Staff ReportItem #4E, F; Red Wing Subdivision (RZ-13-002; PP-13-003)
Application(s):
- Rezone
- Preliminary Plat
Size of property, existing zoning, and location: This site consists of 31.11 acres, is curren#ly zoned C-N &
TN-C, and is located at the southeast comer of S. Meridian Road (SH 69) & E. Victory Road.
Adjacent Land Use & Zoning:
North: Victory Road, Fuel facility/convenience store, landscape nursery, zoned C-G; and residential properties,
zoned R-4
South: Undeveloped property, zoned R-8
East: Undeveloped property, zoned R-8 and TN-R
West: Meridian Road (SH 69) and rural residential properties, zoned RUT in Ada County
History: This property was annexed in 2006 wla DA. A preliminary plat was for Cavanaugh Subdivision was
approved in 2007; a final plat was never approved on this site. Since that time, the subject property has changed
ownership.
Summary of Request: The applicant requests a rezone of 32.87 acres of land from the GN (Neighborhood
Commercial; 13.59 acres) and TN-C (Traditional Neighborhood Center; 16.49 acres) zoning districts to the R-4
(16.55 acres) and R-15 (16.32 acres) zoning districts. This is consistent with a recent change to the FLUM
designating this property for MDR & MHDR uses.
A preliminary plat is also proposed consisting of 48 single-family residential building lots, 1multi-family residential lot
& 9 common open space lots on 31.11 acres of land.
Access to the subdivision is proposed via 2 access points on Victory Road. In accord w/UDC 11-3A-3 which limits
access to arterial streets, staff recommends only one access via Victory be approved for this site unless waived by
City Council & approved by ACHD. ACHD's draft staff report did recommend approval of the 2 access points
proposed. A stub street is shown on the plat for future extension to the east where a collector street is planned for
access to'the south across the Ridenbaugh Canal.
A 35' wide buffer is required along Meridian Rd./SH 69 & a 25' wide. buffer is required. along Victory. A 4' tall berm
and 6' tall fence on top of the berm is proposed along Meridian Road for noise abatement from the highway to the
proposed residential uses. A 10' wide multi-use pathway is proposed along Meridian Road in accord with the Master
Pathways Plan.
Conceptual building elevations were submitted for the single-family dwellings as well as the future apartment
structures.
A modification to the DA is also proposed to remove this property from the overall Cavanaugh DA; this will be hearci
& decided upon by the City Council with the rezone & plat applications.
Written Testimony: Jonathan Seel
Staff Recommendation: Approval w/a new development agreement
Notes:
STAFF REPORT
HEARING DATE:
TO:
FROM:
SUBJECT:
February 21, 2013
Planning & Zoning Commission
Sonya Wafters, Associate City Planner
208-884-5533
E IDIAN~--
IDAHO
MDA-13-002; RZ-13-002; PP-13-003 -Red Wing Subdivision (fka Cavanaugh
Subdivision)
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, W. H. Moore Co., has applied for a modification to the existing development
agreement (MDA) for Cavanaugh Subdivision; rezone (RZ); and preliminary plat (PP) for Red Wing
Subdivision.
The proposed modification to the development agreement (DA) excludes the subject property from
the existing overall DA for Cavanaugh Subdivision (fka Tanana Valley).
The applicant proposes to rezone 32.87 acres of land from the C-N (Neighborhood Commercial;
13.59 acres) and TN-C (Traditional Neighborhood Center; 16.49 acres) zoning districts to the R-4
(Low Density Residential; 16.55 acres) and R-15 (Medium High Residential; 16.32 acres) zoning
districts.
The proposed preliminary plat consists of 48 single-family residential building lots, lmulti-family
residential lot, and 9 common open space lots on 31.11 acres of land.
NOTE: There is another request from the applicant to modify the Future Land Use Map for portions
of this property that is not yet complete. This application (CPAM-12-005) was previously acted on by
the Commission and is scheduled for action by the City Council on February 19~'. In analyzing the
subject applications, Staff is assuming Council will approve CPAM-12-005.
See Section VIII, Analysis, for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA, RZ, and PP applications based on the Findings of
Fact and Conclusions of Law in Exhibit B of the Staff Report. NOTE: The Planning & Zoning
Commission need not make a recommendation on the MDA application.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File
Numbers RZ-13-002 and PP-13-003 as presented in the staff report for the hearing date of February
21, 2013, with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File
Numbers RZ-13-002 and PP-13-003, as presented during the hearing on February 21, 2013, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number RZ-13-002 and PP-13-003 to the hearing date of (insert continued
hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.)
Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE 1
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located on the southeast corner of S. Meridian Road (State Highway 69)
and E. Victory Road, in the northwest'/4 of Section 30, Township 3 North, Range 1 East.
B. Applicant:
W. H. Moore Company
1940 Bonito Way, Ste. 160
Meridian, Idaho 83642
C. Owner:
Red Tail Communities, LLC
1940 Bonito Way, Ste. 160
Meridian, ID 83642
D. Representative:
Jonathan Seel, W. H. Moore Company
1940 Bonito Way, Ste. 160
Meridian, ID 83642
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject applications are for a rezone, preliminary plat, and development agreement
modification request. Except for the MDA request, which only requires Council review, 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: January 4, and January 18, 2013
C. Radius notices mailed to properties within 300 feet on: February 1, 2013
D. Applicant posted notice on site by: February 8, 2013
VI. LAND USE
A. Existing Land Use(s): This site is currently vacant/undeveloped.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Victory Road, Fuel facility/convenience store, landscape nursery, zoned C-G; and
residential properties, zoned R-4
South: Undeveloped property, zoned R-8
East: Undeveloped property, zoned R-8 and TN-R
West: Meridian Road (SH 69) and rural residential properties, zoned RUT in Ada County
C. History of Previous Actions:
In 2006, this site received annexation and zoning (AZ-06-015) approval with R-8 and C-N
zoning with the Tanana Valley project. A development agreement was required as a provision
of annexation and recorded as Instrument # 106151214.
Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE 2
A preliminary plat (PP-06-013) for Tanana Valley Subdivision was approved for 105 single-
family residential building lots and 1 commercial building lot on the subject portion of the
Tanana Valley property.
• In 2008, the subject property was rezoned (RZ-07-014) from R-8 to C-N (13.59 acres) and TN-
C (16.49 acres).
A new preliminary plat (PP-07-015) for Cavanaugh Subdivision was approved that included the
subject property. Lots on this site consisted of common area for landscaping and parking, and
building lots for a neighborhood market, condominium units, apartments, vertically integrated
residential lofts above retail, and commercial.
A development agreement modification (MI-07-011) (Instrument #108065958) was also
approved to address the new neighborhood center plan on this site.
• An 18-month time extension (TE-08-022) on the preliminary plat to obtain the City Engineer's
signature on the final plat for the first phase of development was approved by the Director on
October 15, 2008.
• Another 18-month time extension (TE-10-005) on the preliminary plat to obtain the City
Engineer's signature on the final plat for the first phase of development was approved by City
Council on March 23, 2010.
• A two-year time extension (TEC-11-005) on the preliminary plat to obtain the City Engineer's
signature on the final plat for the first phase of development was approved by City Council on
September 27, 2010 and will expire on August 22, 2013 unless a final plat is signed or another
time extension is approved.
D. Utilities:
a) Location of sewer: Sanitary sewer to serve the subject site exists directly adjacent in E.
Victory Road.
b) Location of water: Domestic water to serve the subject site exists directly adjacent in E.
Victory Road.
c) Issues or concerns: The subject site is obligated to pay $1,465.56 per acre to proportionally
offset costs incurred by the City of Meridian for the Victory Road Gap Sewer Project. Said
payment must be received prior to obtaining the City Engineer's signature on any final plat.
E. Physical Features:
1. Canals/Ditches Irrigation: The Ridenbaugh canal runs along the southern boundary of this
site and the Kennedy canal runs north/south on the east portion of the site.
2. Hazards: NA
3. Flood Plain: This property does not lie within the floodplain or flood way.
VII. COMPREHENSIVE PLAN ANALYSIS
CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS:
EXISTING:
The Future Land Use Map (FLUM) contained in the Comprehensive Plan currently designates the
western 21+/- acres of site as Medium Density Residential (MDR) and the eastern 11+/- acres as
Mixed Use -Neighborhood (MU-N) with a Neighborhood Center (N.C.) Overlay.
Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE3
The MDR designation allows smaller lots for residential purposes within City limits. Uses typically
include single-family homes at densities of 3 to 8 dwelling units per acre (pg. 20).
The purpose of the MU-N designation is to assign areas where neighborhood-serving uses and
dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominantly single-
use developments by incorporating a variety of uses. Land uses in these areas should be primarily
residential with supporting non-residential services. Non-residential uses in these areas tend to be
smaller scale and provide a good or service that people typically do not travel far for and need
regularly. Employment opportunities for those living in the neighborhood are encouraged.
Connectivity and access between the non-residential and residential land uses is critical in MU-N
areas. Tree-lined, narrow streets are encouraged. Developments are also encouraged to be designed
according to the conceptual MU-N plan depicted in Figure 3-1 of the Comprehensive Plan (see pgs.
24-27).
PROPOSED:
A Future Land Use Map Amendment, CPAM-12-005 request is scheduled to be heard by the City
Council on February 19, 2013; the Commission recommended approval of the CPAM request on
January 17, 2013.
The applicant proposes to change the FLUM designation on the western 16.32+/- acres of the site
from MDR to Medium High Density Residential (MHDR). The designation on the eastern 10.77+/-
acres is proposed to change from MU-N with a N.C. overlay to MDR making the total area of the
MDR designated area16.55+/- acres (a portion of the site is already designated MDR and will stay as
such).
The MHDR designation allows for the development of a mix of relatively dense residential housing
types including townhomes, condominiums and apartments. Residential gross densities should range
from 8 to 15 dwelling units per acre, with a target density of 12 units per acre. These are relatively
compact areas within the context of larger neighborhoods and are typically located around or near
mixed use commercial or employment areas to provide convenient access to services and jobs for
residents. Developments need to incorporate high quality architectural design and materials and
thoughtful site design to ensure quality of place and should also incorporate connectivity with
adjacent uses and area pathways, attractive landscaping and individual project identity (pgs. 20-21).
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 (pg. 20).
The applicant proposes to develop the western portion of the site with an apartment complex
consisting of 215-228 units resulting in a gross density of 15 dwelling units per acre with a clubhouse
and supporting amenities (see Exhibit A.5). The eastern portion of the site is proposed to develop
with 48 single-family residential building lots resulting in a gross density of 3 dwelling units per acre.
Staff is of the opinion the density proposed by the applicant is consistent with the FLUM designations
requested.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
"Require landscape street buffers for new development along all entryway corridors." (2.01.02E,
pg. 13)
A 35 foot wide landscape buffer will be required along S. Meridian Road, an entryway corridor
in accord with the standards listed in UDC I1-3B-7C Landscape Buffers along Streets.
Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE 4
"Use the Comprehensive Plan, the Unified Development Code, and the Design Manual to
discourage strip development, and encourage clustered, landscaped business or residential
development on entryway corridors." (2.01.02D, pg. 13)
Future development of this site adjacent to Meridian Road, an entryway corridor, is required to
comply with UDC landscape and design standards and design guidelines in the Design Manual
in accord with the Comprehensive Plan.
• "Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-
family arrangements) and choices between ownership and rental dwelling units for all income
groups in a variety of locations suitable for residential development." (3.07.03B, pg. 56)
The future development of single family and multi family residential uses on this site will provide
ownership and rental options for individuals with varying income levels.
"Locate high-density development; where possible, near open space corridors or other permanent
major open space and park facilities, Old Town, and near major access thoroughfares." (3.07.02,
pg. 55)
An apartment complex is proposed on the corner of S. Meridian Road, an entryway corridor, and
E. Victory Road, an arterial street. The Ridenbaugh Canal runs along the southern boundary of
the site which will be developed as an open space corridor and will contain a section of the City's
multi-use pathway system.
• "Provide a walkable community through good design." (2.O1.OlA, pg.l3)
VIII. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
DEVELOPMENT AGREEMENT MODIFICATION (MDA): The applicant proposes to amend the
existing development agreement (DA) for the overall Cavanaugh property to remove the subject
property from the agreement and enter into a new DA with the City for the subject property (see
Exhibits A.1, A.2, and B).
The reason for the request is that ownership of the property has changed. The previous
development (Cavanaugh Subdivision) consisted of 177+/- acres and went through bankruptcy
proceedings; the property is now owned by several different entities.
Staff supports the applicant's request to remove the subject property from the existing Cavanaugh
DA and enter into a new DA concurrent with the rezone process.
REZONE (RZ): The applicant proposes to rezone 32.87 acres of land from the C-N
(Neighborhood Commercial) and TN-C (Traditional Neighborhood Center) zoning districts to the
R-4 (16.55 acres) and R-15 (16.32 acres) zoning districts.
A conceptual development plan is shown on the landscape plan in Exhibit A.S. The applicant
plans to develop the R-15, western portion of the site with an apartment complex consisting of
228 dwelling units and the R-4, eastern portion of the site with 48 single-family residences.
Development Agreement: The City may require a development agreement (DA) in conjunction
with a rezone pursuant to Idaho Code section 67-6511A. To ensure the site develops consistent
with the Comprehensive Plan, conceptual development plan, and preliminary plat, staff
recommends a DA is required as a provision of the rezone. Staff's recommended DA provisions
are included in Exhibit B.
Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE 5
The proposed zoning designations and densities are consistent with the proposed changes to the
FLUM noted above in Section VII. Therefore, staff is supportive of the rezone request.
PRELIMINARY PLAT (PP): The proposed preliminary plat consists of 48 single-family residential
building lots, lmulti-family residential lot, and 9 common open space lots on 31.11 acres of land
in the proposed R-4 and R-15 zoning districts.
Dimensional Standards: The proposed plat and future development is required to comply with
the dimensional standards of the R-4 and R-15 zoning districts listed in UDC Tables 11-2A-5 and
11-2A7 respectively. Staff has reviewed the proposed plat and found several line and chord
segment dimensions to be missing and some lots (L9 & L10, B2 and L24, B1) that don't meet the
minimum street frontage requirements. Also, street knuckles are required to be separated from
through traffic by a landscape island, per UDC 11-2A-3; landscape islands are not depicted on the
plan. The final plat(s) will need to comply with the dimensional standards of the applicable
district in effect at the time of final plat application submittal. Note: Staff is currently in the
process of proposing a text amendment to the UDC that may remove the requirement for street
knuckles to be separated from traffic by a landscape island.
Access: Two accesses are depicted on the plat via E. Victory Road and one access is depicted to
the east to eventually connect to the collector street planned to be constructed on the adjacent
property. No access via Meridian Road (SH 69) is proposed.
Because this site lies on the corner of a state highway (SH 69/Meridian Road) and an arterial
street (Victory Road), access to the site is restricted. The Idaho Transportation Department (ITD)
and UDC 11-3H-4B prohibits access to SH 69/Meridian Road; UDC 11-3A-3 limits access to
arterial and collector streets; and the Ada County Highway District (ACRD) limits access to
Victory Road.
Access to a local street is not available to this property. Therefore, an access to Victory Road is
needed. However, the applicant is proposing two access points to Victory Road. The applicant is
requesting a waiver of City Code from City Council for the proposed access points to Victory
Road. Approval for any/all access to Victory shall also be obtained from ACRD. In accord with
UDC 11-3A-3, staff recommends only one access via Victory Road is approved.
Multi-Use Pathway: Amulti-use pathway is required to be constructed on this site along S.
Meridian Road (SH 69) within a public use easement in accord with UDC 11-3H-4C.4. A multi-
use pathway is depicted on the landscape plan. The developer is required to submit a public use
easement for the pathway to the Planning Division of the Community Development Department
for approval by City Council prior to signature on the final plat.
Noise Abatement: Noise abatement in the form of a berm or berm and wall combination is
required for residential uses along state highways, per UDC 11-3H-4D. The landscape plan
depicts a berm adjacent to S. Meridian Road (SH 69). The applicant should submit across-section
of the berm (or berm/wall combination) in relation to the centerline of SH 69 demonstrating
compliance with the standards listed in UDC 11-3H-4D.
Landscaping: A 35-foot wide landscape street buffer is required along S. Meridian Road (SH
69), an arterial street & entryway corridor; a 35-foot wide buffer is shown on the landscape plan
in accord with this requirement. A 25-foot wide landscape street buffer is required along E.
Victory Road, an arterial street; a 25-foot wide buffer is proposed on the multi-family portion of
the site and a 30-foot wide buffer is proposed on the single-family portion of the site in accord
with this requirement. The property does not abut the future collector street to the east; therefore,
a street buffer is not required to be provided on this site. Landscaping is required in accord with
Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE 6
the standards listed in UDC 11-3B-7C; the proposed landscape plan complies with these
standards.
Common Open Space & Site Amenities: All single-family and multi-family developments over
5 acres in size are required to provide open space & site amenities in accord with the standards
listed in UDC 11-3G-3. A minimum of 10% qualified open space is required to be provided for
the development in accord with the standards listed in UDC 11-3G-3B. Based on 15.9 acres for
the single-family portion of the development, a minimum of 1.59 acres of qualified open space is
required. The plat depicts 1.82 acres of common area; however, it does not appear to meet the
"qualified" open space requirements as set forth in UDC 11-3G-3B. Prior to the City Council
meeting, the applicant should submit revised plans showing compliance with this standard
(or calculations detailing how the current plan meets these requirements).
Development area under 20 acres in size is required to provide a minimum of one site amenity.
The applicant proposes a seating and picnic area as an amenity in the single-family portion.
Open space and amenity requirements for the multi-family portion of this project will be
evaluated with the future Conditional Use Permit and/or Certificate of Zoning
Compliance/Design Review.
Sidewalks: Afive-foot wide detached sidewalk is required to be constructed along E. Victory
Road as shown on the landscape plan in accord with UDC 11-3A-17. In addition to the sidewalk,
the applicant is proposing to enter into a developer cooperative with ACHD to widen Victory
Road to 3-lanes and build curb, gutter and sidewalk. The applicant is proposing to be reimbursed
for the impact fee eligible portion of the roadway widening work with future impact fee credits.
Fencing: Fencing appears to be depicted on the landscape plan; however, it is not labeled as such
nor is the type (materials, height) of fencing shown. Fencing is required adjacent to the
Ridenbaugh Canal located along the southern boundary of the site as set forth in UDC 11-3A-6B,
unless the canal is improved as part of the development to be a water amenity. Fencing adjacent
to all pathways and common open space is required to comply with the standards listed in UDC
11-3A-7.
Waterways: The Ridenbaugh Canal lies off-site along the southern boundary of this site. The
irrigation district's access road for the canal lies on the subject property.
Building Elevations: Conceptual building elevations for the multi-family and single-family
structures are included in Exhibit A.6. Final design of the multi-family structures will be required
to comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the
Design Manual. Staff has no objections to the conceptual elevations as they appear to be of
quality material and design.
Staff is supportive of the proposed development agreement modification, rezone and preliminary
plat with the comments noted above and the conditions listed in Exhibit B.
IX. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Applicant's Proposed Changes to Development Agreement
3. Legal Description & Exhibit Map for Rezone Area
4. Proposed Preliminary Plat
Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE 7
5. Proposed Landscape Plan/Conceptual Development Plan
6. Conceptual Building Elevations
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE 8
Exhibit A1: Vicinity Map
Rcd Wing Subdivision MDA-13-002: R1.-13-002; PP-13-003
PAGI? I
Exhibit A.2: Applicant's Proposed Changes to Development Agreement
When recorded, please return to:
City Clerk
CITY OF MERIDIAN
33 E. Broadway
Meridian, Idaho 83642
RELEASE OF DEVELOPMENT AGREEMENT
This Release of Development Agreement (this "Release") made by and between the City of
Meridian, an Idaho municipal corporation ("City") and Red Tail Communities LLC, a Delawaze limited
liability company ("Owner'.
WHEREAS, City and Owner's predecessor-in-title entered into that certain Development
Agreement dated August 28, 2006, and recorded in the real property records of Ada County, Idaho, on
or about September 21, 2006, as Instrument No. 106151214, as amended by that certain Addendum to
Development Agreement dated May 12, 2008, and recorded in the real property records of Ada County,
Idaho, on or about June 6, 2008, as Instrument No. 108065958 (collectively, "Development
Agreement") as a condition of annexation and initial zoning of approximately 182.6 acres of real
property legally described in the Development Agreement and lrnown at that time as the proposed
Tanana Valley Subdivision ("Original Property");
WHEREAS, on , 2013, City adopted Rezone Ordinance
to rezone a portion of the Original Property consisting of approximately 31.84 acres, legally described in
Exhibit A attached hereto ("Released Property', following a public hearing on or about
2013, before the Meridian City Council (Case No. ), which
supersedes the initial zoning and related Development Agreement as to the Rezoned Property;
WHEREAS, City and Developer desires to execute and record this Release to memorialize that
the Development Agreement is no longer of any force or effect as to the Released Property.
NOW, THEREFORE, in consideration of the recitals above, City declares and confirms, and
Developer agrees, that in light of the notice and public hearing held on ,
2013, and the Rezone Ordinance approved by the City Council on
2013, the Released Property is hereby released from, and shall no longer
be subject, to the Development Agreement. The Development Agreement shall remain in full
force and effect as all portions of the Original Property except the Released Property.
[end of text)
RELEASE OF DEVELOPMENT AGREEMENT - 1
1672843-3
Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE 10
Exhibit A.3: Legal Description & Exhibit Map for Rezone Area
ti %i :+
~i : Page i of 2
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THE LAND GROUP, INC
January 8, 2013
Project No. 112168
Rezone Description R-4 Zone
Red Taii Communities, LLC
16.55 Acres
Exhibit "A"
A tract of land situated In a portion of the Northwest One quarter of Section 30, Township 3 North,
Range 1 East, Boise Meridian, City of Meridian, Idaho, described as follows:
COMMENCING at a found brass cap which monuments the Northwest Comer of said Section 30,
which bears South 89°42'14" West a distance of 2,450.84 feet from a found brass pp which
monuments the North One Quarter Corner of said Section 30, thence following the northerly line of
said Section 30 and the centerline of East Victory Road, North 89°42'14" East a distance of 1,011.84
feet to the POINT OF BEGINNING.
Thence following said northerly line and said centerline, North 89°42'14" East a distance of
875.00 feet;
Thence leaving said northerly line and said centerline, South 0°17'46" East a distance of
350.00 feet;
Thence 317.51 feet along a circular curve to the right, said curve having a radius of 317.50
feet, a central angle of 57°17'48", a chord bearing of South 28°21'06" West and a chord
distance of 304.44 feet;
Thence South 57°43'33" West a distance of 46.19 feet;
Thence 237.06 feet along a circular curve to the left, said curve having a radius of 682.50
feet, a central angle of 19°54'04", a chord bearing of South 47°46'31" West and a chord
distance of 235.87 feet;
Thence South 35°43'32" West a distance of 50.00 feet;
Thence 173.56 feet along a circular curve to the left, said curve having a radius of 172.79
feet, a central angle of 18°44'36", a chord bearing of South 26°21'15" West and a chord
distance of 172.79 feet;
Thence South 19°04'55" West a distance of 57.81 feet to the centerline of the Rldenbaugh
Canal;
Thence following said centerline, North 70°55'11" West a distance of 411.60 feet;
Thence leaving said centerline, North 0°17'46" West a distance of 912.09 feet to the POINT
OF BEGINNING.
The above-described tract of land contains 16.55 acres more or less, sub)ect to all existing
easements and rights-af--way. The intent of this description is for rezone purposes only and is not
intended to describe or transfer property rights.
Attached hereto is Exhibit "B"and by this reference is made a part hereof.
Site Plorminp • Londscape Architecture ° Civi! Engineering ° Go!(Course Irrigation ~ Engineering • Graphic Communirntron ° Surveying
462 E. Shore Drhre, Ste. 100; Eagle, Idaho 33616 • P 208.939.4041 F 208.939.4445 • www.thelarufarouoinc.mm
g:\2012\112268\admin\legals\I 130108 annexation r-8 desci iption b 112168.doc
Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE 11
~~ ~~ A Page 2 of 2
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THE LAND GROUP, 1NC.
Prepared By: THE LAND GROUP, INC.
462 E. SHORE DRIVE, SUITE 100
EAGLE, IDAHO 83616
208-939-4041
208-939-4445 (FAX)
8 ~ Z°l3
PROVAL.
REVI
BY
JAN 2 8 2U13
MERIDIAN PUE3LIC;
WORKS DFPZ
Site planning • Landscape Airhitecture • CNiI Engineering •GOIJ Course brigntion & Engineering • Graphic Communication • Surveying
467_ F. Shore Dr'roe, Ste. 100, Eagle, Idaho 83616 • P 208.939.4041 F 203.939.4445 • www.theland¢rouoinc.rom
g'\2012\117168\admin\legals\I 13Q10A annexation r•8 description h 112168.doc
Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE 12
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7HE LAND GROUP, INC.
January 8, 2013
Project No. 112168
Rezone Description R-15 Zone
Red Taii Communities, LLC
16.32 Acres
Exhi6tt "A"
A tract of land situated to a portion of the Northwest One Quarter of Section 30, Township 3 North,
Range 1 East, Boise Meridian, City of Meridian, Idaho, described as follows:
BEGINNING at a found brass cap which monuments the Northwest Comer of said Section
30, which bears South 89°42'14" West a distance of 2,450.84 feet from a found brass pp
which monuments the North One Quarter Corner of said Section 30, thence following the
northerly line of said Section 30 and the centerline of East Victory Road, North 89'42'14"
East a distance of 1,011.84 feet;
Thence leaving said northerly line and said centerline, South 0°17'46" East a distance of
9~.2,09..f8et to a point on the centerline of the Ridenbaugh Canal;.
Thence following said centerline, North 70°55'11" West a distance of 711.00 feet;
Thence following said centerline, North 57°31'47" West a distance of 69.47 feet;
Thence following said centerline, North 44°08'23" West a distance of 414.34 feet to the
westerly line of said Section 30 and the centerline of South Meridian Road;
Thence following said westerly line and said centerline, North 0'25'49" East a distance of
339.80 feet to the POINT OF BEGINNING.
The above-described tract of land contains 16.32 acres more or less, subject to alt existing
easements and rights-of--way. The intent of this description is for rezone purposes only and is not
intended to describe or transfer property rights.
Attached hereto is Exhibit "B"and by this reference is made a part hereof.
Prepared By: THE LAND GROUP, INC.
462 E. SHORE DRNE, SUITE 100
EAGLE, IDAHO 83616
208-939-4041
208-939-4445 (FAX)
REVI' ~PROVAL
BY
JAN 2 8 2013
• zvf~
MER(hDIAN rPUpBLIC ~
Site Planning,N.Cbds~ppe`itEhite cure •Ctvif fngineering •Golf Course prigption & Engnieering •Grophic Communication •Surveying
462 E. Shore Drive, ate. 100, Eagfe, rdaho 53616 • P 208.939.404] F 203.939.4445 • www.thelandarouoinc.mrn
g:\2012\]12168\adiTrin\fegals\I 130103 annexation r•15 description 112168.doc
Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE 13
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Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE 14
Exhibit A.4: Proposed Preliminary Plat
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Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE 15
Exhibit A.S: Proposed Landscape Plan/Conceptual Development Plan
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Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE 16
Exhibit A.6: Conceptual Building Elevations
Red Wing Subdivision ML)A-13-002; RG-13-002; PP-13-003
PALL: 17
Red Wing Subdivision MDA-] 3-002; RZ-13-002; PP-13-003
PAGE 18
Red Wing Subdivision MDA-13-002: R7.-13-002: PP-13-003
PAGE 19
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B. Agency & Department Comments/Conditionsl. PLANNING DEPARTMENT
The applicant shall obtain City Council approval of the Release of Development Agreement
attached in Exhibit A.2 prior to Council approval of the following DA at the same Council
meeting.
1.1 A Development Agreement (DA) is required as a provision of the rezone of this property. Prior to
the rezone ordinance approval, a DA shall be entered into between the City of Meridian, the
prope--ty owner(s) at the time of rezone ordinance adoption, and the developer. The Applicant
shall contact the City Attorney'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 the
rezo-1e. Currently, a fee of $303.00 shall be paid by the applicant to the City Clerk's office prior
to commencement of the DA. The DA shall, at minimum, incorporate the following provisions:
a. Development of this site shall substantially comply with the conceptual development plan
shown on the landscape plan in Exhibit A.5 and the conceptual building elevations shown in
Exhibit A.6. The plan depicts an apartment complex consisting of 228 dwelling units on the
western portion of the site and 48 single-family residences on the eastern portion of the site.
A conditional use permit is required for the multi-family development.
b. A 10-foot wide multi-use pathway is required to be constructed along S. Meridian Road (SH
69) as shown on the landscape plan. The pathway shall be constructed in accord with the
standards contained in the Pathways Master Plan and in a location approved by the Parks and
Recreation Director.
c. A public pedestrian easement for the multi-use pathway along S. Meridian Road (SH 69) is
required to be submitted to the City, approved by City Council, and recorded prior to
signature on the final plat by the City Engineer and/or development of the multi-family
portion of the site. The pathway shall be constructed in its entirety with the first phase of
development.
d. Noise abatement in the form of a berm or bean and wall combination is required for
residential uses along state highways, per UDC 11-3H-4D. The landscape plan depicts a been
adjacent to S. Meridian Road (SH 69). The applicant shall submit across-section of the berm
(or berm/wall combination) in relation to the centerline of SH 69 demonstrating compliance
with the standards listed in UDC 11-3H-4D with the final plat application.
e. A minimum five-foot wide detached sidewalk is required to be constructed along E. Victory
Road as shown on the landscape plan in accord with UDC 1 1-3A-17.
f. A conditional use permit is required for a nu-Iti-family development in the R-15 zoning
district per UDC Table 11-2A-2.
g. Vehicular access to S. Meridian Road (SH 69) is prohibited in accord with UDC 11-3H-4.
1.2 Site Specific Conditions of Approval
1.2.1 Prior to the City Council meeting, the applicant shall submit a revised plat and landscape
plan showing compliance with the qualified open space requirements listed in UDC 11-3G-
3B.
] .2.2 A 10-foot wide multi-use pathway is required to be constructed within a public use easement in
Lot 1, Block 1 as shown on the landscape plan attached in Exhibit A.S. Landscaping is required to
be installed in accord with UDC 1 1-3B-12. The pathway and landscaping shall be installed in its
entirety with the first phase of development on the site.
Red Wing Subdivision MDA-13-002: RL-13-002; PY-13-003
PAGE 20
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 1 1-3A-7 and 1 1-3A-6B.
1.2.4 The applicant shall provide a minimum of one (1) site amenity (seating & picnic area) and 1.59
acres (l0%) of qualified open space that meet or exceed the standards set forth in UDC 1 1-3G-3
1.2.5 Prior to City Engineer signature on the final plat, the applicant shall obtain City Council approval
of and record a public pedestrian easement for the 10-foot wide multi-use pathways shown on the
plat.
1.2.6 Unless approved otherwise by the City Council and ACHD, a -naximum of one access to this site
from Victory Road is approved. No vehicular access to Meridian Road is allowed.
l.3 General Conditions of Approval
1.3.1 Comply with all bulk, use, and development standards of the R-4 and R-15 zoning districts listed
in UDC Tables 11-2-A-5 and l 1-2A-7 respectively.
1.3.2 Comply with all provisions of 1 1-3A-3 with regard to access to streets. Direct access to S.
Meridian Road is prohibited. Access via E. Victory Road shall be approved by the City of
Meridian and ACHD.
13.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
fo--th in UDC 11-3A-6.
13.4 Construct the pathway and adjoining fencing a-id landscaping consistent with the standards as set
forth in UDC 11-3A-7A7 and 11-3B-12C respectively.
1.3.5 Provide a p-•essurized irrigation system consistent with the standards as set forth in UDC l 1-3A-
15, UDC 11-3 B-6 and MCC 9-1-28.
1.3.6 Comply with the sidewalk standards as set forth in UDC l 1-3A-17.
13.7 install all utilities consistent with the standards as set forth in UDC 1 1-3A-21 and 1 1-3B-SJ.
13.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family and multi-family dwellings as applicable.
l 3.9 Construct the required landscape buffers consistent with the standards as set fo--th in UDC 1 1-3B-
7C.
1.3.10 Construct storm water integration facilities that meet the standards as set forth in UDC 1 1-3B-
1 1 C.
1.3.1 1 Construct all parkways consistent with the standards as set forth in UDC 1 1-3A-17E, 1 1-3G-3B5
and 11-3B-7C.
1.3.12 Comply with all subdivision design and improvement standards as set forth in UDC 1 1-6C-3,
incll-ding but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
l 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 11-38-10.
1.3.14 Construct amulti-use pathway along SH 69 as set fo--th in UDC 1 1-3H-4C4.
1.3.15 Comply with all provisions of UDC l 1-3A-3 with regard to maintaining the clear vision triangle.
Red Wing Subdivision MDA-13-002; RZ-13-002;1'1'-13-003
PAGI~; 21
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 l 1-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 1 1-3B-13 and UDC 11-3Q-14.
l .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.
1.43 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site.
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.
l .4.5 The applicant shall have an ongoing obligation to maintain all pathways.
l .4.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 1 I-3A-11.
1.4.7 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 1 1-
3A-3.
1.5 Process Conditions of Approval
l .S.l 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 l I-SC-3B. A surety agreement may be accepted for other improvements in accord with
UDC 1 1-SC-3C.
] .53 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 l 1-6B-
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; 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 Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC I 1-3B-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 W. 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
Red Wing Subdivision MDA-13-002; I27-13-002; PP-13-003
PAGE 22
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. The subject site is obligated to pay $1,465.56 per acre to proportionally offset
costs incurred by the City of Meridian for the Victory Road Gap Sewer Project. Said payment
must be received prior to obtaining the City Engineer's signature on any final plat.
2.2 Water service to this site is available via extension of mains in W. Victory Road. The applicant
shall be responsible to install two water connections due to fire flow requirements. 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 l 1-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval ornon-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
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 1 10% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.1 ] 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.
Red Wing Subdivision MDA-13-002: RZ-13-002; PP-13-003
PAG[; 23
2.l 3 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 locatio-1s with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 1 I-12-3H.
2.I7 Compaction test results shall be submitted to the Meridian Building Department for al( building
pads receiving enginee--ed backfill, where tooting would sit atop fill material.
2.18 The engineer shall be required to ce--tify that the street centerline elevations are seta -ninimum 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 dist-•ict
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 ce--tificate
of occupancy is issued for any structures within the project.
2.20 At the co-npletion 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-press~u•e 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.
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 wan-anty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two .~. This su--ety 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
depositor bond. Please contact Land Development Service for more information at 887-2211.
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 se-vice 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
Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGE 24
International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the
Inten~ational Fire Code.
4.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
4.3 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 Yz" 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 ''/z" 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.
4.4 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.5 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a
vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
4.6 Fire lanes, st--eets, and structures (including the canopy height of mature trees) shall have a
vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
4.7 To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project which serves more than 50 homes, as set forth in International Fire Code
Section D107.1. The two entrances should be separated by no less than % the diagonal measurement
of the full development as set forth in International Fire Code Section D 1043. The applicant shall
provide a stub street to the properly to the (west/east/north/south).
4.8 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard 1 14I,
Section A52.18.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments related to this application.
6. PARKS DEPARTMENT
6.1 The applicant shall design and construct the multi-use pathway along S. Meridian Road/SH 69
consistent with the location and specifications (Chapter 3) set forth in the Meridian Pathways Master
Plan unless otherwise approved by the Parks and Recreation Directo--.
6.2 The applicant shall have an ongoing obligation to maintain all pathways.
7. ADA COUNTY HIGHWAY DISTRICT
Corr~fnents have nol yet been received from ACHD or1 this ap~~liccrtion.
8. IDAHO TRANSPORTATION DEPARTMENT
(See next page)
Red Wing Subdivision MDA-13-002: RZ-13-002; PP-13-003
PAGE 2~
fOgHO IDAHO TRANSPORTATION DEPARTMENT
P.O. Box 8028
'~ * Boise, ID 83707-2028 (208) 334-8300
y itd.idaho.gov
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February 4, 2013
Machelle Hill
Meridian City Clerk's Office
33 East Idaho Avenue
Meridian, Idaho 83642 VIA EMAIL
Re: RZ 13-002 and PP 13-003 Red Wing
The Idaho Transportation Department has reviewed the referenced rezone and preliminary plat
for the Red Wing project site on Victory Road near SH-69 (Meridian Road). ITD has the
following comments:
1) ITD has no objection to a local jurisdiction's changes to a land use plan. The proposed
change to the comprehensive plan requires no ITD-related mitigation.
2) ITD has an access management plan for SH-69 (Meridian Road). The plan does not
include any access to SH-69 between Victory Road and Harris Street. The applicant's site
does not appear to affect ITD's access management plans.
3) The proposed change in land use is a net reduction in site-generated trip volume that has an
important impact on the regional roadway system. The conversion from employment /
commercial center to residential development separates homes from employment
opportunities and increases the average journey-to-work and home-to-shopping trip
distance. Although this project is relatively small, the cumulative impact of such
rezone/comprehensive plan changes will certainly increase regional travel demand and
necessitate additional investment in the transportation system. These incremental changes
to the development plans incur a regional cost to expand the roadway network. This site's
location on the regional highway system could have provided some benefit in improving
accessibility and reducing both travel distance and the number of trips.
If you have any questions, you may contact Matt Ward at 334-8341 or me at 334-8377.
Sincerely,
r~ ~~~
-~~
Dave Szplett
Development Services Manager
dave. szplett(cr~,itd. idaho. nov
Red Wing Subdivision MDA-13-002; RL-13-002; PN-13-003
PAGI', 26
C. Required Findings from Unified Development Code
1. Rezone 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 a rezone, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to rezone the subject property to the R-4 and R-15 zoning
districts. Staff finds that the proposed map amendment (zoning) is generally consistent with
the proposed MDR and MHDR land use designations for this site and the rest of Cavanaugh
development to the south and east of the site. Therefore, Staff finds the amendment is
consistent with the applicable provisions of the Comprehensive Plan (see section V11 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-4 and R-l5 zoning districts and
proposed single-family and multi-family residential development of the property is generally
consistent with the purpose statement of the residential district in that it will provide for a
range of housing opportunities.
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 (as applicable) is in the best of interest of the City (UDC ll-SB-3.E).
Because the subject request is for a rezone, Staff finds this finding is not applicable.
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 and
proposed Comprehensive Plan in regard to land use, transpo--tation, and circulation.
Please see Compr°ehensive Plaf~ Policies and Goals, Section vll, of the Staff Re~~ort for
more inforrnalion.
Red Wing Subdivision MDA-13-002; RZ-13-002; PP-13-003
PAGL 27
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
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 expe-lditu-°e 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, ACHD, 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.
ACHD and ITD consider 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.