Staff Report PZChanges to Agenda:
Items 4A, B, C: Kinsley - The applicant has requested continuance of this project to the September 4th hearing. The re -noticing fee
required with the last continuance will be applied towards the September noticing if Commission continues the project.
Item # 2: Archer Farm Subdivision (AZ -14-010, PP -14-010)
Application(s):
• Annexation
• Preliminary Plat
Size of property, existing zoning, and location: This site consists of 4.93 acres of land, is currently zoned RUT in Ada County, and
is located at 4660 N. Meridian Road.
Adjacent Land Use & Zoning:
North, East & South: SFR properties in Solitude Place subdivision, zoned R-8
West: N. Meridian Road; land approved for SFR dwellings (Amber Wave subdivision), zoned R-15
History: None
Comprehensive Plan FLUM Designation: MDR
Summary of Request: Request for annexation and zoning of 5.2 acres of land with an R-8 zoning district A preliminary plat is also
proposed consisting of 20 SFR building lots & 1 common lot on 4.93 acres of land for Archer Farm Subdivision. The proposed gross
density of the subdivision is 4.06 dwelling units/acre consistent with the MDR FLUM designation. The average lot size is 7,759 s.f.
There is an existing home, bam and accessory structures on the site that are proposed to be removed.
Access is proposed via 2 existing stub streets in Solitude Subdivision at the east & south boundaries; no access is allowed via N.
Meridian Road.
A 25 -foot wide landscaped street buffer is required along N. Meridian Road. There is an existing 7 -foot wide attached sidewalk along
Meridian Road. The UDC requires detached sidewalks along arterial streets. Because the sidewalk is relatively new & was constructed
to allow safe pedestrian access to the school to the north & it is 7 rather than 5 -feet in width, staff is not recommending the sidewalk is
removed & replaced with a detached sidewalk. A 6 -foot tall fence exists along the north, east & south boundaries; a new 6' tall
matching vinyl fence is proposed along the west boundary along Meridian Road.
There is an existing irrigation ditch that crosses this site that is required to be piped.
Conceptual building elevations were submitted for future homes in this development w/building materials consisting of architectural
shingles, board & batten and lap siding, with cultured stone wainscot. Because homes on lots that back up to N. Meridian Road will be
highly visible, 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.
Written Testimony: Kevin McCarthy, Applicant's Representative (in agreement w/staff report)
Staff Recommendation: Approval w/a DA and conditions in Exhibit B of the staff report
Notes:
STAFF REPORT Hearing Date: June 19, 2014
TO: Planning & Zoning Commission E IDIAN%_---
FROM: Sonya Watters, Associate City Planner #DAH O
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: AZ -14-010; PP -14-010 — Archer Farm Subdivision
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Archer Farm Properties, LLC, has submitted an application for annexation and zoning
(AZ) of 5.2 acres of land with an R-8 zoning district. A preliminary plat (PP) is also proposed
consisting of 20 single-family residential building lots and 1 common lot on 4.93 acres of land for
Archer Farm subdivision. See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of
approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers AZ -14-010 & PP -14-010, as presented in the staff report for the hearing date
of June 19, 2014, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers AZ -14-010 & PP -14-010, as presented during the hearing on June 19, 2014,
for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Numbers AZ -14-010 & PP -14-010 to the hearing date of (insert continued
hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 4660 N. Meridian Road, in the NW '/4 of Section 31, Township 4 North,
Range 1 East. (Parcel #: S0531223395)
B. Owner(s):
Archer Farm Properties, LLC
701 S. Allen Street, Ste. 108
Meridian, Idaho 83642
Archer Farm Sub AZ -14-010; PP -14-010 PAGE 1
C. Applicant:
Same as owner
D. Representative:
Kevin McCarthy, KM Engineering, LLP
9233 W. State Street
Boise, ID 83714
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: June 2, and 16, 2014
C. Radius notices mailed to properties within 300 feet on: May 22, 2014
D. Applicant posted notice on site(s) on: June 5, 2014
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of rural residential property, zoned RUT in
Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Single-family residential properties in Solitude Place subdivision, zoned R-8
2. East: Single-family residential properties in Solitude Place subdivision, zoned R-8
3. South: Single-family residential properties in Solitude Place subdivision, zoned R-8
4. West: N. Meridian Road; approved for single-family residential dwellings (Amber Wave
subdivision), zoned R-15
C. History of Previous Actions: None
D. Utilities:
1. Location of sewer: A sanitary sewer main intended to provide service to the subject property
currently exists in N. Beaham Avenue.
2. Location of water: Water mains intended to provide service to the subject property currently
exists in N. Beaham Avenue and E. Copper Ridge Street.
3. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There is an irrigation ditch that runs across this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
4. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District.
Archer Farm Sub AZ -14-010; PP -14-010 PAGE 2
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated Medium Density Residential (MDR) on the Future Land Use Map
(FLUM) contained in the Comprehensive Plan.
MDR areas are characterized by relatively low densities and a predominance of single-family and
two -unit housing types emphasizing ownership opportunities. Smaller two, three, or four unit
apartment buildings may be compatible in an MDR area, but large apartment buildings or apartment
complexes are not. In general, MDR areas should be protected from encroachments of higher density
or higher intensity uses. MDR areas should include a mix of housing types that achieve an overall
average target gross density of 6 units per acre. Generally, densities should range from 4-8 units per
acre and should be designed conducive to walking with all of the housing and other uses sharing an
interconnected sidewalk and street system.
The applicant proposes annex the subject property with an R-8 zoning district and develop 20 single-
family residential detached homes on the site. The gross density is 4.06 dwelling units (d.u.) per acre
with a net density of 5.22.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
• "Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities." (3.07.01E)
The proposed medium density residential development should contribute to the variety of
residential uses that exist in this area.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.02C)
Street buffer landscaping is required adjacent to N. Meridian Road, an arterial street, in
accord with the standards listed in UDC 11 -3B -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." (3.06.0 IF)
The proposed medium density residential development should be compatible with
surrounding residential uses.
• "Require common area in all subdivisions." (3.07.02F)
The proposed plat depicts a total of 0.27 of an acre (or 5.48%) of qualified open
space/common area to be provided on the site. Because this site is less than 5 acres in size,
the UDC does not require open space is provided.
• "Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets). (3.03.020)
The proposed plat depicts connections to existing stub streets to the south and east for
interconnectivity.
• "Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system." (3.03.03B)
There are no existing pedestrian connections to the subject propertyfrom surrounding
properties. Therefore, pedestrian access connectors are not proposed.
Archer Farm Sub AZ -14-010; PP -14-010 PAGE 3
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.0 IF)
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 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range. The medium
density residential (R-8) district allows a maximum gross density of 8 dwelling units per acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for
single-family detached dwellings is a principal permitted use in the R-8 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-6 for the R-8 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Tables 11-2A-6 for the R-8 zoning district.
E. Off -Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Annexation & Zoning
The applicant has applied to annex and zone a total of 5.2 acres of land with an R-8 zoning
district. As discussed above in Section VII, the proposed zoning is consistent with the
corresponding FLUM designation of MDR.
The applicant proposes to develop 20 single-family homes on the site as shown on the
preliminary plat in Exhibit A.2.
The legal description submitted with the application, included in 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 boundary.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In 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 MDR, which allows for densities of 3 to 8
dwelling units per acre and the proposed gross density is 4.06 dwelling units per acre, Staff finds
the proposed R-8 zoning is appropriate for this property.
2. Preliminary Plat
The proposed plat consists of 20 single-family residential building lots and 1 common area lot on
5.2 acres of land in a proposed R-8 zoning district. The average lot size in the proposed
development is 7,759 square feet.
Archer Farm Sub AZ -14-010; PP -14-010 PAGE 4
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table 1 I -2A-6 for the R-8 district and found the plat in
compliance with those standards.
Block Length: The proposed plat complies with the maximum block length standards listed in
UDC 11 -6C -3F.
Existing Structure(s): There is an existing home, barn and associated outbuildings on the site
that are proposed to be removed. These structures should be removed prior to City Engineer
signature on the final plat.
Access: Access to this site is proposed on the plat via two existing stub streets in Solitude
Subdivision. Access via N. Meridian Road is prohibited.
Utilities: Street lighting is required to be installed within the development in accord with the
City's adopted standards, specifications and ordinances. All development is required to connect
to the City water and sewer system unless otherwise approved by the City Engineer in accord
with UDC 11-3A-21.
Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in
the subdivision as proposed in accord with UDC 1 I -3A-15.
Storm Drainage: A storm drainage system is required for the development in accord with the
City's adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City in accord with UDC 11-3A-18.
Landscaping: A landscape plan was submitted with this application for the area proposed to be
platted as shown in Exhibit A.3. A minimum 25 -foot wide street buffer is required along N.
Meridian Road as proposed. Landscaping within the street buffer is required to comply with the
standards listed in UDC 11 -3B -7C.
Tree Mitigation: The landscape plan depicts several existing trees on the site that are proposed
to be removed. The applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule
an appointment to confirm mitigation requirements prior to removal of any trees on the site.
Open Space & Site Amenities: Based on the area of the preliminary plat (4.93 acres), no open
space or site amenities are required to be provided.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A
minimum 5 -foot wide detached sidewalk is required along N. Meridian Road and 5 -foot wide
attached sidewalks are required along internal streets within the subdivision.
There is an existing 7 -foot wide attached sidewalk that was constructed within the right-of-way
along N. Meridian Road on this site with Solitude Place Subdivision as on off-site improvement
for pedestrian traffic to the school north of this site. Because it is a relatively new sidewalk and it
is 7 -feet rather than 5 -feet in width, staff is not recommending the sidewalk is removed and
replaced with a detached sidewalk.
Pathways: There is not a regional pathway designated on the Master Pathways Plan for this site.
There are no pathways proposed to adjacent properties as the abutting properties have not
provided any pathways to this site.
Waterways: An irrigation ditch crosses this site. All ditches on the site are required to be piped
unless waived by City Council in accord with UDC 11 -3A -6A.
Floodplain: This site does not lie within the Meridian Floodplain Overlay District.
Archer Farm Sub AZ -14-010; PP -14-010 PAGE 5
Building Elevations: The applicant has submitted conceptual building elevations for the future
homes in this development, included in Exhibit A.S. Building materials are proposed to consist of
architectural shingles, board and batten and lap siding, with cultured stone wainscot.
Because homes on lots that back up to N. Meridian Road will be highly visible, staff recommends
the rear or sides of structures on these lots that face Meridian Road incorporate articulation
through changes in materials, color, modulation, and architectural elements (horizontal and
vertical) to break up monotonous wall planes and roof lines.
Fencing: A 6 -foot tall vinyl fence exists along the north, east, and south boundaries of this site. A
6 -foot tall vinyl fencing is proposed along N. Meridian Road to match the existing fencing. All
fencing should comply with the standards listed in UDC 11 -3A -6B and 11-3A-7.
In summary, Staff recommends approval of the proposed annexation and preliminary plat request
for this site with a development agreement and the recommended conditions listed in Exhibit B of
this report in accord with the findings contained in Exhibit C.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Preliminary Plat (dated: 5/8/14)
3. Proposed Landscape Plan (dated: 5/8/14)
4. Conceptual Building Elevations
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
Archer Farm Sub AZ -14-010; PP -14-010 PAGE 6
A. Drawings
1. Vicinity Map
Exhibit A Page 1
2. Proposed Preliminary Plat (dated: 5/8/14)
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Exhibit A Page 1
3. Proposed Landscape Plan (dated: 5/8/14)
ARCHER FARM SUBDIVISION
PRELIMINARY LANDSCAPE PLAN
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Exhibit A Page 2
4. Conceptual Building Elevations
Archer Farm Subdivision
Conceptual Building Elevations
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• Architectural Shingles
-'� `�" ;�`�• Board & Batten and lap Siding
Cultured Stone Wainscot
-2-
B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer.
The Applicant shall contact the City 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. 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. Direct lot access to N. Meridian Road is prohibited in accord with UDC 11-3A-3.
b. Future development of this site shall be generally consistent with the preliminary plat and
conceptual building elevations submitted with this application included in Exhibits A.2 and
A.4.
c. The rear or sides of homes on lots that face N. Meridian Road shall incorporate articulation
through changes in materials, color, modulation, and architectural elements (horizontal and
vertical) to break up monotonous wall planes and roof lines.
1.1.2 The preliminary plat included in Exhibit A.2 dated 5/8/14 shall be revised as follows:
a. Revise note # 1 as follows: "A 10 -foot joint utility trench easement will be provided along all
right-of-way and rear lot lines."
b. Revise note #2 as follows: "A 5 -foot joint utility trench will be provided along all feaf
lines and/of • ith , shared accesses."
1.1.3 The landscape plan included in Exhibit A.3 dated 5/8/14 shall be revised as follows:
a. If mitigation is required for any existing trees on the site that are proposed to be removed,
such information shall be included on the plan in accord with UDC 11-3B-1OC.5.
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 11 -3A -6B.
1.1.5 All of the existing structures on the site shall be removed prior to signature on the final plat by the
City Engineer.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC
Table 11-2-A-6.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. Direct lot access to N.
Meridian Road 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 11-313-6 and MCC 9-1-28.
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
-3-
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.
1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11 -3B -
7C.
1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-313-
11 C.
1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11 -3A -17E, 11 -3G -3B5
and 11-313-7C.
1.2.12 Comply with all subdivision design and improvement standards asset 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.
1.2.14 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 11-313-6 and to install and maintain all landscaping as set forth
in UDC 11-313-5, UDC 11-313-13 and UDC 11-313-14.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11 -3G -3F1.
1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site.
1.3.4 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.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.7 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 1I -
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 11 -5C -3B. A surety agreement may be accepted for other improvements in accord with
UDC 11 -5C -3C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-613-3C2.
-4-
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 11-613-
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 11-613-7.
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 11 -3B -14A.
2. PUBLIC WORKS DEPARTMENT
2.1 General Conditions of Approval
2.1.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, 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 Departments Standard Specifications.
2.1.2 Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and
through this development.
2.1.3 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.
2.1.4 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, a single -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
prior to receiving development plan approval.
2.1.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.1.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.1.7 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
-5-
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.1.8 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.
2.1.9 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.
2.1.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.1.11 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
certificates of occupancy.
2.1.12 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.
2.1.13 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.
2.1.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.1.15 Developer shall coordinate mailbox locations with the Meridian Post Office, and provide
evidence of their approval prior to signature on the final plat.
2.1.16 All grading of the site shall be performed in conformance with MCC 11-12-311.
2.1.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.1.18 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 prior to development plan
approval. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1 -
foot above.
2.1.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.1.20 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.
2.1.21 100 Watt and 250 Watt, high-pressure sodium 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
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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.
2.1.22 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.
2.1.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
3. POLICE DEPARTMENT
3.1 The Police Department has no concerns with this application.
4. FIRE DEPARTMENT
4.1.1 One and two family dwellings not exceeding 3,600 square feet require a fire -flow of 1,000 gallons
per minute for a duration of 2 hours to service the entire project. One and two family dwellings in
excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the
International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the
International Fire Code.
4.1.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 '/2" outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 %2" 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.
4.1.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48'
outside, per International Fire Code Section 503.2.4.
4.1.4 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.1.5 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.
4.1.6 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments on this application.
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6. PARKS DEPARTMENT
6.1 The applicant shall contact Elroy Huff, City Arborist, at 888-3579 to coordinate mitigation for
existing trees on the site that are proposed to be removed, in accord with UDC 11-3B-1OC.5.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Close the 3 existing driveways from the site onto Meridian Road and replace with vertical curb,
gutter, and 7 -foot wide attached concrete sidewalk, as proposed.
7.1.2 Correct deficiencies and replace deteriorated facilities along Meridian Road abutting the site.
7.1.3 Continue Beaham Avenue and Copper Ridge Street into the site and construct all internal roads as
36 foot street sections with rolled curb, gutter, and 5 foot wide attached concrete sidewalk within
50 feet of right-of-way, as proposed.
7.1.4 Construct the cul-de-sac (Peach Springs Court) with a turning radius of at least 45 feet.
7.1.5 The knuckle at the intersection of Copper Ridge Street and Beaham Avenue is approved.
7.1.6 Direct lot access is prohibited to Meridian Road and shall be noted on the final plat.
7.1.7 Payment of impacts fees are due prior to issuance of a building permit.
7.1.8 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACRD right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of
ADA compliance to District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
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7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 3 87-625 8 (with file numbers) for
details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
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C. Legal Description & Exhibit Map for Annexation Boundary
I=. 9233 WEST STATE STREET I BOISE, Id 83714 1208.639.6939 I FAX 208.639.6930
November 21, 2013
Project No. 13.106
Starkey Property Subdivision
Annexation and Rezone Legal Description
Exhibit A
A parcel of land situated In the NW 1/4 of the NW 1/4 of Section 31, Township 4 North, Range 1 East,
Boise Meridian, Ada County, Idaho and being more particularly described as follows:
Commencing at a brass cap marking the West 1/4 corner of said Section 31, which bears S00'02'58"W a
distance of 2,660.33 feet from a found brass cap marking the Northwest corner of said Section 31,
thence following the westerly line of the NW 1/4 of said Section 31, N00'02'58"E a distance of 1,815.05
feet to a found 5/8 -inch rebar being the POINT Of BEGINNING.
Thence following said westerly line N00°02'58"E a distance of 467.80 feet to a point;
Thence leaving said westerly line N89'57'31"E a distance of 25.00 feet to a point on the easterly right-
of-way line of Meridian Road and the southerly boundary line of Solitude Place Subdivision No. 3;
Thence leaving said easterly right-of-way line and following said southerly boundary line, N89'57'31"E a
distance of 458.71 feet to a 5/8 -inch rebar marked "PLS 4347";
Thence leaving said southerly boundary line and following to westerly boundary lines of Solitude Place
Subdivision No. 3 and Solitude Place Subdivision No. 2, 500°01'46"E a distance of 467.80 feet to an
aluminum cap marked "PLS 5461";
Thence leaving said westerly boundary lines and following the northerly boundary lines of Solitude Place
Subdivision No.2 and Solitude Place Subdivision No. 1, 589'57'31"W a distance of 459.36 feet to a point
on the easterly right-of-way line of Meridian Road;
Thence leaving said northerly boundary lines and said easterly right-of-way fine, S89'57'31"W a distance
of 25.00 feet to the POINT OF BEGINNING.
Said parcel contains 5.20 acres, more or less.
This legal description is for Rezone purposes and shall not be
used for conveyance purposes.
Attached hereto is Exhibit 8 and by this reference Is made a part hereof.
ENGINEERS ( SURVEYORS I PLANNERS
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kal
E ENEM. SURVEYORS VEANt7ERS
9233 WEST STATE SUM
WNSE, 01AIId 637EA
PHONE (200 639-6939
FAX (209)619,6930
MOIECT: 13.106
SHEET:
1 OF 1
LEGEND
25 30 E. McMILLAN ROAD BRASS CAP
® ALUMINUM CAP
36 31� 0 5/8" REBAR
A CALCULATED POINT
BOUNDARY UNE
SECTION UNE
I RIGHT-OF-WAY LINE
I N89'57'31"E SOLITUDE
25.00' PLACE No. 3
N89'S7'3f"E
I 458.71'
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.._..... 459.36' .�, .._.
o S89'57'31"W SULITUDF
I ai 25.00' SOLITUDE PLACF No. 1 PI ACF No 2.
W SECTION 31
EXHIBIT B - ANNEXATION AND REZONE
STARKEY PROPERTY
SITUATED IN A PORTION OF THE NW 1/4 OF THF NW 1/4 OF SECTION 31,
T. 4 N., R. 1 E., BOISE MERIDIAN, ADA COUNTY, IDAHO
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D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to annex the subject property with an R-8 zoning district and
proposes a gross density of 4.06 dwelling units per acre consistent with the FLUM
designation of MDR. Therefore, Staff finds that the proposed map amendment complies with
the provisions of the Comprehensive Plan and should be compatible with adjacent residential
uses (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-8 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 in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-513-3.E).
Staff finds annexing this property with an R-8 zoning district is in the best interest of the
City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
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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 expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACRD, etc.) to determine this finding. (See Exhibit B
for more detail.)
e. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Council or Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and 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.
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