HomeMy WebLinkAboutPZ - Staff ReportBancroft Square RZ, PP, CUP H-2016-0055 PAGE 1
STAFF REPORT
HEARING DATE: June 23, 2016
TO: Planning & Zoning Commission
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Bancroft Square – RZ, PP, CUP (H-2016-0055)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Schultz Development, has submitted an application for a rezone (RZ) of 6.54 acres of
land from the R-4 to the R-8 zoning district; a preliminary plat (PP) consisting of 33 building lots and
5 common area lots on 5.41 acres of land; and a modification to the conditional use permit/planned
development (MCU) (CUP-02-005) to change the approved use from office/multi-family to single-
family residential. See Section VIII, Analysis, for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed RZ, PP and MCU applications with the conditions of
approval in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D of the Staff
Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File
Number H-2016-0055 as presented in the staff report for the hearing date of June 23, 2016, with the
following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File
Number H-2016-0055, as presented during the hearing on June 23, 2016, for the following reasons:
(You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0055 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 subject property is located at 2750 S. Eagle Road at the southeast corner of S. Eagle Road
and E. Easy Jet Drive, in the southwest ¼ of Section 21, Township 3 North, Range 1 East.
B. Applicant:
Schultz Development
P.O. Box 1115
Meridian, ID 83680
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 2
C. Owner:
Reginald Jones and Jack Stolfo
P.O. Box 140077
Garden City, ID 83714
D. Representative:
Matt Schultz, Schultz Development
P.O. Box 1115
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 a rezone, preliminary plat and conditional use permit modification
which requires a public hearing before the Planning & Zoning Commission and City Council,
consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: June 6 and 20, 2016
C. Radius notices mailed to properties within 300 feet on: May 23, 2016
D. Applicant posted notice on site by: June 10, 2016
VI. LAND USE
A. Existing Land Use(s) & Zoning: This site consists of vacant/undeveloped land, zoned R-4.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Offices, zoned L-O
South: Rural residential home, zoned RUT in Ada County
East: Single-family homes in Sutherland Farm Subdivision, zoned R-4
West: S. Eagle Road and single-family homes in Thousand Springs Subdivision, zoned R-4
C. History of Previous Actions:
In 2002, the subject property received the following approvals as part of the larger Sutherland
Farm development:
Annexation and zoning with an R-4 zoning district. A total of 127.74 acres of land was
annexed with the R-4, L-O and C-G zoning districts with the requirement of a development
agreement (DA), recorded as Instrument No. 102143307 (AZ-02-004, Ord. #02-982).
[The DA was amended in 2004 to change the approved land use on 16.1 acres of land
(preliminary platted as Lots 5, and 8-11, Block 1) from office/multi-family to single-family
residential (Sutherland Farm Subdivision No. 4) and the property was rezoned from R-4 to R-
8 (RZ-04-006; Inst. #104112888).
In 2014, the DA was amended again to remove the Citadel Storage property (preliminary
platted as Lots 3 and 4, Block 1) from the agreement (RZ-14-004; Inst. #2014-092383)];
Preliminary plat which encompassed the entire Sutherland Farm development and
consisted of a total of 308 building lots and 30 other lots on 127.64 acres of land (PP-02-
004);
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 3
Conditional use permit for a planned development which consisted of a mix of
residential, office and commercial uses [260 single-family residential detached lots, 32
single-family attached (townhome) lots, 11 office/multi-family residential lots, and 5
commercial lots] (CUP-02-005). The planned unit development conceptually approved
offices and multi-family housing as a land use exception in the R-4 zoning district under
Meridian City Code 12-6-3 in effect at that time; detailed approval of the planned
development through a conditional use permit is required prior to construction of the
office and multi-family structures. The office/multi-family uses were anticipated to
develop in the final two phases of development. There are no restrictions on the number
of units, square footage of structures, building height or number of stories that can be
constructed.
[The conditional use permit was modified in 2004 (CUP-04-009) which eliminated 5 of the
office/multi-family lots (preliminary platted as Lots 5 and 8-11, Block 1) to the northeast and
added 47 new single-family residential building lots in their place at a gross density of
approximately 5 units/acre (Sutherland Farm Subdivision No. 4).
In 2014, the conditional use permit was modified again (CUP-14-007) which eliminated 2
more of the office/multi-family lots to the north and allowed the development of a self-service
storage facility (Citadel Storage) instead.
Of the 11 office/multi-family lots that were originally approved for such uses, only the subject
4 lots (Lots 3 and 4, Block 5 and Lots 11 and 12, Block 6 as depicted on the preliminary plat)
remain.]
The Findings approved by City Council in 2002 state, “It is found that the office/multiple-
family housing uses are strongly related to the primary use of the development (R-4). The
office uses will provide services (medical, dental, optical, etc.) that will be complementary to
the residents of the subdivision. The mixing of residential uses and commercial uses will
encourage the office development to be constructed in a manner that will be pedestrian
friendly. High-density housing will provide an immediate consumer base for the office
development.” (See findings for more information.)
In 2015, a rezone (RZ-15-012), preliminary plat (PP-15-016) and conditional use permit
(CUP-15-017) application was submitted for an office and multi-family development
consisting of 2 commercial/office building lots; and 64 residential units on 3 building lots and
1 common lot in the R-15 zoning district on 5.41 acres of land on the subject property. This
application was withdrawn by the applicant prior to Council making a decision on the
application largely due to neighborhood opposition.
D. Utilities:
Location of sewer: A sanitary sewer main intended to serve the subject site exists directly to the
north in E. Easy Jet Drive.
Location of water: A water main intended to serve the subject site exists directly to the north in
north in E. Easy Jet Drive and to the east in S. Nephrite Way.
Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are a couple of irrigation ditches that cross this site.
2. Hazards: Staff is unaware of any hazards that may exist on this site.
3. Flood Plain: This property does not lie within the floodplain or flood way.
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 4
VII. COMPREHENSIVE PLAN ANALYSIS
This site is designated Mixed Use – Community (MU-C) on the Comprehensive Plan Future Land
Use Map (FLUM).
The purpose of MU-C designated areas is to allocate areas where community-serving uses and
dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses,
including residential, and to avoid mainly single-use and strip commercial type buildings. All
developments should have a mix of at least three land use types. Residential uses should comprise a
minimum of 20% of the development area at densities ranging from 6 to 15 dwelling units per acre
(d.u./acre). Non-residential buildings should be proportional to and blend in with adjacent residential
buildings. See Comprehensive Plan for more information (pages 27-28).
The single-family portion of the site encompasses 5.41 acres of the 39+/- acres that make up the MU-
C designated area which results in approximately 14% residential uses for the overall area so far;
approximately 23 acres is yet to be redeveloped. As stated above, residential uses should comprise a
minimum of 20% of the MU-C development area. The proposed development consists of
approximately ¾ of that area which allows for additional residential uses to develop to the south.
The applicant proposes to rezone the site from the R-4 to the R-8 zoning district and develop the site
with 33 single-family detached residential units. The gross density for the development is 6.10
d.u./acre which is within the density desired in MU-C designated areas. Although single-family
developments are not listed as a sample use within the mixed use designation, nor is R-8 zoning listed
as an appropriate zoning district, the density falls within the density range desired in mixed use areas.
The previous development application for this site was for a multi-family development with R-15
zoning which is compatible with the Comprehensive Plan for mixed use areas; however, the
neighbors were adamantly opposed to that type of development and zoning. Therefore, staff is
supportive of the proposed development and believes it’s in the best interest of the City and its
residents provided that development complies with UDC standards.
The following items are considered when reviewing development applications in Mixed Use areas:
(Staff’s analysis in italics)
“Residential densities should be a minimum of 6 dwelling units/acre.” (pg. 23)
The proposed development is 6.10 dwelling units/acre.
“Where feasible, higher density and/or multi-family residential development will be
encouraged, especially for projects with the potential to serve as employment, destination
centers and when the project is adjacent to US 20/26, SH-55, SH-16 or SH-69.” (pg. 23)
The proposed project provides for higher density residential development adjacent to S.
Eagle Road and employment uses to the north while providing a transition in density from the
lower density residential uses to the east and future mixed use development area to the south.
“A mixed use project should include at least 3 types of land uses; exceptions may be granted
for smaller sites on a case by case basis.” (pg. 24)
The larger Sutherland Farm planned development is comprised of single-family attached and
detached residential homes, offices and a storage unit facility. The properties to the south of
E. Victory Road are designated as mixed use, which when re-developed should contribute to
the variety of uses in this area.
“All mixed use projects should be directly accessible to neighborhoods within the section by
both vehicles and pedestrians.” (pg. 24)
A centrally located stub street is proposed to the south for future interconnectivity and access
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 5
as well as to the east to S. Nephrite Way, a local street that abuts this site and Sutherland
Farm subdivision.
“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)
Although staff is unaware of how “affordable” the proposed units will be, the medium density
development will contribute to the variety of lot sizes and prices for housing in this area.
“Provide for a wide diversity of housing types (single-family, modular, mobile homes and
multi-family arrangements) and choices between ownership and rental dwelling units for all
income groups in a variety of locations suitable for residential development.” (3.07.03B, pg.
56)
The proposed single-family homes should contribute to the choice between ownership and
rental dwelling units in this area of the City.
“Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F, pg. 45)
City services are available to be extended to this site with development.
“Require appropriate landscaping and buffers along transportation corridor (setback,
vegetation, low walls, berms, etc.)
A 25-foot wide landscaped street buffer is required along S. Eagle Road, a principal arterial
street; and a 10-foot wide street buffer already exists along E. Easy Jet Drive, a local street,
that should be maintained and protected during construction.
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F, pg. 53)
The proposed single-family residential development should be compatible with existing
single-family homes to the east and south.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
No access points are proposed via S. Eagle Road, an arterial street. One access point is
proposed via E. Easy Jet Drive, a local street, which also stubs to the property to the south;
and one access is proposed via S. Nephrite Way at the east boundary of the site.
“Locate high-density development, where possible, near open space corridors or other
permanent major open space and park facilities, Old Town, and near major access
thoroughfares.” (3.07.02, pg. 55)
The proposed medium density development is located near major access thoroughfares [S.
Eagle Road and Interstate 84] and near a segment of the City’s regional pathway system that
runs along the Ridenbaugh Canal to the north.
“Street sections consistent with the Ada County Highway District Master Street Map are
required within the UDC.” (pg. 24)
The proposed streets are consistent with ACHD’s Master Street Map.
A letter has been received from the Ada West School District commenting on this application. Based
on U.S. census data, the District estimates that when complete, this development will add
approximately 27 school aged children to the enrollment numbers of schools within the Ada West
district. The District estimates that the revenue required for the purchase of future school sites is
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 6
$830.00 per new home which will create the need for $27,390.00 in revenue to purchase the school
sites this subdivision will require. In lieu of this revenue, the District will accept the donation of land
appropriate for a school site (see letter to the City dated May 23, 2016 for more information).
VIII. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
REZONE (RZ): The applicant proposes to rezone 6.54 acres of land from the R-4 to the R-8
zoning district for the development of 33 single-family residential homes with a density of 6.10
units per acre. A preliminary plat was submitted, included in Exhibit A.2, which depicts how the
site is proposed to develop.
As discussed above in Section VII, Staff is in favor of the zoning and density proposed for the
development.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be rezoned.
The City may require a development agreement (DA) in conjunction with a rezone pursuant to
Idaho Code section 67-6511A. To ensure the site develops as proposed and in accord with UDC
standards, staff recommends the existing DA is modified as a provision of the rezone and
includes the in Exhibit B.
CONDITIONAL USE PERMIT MODIFICATION (MCU): A modification to the previously approved
conditional use permit/planned development (CUP/PD) is requested by the applicant. The
previously approved CUP/PD (CUP-02-005) allowed for multi-family residential/office uses to
develop on the subject property as a use exception in the R-4 zoning district.
Because the adjacent neighbors were highly opposed to multi-family residential uses developing
on the site (i.e. Easy Jet apartments), the applicant proposes to change the land use previously
approved with the CUP/PD for this site to single-family residential at a density envisioned in the
Comprehensive Plan for mixed use designated areas.
For the reasons noted above in Section VII, staff is amenable to this change and feels it’s in the
best interest of neighboring residents.
PRELIMINARY PLAT (PP): A preliminary plat is proposed that consists of 33 residential building
lots and 5 common lots on 5.41 acres of land in a proposed R-8 zoning district.
Dimensional Standards: The lots in the proposed subdivision are required to comply with the
dimensional standards of the R-8 zoning district listed in UDC Table 11-2A-6. Staff has reviewed
the proposed plat and found it in compliance with these standards.
Access/Stub Streets: One centrally located access is proposed at the north boundary of the site
via E. Easy Jet Drive, which also stubs to the property to the south; and one access is proposed
via S. Nephrite Way at the east boundary of the site in accord with the access standards listed in
UDC 11-3A-3. Direct access via S. Eagle Road is not proposed and is prohibited.
Landscaping: Landscaped street buffers are required to be provided with development as set
forth in UDC Table 11-2A-6 in accord with the standards listed in UDC 11-3B-7C. A minimum
25-foot wide buffer is required along Eagle Road, an arterial street; and no buffer is required
along local streets (i.e. Easy Jet, Nephrite, Girdner, or Titanium). A 15-foot wide buffer exists
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 7
along Easy Jet and a 50-foot wide buffer/common area exists along Nephrite between Girdner
and Easy Jet. The existing street buffers/common area should be protected during construction.
Landscaped 8-foot wide parkways are proposed along internal streets (i.e. Girdner and Titanium)
with detached 5-foot wide sidewalks. The proposed parkways comply with the standards listed in
UDC 11-3A-17E.
Landscaping is required along the pathway in Lot 3, Block 1 in accord with the standards listed in
UDC 11-3B-12C as proposed.
Common Open Space & Site Amenities: All new development is required to comply with the
qualified open space and site amenity requirements listed in UDC 11-3G-3 which requires a
minimum of 10% qualified open space and one site amenity for developments of this size.
The qualified open space proposed with this development is 0.43 of an acre or 7.9%. Because this
property was originally included in the preliminary plat and is still part of the planned
development for Sutherland Farm, the applicant requests this property be allowed to develop as
originally intended as the last phase of the Sutherland Farm development and that the qualified
open space and site amenities for the overall development be considered to cover this portion of
the site as well.
A total of 13.24 acres or 11.3% qualified open space has already been constructed within the
Sutherland Farm development along with the following site amenities: a ¾ mile regional pathway
along the Ridenbaugh Canal, a 5.9 acre park, a 2.5 acre park, tot lots, a gazebo, swing set and
horseshoe pits.
The applicant has discussed incorporating the subject property into the Sutherland Farm
Homeowner’s Association (HOA) with the HOA; however, an official agreement has not yet
been reached.
Because phased developments are typically reviewed for compliance with UDC standards
for the overall area and this property was originally intended to develop in the final two
phases, staff supports the applicant’s request provided that the Sutherland Farm HOA
agrees to allow this property to be incorporated into their HOA. If not, Staff recommends
the plat is revised to provide the full 10% qualified open space and one site amenity on this
site.
Fencing: A 6-foot tall vinyl fence is proposed along the back side of the street buffer along Eagle
Road and there is an existing 6-foot tall vinyl fence along the back side of the common area
adjacent to Nephrite Way. All fencing should comply with the standards listed in UDC 11-3A-17.
Sidewalks/Pathways: Sidewalks are required to be constructed with development as set forth in
UDC 11-3A-17. Detached sidewalks are required along all collector and arterial streets (i.e. Eagle
Road) and attached sidewalks are required along local streets (i.e. Easy Jet, Nephrite, Girdner and
Titanium).
Attached sidewalks already exist along the frontage of this site on S. Eagle Road, E. Easy Jet
Drive and S. Nephrite Way; because the sidewalk along Eagle is in good condition, staff is not
recommending the sidewalk is reconstructed as a detached sidewalk. Detached sidewalks with
parkways are proposed along internal streets within this development.
A pathway is proposed through the common area on Lot 3, Block 1 for pedestrian access from the
development to the sidewalk along Eagle Road.
Waterways: There are a couple of irrigation ditches that cross this site; staff is unaware if
they’ve been piped. If not, they are required to be piped with development of the site as set forth
in UDC 11-3A-6.
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 8
Building Elevations: Conceptual building elevations for homes within this development have
been submitted as shown in Exhibit A.5. A variety of building materials are proposed as shown.
The homes are proposed to be single and two-story and range from 1,200 s.f. to 2,200 s.f. similar
to the elevations included in Exhibit A.5 and the sizes of homes in Sutherland Downs Subdivision
to the north.
Because homes on lots that back up to or face S. Eagle Road and E. Easy Jet Drive are going to
be highly visible, staff recommends the rear and/or sides of homes on lots that face or back up to
these roadways incorporate articulation through changes in materials, color, modulation, and
architectural elements (horizontal and vertical) to break up monotonous wall planes and roof
lines.
Staff recommends approval of the proposed RZ, PP and CUP with the conditions included in
Exhibit B.
IX. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Preliminary Plat (dated: 5/6/16)
3. Proposed Landscape Plan (dated: 5/5/16)
4. Open Space Exhibit
5. Proposed Building Elevations
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Rezone
D. Required Findings from Unified Development Code
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 9
Exhibit A.1: Vicinity/Zoning Map
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Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 10
Exhibit A.2: Proposed Preliminary Plat (dated: 5/6/16)
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 11
Exhibit A.3: Proposed Landscape Plan (dated: 5/5/16)
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 12
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 13
Exhibit A.4: Qualified Open Space Exhibit
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 14
Exhibit A.5: Proposed Building Elevations & Floor Plans
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 15
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 16
Exhibit B: Agency & Department Comments/Conditions
1. PLANNING DEPARTMENT
1.1 Within six (6) months of Council’s approval of the rezone findings and prior to submittal of
a final plat application, the developer shall apply for a modification to the existing
development agreement (Instrument No. 102143307) to update the development plan for
this site and require the following:
a. The rear and/or sides of homes on lots that face or back up to S. Eagle Road and E. Easy Jet
Drive, shall incorporate articulation through changes in materials, color, modulation, and
architectural elements (horizontal and vertical) to break up monotonous wall planes and roof
lines.
b. If an agreement cannot be reached with the Sutherland Farm Ho meowner’s Association
(HOA) to allow the subject property to be incorporated into the Sutherland Farm HOA, the
applicant shall revise the preliminary plat to include a minimum 10% qualified open space
and one (1) site amenity in accord with the standards listed in UDC 11-3G-3.
1.2 Site Specific Conditions of Approval
1.2.1 Development of the site shall substantially comply with the preliminary plat, landscape plan and
building elevations included in Exhibit A, the conditions of approval listed herein, and the
provisions of the development agreement (Instrument No. 102143307).
1.2.2 Any fencing constructed on the site shall be consistent with the standards as set forth in UDC 11-
3A-7 and 11-3A-6B.
1.2.3 The preliminary plat included in Exhibit A.2 is approved as submitted unless an agreement
cannot be reached with the Sutherland Farm Homeowner’s Association (HOA) to allow the
subject property to be incorporated into the Sutherland Farm HOA. In that case, the applicant
shall revise the preliminary plat to include a minimum 10% qualified open space and one (1) site
amenity in accord with the standards listed in UDC 11-3G-3.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.4 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.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I,
11-3B-8C, and Chapter 3 Article C.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets).
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 17
1.2.10 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.
1.2.11 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.2.12 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3B-11C.
1.2.13 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 conditional use may only be transferred or modified consistent with the provisions as set forth
in UDC 11-5B-6G. The applicant shall contact Planning Division staff regarding any proposed
modification and/or transfer of ownership.
1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.4 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 conditional use approval shall be null and void if the applicant fails to 1) commence the use
within two years as set forth in UDC 11-5B-6F1 or 2) gain approval of a time extension as set
forth in UDC 11-5B-6F4.
2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 Applicant shall be required to terminate the proposed water main in E. Girden Court with a fire
hydrant instead of a blow-off.
2.1.2 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can
be found at http://www.meridiancity.org/public_works.aspx?id=272. The plan will need to
include a 35' Type 1 LED street light with a 12' arm along Eagle Road approximately 150' south
of Easy Jet Way.
2.2 General Conditions of Approval
2.2.1 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.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
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 be dedicated using the City of
Meridian’s standard forms. Applicant shall submit an executed easement (on the form available
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 18
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. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.c.1). The applicant shall 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.
2.2.5 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.2.6 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.2.7 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.
2.2.8 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
and acceptable roadway access shall be in place, prior to applying for building permits.
2.2.9 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.
2.2.10 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.
2.2.11 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.
2.2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.13 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.14 All grading of the site shall be performed in conformance with MCC 11-1-4B.
2.2.15 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.
2.2.16 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.
2.2.17 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
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 19
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.
2.2.18 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.
2.2.19 100 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 light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found on the city of meridian Public Works
Department’s website at http://www.meridiancity.org/public_works.aspx?id=272. The
contractor’s work and materials shall conform to the ISPWC and the City of Meridian
Supplemental Specifications to the ISPWC.
2.2.20 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. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
3. POLICE DEPARTMENT
3.1 The Police Department has no comment on this application.
4. FIRE DEPARTMENT
4.1 The Fire Department has no comment on this application.
5. REPUBLIC SERVICES
5.1 Republic Services has no comment on this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no comment on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1. Site Specific Conditions of Approval
7.1.1 Replace any broken or deteriorated portions of curb, gutter, and sidewalk on Eagle Road, Easy
Jet, and Nephrite Way abutting the site.
7.1.2 Construct Titanium Avenue to intersect Easy Jet Drive, 520-feet east of Eagle Road, as proposed.
7.1.3 Construct Titanium Avenue as a 33-foot street section with rolled curb, gutter, and a portion of 8-
foot wide planter within 40-feet of right-of-way. Construct a 5-foot wide detached concrete
sidewalk outside of the right-of-way in a permanent right-of-way easement Titanium Way.
7.1.4 Construct one stub street to the south, Titanium Way. Install a sign at the terminus of Titanium
Avenue stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.”
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 20
7.1.5 Construct Girdner Drive to intersect Nephrite Way in alignment centerline to centerline with
Girdner Drive on the east side of Nephrite Way across from the site. Construct Girdner
Drive/Court as a 33-foot street section with rolled curb, gutter, and a 5-foot wide attached
concrete sidewalk within 46-feet of right-of-way.
7.1.6 Construct one cul-de-sac turnaround with a minimum turning radius of 45-feet at the terminus of
Girdner Court.
7.1.7 Direct lot access to Eagle Road is prohibited and shall be noted on the final plat.
7.1.8 Payment of impacts fees are due prior to issuance of a building permit.
7.1.9 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
ACHD 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 t he 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.
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 387-6258 (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.
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 21
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.
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 22
Exhibit C: Legal Description & Exhibit Map for Rezone
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 23
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 24
Exhibit D: Required Findings from Unified Development Code
1. REZONE:
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 and/or rezone,
the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
Staff finds the proposed density and associated R-8 zoning is consistent with the applicable
provisions of the Comprehensive Plan in regard to the MU-C future land use map designation
for this site.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment and subsequent development will contribute to
the range of housing opportunities available in the City.
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 materially detrimental to the
public health, safety, or welfare. However, 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 11-5B-3.E).
Because this application is for a rezone, this finding is not applicable.
2. PRELIMINARY PLAT:
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 density, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services will be provided to the subject property upon development.
(See Exhibit B of the Staff Report for more details from public service providers.)
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 25
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 developer 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, ACHD, etc.) to determine this finding. (See Exhibit B for more
detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Commission or Council’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.
3. CONDITIONAL USE PERMIT:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Staff finds that if the site is designed in accord with the preliminary plat and landscape plan in
Exhibit A and the conditions of approval in Exhibit B, the site will be large enough to
accommodate the proposed use and meet the dimensional and development regulations of the
R-8 zoning district.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Staff finds that the proposed single-family residential use in the R-8 district meets the
objectives of the Comprehensive Plan and is consistent with UDC standards.
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
Staff finds that the general design, construction, operation and maintenance of the single-
family residential development will be compatible with existing residential and future mix of
uses in the vicinity and with the existing and intended character of the vicinity so as to not
adversely change the character of the area. Staff recommends that the Commission and
Council consider any public testimony that may be presented to determine whether or not the
proposal will adversely affect the other properties in the area.
Bancroft Square RZ, PP, CUP H-2016-0055 PAGE 26
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
Staff finds that the proposed development should not adversely affect other property in the
vicinity if the applicant complies with all conditions of approval listed in Exhibit B of this
staff report and constructs all improvements and operates the use in accordance with the UDC
standards.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
Staff finds that sanitary sewer, domestic water and irrigation can be made available to the
subject property. Please refer to comments prepared by the Public Works Department, Fire
Department, Police Department and other agencies.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
Staff finds that the applicant will pay to extend the sanitary sewer and water mains into the
site. No additional capital facility costs are expected from the City. The applicant and/or
future property owners will be required to pay impact fees.
g. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
Staff finds that the proposed development should not involve activities that will create
nuisances that would be detrimental to the general welfare of the surrounding area.
Staff recognizes the fact that traffic and noise will increase with the approval of this
development; however, whenever undeveloped property is developed, the amount of traffic
generation does increase.
h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff finds that the proposed development will not result in the destruction, loss or damage of
any natural feature(s) of major importance. Staff recommends that the Commission and
Council reference any public testimony that may be presented to determine whether or not the
proposed development may destroy or damage a natural or scenic feature(s) of major
importance of which staff is unaware.