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Home My WebLink AboutStaff Comments / ----'--, "':t ~U /,ClTYOP '!~-. ' , -, '-/VL tJrldicrn"~-~; \\ IDAHO ~I 1~jJ C'& -:'vJt.,.¡ ..¡ I!" ~ ' ~N~f ¡ 1901 CITY HALL (208) 888-4433 - Fax 887-4813 MAYOR Tammy de Weerd PUBLIC WORKS BUILDING DEPARTMENT (208) 887-2211 - Fax 898-9551 CITY COUNCIL MEMBERS Keith Bird Christine Dollllcll ,_Shaun Wardle Chai~s-~',B~unITee LEGAL DEPARTMENT (208) 466-9272 - Fax 466-4405 PLANNING DEPARTMENT (208) 884-5533 - Fax 888-6854 MEMORANDUM: Transmittal Date: June 23,2005 City Council Hearing Date: June 28, 2005 To: Mayor and City Council T'" ,', ,-lE'--:iI'V' -~~-t lr""~ r-{" H"_/ :.J, l!Æ .1 ß JUN 2 3 2005 From: Josh Wilson, Associate City Planner Re: Sicily Subdivision Variance ;::;ity Ol Meridian- ';~""tv r!'lRr.k (}j"f'i Ch 'JJ._)'~~ .-e..-' . Request for a Variance from Meridian City Code (MCC) 12-4-5 (Block Lengths), to allow Block 1 to exceed the 1,000-foot maximum block length, within the proposed Sicily Subdivision, by Landmark Engineering and Planning, Inc. (File No. VAR-O5-012). Planning and Zoning staff have reviewed the applicant's submittal, and we offer the following comments and recommendations.. APPLICATION SUMMARY The applicant, Landmark Engineering and Planning, has requested a variance from section 12-4- 5 of the Meridian City Code (MCC), which prohibits residential block lengths from exceeding 1,000 feet for Block 1 of the proposed Sicily Subdivision. Block 1 of the proposed Sicily Subdivision exceeds the 1,000-foot maximum block length. MCC 11-2-2 defines a block as "A group of lots, tracts or parcels within well-defined boundaries, usually streets." The Planning and Zoning Department measures blocks along the longest distance of a block, in a straight line, from street to street (edge of right-of-way). Under this method, Block 1 measures approximately 1,800 feet, starting at the western edge of S. Veneto Avenue and continuing northwest along the south property line, then east along the north property line, to the western edge of S. Caesar Avenue. The applicant has stated in their application that they cannot comply with the ordinance due to Ridenbaugh Canal which borders the project on the south and west boundaries. The applicant states that the Ridenbaugh is a significant open seasonal irrigation canal which would require pipe diameter that substantially exceeds 48 inches in order to be tiled. The City of Meridian does not require the tiling of any canal which would require a pipe diameter in excess of 48 VAR-05-012 Sicily-V AR.doc inches, and staff agrees that the Ridenbaugh Canal would require a pipe substantially larger than 48 inches. The applicant has stated that it would be a hardship to be required to provide a bridge across the canal for a stub street to the south. The applicant has, however, provided a cul-de-sac at the southern end ofS. Vento Avenue which extends to the edge of the Ridenbaugh Canal right-of-way easement allowing for a future crossing of the canal, should it be become necessary. In addition, the applicant has provided a stub street to the north and two stubs streets to the approved developments to the east. Staff recommends approval of the variance application for the reasons stated herein. LOCATION The subject site is located south of Victory Road and west of Locust Grove Road, west of Roseleaf and Chatsworth Subdivisions, in Section 30, Township 3 North, Range 1 East. SURROUNDING PROPERTIES North: Agricultural land, zoned RUT (Ada County). South: Ridenbaugh Canal and Agricultural land, zoned RUT (Ada County). East: Ridenbaugh Canal and Agricultural land, zoned RUT (Ada County). West: Roseleaf and Chats worth Subdivisions, zoned R-8. OWNER OF RECORD The property owners of record are Bruce and Annalee Blaser and they have provided notarized consent for Landmark Engineering and Planning to submit the subject applications. REQUIRED FINDINGS According to Ordinance 11-l8-l, Variances, the Council may authorize in specific cases a variance from the terms of either the Zoning or Subdivision Ordinance. Specifically, the Ordinance lists the following Findings (MCCll-l8-3), all of which must be determined before granting a variance: "A. That there are such special circumstances or conditions affecting the property that the strict application of the provisions of this Title would clearly be impracticable or unreasonable; The Ridenbaugh Canal borders the project on the south and west boundaries. The applicant states that the Ridenbaugh is a significant open seasonal irrigation canal which would require pipe diameter that substantially exceeds 48 inches in order to be tiled. The City of Meridian does not require the tiling of any canal which would require a pipe diameter in excess of 48 inches, and staff agrees that the Ridenbaugh Canal would require a pipe substantially larger than 48 inches. The applicant has stated that it would be a hardship to be required to provide a bridge across the canal for a stub street to the south. Therefore, staff finds that special circumstances exist that make strict application of this title impractical and unreasonable. The applicant has provided a stub street to the north, two stub streets to the east, and a cul-de-sac at the southern end of S. Vento Avenue which extends to the edge of the V AR-05-0 12 Sicily-V AR_doc 2 Ridenbaugh Canal right-of-way easement allowing for a future crossing of the canal, should it be become necessary. Staff finds that requiring additional stubs and/or connections would not be reasonable or practical. B. That strict compliance with the requirements of this Title would result in extraordinary hardship to the owner, subdivider or developer because of unusual topography, the nature or condition of adjacent development, other physical conditions or other conditions that make strict compliance with this Title unreasonable under the circumstances, or that the conditions and requirements of this Title will result in inhibiting the achievements or the objectives of this Title; As noted above, staff finds that strict compliance with the City's Ordinances would not be of benefit to the City, the surrounding property owners, or the applicant. Based on the nature and location of stub streets within the adjacent development, staff fmds that strict compliance to the MCC 12-4-5 would be unreasonable and would not result in inhibiting the objectives of the MCc. C. That the granting of the specified variance will not be detrimental to the public's welfare or injurious to other property in the area in which the property is situated; Staff anticipates that the variance will not be detrimental to the public's welfare or injurious to other properties in the area. The City Council should listen to any public testimony offered concerning whether or not the surrounding property owners feel that the requested variance will negatively affect their properties. D. That such variance will not have the effect of altering the interest and purpose of this Title and the Meridian Comprehensive Plan." Staff finds that the issuance of the variance to the 1 ,OOO-foot maximum block length within the proposed Sicily Subdivision does not have the effect of altering the purpose and interest of the Zoning Ordinance. The proposed subdivision increases interconnectivity (by providing three stub streets) and provides for a future crossing of the Ridenbaugh Canal if it should become necessary. STAFF RECOMMENDATION Staff recommends approval of the variance application for the above noted reasons. VAR-05-012 Sicily.V AR.doc 3