on the southeast corner of S. Locust Grove Road and E. Victory Road, in
Section 29, Township 3 North, Range 1 East. (Parcel #'s: 51129223505; 51129223530)
B. Owner(s):
Glacier Bank
P.O. Box 1059
Coeur D'Alene, ID 83816
C. Applicant:
Don Newell, SDN, LLC
P.O. Box 1939
Eagle, Idaho 83616
Tradewinds Sub AZ-12-o12; PP-012-015 PAGE 1
D. Representative:
Kevin McCarthy, KM Engineering, LLP
9233 W. State Street
Boise, Idaho 83714
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation & zoning and a preliminary plat. A public hearing is
required before the Planning & Zoning Commission and City Council on this matter, consistent
with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: October 29, and November 12, 2012
C. Notices mailed to subject property owners on: October 26, 2012
D. Applicant posted notice on site(s) on: November 5, 2012
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of vacant land zoned RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Victory Road & residential properties in Sageland Subdivision, zoned R-8
2. East: Rural residential properties, zoned RUT in Ada County
3. South: Rural residential properties, zoned RUT in Ada County
4. West: Rural residential property, zoned RUT in Ada County
C. History of Previous Actions: NA
D. Utilities:
1. Public Works:
a. Location of sewer: E Victory Road.
b. Location of water: E Victory Road and S Locust Grove Road.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are a few existing ditches that traverse this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This property does not lie within a floodplain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" (MDR) on the Comprehensive Plan Future
Land Use Map (FLUM). The MDR designation allows smaller lots for residential purposes within
City limits. Uses may include single-family homes at densities of 3 to 8 dwelling units per acre.
Density bonuses may be considered with the provision of public amenities such as open space,
pathways, or land dedicated for public services.
The applicant proposes to develop the site with 39 single-family homes at a gross density of 3.74 (net
Tradewinds Sub AZ-12-012; PP-012-015 PAGE 2
density of 5.6) dwelling units per acre, within the target density of the MDR designation.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
• "Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities."
The proposed preliminary plat reflects a gross density of 3.74 dwelling units per acre, within
the target density of the MDR designation of 3 to 8 dwelling units per acre. The surrounding
property is also designated to develop at densities allowed in the MDR designation. Tuscany
Lakes Subdivision No. 2 that exists at the southeast corner of the site was developed at a
gross density of 2.22 dwelling units per acre.
• "Permit new development where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City."
City services are located in S. Locust Grove & E. Victory Road and are available to be
extended to this site. This site is contiguous to property that has been annexed into the City.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc."
Street buffer landscaping is required adjacent to Locust Grove & Victory Roads, both
arterial streets, in accord with the standards listed in UDC 11-3B-7C as shown on the
landscape plan. Separate permits shall be obtained for signage and fencing. Fencing shall
comply with the standards listed in UDC 11-3A-7.
• "Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow."
The proposed plat depicts a stub street for future interconnectivity to the property to the east.
The property to the south is owned by the City and an application for a Conditional Use
Permit for a water reservoir has been submitted; interconnectivity is not desired.
"Require common areas for all subdivisions."
The UDC requires a minimum of 10 percent open space to be provided with the proposed
subdivision. The applicant is proposing 0.94 of an acre (or 10.3%) of qualified open space
consistent with this requirement.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels."
The subject property is surrounded by rural residential property, zoned R UT in Ada County.
The Future Land Use Map designates the subject property & adjacent properties for MDR
uses. The gross density of the proposed plat is 3.74 dwelling units per acre consistent with the
MDR designation of 3 to 8 dwelling units per acre. Staff is of the opinion the proposed
single family detached residences should be compatible with existing residential uses in the
area.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
Tradewinds Sub AZ-12-012; PP-012-015 PAGE 3
corresponding housing types that can be accommodated within the density range.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for
single-family detached dwellings is a principal permitted use in the R-8 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2A-6 for the R-8 zoning district.
D. Landscaping: Landscaping: Street buffer landscaping shall be installed in accordance with the
standards listed in UDC Table 11-2A-6 for the R-8 zoning district.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
ANNEXATION & ZONING
The Applicant has applied to annex and zone 10.42 acres of land with an R-8 zoning district. As
discussed above in Section VII, the proposed zoning is consistent with the FLUM designation of
MDR for the site.
A preliminary plat for asingle-family residential development is proposed with the annexation
request. Conceptual building elevations for the residential homes are shown in Exhibit A.4. The
proposed elevations consist of three different kinds of materials and appear to be of quality
design.
The annexation legal description submitted by the applicant, included in Exhibit C, shows the
boundary of the property proposed to be annexed and zoned contiguous to the existing boundary
of the City of Meridian and within the Area of City Impact boundary.
Development Agreement: The City may require a development agreement (DA) in conjunction
with an annexation pursuant to Idaho Code section 67-6511A. To ensure the site develops
consistent with the Comprehensive Plan, the preliminary plat, and conceptual building elevations,
staff recommends a DA is required as a provision of annexation in accord with the provisions
included in Exhibit B.
PRELIMINARY PLAT
A preliminary plat is proposed that consists of 39 single-family residential detached building lots
and 3 common area lots on 9.11 acres of land in a proposed R-8 zoning district for Tradewinds
Subdivision.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the R-8
standards listed in UDC Table 11-2A.6 for the R-8 district and finds the plat in compliance except
that a shared driveway will be required for Lots 9, 10, and 11 Block 12.
Access: Access to this site is proposed on the plat via S. Locust Grove Road. A stub street is
shown to the east boundary for future interconnectivity. Comments have not yet been received
from ACHD on this application.
Tradewinds Sub AZ-12-012; PP-012-015 PAGE 4
Waterways: There are a few irrigation ditches traversing this site that are required to be piped, in
accord with UDC 11-3A-6.
Multi-Use Pathway: According to the Master Pathways Plan, there is not amulti-use pathway
designated for his site.
Landscaping: A landscape plan was submitted with this application as shown in Exhibit A.3.
Street buffer landscaping is required to be installed in accord with UDC 11-3B-7C.
Fencing: All fencing proposed to be constructed on the site shall comply with the standards listed
in UDC 11-3A-7. A detailed fencing plan should be submitted with the final plat.
Parkways: Eight foot wide parkways are proposed to be constructed along local streets within
the site & should be landscaped with Class II trees in accord with UDC 11-3A-17. The landscape
plan submitted with the final plat should include the tree class within the plant schedule as
categorized in the "Tree Selection Guide for Streets and Landscapes Throughout Idaho "
published by the urban forestry unit of the Boise Parks and Recreation Department.
Open Space & Site Amenities: A minimum of 10% of the site is required to consist of open
space in accord with UDC 11-3G-3A; qualified open space is defined in UDC 11-3G-3B. The site
consists of 9.11 acres (excluding the Victory Road and Locust Grove right-of--way). Therefore, a
minimum of 0.91 of an acre of qualified open space is required to be provided. The preliminary
plat data states there is 0.94 of an acre of qualified open space proposed with this plat, which
complies with this requirement. The proposed open space consists of parkways along Starboard
Street, Azimuth Street, and Fathom Drive; landscaped street buffers along Locust Grove &
Victory Roads;
In accord with UDC 11-3G-3A.2, a minimum of one (1) site amenity is required to be provided
with this development as defined in UDC 11-3G-3C. The applicant proposes to construct a'/z
basketball court and a short section of pathway from Fathom Drive north to the sidewalk along
Victory Road as amenities.
In summary, Staff recommends approval of the proposed annexation, with a development
agreement, and preliminary plat per the conditions listed in Exhibit B of this report in accord
with the findings contained in Exhibit D.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat & Phasing Plan (dated: 10/24/12)
3. Proposed Landscape Plan (dated: 10/24/12)
4. Proposed Building Elevations for Residential Homes
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation
D. Required Findings from Unified Development Code
Tradewinds Sub AZ-12-012; PP-012-015 PAGE 5
A. Drawings
1. Vicinity Map
Exhibit A Page 1
2. Proposed Preliminary Plat & Phasing Plan (dated: 10/24/12)
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B. EXHIBIT B -AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 ANNEXATION & ZONING
1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer. The
Applicant shall contact the City Clerk's Office to initiate this process. The DA shall be signed by
the property owner and returned to the city within two (2) years of the City Council granting
annexation. Currently, a fee of $303.00 shall be paid by the applicant to the City Attorney's office
prior to commencement of the DA. The DA shall, at minimum, incorporate the following
provisions:
a. Future development of the site shall substantially comply with the preliminary plat, landscape
plan, and conceptual building elevations included in Exhibit A.
1.2 Site Specific Conditions of Approval
1.2.1 A common driveway shall be provided on Lots 9 & 10, Block 11, Block 12 in accord with the
standards listed in UDC 11-6C-3D.
1.2.2 As agreed upon by the applicant, a minimum 5-foot wide pathway shall be installed within Lot
16, Block 1 connecting to the sidewalks along Fathom Drive and Victory Road. A minimum S-
foot wide sidewalk is required along E. Victory Road on the portion of the site that is east of the
Liddell property that doesn't appear to be shown on the landscape plan.
1.2.3 The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
1.2.4 The applicant shall provide a minimum of one (1) amenity (1/2 basketball court) and 0.91 acre
(10%) of common open space that meet or exceed the standards set forth in UDC 11-3G-3.
1.2.5 The landscape plan submitted with the final plat should include the tree class within the plant
schedule as categorized in the Tree Selection Guide for Streets and Landscapes throughout Idaho
published by the urban forestry unit of the Boise Parks and Recreation Department.
1.2.6 Revise Note #1 on the preliminary plat to remove Lot 10, Block 3 as a common lot as it does not
exist.
1.2.7 Submit a detailed fencing plan with the final plat application that complies with the standards
listed in UDC 11-3A-7.
1.3 General Conditions of Approval
1.3.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC
11-2-A-6.
1.3.2 Comply with all provisions of 11-3A-3 with regard to access to streets. Direct access to S. Locust
Grove Road and E. Victory Road is prohibited.
1.3.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.3.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
Exhibit B - 3 -
1.3.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.3.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.3.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ.
1.3.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
1.3.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.3.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.3.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5
and 11-3B-7C.
1.3.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.3.13 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.3.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.4 Ongoing Conditions of Approval
1.4.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.4.2 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
1.4.3 The project is subject to all current City of Meridian ordinances.
1.4.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.4.5 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.4.6 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.5 Process Conditions of Approval
1.5.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.5.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-SC-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-SC-3C.
Exhibit B - 4 -
1.5.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.5.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-
7B.
1.5.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years [add date] or 2) gain approval of a time
extension as set forth in UDC 11-6B-7.
1.5.6 Upon installation of the landscaping and prior to inspection by Planning Deparhnent staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
1.5.7 At such time that the multi-use pathway connects from one major street to another and is greater
than one-half mile long, the applicant may petition the City to assume maintenance
responsibilities.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is available via extension of mains in E Victory Road.
The applicant shall install mains to and through this subdivision; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2 Water service to this site is available via extension of mains in E Victory Road and S Locust
Grove Road. The applicant shall be responsible to upsize the water main to twelve inch from
Coastline Drive, Starboard St and Fathom Dr to Victory Road. The applicant shall be responsible
to install water mains to and through this development, coordinate main size and routing with
Public Works.
2.3 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of
public right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
2.4 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 the common areas prior to
signature on the final plat by the City Engineer.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
Exhibit B - 5 -
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.9 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.11 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.20 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required per the City of
Meridian Department of Public Works Improvement Standards for Street Lighting. All street
lights shall be installed at developer's expense. Final design shall be submitted to the Public
Works Department for approved. The street light contractor shall obtain the approved design on
file and an electrical permit from the Public Works Department prior to commencing
installations. The contractor's work and materials shall conform to the ISPWC and the City of
Meridian Supplemental Specifications to the ISPWC.
Exhibit B - 6 -
2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two ,years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
2.24 A portion of this development lies within the Meridian Floodplain Overlay District. The
applicant will be required to submit a Floodplain Development Permit and secure approval before
any construction can begin. Permit approval may require development of Base Flood Elevations,
mapping of the floodplain and / or floodway boundaries, and analysis of the effect of the
development on the floodplain. Applicant should reference City Flood Damage Prevention Code
and coordinate with the Floodplain Administrator to verify requirements.
3. POLICE DEPARTMENT
3.1 The Police Department has no concerns related to this application.
4. FIRE DEPARTMENT
4.1 One and two family dwellings not exceeding 3,600 square feet require afire-flow of 1,000 gallons
per minute for a duration of 2 hours to service the entire project. One and two family dwellings in
excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the
International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the
International Fire Code.
4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in
accordance with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 '/2" outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 ''h" outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.3 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.
4.4 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments related to this application.
Exhibit B - 7 -
6. PARKS DEPARTMENT
6.1 The Parks Department has no concerns with this application.
7. ADA COUNTY HIGHWAY DISTRICT
Comments have not yet been received from ACHD on this application.
Exhibit B - 8 -
C. Legal Description & Exhibit Map for Annexation
9293 WE57 STATE STREET f b01~, it) a37i4 (20x,639.6939 I Fldc 700.639.6930
tktober 15, 2012
Project No.:12~072
EXl1~1T "Jt"
AI~OiATN]N SOtN~iDA1tY LECAI. pESCRIPTiON
A psrtel of land situateel in the NW3/4 of the trVYi/4 of Section 29, Township 3 Nortl-, !~ i East.
Sctisie Meridian, Ada Coentty, Idaho and being rnara partiwlarly desa~ad as follows:
tiEGtI6~IM16i at s !S,/8 h-ch rebx msridng tha northwest corner of said Section 29, from Mfiich an
aiumhum tap monurrrent maric~g the r>ast corner of tfie NVlr1/4 (N1J4 of said Section
29 bears 589'34'33'E a dolanoc of 2680.b8 feet, thence along the norM line e~f said Seaxion 29
589'34'31"E a distance of 390.26 feet tD a pk na3, ~a~m Mfikh a Sig Mth rebar exxrtar bean
500'16'48'iN a dlstante of 25.00 fietr
TheY~oe 50d"16'4~'W a distance of 167.02. fleet too a 5+/is hth rebsr
1 henae S89'34'31"E a of 188,Qg feet to a 5~8 i~h near;
Thence NOCi•16'02"E a cbspnae of i67.OQ fief Ira s pi< ~ an said north Nne, kom whkh a 5,/8 inch
witness earner bears S00i'lb'02'W a distance of 25.00 feetr
'f h~enar bong s ~wrth liner 589'34'31'E a distance of 42.Op teeet to a plc nab
Thenoe said Nne 500'16'02"W a elbtante of 53255 feat to a 5/8 inch r~abar;
T11att0e Ntii9"41'S4"W s of 21.50 fist txr a S/S M1Ch rebar;
The~noe SO0'IS'45"W a di~anat of 7.59.19 feat to a S/'6 ixh mbar;
Theme f'31'W a distance of 598.47 feet to a polrtt on the west Nne ofsaid NW f,/4 of ~e
N W2/4, from which a 5/$ irarh witness comer bears 589'34'31'E a distance of 25.00 fief
Thearcr alor~ said west Ilene W00'14`39'E a distance of 781.79 feet to the POMNT t7P ;
Said psrcni contains 10.423 sires ar4S4,t>rJG square feet, more or less and is subject ~bo aN e>dst~
eesanertitt snd of~waYs of reooM orknpMed.
Attached hereto is ExhBrit "e"' srrd bYthis rel~erenoe made s part hereof.
REYI ~`
6Y
OCT 17 2~"t
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Exhibit B - 9 -
... , S89~`34'31 `E 2884.lf8' .. , . .
~ ` ~ ~ 58$''34'31 "E 42.04' • ~ ` • .
»' ~ • Sa~9`34'31 "E 390.28' ~0 • . 1/4 COR.
~~~~~~~
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1 X8.04' ~4
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~ 504'18'48"'W 187.02' 6YR ~ I~'P q~,
~. ~ ~ T 17 292
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589'34'31 "E 188.4°6' ~ " ~ MERialAN PU8U0
Nom" 16 42 E ~ WORKS DEPT.
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N89`34'31 "IN 598.42'
t~GEND ~
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....... . ...... 11E LAVE
~'~! f.ALC~I?ED PQYV"T
Q FCIG~V17 3/b Atildi! IRf7`
~ FCat11Yp PAK NAIL Ai~gMfaltFNT
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TRADE1MiNDS SUBDM5ION
A POR1'Ft'~i Qf YHE NW3/~ t?F TtE NWl/4 OF SLCTIO~N 29, T. g N.,R. i E. ~.M., /IONI C1ptJ~ITY, MaAF#O
saisn
»
EXH18fT "B"
SHEET. O~ 1 ANNEXATION BOUNDARY DESCRIPTION
Exhibit B - 10 -
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, 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 annex the subject property with an R-8 zoning district. Staff
finds that the proposed map amendment is generally consistent with the medium density
residential land use designation for this site. Therefore, Staff finds the amendment is
consistent with the applicable provisions of the Comprehensive Plan (see section VII above).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment to the R-8 zoning district and proposed single-
family residential development of the property is generally consistent with the purpose
statement of the residential district.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare. City utilities will be extended at the expense of the applicant. Staff
recommends that the Commission and Council consider 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.
e. The annexation is in the best of interest of the City (iJDC 11-SB-3.E).
Staff finds annexing this property with an R-8 zoning district is in the best interest of the
City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services will be provided to the subject property upon
Exhibit B - 11 -
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because City water and sewer and any other utilities will be provided by the development
at their own cost, Staff finds that the subdivision will not require the expenditure of
capital improvement funds.
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, ACRD, etc.) to determine this finding. (See Exhibit B
for more detail.)
e. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Council or Commission's attention.
ACRD considers road safety issues in their analysis. Staff recommends that the
Commission and Council consider any public testimony that may be presented to when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Staff is unaware.
Exhibit B - 12 -