Staff Report' Items #4D, E: Southern Highlands Subdivision (AZ-13-016; PP-13.033)
Application(s):
- Annexation & Zoning
- Preliminary Plat
Size of property, existing zoning, and location: This site consists of 123.45 acres of land, is currently zoned RUT in Ada County,
and is located south of E. Amity Road on the west side of S. Eagle Road & the north side of E. Taconic Drive.
Adjacent Land Use & Zoning:
North: Rural residential properties, zoned R-4 in the City & R1 & RUT in Ada County
East: Rural residential properties, zoned RUT in Ada County
South: Vacant/undeveloped property, zoned RUT in Ada County & residential properties, zoned RUT in Ada County
West: Residential properties, zoned RUT in Ada County
History: In 2006, the subject property was platted as Lots 16 & 24, Block 1, Blackrock Subdivision in Ada County. Blackrock
Subdivision was developed in 2006 under the Ada County "non-farm" ordinance w/'h acre min. lot sizes.
Summary of Request: The applicant proposes to annex & zone 126.27 acres of land with an R-4 zoning district. The property is
contiguous to land that has been annexed into the City and is within the Area of City Impact boundary.
A preliminary plat is also proposed to re-subdivide existing Lots 16 & 24, Blk 1, Blackrock Sub into 162 SFR lots, 12 common area lots,
(1) lot for a City park, and (1) 45-acre lot for future re-subdivision for single-family homes on 123.45 acres of land in the R-4 zoning
district. There are a couple of lots that need to be revised to comply with the minimum street frontage requirement of 60' and Block 3
exceeds the max. block length allowed by the UDC; staff recommends the plat is revised prior to Council to comply w/block length
standards. The maximum gross density of the overall development will be 2.23 d.u./acre; the gross density of the western 79 acre
portion of the site will be 2.05 d.u./acre, consistent with the FLUM designation of LDR (3 or less/acre) for this property. A conceptual
development plan was submitted for the eastern 45-acre portion of the site that depicts easements & right-of-ways for possible future
street layout.
The applicant proposes to dedicate a 3.6-acre portion of the eventual 7-acre neighborhood park to the City as anticipated on the FLUM
for this area prior to issuance of the 120th building permit on the west portion of the site; the remainder of the park site is anticipated to
develop with the property to the east as shown on the plat.
A total of 12.16 acres (or 15.4%) of qualified open space consisting of a 3.6-acre City park, a 2-acre private park, pathways, other
common areas, street buffers & parkways; and site amenities consisting of an additional 5% of open space over the required amount,
pathways, swimming pool, clubhouse, playground & picnic shelter is proposed with the western portion of this development in accord
w/UDC req.
Access is proposed on the plat from S. Eagle Road via E. Taconic Street. Stub streets are proposed to the north & east for future
extension & interconnectivity; staff also recommends Graphite Way is extended as a stub to the west.
At this time, only asingle-point of access is available to this subdivision. Because there are already 44 lots (approximately 30 of which
are built out) in Blackrock Subdivision with asingle-point of access off of Taconic Drive, a secondary emergency access is needed at
the point when the combined number of homes in Blackrock Subdivision and Southern Highlands Subdivision reaches 50 homes. The
secondary access may be temporary until such time as a permanent secondary access is available.
Water & sewer service to this development is contingent upon the developer extending a water main & a temporary sewer main into
this development from the future Whitebark Subdivision to the north.
A minimum 25-foot wide landscaped street buffer is required along Eagle Road, an arterial street; a 30-foot wide buffer already exists
along Taconic Drive, a collector street. A 10' wide pathway is proposed along the east side of the property adjacent to the Ten Mile
Creek & Eagle Road in accord w/the Master Pathways Plan. The UDC requires a 5-foot wide detached sidewalk to be constructed
along Taconic; the applicant requests a waiver to the sidewalk requirement due to the mature landscaping that would need to be
removed to accommodate a sidewalk. Because the UDC does not allow for a waiver or alternative compliance to this requirement, nor
is a variance appropriate, staff recommends the buffer area is widened to accommodate the sidewalk.
There are several irrigation ditches that traverse this site that are required to be piped w/development of the site; the Ten Mile Creek
runs along the NEC of the site & is required to remain open as it is a natural waterway. A portion of this site lies within the Meridian
Floodplain Overlay District. Prior to any development, a floodplain permit is required.
The southwest boundary of this site lies at the bottom of a significant slope where the homes above sit on a ridge approximately 20-40'
above the proposed subdivision. The plat depicts a 50' wide slope easement on the rear of the lots in this area. The slope area is
' proposed to be owned and maintained by individual homeowners and will be landscaped & maintained in a consistent manner.
Conceptual building elevations have been submitted for future homes in the development. Because future structures on lots that back
up to or face S. Eagle Road & E. Taconic Drive will be highly visible from these major thoroughfares, staff recommends the rear or
sides of structures on these lots incorporate articulation through changes in materials, color, modulation, and architectural elements
(horizontal and vertical) to break up monotonous wall planes and roof lines.
Comprehensive Plan FLUM Designation: LDR & a public park
Written Testimony: Matt Schultz, Applicant's Representative, submitted a response to the staff report requesting the following
modifications:
• Requests #1.1 (1St bullet) be modified to reflect the acreage of park at 3.6 acres (instead of 7) as shown on the plat & the
inclusion of responsibilities for improvements to the park.
Because the terms of the dedication of the park site are sfill under negotiation, sfaff does not recommend including the terms
requested by the applicant; however, staff does recommend the provision is modified as follows: "The developer of fhe
western 79 acre portion of the site shall dedicate a minimum 3.6 acre park (as shown on the preliminary plaf) to the City prior
to issuance of the 120th building permit for the western portion of the site. "
Staff also recommends a new condition be added to ensure dedication of the remainder of fhe park site shown on the plat as
follows: "The developer of the eastern 45 acre portion of the site shall dedicate a minimum 3.4 acre park fo the City prior to
signature on the first final plat by the City Engineer. "
• Requests #1.1.1 (3~d & 4th bullet) is deleted because they feel the pedestrian easement for the multi-use pathway & the street
buffer along Eagle should be completed with development of the eastern 45 acre portion of the site, not with the first phase
final plat of the western 79 acre portion.
Because the western portion of the site is over 1, 600 ft. away from Eagle Road, staff is amenable to the applicant's request
that they not be required w/the first phase final plat of the western portion of the sife but recommends the provisions are
modified to require fhe easement & street buffer to be completed with the 1St phase final plat on the eastern 45 acre portion of
the site.
• Requests (#1.1.1) the DA only applies to the western 79 acre portion of the site to be purchased by the applicant, not the
eastern portion. Because the easfem portion of the site is proposed to be annexed & platted with this application & there are
development provisions thaf also apply to the eastern portion, staff does not recommend the easfem portion be removed from
fhe DA.
• Requests the Whitebark Temporary Sanitary Sewer Plan (in Exhibit A.6) is modified to include the entire western 79 acres of
the site in lieu of the area south of Taconic Drive and that condition #2.1.1 is clarified that the allocation of 162 sewer permits
will be vested to the 79 acre portion for 162 lots upon preliminary plat approval.
Public Works is looking into the applicant's request.
Staff Recommendation: Approval wia development agreement per the provisions in Exhibit B and the revisions agreed upon by staff
in response to the applicant's letter as previously stated.
Notes:
STAFF REPORT Hearing Date: November 21, 2013
TO: Planning & Zoning Commission E IDIAN~---
FROM: Sonya Wafters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: AZ-13-016; PP-13-033 -Southern Highlands
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, BHH Investments I, LLC, has applied for annexation and zoning (AZ) of 126.27 acres
of land with an R-4 zoning district. A preliminary plat (PP) is also proposed consisting of l62 single-
family detached residential building lots, 12 common lots, 1 city park lot and 1 lot for future re-
subdivision on 123.45 acres of land in a proposed R-4 zoning district for Southenl Highlands
subdivision. See Section IX of the staff report for snore 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-13-016 & PP-13-033, as presented in the staff report for the hearing date
of November 21, 2013, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, 1 move to recommend denial to the City
Council of File Numbers AZ-13-016 & PP-13-033, as presented during the hearing on November 21,
2013, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Numbers AZ-13-016 & PP-13-033 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 generally located on the south side of E. Amity Road, west of S. Eagle Road and north
of E. Taconic Drive, in Section 32, Township 3 North, Range l East. (Parcel #'s: 80988260168;
80988260164; 80988260242; 80988260167)
B. Owner(s):
Blackrock, LLC/Triple D Land and Livestock, LLC
16166 N. 20'x' Street
Nampa, Idaho 83687
Southern Highlands AZ-13-016; PP-13-033 PAGE 1
City of Meridian
33 E. Broadway Avenue
Meridian, ID 83642
C. Applicant:
BHH Investments 1, LLC
1025 S. Bridgeway Place, Ste. 290
Eagle, Idaho 83616
D. Representative:
Matt Schultz, Schultz Development, LLC
P.O. Box 1 1 l 5
Meridian, ID 83680
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation and zoning and 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: November 4, and 18, 2013
C. Radius notices mailed to properties within 300 feet on: October 24, 2013
D. Applicant posted notice on site(s) on: November 7, 2013
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of undeveloped land currently being farmed,
zoned RUT in Ada County. The City has a well and lift station lot on this site adjacent to E.
Taconic Drive.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Rural residential properties, zoned R-4 in the City and Rl & RUT in Ada County
2. East: Rural residential properties, zoned RUT in Ada County
3. South: Vacant/undeveloped property, zoned RUT in Ada County and residential properties,
zoned RUT in Ada County
4. West: Residential properties, zoned RUT in Ada County
C. History of Previous Actions: In 2006, the subject property was platted as Lots 16 and 24, Block 1,
Blackrock Subdivision in Ada County. Blackrock Subdivision was developed in 2006 under the
Ada County "non-farm" ordinance with '/~ acre minimum lot sizes.
The subject property on the north side of Taconic Drive and the pi°operty orr the south side of
Taconic Drive were platted as open space lots within Blackrock Subdivision. The portion of the
property at the southwest corner of the subdivision was platted with urban density residential
lots. Those lots were provided with City water and sewer service via a well and temporary lift
station on the subject property through a Memo of Understanding (MOU) between Blackrock,
LLC, Blackrock Subdivision HOA, and the City of Meridian. The MOUstates, "At such time as
the property becornes legally eligible for annexation into the City, Blackrock, LLC or any
successor(s) agree to give consent to annexation, to pay the annexation application fee, apply for
armexatr'on, and diligently pursue annexation into the Ciry. "
Southern Highlands AZ-13-016; PP-13-033 PAGE 2
D. Utilities:
Location of sewer: This proposed development is currently not serviceable by the trunk
sewer intended to provide service to the area, however the developer is proposing to provide
service by extending temporary 8-inch diameter sewer main into the area from the firture
Whitebark Subdivision to the north. This temporary solution does have service limitations as
to the overall number of lots allowed. This proposal has been reviewed by the Public Works
Department, and has received conceptual approval.
Location of water: Water service to this develop-ne-lt is contingent upon the developer
extending a 12-diameter water main into the area from the firture Whitebark Subdivision to
the north. This 12-inch diameter main will need to connect to the existing 12-inch diameter
main serving Pressure Zone #4 in E. Taconic Drive. Developer will be required to provide
two water main connections to any phase containing more than 25 lots, unless this number of
lots is increased in the future by action of the City Council.
Alternatively, the applicant may enter into non-build agreement with the City of Meridian on
the number of lots beyond the above restriction. Said non-build agreement will be recorded
into Ada County Records. A note shall be added to the face of the plat so that future lot
buyers will be noticed, and a reference to said note shall be added to each affected lot.
3. Issues or concerns: Noted above
E. Physical Features:
1. Canals/Ditches Irrigation: The Beasley Lateral and some other irrigation ditches traverse this
site. The Ten Mile Creek runs along the northeast corner of the site.
2. Topography: There is a significant slope along the west boundary of the site (see contours on
plat).
3. Hazards: Staff is not aware of any hazards that exist on this property.
4. Flood Plain: A portion of this site lies within the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated Low Density Residential (LDR) on the Future Land Use Map
(FLUM) contained in the Comprehensive Plan. A public park is designated in this area on the
Comprehensive Plan.
The LDR designation allows for the development ofsingle-family homes on large lots where urban
services are provided. Uses may include single-family homes at gross densities of three dwelling units
or less per acre.
The western 79.1 acre portion of the site is proposed to develop with 162 residential building lots at a
gross density of 2.05 dwelling units per acre. The eastern 45+/- acre portion of the site is proposed to
be re-subdivided in the future with 115-120 building lots at a gross density of 2.6-2.7 dwelling traits
per acre. The maximum overall density of the subdivision is proposed to be 2.23 dwelling units per
acre which is consistent with the LDR designation.
The applicant proposes to dedicate a 7 acre neighborhood park to the City with development of this
property in accord with the Comprehensive Plan.
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):
Southern Highlands AZ-13-O16; PP-13-033 PAGE 3
• "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." (3.07.O1E)
The proposed medium-low density residential development should add variety to the low
density residential uses that exist in this area.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.0X)
Street buffer landscaping is required adjacent to S. Eagle Road an arterial street, and street
buffer landscaping already exists along E. Taconic Drive, a collector street, in accord with
the standards listed in UDC 11-3I3-7C. Separate permits shall be obtained for signage and
fencing. Fencing shall comply with the standards listed in UDC 11-3A-7.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.O1F)
The proposed rnediurn low-density residential development should be compatible with
existing adjacent residential and agricultural uses.
• "Require common area in all subdivisions." (3.07.02F)
The proposed plat depicts a total of 11.91 acres (or 15.1 %) of common area to be provided
on the site. The UDC (11-3G-3) requires a minimum of 10% qualified open space to he
provided in accord with the standards listed in UDC 11-3G-3B.
• "Provide a variety of park types (neighborhood parks, community parks, regional parks)
interspersed throughout the community."
The proposed plat depicts a 2 acre private park within the development as well as a 3.6 acre
City park (tivith an additiona13.4 acres to be dedicated with the development of the Lot 1,
Block 11 to the east).
• "Support acquisition and development of new park land to meet the growing open space and
recreational needs of the community." (2.01.04D)
A public park site is designated on this property. Accordingly, the applicant proposes to
dedicate a 7-acre park site to the City.
• "Require new urban density subdivisions which abut or are proximal to existing low density
residential land uses to provide landscaped screening or transitional densities with larger,
more comparable lot sizes to buffer the interface between urban level densities and rural
residential densities." (3.05.02F)
The proposed plat depicts larger size lots along the southwest boundary of the site as a
transition to the larger lots in Blackrock Subdivision, an existing low density subdivision. A
common lot is proposed along the west boundar y adjacent to two rural
residential/agricultural properties
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.O1F)
City services will be extended with the development of the site in accord with UDC 11-3A-21.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: Per UDC l 1-2A-1, the purpose of the residential districts is to
Southern Highlands AZ-13-016; PP-13-033 PAGE 4
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
corresponding housing types that can be accommodated within the density range. The medium
low-density residential (R-4) district allows a maximum gross density of 4 dwelling Lu~its per
acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted
(P), accesso-y (A), conditional (C), and prohibited (-) uses in the R-4 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 per-nitted use in the R-4 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-5 for the R-4 zoning district.
D. Landscapi-7g: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Tables 11-2A-5 for the R-4 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
Analysis of Facts Leading to Staff Recommendation:
A. Annexation & Zoning
The applicant has applied to annex and zone a total of 126.27 acres of land with an R-4 zoning
district; this land was previously platted as Lots 16 and 24, Block 1, Blackrock Subdivision. As
discussed above in Section VII, the proposed zoning is consistent with the corresponding FLUM
designation of LDR.
The applicant proposes to develop single-family homes on the entire site; however, only the
western 79.1 acres of land is proposed to be platted with single-family residential lots at this time.
The remaining area is proposed to be platted as one large lot for fi-ture re-subdivision into 115-
120 single-family residential lots. A conceptual development plan was submitted for the large lot
that depicts easements and right-of--ways for possible future street layouts (see Exhibit A.4).
The legal description submitted with the application, included i-1 Exhibit C, shows the boundaries
of the property proposed to be annexed and rezoned. The property is contiguous to land that has
been annexed into the City and is within the Area of City Impact bounda-y.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. hl order to ensure the site develops as proposed with this
application, staff recommends a DA is required as a provision of annexation with the provisions
included in Exhibit B.
Because the FLUM designation for this property is LDR, which allows for densities of 3 dwelling
units per acre or less, Staff believes the proposed R-4 zoning is appropriate for this property. The
R-2 zoning would limit densities to 2 units or less per acre. Even though the R-4 zoning would
allow up to 4 units per acre, the applicant is only proposing an overall density of 2.05-2.7
dwelling units per acre consist with the LDR designation.
B. Preliminary Plat
The proposed preliminary plat is a re-subdivision of Lots 16 and 24, Block 1, Blackrock
Subdivision. The proposed plat consists of 162 single-family residential building lots, 12
common area lots, one lot for a city park, and one 45-acre lot for fi-ture re-subdivision for single-
Southern Highlands AZ-13-016; PP-13-033 PAGE 5
family homes on 123.45 acres of land in the R-4 zoning district. A phasing plan was not
submitted with this application; staff has requested the applicant provide one prior to the Council
hearing.
There is one parcel (80988260167) and one lot (Lot 24, Block 1, Blackrock Subdivision) on this
site that is owned by the City of Meridian and is depicted on the proposed plat as "NAP". This
parcel and lot should be included as lots in the proposed subdivision.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table I 1-2A-5 for the R-4 district and found the plat to
comply with those standards except for the following: 1) Lot 5, Block 2 and Lot 9, Block 7 needs
to have a minimum street frontage of 60 feet; 2) Block 3 exceeds the maximmn block length
standard of 1,200 feet as defined in UDC 11-6C-3F; and 3) the E. Treston Creek Way stub street
at the west bo~mdary exceeds the maximum cul-de-sac length of 450 feet allowed by UDC11-6C-
3B.4. The plat needs to be revised to comply with the aforementioned block length and cul-
de-sac standards prior to the City Council meeting.
Access: Access to this site is proposed on the plat from S. Eagle Road via E. Taconic Street. Stub
streets are proposed to the north and east for future extension and interconnectivity. At this time,
only asingle-point of access is available to this subdivision.
The ACHD 2035 Planning Functional Classification Map depicts two collector streets across this
property. One would run north/south and connect E. Amity Road and E. Taconic Drive; the other
would run east/west from Taconic to the west boundary of the site. The proposed plat does Trot
depict a collector street in either of these areas. Two stub streets are proposed at the north
boundary to align with the stub streets approved with the Whitebark Subdivision preliminary plat
which will provide access between Amity & Taconic; another stub street is proposed to the north
near the west boundary for future extension. Because there will ultimately be 3 connections
between Amity and Taconic, staff does not feel a collector street in this area is needed. Instead of
providing a collector street to the west, staff recommends S. Graphite Way be extended as a stub
street to the west boundary for future extension; a temporary turn around will need to be provided
for emergency access at the end of the stub street that meets Fire Department requirements.
Cornn~rents have not yet been received from ACHD on this application; however, staff has
discussed the plan for a collector street across dais property and the absence of sz4ch on the
proposed plat. ACHD has stated they are amenable to not having collector streets within this plat
provided the aforementioned connections are made to the north & west.
Because there are already 44 lots (approximately 30 of which are built out) in Blackrock
Subdivision with asingle-point of access off of Taconic Drive via Eagle Road, a secondary
emergency access is needed at the point when the combined number of homes in Blackrock
Subdivision and Southern Highlands Subdivision reaches 50 homes. The secondary access may
be temporary until such time as a permanent secondary access is available.
Water/Sewer Service: This proposed development is currently not serviceable by the trunk
sewer intended to provide service to the area, however the developer is proposing to provide
service by extending temporary 8-inch diameter sewer main into the area from the future
Whitebark Subdivision to the north. This temporary solution does have service limitations as to
the overall number of lots allowed. This proposal has been reviewed by the Public Works
Department, and has received conceptual approval.
Water service to this development is contingent upon the developer extending a 12-diameter
water main into the area from the future Whitebark Subdivision to the north. This 12-inch
diameter main will need to connect to the existing 12-inch diameter main serving Pressure Zone
#4 in E. Taconic Drive. Developer will be required to provide two water main connections to any
Southern Highlands A7-13-016: PP-13-033 PAGE 6
phase containing more than 25 lots, unless this number of lots is increased in the future by action
of the City Council.
Alternatively, the applicant may enter into non-build agreement with the City of Meridian on the
number of lots beyond the above restriction. Said non-build agreement will be recorded into Ada
County Records. A note shall be added to the face of the plat so that future lot buyers will be
noticed, and a reference to said note shall be added to each affected lot.
Pressurized Irrigation (PI): PI will be provided by NMID via a new head gate on the Beasley
Lateral at the northwest conger of Taconic Drive and Eagle Road. The current conceptual design
calls for a pump station and gravity overflow to the Ten Mile Creek at this location. The exact
design will be finalized with development plans and the first phase final plat.
Storm Drainage: Storm drainage is proposed to be mitigated by detention/retention ponds and/or
underground seepage bed disposal in accord with ACHD design criteria.
Multi-Use Pathway: Amulti-use pathway (Ten Mile pathway, segment F) is designated along
the southwest side of the Ten Mile Creek which crosses the northeast corner of the site as
depicted on the landscape plan. Staff recommends a minimum 14-foot wide public pedestrian
easement for amulti-use pathway is submitted to the Planning Division, approved by City
Council and recorded prior to signature by the City Engineer on the first final plat.
Landscaping: A landscape plan was submitted with this application for the area proposed to be
platted as shown in Exhibit A3. Because the proposed plat is a re-subdivision of two existing lots
in Ada County, a 30-foot wide street buffer already exists along E. Taconic Drive but landscaping
details are not shown for that area on the plan. A minimum 25-foot wide street buffer is required
along S. Eagle Road; staff recommends this buffer be constructed with the first phase of
development. Landscaping within both street buffers is required to comply with the standards
listed in UDC l 1-3B-7C; a detailed plan demonstrating compliance with these standards is
required to be submitted with the final plat application(s) fot• this subdivision.
Open Space & Site Amenities: Based on the 79.1 acre portion of the site proposed to be
developed at this time, a minimum of 10% of the site (or 7.91 acres) is required to consist of
qualified open space as defined in UDC 11-3G-3B. The applicant proposes a total 12.16 acres (or
15.4%) of open space consisting of a 3.57 acre public park, a 2 acre private park, pathways and
other common areas, street buffers along E. Taconic Street and S. Eagle Road, and parkways
along internal local streets in compliance with this requirement.
In accord with UDC 11-3G-3A.2, a minimum of 4 qualified site amenities are required to be
provided with this development as set forth in UDC 11-3G-3C. The applicant proposes an
additional 5% of open space, pathways, a swimming pool, clubhouse, tot lot playground, and
picnic shelter in compliance with this requirement. The applicant states the pool will be available
for use by the adjacent I3lackrock Subdivision residents for a nominal, fee.
City Park: The applicant proposes to dedicate a 7-acre park site to the City with this
development in accord with the Comprehensive Plan as discussed above in Section VII.
The configuration of the park site is anticipated to change since submittal of this application. The
applicant states that all of the 7 acre park will be contained within the boundary of the western
79.1 acre portion of the plat and will be provided by this developer; none of the park will be
located on the adjacent Lot 1, Block l 1 as shown on the plat. The applicant is currently working
with the Parks and Recreation Department on conceptual plans for the park. The applicant has
stated they are prepared to deed the park to the City prior to issuance of the 120`x' building permit.
Southern Highlands AZ-13-016: PP-13-033 PAGE 7
Parkways: Eight-foot wide landscaped parkways are depicted on the landscape plan along all
internal local streets. Parkways are required to comply with the standards listed in UDC l l -3A-
17.
Sidewalks: Sidewalks are required along all public streets as set forth iu UDC l 1-3A-17. A 5-
foot wide detached sidewalk is required along E. Taconic Drive and S. Eagle Road. When
parkways are proposed, sidewalks shall be detached a minimum of 8 feet from the back of curb.
The applicant is requesting a waiver to the requirement for a sidewalk on the north side of
Taconic Drive due to the substantial mature landscaping that would be required to be
removed to accommodate a detached sidewalk in this area. The south side of Taconic Drive
has an existing 10-foot wide paved pathway for the entire length to Eagle Road that will be
connected to the north side of Taconic via cross walks at various locations. The UDC does
trot allow for a waiver or alternative compliance to this requirement, nor is a variance
appropriate. A 30 foot wide landscape easement is depicted on the plat along Taconic Drive;
Staff recommends the sidewalk be located near the back edge of the ease»~e~t/sh°eet buffer so the
existing trees can reruain.
Waterways: There are several irrigation ditches that traverse this site that are required to be
piped with development of the site. The Ten Mile Creek runs along the northeast corner of the
site and is required to remain open.
Floodplain: A portion of this site lies within the Meridian Floodplain Overlay District. Prior to
any development occurring in the Overlay District, a Foodplain permit application, including
hydraulic and hydrologic analysis is required to be completed and submitted to the City and
approved by the Floodplain Administrator, per MCC 10-6.
Topography: The existing homes in Blackrock Subdivision to the southwest of this site are
located on a ridge approximately 20-40 feet above the proposed subdivision. The proposed home
elevations will range from l 8 to 25 feet below the first floor elevations of adjacent Blackrock
homes, per the applicant.
The building lots along the southwest boundary of the proposed plat have a 50-foot wide slope
easement along the rear lot lines. This area is proposed to be maintained by the individual
homeowners and should be landscape and maintained in a consistent manner. Because there is not
an easement holder in this case, staff recommends a minimum 70-foot wide rear building setback
be required for those lots rather than an easement.
Building Elevations: The applicant has submitted conceptual building elevations for the future
homes in this development, included in Exhibit A.4. Because lots that back up to or face S. Eagle
Road and E. Taconic Drive will be highly visible from these major thoroughfares, staff
recommends the rear or sides of structures on lots that back up to or face E. Taconic Drive and S.
Eagle Road incorporate articulation through changes in materials, color, modulation, and
architectural elements (horizontal and vertical) to break up monotonous wall planes and roof
lines.
In summary, Stczff recommends approval of the proposed annexation and preliminary plat request
for this site with the recommended conditions listed in Exhibit B of this report in accord with the
findings contained in Exhibit C.
X. EXHIBITS
A. Drawings/Other
l . Vicinity/Zoning Map
Southern I lighlands AZ-13-016; PP-13-033 PAGE 8
2. Proposed Preliminary Plat (dated: 10/21/13)
3. Proposed Landscape Plan (dated: 10/21/13)
4. Conceptual Development Plan (dated: 10/21/13)
5. Concephial Building Elevations
6. Whitebark Temporary Sanitary Sewer Plan
B. Agency & Deparhnent Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
Southern Highlands AZ-13-016; PP-13-033 PAGE 9
A. Drawings
1. Vicinity/Zoning Map
Exhibit A Page 1
2. Proposed Preliminary Plat (dated: 10/21/13)
~,
s
F
F
1.
i ~"~
~ ~~ \,\
5 ~;
~I
~I_
EI i
__ y .
_ --~ ,
PftLl1W1ANY PLYI WK ij`,
SOU"CHERN HIGHIA\bS SUftnIY ISION ~1 i ~.~~
NT RLSIi ~ i --- -,:,-~ _- _ 1
~ _~ ~~
e ~ i!; ~ , ~t-r;,1 ~I
.. _ ~ i n
rT ._- _ ,,., .,.
I ~ ~ L I~ ~ ~ . ~~~Y~ ~ rS
~,,..,.. \1 \Ir m,.,. N. }4 .... 4 !~~
f m 1 ~j
`I I . ~ LL r~,~~ li
_. --;~! ~ X31. _ -~.., L _ _, _ _ t
.~ x, ~..,__ [,....
~,
__
,a
i .,. ..~..n ....,R.e ....
MiNM6NP4~~ - ~.. y
`~4 <,.v ..,a , f ..nn «. .w .c~.. M ~~.. Vi.em R4AJlwtNtl rm,w
I _. _.
.-.
Sy; ~ ~ ji
y Sj ~,~
~~~,
F ~~s,i
y'e;
~~ ~
x_
0
~;
'>_
~~~
~z~
~:~i
z ,.
~i.
Ewa
~ ~yJ. o
U
exhibit A Page 1
N.
« i .e,.,°
o +.®
.. r^ ~ , , - -, '--~---caw--~ ~ d,.. A..... ; ` I i ~ i..i . '
~ y i
.•
C ! ~ ? \•
i~ '~ G~ G,Saro~'Ir uuL~~EJM¢anYt;N&t'~~~ I, ~ s'
a "~ ~ 'ihi ij f
i
1 _ \,
. .. ,, ~ .i
~'- .~ \~ e
1,
t `,~. 1 i1fIYRE Ri M?ItOVWAR ~ f~-I ~ µ = ~ l: i
~ ~ IIiVEA.IR'~1fM FEN 21'T# i+
t '~
, ~ ~ t~.~an ..n p ~ j a
~ ,i
M
~ ~ T- ~ •~ I 71PIGfl 6CSSL`IiL1L STP.Eei~?y ~ ~ 9~ .~~, '~
~ i 0
u ~ ~_;._°~ I ` %
` > o
arv rnac s nnuno~inv rwc ' . 3...._ ,. p
i _ .. fd
F ~ „. ~~N
n (•` ~ ~ ,j , ~ 3
}, .. ' i s o
..
J
k t• ~ r < \
L..-.__. ____~ __~._. .. _ _ ..~ h
..~.. __ .- --_ z
J.
----- ~.
` - -~
.-_ s ~- ~_ .J ~ Ci fii
~_~
,.R ,~~,~.R~R,,.RN..R~ ~ .R..,~.,>WN.R.,~. ~m - - - ~ z
~,,
a,
___
;.
,
~ ers~x~yueuic.rxoiL.c. a. +-'
Exhibit A Page 2
3. Proposed Landscape Plan (dated: ] 0/21/13)
® w
r ~a ~
tl:>hn 0~f ~~F.
G":a•h'~. M;e"~.i 1 t h'a kh4k1lVl
nM~ ~uv(m•
x
U~i+
I f
vrlvLL ~ 8
i fi'
.. .. ... ~x'X..: '. ...
N ~,
u I'M, tt
;(~ -. Al iFSI~
u ~ CTr0..:~ i5'LPh .AFt ~ ~~~
Yti,
~'~~ r -1- .-nNe F_t G1.bW
~~ r. .,,.y ... _ _...
.;.. \ _.
I ~ G .
-\ ~pr.. 1rx~_~ a~
~, ~ 7
\ 0
y
f_
/ ~~~ <~
PLAhT SGFiEDULE l key 111 ~ ~
iM M1XMY~.1 MMY ~Vf % ` ).~'. +~ ~ V1
•ru .Yt. sine.. te" •wk ~ ` ~` ~ ~ fly
y..
~' »..~, e
~e.,."~^.~'~ ~Q~...ae LAT.D~,~GAPE GALGULATIOPS `ft~'GT'j r"~ r",~t.~.a~ r•'~ r :~
%a.
_.__`
.NI MY We-,u..xwb' a9•ewn Wp f' T• G ..... ~
ixb x.'w[e r M; ~/
<lM,rtnk 9 xaf Nv
wnMeaM ~Wnraa rwa~'.rwm ib,:n R[nn = Yy
-'J H,FFFH W I 'J kJ•t'.t I AY iJ.~
'1 ~&„kn i. a NOTES wrix Wao 9 nNiM4.S x -.ye+ -
i-
~!~ ~ .; :~ ~...~~.~.k.,,V.~»»,~~..,». w..~»,.»»~...t~,,.k»k,..»»..k..». 5. EA6LE RD. EL'FFER SECTION p
Cxhibit A Page 3
4. Conceptual Development Plan (dated: ] 0/21/13)
-2-
5. Co~~ceptual Buildi~~g Elevations
-3-
6. Whitebark Temporary Sanitary Sewer Plan
i-, k ~ ~~
";4
~
r
~ ~ r ~"e ~ ~~ ' ~
~
~~ ~ ~ f ~
~ ~
WHITEBARK
~
~
~ ~ i a ~
~ ~
~
~
,~ ,. z~.
i ~~
'~ .kp, m~~'. ~.. ', i ~ >, k j'
.
~,F 2'I4 LOtSI'I"IOBC CASTLE RO~GK
~
,
~
,~
~~'.~~ ,~ s
~$_ Tem oranl aServiced` ~i
___p_.___.v,.~.. ~ ,
~:,
~..
;_
~~
,
~ -
~
ems. M~35
F,
k
ry
x~Z ~ ~.
~ ~
Whitebark Temporary Sewer Ptan
-4-
TABLE 1-SERVICE AREA FOR 8-INCH SEWER IN ESTANCIA & BELLINGHAM PARK
Dwelling Units
Subdivision/Area 1 Served Throug h Estancia 8-inch
Existing Proposed Future
Temporarily Allowed
Permanently Allowed5
Bellingham Park 73 0 0 73 73
Estancia 104 0 0 104 104
Estancia 2z 0 0 60 60 60
40 Acre Parcel3 0 0 120 120 0
Whitebark 0 49 0 49 0
107 Acre Parcel4 0 0 321 45 0
Blackrock 44 0 0 44 0
Total 221 49 501 495 357
(1) Based on 2010 Sewer Master Plan density assumptions.
(2) Located directly east of Estancia and north of Amity Road.
(3) Located directly west of Whitebark and south of Amity Road.
(4) Located south of Whitebark and northeast of Blackrock.
(5) Assumes limiting reach is 0.40%.
The temporary solution to provide sewer service has service limitations as to the number of lots allowed
as prescribed in Table 1.
-5-
B. EXHIBIT B -AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
l .1 Site Specific Conditions of Approval
l.l.l 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 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
annexation. CuiTently, 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:
• The developer shall deed a minimum 7 acre park to the City prior to issuance of the l 20Th
building permit for the site.
• Direct lot access to E. Taconic Drive and S. Eagle Road is prohibited in accord with UDC l 1-
3 A-3.
• A minimum 14-foot wide public pedestrian easement for amulti-use pathway along the
southwest side of the Ten Mile Creek shall be submitted to the Planning Division, approved
by City Council and recorded prior to signature by the City Engineer on the first final plat.
• The 25-foot wide street buffer along S. Eagle Road shall be constructed with the first phase of
development landscaped in acco~•d with the standards listed in UDC 11-3B-7C.
• The western 79+/- acre portion of the subdivision shall contain 12,000 square foot (s.£)
minimum lot sizes with 2,000 s.f. minimum home sizes, and a maximum residential lot count
of 162 building lots.
• The eastern 45+/- acre portion of the subdivision (Lot 1 Block 1 l) shall develop in accord
with the R-4 standards and shall contain a maximum of 120 building lots. Development shall
substantially comply with the conceptual development plan included in Exhibit A.4.
• All future homes constructed on this site including homes within the future development area
shall be generally consistent with the conceptual building elevations submitted with this
application included in Exhibit A.4.
The rear or side of structures on lots that back up to or face E. Taconic Drive and S. Eagle
Road shall incorporate articulation through changes in materials, color, modulation, and
architectural elements (horizontal and ve--tical) to break up monoto~lous wall planes and roof
lines.
1.1.2 The preliminary plat included in Exhibit A.2 shall be revised as follows:
a. The E. Treston Creek Way stub street at the west boundary exceeds the maximum cul-
de-sac length of 450 feet allowed by UDC11-6C-3B.4; and Block 3 exceeds the maximum
block length standards defined in UDC ll-6C-3F. The plat shall be revised accordingly
prior to the City Council meeting.
b. The street buffers along S. Eagle Road and E. Taconic Drive shall be included in common
lots to be owned and maintained by the homeowner's association in accord with UDC 1 l -3B-
7C.2.
c. Lot 5, Block 2 and Lot 9, Block 7 are required to have a minimum street frontage of 60 feet,
per UDC Table 11-2A-5; revise accordingly.
-6-
d. There are two streets named S. Shady Glade Street; revise accordingly.
£ The parcel (80988260167) and existing Lot 24, Block 1 owned by the City of Meridian
depicted as "NAP" shall be included as a lot and block in the proposed subdivision.
g. Modify note #6 to read, "Direct lot access to E. Taconic Drive and S. Eagle Road is
prohibited for residential lots."
h. S. Graphite Way shall be extended to the west property boundary for fuhire extension. A
temporary turnaround that meets Fire Department standards is required until such time as the
street is extended.
1.1.3 The landscape plan included in Exhibit A.3 shall be revised as follows:
a. Include details for the existing landscaping within the street buffer along E. Taconic Drive to
ensure compliance with the standards listed in UDC 11-3B-7C.
b. Include tree class in the plant schedule.
c. Depict landscaping on Lot 17C, Block 7.
d. Include parcel #80988260167 and existing Lot 24, Block l owned by the City of Meridian
depicted as "NAP" within the boundary of the subdivision; remove the "NAP".
1.1.4 The developer 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 l 1-3A-6B.
1.1.5 The developer shall provide a total of 12.16 acres (or 15.4%) of qualified open space as proposed
consisting of a 3.57 acre public park, a 2 acre private park, several pocket parks, street buffers
along E. Taconic Street and S. Eagle Road, and parkways along internal local streets, in accord
with UDC 11-3G-3B.
1.1.6 In accord with the site amenity requirements listed in UDC 11-3G-3, the developer shall provide
an additional 5% of open space, pathways, a swimming pool, clubhouse, tot lot/playground, and
picnic shelter as proposed.
1.1.7 The developer shall abandon the Beasley Lateral easement and relocate the lateral and new
easement with development of Lot 1, Block 11.
1.1.8 The developer shall obtain an easement from the U.S. Bureau of Reclamation for the l 4-foot
wide recreational pathway easement along the Ten Mile Creek.
1.19 The developer shall obtain an encroachment agreement from the irrigation district for the building
lots (Lots 18, and 2l, Block 3) that encroach within the Peirce Lateral easement along the
southwest corner of the subdivision.
1.1.10 The developer shall obtain a license agreement for any improvements on Lot 38C, Block 3 that
lie within the irrigation easement for the Pierce Lateral.
1.1 .l 1 Prior to any development occurring in the Overlay District, a floodplain permit application,
including hydraulic and hydrologic analysis is required to be completed and submitted to the City
and approved by the Floodplain Administrator, per MCC 10-6.
1.1 .l2 The CC&R's for this subdivision shall include a provision for the slope area on Lots 3-17, Block
3 at the southwest boundary to be landscaped and maintained in a consistent manner.
1.1.13 A secondary emergency access is required at the point when the combined number of
homes in Blackrock Subdivision and Southern Highlands Subdivision reaches 50 homes.
The secondary access may be temporary until such time as a permanent secondary access is
available.
-7-
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC
Table 11-2-A-5.
1.2.2 Comply with all provisions of 1 1-3A-3 with regard to access to streets. Direct access to Director
Street is prohibited.
1.2.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.5 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.
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
l .2.9 Construct the reduired landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.2.10 Construct stone water integration facilities that meet the standards as set forth in UDC 11-3B-
11 C.
1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5
and 1 1-3 B-7C.
1.2.12 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.
1.2.13 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.
l .2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 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.
13.2 All common open space and site amenities shall be maintained by an owner's association as set
fo--th in UDC 11-3G-3F1.
13.3 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site.
l 3.4 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.
1.3.5 The applicant shall have an ongoing obligation to maintain all pathways.
13.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-1 1.
-8-
13.7 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 11-
3A-3.
1.4 Process Conditions of Approval
1.4.1 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.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 1 I-SC-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-SC-3C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.4.4 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 1 l -6B-
7B (if applicable).
1.4.5 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 l 1-6B-7.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC ll-3B-l4A.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.l .l This proposed development is currently not serviceable by the trunk sewer intended to provide
service to the area, however the developer is proposing to provide service by extending temporary
8-inch diameter sewer main into the area from the future Whitebark Subdivision to the north.
This temporary solution does have service limitations as to the overall number of lots allowed.
This proposal has been reviewed by the Public Works Department, and has received conceptual
approval; however it shall be limited to a total of 214 lots as depicted on the "Whitebark
Temporary Sanitary Sewer Plan" map and "Table 1" that is attached as Exhibit A-6. The 214 lot
maximum threshold for the temporary service boundary will be considered on a first come, first
served basis. Once the trunk main intended to provide service to this area is available in E. Amity
Road, the applicant shall be required to convert the temporary service over to permanent service
from the trunk sewer main. The applicant shall also be responsible for the extension of the trunk
main through this development to the south boundary.
2.1.2 Water service to this development is contingent upon the developer extending a 12-diameter
water main into the area from the future Whitebark Subdivision to the north. This l2-inch
diameter main will need to connect to the existing ] 2-inch diameter main serving Pressure Zone
#4 in E. Taconic Drive. Developer will be required to provide two water main connections to any
phase containing more than 25 lots, unless this number of lots is increased in the future by action
of the City Council.
Alternatively, the applicant may enter into non-build agreement with the City of Meridian on the
number of lots beyond the above restriction. Said non-build agreement will be recorded into Ada
County Records. A note shall be added to the face of the plat so that future lot buyers will be
noticed, and a reference to said note shall be added to each affected lot.
-9-
2.1.3 Applicant shall be required to extend an 8-inch diameter water main from the end of the S.
Graphite Way cul-de-sac across Lot 18, Block 3 to the west property line in alignment with the
shared property line between Parcels #88847000120 and # 88847000155.
2.1.4 Due to the elevation differentials in this development, the applicant shall be required to submit an
engineered master grading and drainage plan for approval by the Community Development
Department prior to signature on the final plat by the City Engineer. This plan shall establish, at a
-minimum; the finish floor elevation of each building lot, the finish grade elevations of the rear lot
corners, the drainage patterns away from each building pad, the drainage patterns of the overall
blocks, and any special swales or subsurface drainage features necessary to control and maintain
storm water drainage. Applicant's engineer shall consult the 2009 International Residential Code
when establishing the finish floor elevations and drainage patterns away from the building pads.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Deparhnent, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of--way. 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 Depa--tments Standard Specifications.
2.2.2 Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and
through this development.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x 11"map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-83). The applicant should be required to use airy existing surface or
well water for the prima-y sol-rce. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connectien~is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.2.6 All in-igation 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.
2.2.7 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
-10-
purposes such as landscape irrigation if approved by Idaho Depa--hnent of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.2.8 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.
2.2.9 Street signs are to be in place, sanitary sewer and 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.
2.2.10 A letter of c--edit or cash surety in the amount of I ] 0% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.2. ] 1 All development improvements, including but not limited to sewer and water, fencing, micro-
paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining
ce-•tificates of occupancy.
2.2.12 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.
2.2.13 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.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 Compaction test results shall be submitted to the Meridian Building Depa--t-ment for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.2.18 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.
2.2.19 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 ACRD. The design engineer shall provide certification that the facilities have been installed iu
accordance with the approved design plans. This certifcation will be required before a ce--tificate
of occupancy is issued for any structures within the project.
2.2.20 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.
2.2.21 100 Watt and 250 Watt, high-pressure sodiu-n street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
22.22 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 ite-n 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.
2.223 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 887-22I 1.
3. POLICE DEPARTMENT
3.1 The Police Department has concerns on the number of homes to be constructed in the
proposed subdivision that will be in addition to the approximately 30 homes currently
located in Black Rock Subdivision. All of these homes will have a single access point from
Taconic Drive. Should there be any obstruction or delay at the intersection of S. Eagle Road
and Taconic Drive, emergency services would have no access to approximately 225 homes.
This is not acceptable and will require a provision for secondary access to be constructed at
the point the combined Southern Highlands and Black Rock subdivisions reach 50 homes.
This access can be a temporary "emergency" access.
4. FIRE DEPARTMENT
4.l 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 howl 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.
42 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 '/z" 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 pe---nits.
e. Fire hydrants shall not have any vertical obstn-ctions to outlets within 10'.
£ 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.
4.3 All entrances, inter-1a1 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 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 5032.1.
-12-
4.5 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be i-lstalled before combustible construction material is brought onto the site,
as set fo--th in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
4.6 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'/2 the diagonal measurement
of the Bill development as set forth in International Fire Code Section D1043. The applicant shall
provide a stub street to the property to the (west/eastbo--th/south).
4.7 The roadways shall be built to Ada County Highway District cross section standards and have a clear
driving surface. Streets less than 26' in width shall have no on-street parking; streets less than 32' in
width shall have parking only on one side. These measurements shall be based on the drivable
surface dimension exclusive of shoulders. The overhead clearance shall be a mi-iimum of l3' 6". The
roadway shall be able to accommodate an imposed load of 75,000 GV W as set forth in International
Fire Code Section 503.2.1. and D103.6.1 and D103.6.2.
4.8 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1.
4.9 The Fire Department has concerns on the number of homes to be constructed in the
proposed subdivision that will be in addition to the approximately 30 homes currently
located in Black Rock Subdivision. All of these homes will have a single access point from
Taconic Drive. Should there be any obstruction or delay at the intersection of S. Eagle Road
and Taconic Drive, emergency services would have no access to approximately 225 homes.
This is not acceptable and will require a provision for secondary access to be constructed at
the point the combined Southern Highlands and Black Rock subdivisions reach 50 homes.
This access can be a temporary "emergency" access.
5. REPUBLIC SERVICES
5.1 Republic Services did not submit comments on this application.
6. PARKS DEPARTMENT
6.l The Meridian Pathways Master Plan depicts amulti-use pathway on the south/west side of the
Ten Mile Creek.
7. ADA COUNTY HIGHWAY DISTRICT
Con~rnents have not yel been received from ACHD on this application.
-13-
C. Legal Description & Exhibit Map for Annexation Boundary
T-O EIVGINEEFiS
UON~UL°tNG [NvIN LtJS. SU?:t+'EY::iN= F~~JG PLfi.'~NEIS
332 f•J ~R~~~prv1~;)F.E Y~~Aw SU,T~ I ~t
NRhAP.:., I GA.N ~ &367
2~8-412-Ci30Q ~ Fk?4 ~C~IuH-C~~iw
Prolect; 1301G~
I)atc: i~e,vcmlx:r d, 2013
Page: d of 3
SUL'7~1~~'fl~V IiIGHL~1:'~'L)S SUBDI t'lS1U~`
,~111'1~`G,1 i TI (~.~' BC1 U.~'~'D~-1R Y'
`I'bis parcel is situated in a ~rrtion of Section 32, 'fcau~nship 3 North, Ran,gc 1 Fast, Boise
hlcridiatt, Adii County, Idttho, more particularl}' dscrihed as Lots lG tutd ?~}, Block I, a portion
of Lot 1, F3lock ~, a pc~riinn ref l.ot 1, (;lock S, ant} a portion of Lot 1, tilork 6 of Rlackrock
Subdivision T\o. I , on file in the. office of the. Rrct~rder, Ada County, Id1ho, in Book 96, Pages
120(13- (2008, and a pe,rtion of S. Iiagle (toad attd t-:. 't'trcanic Drive Ri};ht-o1=V-'ays, the exterior
lx~tu7dary of ~;•hich is more particularly decrih~:d a fi,llows:
F3i:GIl"~il'dIWC; at the northeast cgr-ncr cif the SF 1 t~ of said Section 32 frLm wvhich the northeast
corner ol'said Section 32 bears N.00° l3' 15"F.., ZG77.5? feet; thence along the east boundary o1'
said St31r~,
A) S.(1t7° 13'4"~~'., 142.17 fact to the intersection of the centerline of said F;. Taconic Drive;
ChenCe ilI0I1~ Sald Cel]tet'(rdte,
I) I;.R9°48'3R"1{~'., 528.23 fart to a tangent point of eun~ature; thence continuing ((long
a curve to the right,
Z) having aft arc length of 268.0=1 fret, a radius of 7~Q.OQ sect. through a central angle of
Zq"2fi'3fi" and a chord bearint of N.79'34'20"~1'., 266.61 feet tt* Ji tanfirnt point of
reverse curvature; thence corttinuiag along a curve to the left,
3} having; ar7 arc length of 266.17 fret, a radius of 75[t.Ofl fret, through a central angle of
?0"?0'(l3'" and a chord bearing. oi`It.79°30'03" ~1'., 2(r~.78 #eet to n point of tangency;.
thcn+rc continuing,
4) N.89~'40'05"W'., 8t)?.51 feet to a tangent point of curvattn~e; thence' e:t,ntinuing along
a curve to the left,
5) having, an arc length of ~09.3~ fart, a radius of 5(10.00 feet, through a central angle of
46°5'46" and a chord hearing of S.GE,°52'32."~\'., 398.05 feet to a point of tangency;
theater ctmtinuint;,
61 S.~t:3`25'09"~4'., 58~t.7F feet; thence leaving said centerline.
130151: • COIUR d'AI.F1;1' • NAh~1PA
-14-
Priajec;t_ 130164
Date: November 1.2013
Page: 2 of 3
7) 1`.46°34'51."\\'., 25.00 feet to the mast easterly corner of l,at 23, Black 1 of
aforementioned Blaekrock Subdivision No. 1; thence along the nnrthrayierty
boundary of said Lvt 2=~,
8) 1;.46`34'51"VJ., 190.001'eet to the easterl}' corder ctanttnnn to Lots 22 and 23, Block
1 nfssid Blaekrock Subdivision. No, 1; thence along the northeasterly boundary of
said Lot 22,
9) A'.74°49'32"\~'., 192.98 feet in the easterly ctxnrr rnmmrm to Lots 21 and 22, Block
1 of said Blaekrock Subdivision No. l; thence along the northeasterly batmdary of
saki I.ot 21,
10) \.63°5()' 17"\4'., 178.()t 1'cct to the easterly comer canunan to lots 20 and 2i, Baack
1 of said Blaekrock StEbdivisian No. 1; t}ye.nce slang the northeasterly h~tlndary of
said Lot 20,
11) N.:37"30'(14"\w'., 172.1 G feet to the easterly corner caannton to l.ats 19 and 20, Bltxk
1 al~said Blaekrock Subdivision T~~n. l; thence along the nnrthrastcriy bnuttdary of
raid Lot 19,
12} N.4]°47'5(7"\~'., 170.59 feet to the easterly earner conuttan w Lots 18 and l9, Block
1 nl`said Blackrcx:k Subdivision Ko. l; il7ence along the northeasterly txiundary of
said Lot 18.
13)N.57°19'iC3'\~v'., 173.04 feet to thr ca~trrly earner common to l.nts 17 snd 18, Black
1 afraid L;lackrock Subdivision h'a. 1; thence along the northeasterly boundary of
said Lnt 17.
14) N.3(ir'45'S(i"\\•'., 172.53 fret to the most notihcrly Carver of sold L.at 17; thrncr slang
the no!-t}nvesterly` boundary of said I.at 17,
15} 5.46°34'38"1,\'., lfii.81 fret to the. mast ~vestrrly corner of said I.vt 17; thence,
16) 5.65°59'3(1"\~4'., 50.05 feet to the northeast earner of Lot 15, Blcx k 1 cif saki
Blaekrock Subdivision Nn. l: thence along the north boundary of~ said Lot 15,
17j 5.89'49'48''\\'., 235.10 feet to the northeast earner of Lot 10, Block 1 of said
lilackrack Subdivision'.da, I; thence along the nalth boundary of'said Lot 10,
-IS-
Frojeci: 130164
11atc: Nvvcmlxr 1.2013
Page: 3 of 3
18j 5.89°49'4R"~ti'., 20.40 feet to the norttn~•est corner of said l,ot 14, said paint being nn
tl~e west boundary of the NE 1?4 of the SV1' 1?4 of said Section 3?; thence slung sa'sd
~1=`cst lroundar}~,
1 ~) N.00° 10' 12"\I'., 2.24 feet tv the svuth~;•cst comar c~t'thc SF: 1,«I of the N11' l; 4 of said
Section 32; thence along the ~;"est Iwundary of said S[. t?4 oftite 1~~4' 1l4,
24j1;A4°53' l2">/., 1337.41 feet to tl7e northwest corner o!'said SE t4 ofthe N~~' 1.4;
ihenee along the north bvundar}~ of s<~id SE 1,~'4 of the ~IV1,' 114,
21) 5.89'43'51'"1/., 1335.91 feet tv the northwest earner of the 5 lf2 of the N }: 1/4 of said
S~*rdc,n ;i2; thi;ncc atonf; the martM boundary of Said S 1'2 of the NG 114,
22) 5.89'41'56"E., } 7i 8.43 f4et to the nvrtheasterl}~ top of bank of the Ten 1`•lile Drain
and thz easterly bourtdar}• of ati~remetttioned Lot 16, I31ock 1 of 131aekrock
Subdivision I~'v. 1; thence along said top of bank and said caste r1y }x~unG9ary,
23j 5,36°35'50"E., 198,56 feat; thence continuing,
24) 5,47'26'09''E., 8$9.12 feet; thence lea~•ing said top vCbank and continuing ulcing
said easterly boundary,
25j N.8y~39'4~"tiV., 1 13.10 feet; thence continuing,
26j 5,40`'13' 14"V1'., 255.57 feet; thence continuing,
27) 5.89°39'44"F., 276.89 Poet to a point an the east boimdar}~ of the Nh; L`4 of Said
Section 32; thence along said cast bounder}•,
28) 5.40°13' 14''VI'., 326.34 feet tv the POINT OF BE(~I.'YI\lnC:_
CC)N fAINiNG 126.27 acres, ntore or less.
F3UI51~ . Cn1~UR d'AL}3NE • 1~A114PA
-16-
c
_ ~
__ ~ ,~ c
~ M ~I~iI?IV3H 30 SI$t'8 .~ J W v o'
~ N
T (11'1111 i'1`.16"J '~ r >- na
N n ~ Z ~ ~, ~
~ ~ ~ ~~ Qy°j/~ 8 tl Z ~ ~ ~ Z ~
!~ J y `4' ' ~% ~ ~ W Q Q
a
~ ~ 4 V L Z 4.
w % ~ r ~Nj ~ Q au
~ { U ~yb ~ ~ [ri ~ ~
r G ~ u ~
r- ~ z
~ -4:: Z I ~ 4i
9f Mr•.,~_r. p
r~ s~ > .. a 1 .. p ~ yJ d~
~ :~ x ~ " ~~ '` ~'' '``;10 ~~ N X60 `;'a
h 3 ~ b, ~"
k^-a W !'') k~ ~ 6~ ''~ r~~
~ Q ~ r G W ~ ~ ~ ~ ~~ qtr S,~ ~
z ~ ~o~~ ~ ~ ~ ~I _~ ~~~~ ~ ,~~ ~s ~~~
~ ~ < . O ~ ~ ~1 ~ ~ ~ ~ ~ ~~ad
~.r ~M'i ~..a a. ~ ~ Z cn ~ y l ~~ a ~ ~ o
H
rv1 c '° ~d' ~~it ~ ~t
;- ¢ ~ G _ ~~ ~s _____
° ~ ~ ~ G f ~ ~ ~ d^ ~ r~
_~ S ~,~`
Z ~ ~J ~~ i~ u ~ ~ ,o
w t u _ ,
V' G l p ~4~~
Q ,~ (~, v ~ ~ ~ ~ ~_ I ~ 666... Y ~ V _ 4' ~ "~
G ~ MI ~. ~ ,~'''Y`
~> .. _
~, M I a_ ~~ ~,c.
r.
_ ~
~.
..
,W,) ~ J J
~ Q .__.. .. .. ~..,r... .._
C7 ~ .. ~ ~ .. r 8
~ _
Zf~1 i`11'cl 'rlZ ?It7f)11 ''' ! J
•I)1}~I~U(.11U1tiO*\'Irhill ~ U
N
r>
" _
-17-
O
(~ '
~, W
~ r
iP -~: G
U N n r~ L if> d
w ~- ~-
$ ~3 lU ~
w C? ~~ ~ ~
r] ~ N ~ M ~ f~~J
O ~
~ ,`.; ~ ro
~ ` r c in p Q
tL x r ,n ~ r .r ~ Z d b ~
{~ W t~Y N Mt
a, !' N N M ~
c _+ aI Z m i
z ~_ ~~ Q
'u ~ 0 ~ si c c~ , `~ -
tx.3 Z ~ ~i +~.
^ n n in Z
~,,., ~ ^~~'~' Ca ~ ~ r n ~
-..w C c9 rp ~c t*~
~,,
N N O
,;. ,~ ... z ~: ~,
~3 w ~ ;:~ ~
M7
a ~ ~ ?~~
`r /~~ ~ r '_' Y4R
s Q C_p (y~._ -- b
' Q ,~ c d ~''' .~,, z N., ~ I
Q~~ ~~q ~J ~ Nd~ ii
E ~ ¢ ` ~ ~ fps oad ~~
N r~rt ` , }
U
7 :.
W a~
}- ~JI ~y
F-e ./ ice. VI
`~" ~ ~ ~
w J C'
p7.
t°y
~ ~ E.
a=
~7
._a
d
r
W~
c^
d
.
40
o
n
N
N
r
rn
~' m
r-
~
N
cn
~'
N
a
n
;~ ..
__
~ ~ ~ r ~ v a ~
%^ X f7
r M ~ d A
m 1^I
W W) ~1'
~
4 Y
,{r
C~ 1
TD Y}
~s ~
r ( ~ mm
N ~ N 2 ~ b
~.a.
W
Z
~
1
N
J ~.
n
1
.h
J ..m..
.n
J
:p
J
n
J
oa
J
a:
J -
-
`~
.a
.~ w
U
~
~
N
N
to
~
1A
O
it
~
N
CA
41
~
h
u7
C~
O
M - ~
~ r_
N
y Q
1
}
x
CJ
L
{K
v
"'
M
~a
r
u7
a
r~
S
~
Y
rt
n
~
M
~
R
3
C'
n
YYo
w7
a
3 t
.n
rn
n ~ p;
to is
a ~
z to
z 'v
z ~
z ~-
z ~
z P~
z C~
J -'
_ ~g_
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 from RUT in Ada County to the R-4
zoning district. Staff finds that the proposed map amendment is generally consistent with the
LDR FLUM designation for this site and should be compatible with adjacent residential uses.
Therefore, Staff finds the amendment is consistent with the applicable provisions of the
Comprehensive Plan (see section VII above for more information).
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 zoning district is consistent with the
purpose statement for the residential districts as detailed in Section VIII above.
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 i-1 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 (UDC ll-SB-3.E).
Staff finds annexi-1g this property with an R-4 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, Sectior7 VII, of the Staff Report for more
i~forn~atior~.
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 properly upon
development (See Exhibit B of the Staff Report for more details from public service
- 19-
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 fiords.
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 prope--ty that should be brought to the Council or Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the
Commission a-id Council consider any public testimony that may be presented when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Staff is unaware.
-20-