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Home My WebLink AboutMedford Place Subdivision AZ CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LA WAND DECISION & ORDER RECEIVED JAN 0 6 2005 City Of Meridian Ci~ ~ffice cM;;dl~n'fJf\ IU.\H<, , } c~ f "c' I 'v~-,- '-""!~ ~'!""""'2!Y"'~~"/' ,~;¡;¡ ',": In the Matter of Annexation and Zoning of 9.63 acres from RUT to R-8 (Medium Density Residential) for 4.85 acres and R-15 (Medium High-Density Residential) for 4.78 acres AND Preliminary Plat approval request for 29 residential lots and 8 common lots on 8.57 acres AND Conditional Use Permit for a Planned Development consisting of 22 single family homes and 7 four-plex buildings (apartment houses) with reductions requested to the minimum street frontage and lot size for Medford Place Subdivision, by Dyver Development, LLC. Case No(s).: AZ-OS-042, PP-05-043 and CUP-OS-044 For the City Council Hearing Date of: January 10, 2006 A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of January 10, 2006 incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of January 10, 2006 incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of January 10,2006 incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of January 10, 2006 incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan ofthe City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-O5-042 / PP-O5-043 I CUP-O5-044 - PAGE I of 4 - t 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received ITom the govemmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public ifthe attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description, Preliminary Plat, Site Plan, and the Conditions of Approval all in the attached Staff Report for the hearing date of January 10, 2006 incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § II-SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat dated July 7,2005 (Revised 9-22-05) is hereby conditionally approved; 2. The applicant's Site Plan as evidenced by having submitted the Site Plan dated July 7, 2005 (Revised 10-4-05) is hereby conditionally approved; and, 3. The following modifications to site specific conditions were made at the City Council hearing: a. None. 4. The site specific and standard conditions of approval are as shown in the attached Staff Report for the hearing date of January 10, 2006 incorporated by reference. D. Notice of Applicable Time Limits (as applicable) 1. Notice of Eighteen (18) Month Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of eighteen (18) months unless otherwise approved by the City. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-O5-042 / PP-O5-043 I CUP-O5-044 - PAGE 2 of 4 i structures on or in the ground. For conditions use permits that also require platting, the final plat must be recorded within this eighteen (18) month period. For projects with multiple phases, the eighteen (18) month deadline shall apply to the first phase. In the event that the development is made in successive contiguous segments or multiple phases, such phases shall be constructed within successive intervals of one (1) year ITom the original date of approval. If the successive phases are not submitted within the one (1) year interval, the conditional approval of the future phases shall be null and void. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.G.1, the Director may authorize a single extension ofthe time to commence the use not to exceed one (1) eighteen (18) month period. Additional time extensions up to eighteen (18) months as determined and approved by the Commission may be granted. With all extensions, the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. 2. Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to record a final plat within two (2) years of the approval of the preliminary plat or one (1) year of the combined preliminary and final plat or short plat. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of eighteen (18) months, may be considered for final approval without resubmission for preliminary plat approval. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B- 7.A, the Director may authorize a single extension oftime to record the final plat not to exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as determined and approved by the City Council may be granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again. Notice of Final Action and Right to Regulatory Takings Analysis E. 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision conceming the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has an interest in real property which may be adversely affected by the issuance or denial of the conditional use permit approval may within twenty-eight (28) days after the date of CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-O5-042 I PP-O5-043 I CUP-O5-044 - PAGE 3 of 4 i this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. . F. Attached: Staff Report for the hearing date of January 10,2006 By action of the City Council at its regular meeting held on the ,2006. day of COUNCIL MEMBER SHAUN WARDLE VOTED COUNCIL MEMBER JOE BORTON VOTED COUNCIL MEMBER CHARLIE ROUNTREE VOTED COUNCIL MEMBER KEITH BIRD VOTED MAYOR TAMMY de WEERD (TIE BREAKER) VOTED Mayor Tammy de Weerd Attest: William G. Berg, Jr., City Clerk Copy served upon Applicant, The Planning Department, Public Works Department and City Attorney. By: City Clerk's Office Dated: CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-O5-042 / PP-O5-043 / CUP-O5-044 - PAGE 4 of 4 ~, " CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 10,2006 STAFF REPORT TO FROM: SUBJECT Hearing Date: 111 012006 Mayor & City Council Craig Hood, Current Planning Manager Medford Place Subdivision otfe;ïdi~ '\ \ IU.\H() V' M- I '-'t' c !'- '-,!.~> ,""" ' ""~¡¡..... -. I '"'" ," " -~,~ ,J:"'.."l""-"',"'-"'-'" 'm1 AZ-05-042 Annexation and Zoning of 9.63 acres from RUT to R-8 (Medium Density Residential) for 4.85 acres and R.15 (Medium High-Density Residential) for 4.78 acres. PP-05-043 Preliminary Plat approval request for 29 residential lots and 8 common lots on 8.57 acres. CUP-05-044 Conditional Use Pennit for a Planned Development consisting of22 single family homes and 7 four.plex buildings (apartment houses) with reductions requested to the minimum street frontage and lot size. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Dyver Development, LLC, has applied for Annexation and Zoning (AZ), Preliminary Plat (PP), and Conditional Use Pennit for a Planned Development (CUP/PD) consisting of 29 building lots and 8 common/other lots on 8.57 acres. The site is located on the west side of Eagle Road, and on the south side of Victory Road. This site is currently rural residential with one single-family residential building and accessory buildings. The site has not been previously platted. The subject property is within the Urban Service Planning Area and the City of Meridian Area of Impact. NOTE: These applications were originally submitted prior to the City adopting the Unified Development Code (UDC). This project is being reviewed under the previous development provisions of Titles 11 and 12 of Meridian City Code (MCC). 2. SUMMARY RECOMMENDATION SUMMARY RECOMMENDATION: The Meridian Planning and Zoning Commission heard the item on December 15, 2005. At the public hearing they moved to recommend approval. a. Summary of Public Hearing: i. In favor: Kevin Amar (applicant's representative), Bob Aldridge ii. In opposition: None. iii. Commenting: Mark Hartenstein, Chantelle Krasinski iv. Staff presenting application: Craig Hood v. Other staff commenting on application: Brad Hawkins-Clark, Ted Baird b. Key Issues of Discussion by Commission: i. Elevations and construction materials for the 4-plexes. ii. Traffic near the Eagle Road/Victory Road intersection. iii. Fencing. c. Key Commission Changes to Staff Recommendation: i. Add Condition 1.3.8 to Exhibit B to read: "Incorporate site elevations provided by the applicant, which were included in his testimony, as samples for the elevations ofthe four-plex units. Each building shall include items such as rock, stone, brick, stucco or masonite." Medford Place Subdivision AZ-O5-042, PP-O5-043, CUP-O5-044 PAGE I " CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 10, 2006 ii. Modifv Condition 1.1.9 of Exhibit B bv adding; the followinl! bullet item: "The applicant has agreed to concentrate more of the trees and the bushes and the shrubs on Victory with heavier landscaping, as to not see a sea of asphalt in the parking areas from the road. Also, the applicant agrees to try and concentrate landscaping around the trash enclosures, which wiU be in the rear of the project closest to Victory, with trees and different obscuring things." Ill. Modifv Condition 1.1.4 of Exhibit B to include the applicant's proposal to construct a 6-foot tall, vinyl fence along Victory Road and Eagle Road. d. Outstanding Issue(s) for City Council: i. None. The subject applications (AZ, PP, and CUP/PD) were submitted to the Planning Department for concurrent review. These applications were continued from the October 6, 2005 and December 1, 2005 Planning and Zoning Conunission hearings. The applicant has complied with the City's requirement to submit a revised Annexation and Zoning application, prior to final Conunission action. The revised application requests a split zoning of the property. R-8 zoning is proposed for the area containing single- family homes, and an R-15 zone is proposed for the multi-family portion of the development. Below, staff has provided a detailed analysis regarding the requested Annexation and Zoning, Preliminary Plat and Conditional Use Pennit applications. The Planning; & Zoning; Conunission is recommending; apProval of the proposed Medford Place Subdivision (AZ-05-042. PP-05-043 and CUP-05-044) with the conditions listed in Exhibit B of the Staff Report. 3. PROPOSED MOTION (to be considered after the public hearing) Approval I move to approve File Numbers AZ-05-042, PP-05-043 and CUP-05-044 as presented in staff report for the hearing date of January 10, 2005 with the following modifications: (Add any proposed modifications.) Denial I move to deny File Numbers AZ-05-042, PP-05-043 and CUP~05-044 as presented in the staff report for the hearing date of January 10, 2005 for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Numbers AZ-05-045, PP-05-048 and CUP-05-046 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 3335 S. Eagle Rd. / SWC of Eagle & Victory / 3NIE29 b. Owner: Dyver Development, LLC 36 E. Pine Street Meridian, Idaho 83642 c. Applicant: Dyver Development, LLC Medford Place Subdivision AZ-O5-042, PP-O5-043, CUP-O5-044 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY ]0, 2006 36 E. Pine Street Meridian, Idaho 83642 d. Representative: e. Present Zoning: Shawn Nickel, Land Consultants, mc. RUT (Ada County) f. Present Comprehensive Plan Designation: Medium Density Residential g. Description of Applicant's Request The applicant is requesting concUlTent approval for annexation and zoning of the subject 9.6 acres to R-8 and R-15, preliminary plat approval of 29 buildable lots, and conditional use pennit approval for a planned development that includes 22 single-family homes and 7 four-plexes (28 units). The applicant is requesting reductions to the minimum lot size and minimum street frontage requirements of the R-8 and R-15 zone. Please note that this application was submitted prior to adoption of the Unified Development Code (UDC). All of the street frontalZes and lot sizes of all the proposed lots complv with the UDC. but not the old dimensional standards established in Title 11. which this project is being reviewed under. A gross density of 5.83 dwelling units per acre is proposed. As amenities, the applicant is proposing to set aside 1.74 acres for open space (usable open space = 1.02 acres (12%»), construct two tot lot areas and provide a micropath to the future school site to the west. Access to the development is proposed from one public street access to Eagle Road. NOTE: Due to concerns from neighbors in this area, the ACHD has allowed the applicant to shift the entrance into the site to the south. The applicant has submitted a revised preliminary plat that proposes a public street access near the south property line. Two common lots have been removed and other modifications have been made. Staff's analysis is based uPon the revised Preliminary Plat prepared by Bailey EnlZineerinlZ. Inc.. dated 7-7-05. revised on 9-22-05. the PD Site Plan prepared by Bailey En!!ineerin!!. Inc.. dated 7-7-05. revised on 10-4-05. and the revised 3-pal!e Landscape Plan prepared by The Land Group. Inc. dated 11-07-05. 1. Date of preliminary plat (attached as Exhibit AI): 07/07/05 (Revised on 09/22/05) 2. Date of CUP site plan (attached as Exhibit A2): 07/07/05 (Revised on 10/4/05) 3. Date oflandscape plan (attached as Exhibit A3): 11/07/05 h. Applicant's Statement/Justification (see Applicant's Letter): The enclosed applications have been submitted in accordance with the requirements of the Meridian Zoning Ordinance. The development has also been designed to be in compliance with the intent of the Meridian Comprehensive Plan. This development meets the purpose statement for a PD by providing a development that preserves scenic features, provides a more efficient pattern of residential uses, fosters innovative design concepts and provides for both common open space and amenities not found in traditional developments. 5. PROCESS FACTS a. The subject application will in fact constitute an annexation and zoning as detennined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 16, a public hearing is required before the City Council on this matter. b. The subject application will in fact constitute a preliminary plat as detennined by City Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a public hearing is required before the City Council on this matter. c. The subject application will in fact constitute a planned development as determined by City Ordinance. By reason ofthe provisions of the Meridian City Code Title 12 Chapter 6, a public hearing is required before the City Council on this matter. Medford Place Subdivision AZ-O5-042, PP-O5-043, CUP-O5-044 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 10,2006 d. The subject application will in fact constitute a conditional use as detennined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 17, a public hearing is required before the City Council on this matter. e. Newspaper notifications published on: September 19, 2005 and October 3, 2005 and November 28, 2005 and December 12, 2005 (for P & Z Commission meeting), and December 19,2005 and January 2,2006 (for City Council meeting) f. Radius notices mailed to properties within 300 feet on: September 9, 2005 and November 18, 2005 (for P & Z Commission meeting), and December 16, 2005 (for City Council meeting) g. Applicant posted notice on site by: September 26, 2005 and December 5, 2005 (for P & Z Commission meeting), and December 31, 2005 (for City Council meeting) 6. LAND USE a. Existing Land Use(s): There is an existing house and outbuildings located on the northern part of this site. The southern part of the site is being used for agricultural puIþoses. b. Description of Character of Surrounding Area: This area has historically been used for rural residential purposes. Over the past few years several developments south of Victory Road have been approved by the City. Tuscany Village, Messina Hills, Kingsbridge Subdivision, and Maxfield Subdivision have all been recently approved in this area. This area is rapidly transitioning from rural to urban. c. Adjacent Land Use and Zoning 1. North: Rural residential, zoned R-l (Ada County) 2. East: Rural residential, zoned RUT (Ada County); Approved Maxfield Subdivision, zoned R-8 Rural residence on 5-acres, zoned RUT (Ada County) Rural residential, zoned RUT (Ada County); Messina Hills Subdivision, zoned R-4; Future elementary school, zoned RA d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: 1. Public Works: 3. South: 4. West: Location of sewer: development. Location of water: Water is readily available in Eagle road, adjacent to the site. Issues or concerns: Existing topography provides some grading challenges. 2. Vegetation: There are some existing trees on this site that should be protected or mitigated for. The rest of the vegetation on site is for agricultural purposes. Sewer is located in Eagle approximately 320' from this 3. Flood plain: N/ A 4. Canals/Ditches Irrigation: There is one irrigation ditch that bisects this property. The applicant is proposing to cover this ditch. 5. Hazards: Staff is not aware of any potential hazards on this site. 6. Proposed Zoning: R-8 (Medium Density) and R -15 (Medium High Density) 7. Size of Property: 9.63 acres Medford Place Subdivision AZ-O5-042, PP-O5-043, CUP-O5-044 PAGE 4 , ~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 10,2006 f. Subdivision Plat Information 1. Residential Lots: 29 2. Non-residential Lots: 3. Total Building Lots: N/A 29 4. Common Lots: 6 5. Other Lots: N/A 6. Total Lots: 35 7. Open Lots: N/A 8. Gross Density: 5.83 units per acre (net 7.7 d.u.lacre) g. Landscaping 1. Width of street buffer(s): A 25-foot wide street buffer is proposed along both Victory Road and Eagle Road. Victory Road is classified as a collector roadway and Eagle Road is classified as an arterial roadway. City Code requires a 20-foot wide buffer along collector streets and a 25-foot wide buffer along arterial streets (MCC 12- 13-10-4). Street buffers are not required on any of the internal, local streets. Staff is supportive of the street buffer widths proposed. 2. Width ofbuffer(s) between land uses: A 20-foot wide landscape buffer is required between multi-family uses and single-family residential zones/uses. The applicant is proposing a 36-foot wide (varies) landscape lot on the south side of the multi-family lot (Lot 8, Block 2). A 20-foot wide landscape buffer should be required alonl! the west DroDertv line of Lot 8. Block 2. as well. No other land use buffers apply to the proposed development. See Other landscaping standards below. 3. Percentage of site as open space: 1.74 acres/2O% (including street buffers) and 1.02 acres/12% (excluding street buffers). 4. Other landscaping standards: The landscape buffers along Eagle Road and Victory Road should be constructed in accordance with MCC 12-13-10. The land use buffers should be constructed in accordance with MCC 12-13-12. Common open space lots should include at least one deciduous shade tree per 8,000 square feet (MCC 12.13- 16.5). h. Conditional Use Infonnation 1. Non-residential square footage: N/ A 2. Proposed building height: The R-8 zone allows a 35-foot tall building, the R-15 zone allows a 40-foot tall building. 3. Percentage of site devoted to building coverage: N/ A 4. Percentage of site devoted to landscaping: 20 % 5. Percentage of site devoted to other uses: Originally the applicant requested to construct multi-family dwellings (apartment houses) within the R-8 zone. MCC 11-8- 1 prohibits apartment houses in the R-8 zone; the applicant has submitted a revised Annexation and Zoning application requesting that approximately half of the entire 9.6 acres proposed for annexation be zoned to R-15 for multi-family dwellings (apartment houses). Apartment houses are a conditional use in the R-15 zone. Please see Analysis below for more infonnation. Medford Place Subdivision AZ-O5-042, PP-O5-043, CUP-O5-044 PAGE 5 ,~ t CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 10,2006 6. Number of Residential units: Fifty (50) i. Amenities: 12% useable open space, 2 tot lots, micropath to school site. j. Off-Street Parking (Multi-Family): 1. Parking spaces required: 2 for each unit; 56 stalls 2. Parking spaces proposed: 70 stalls 3. Compact spaces proposed: 0 4. Off-site parking proposed: No k. Proposed and Required Residential Standards: R-8 Setbacks (in feet) Front Living Area Side Accessed Garage Front Accessed Garage Street side Side Rear Frontage Lot Size R-15 Setbacks (in feet) Front Living Area Side Accessed Garage Front Accessed Garage Street side Side Rear Proposed 15 15 20 20 5 15 50 5,000 Proposed 20 NA NA 20 5 (per story) 15 Required 15 15 20 20 5 15 65 6,500 Required 20 15 20 20 5 (per story) 15 50 10,920 Frontage 50 Lot Size 2,400 (per D.D.) 1. Proposed and Required Non-Residential: N/A m. Summary of Proposed Streets and/or Access: The applicant is proposing one public street access to Eagle Road; no access is proposed to Victory Road. To allow for Falcon Drive, across Eagle Road to function without conflict, the applicant is proposing to construct the main street into the site near the south property line. The applicant is proposing one stub street to the west and one stub street to the south. All streets are proposed 34-feet wide (measured back of curb to back of curb) and have attached 5-foot wide sidewalks. All streets will be public and will be constructed, along with curb, gutter and sidewalks, to the Ada Coutny Highway District's standards. Staff is supportive of the proposed street system. For a detailed Medford Place Subdivision AZ-O5-042, PP-O5-043, CUP-O5-044 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 10,2006 report on the public streets and access points to public streets, please see the ACHD report and Exhibit B. 7. COMMENTS MEETING On September 16, 2005, Planning staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. Medium Density Residential areas are anticipated to contain between three and eight dwelling units per acre (net). As allowed bv Note #2 on the face of the Future Land Use Map, the applicant is reauestin!! a step up in density and zonin!! desÜmation. from medium to hi!!h. for apProximatelv Yz of the subject area Dfoposed for multi-familv in the R-15 zone. A Comprehensive Plan Map amendment is not required for the Citv to process the applicant's request for the R-15 zonin!! desi~ation. The overall net density of the project is 7.7 dwelling units per acre (5.83 gross d.u./acre). Staff fmds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): . Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action I) When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: . Sanitary sewer and water service will be extended to the project at the developer's expense. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. The subject lands currently lie within the jurisdiction of the Ada County Sher(ff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. The subject lands are currently serviced by the Meridian School District #2. This service will not change. The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. . . . . . Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. Medford Place Subdivision AZ-O5-042, PP.O5-043, CUP-O5-044 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 10, 2006 . Protect existing residential properties from incompatible land use development on adjacent parcels. (Chapter VII, Goal IV, Objective C, Action 1) The applicant is proposing a residential development. The existing residential properties to the north, south, east and west and the planned elementary school site to the east are compatible with the proposed development. . Support a variety of residential categories (low-, medium-, 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. (Chapter VII, Goal IV, Objective C, Action 10) . The subject proposal includes both single-family and multi-family housing types and smaller residential lots while still maintaining a density consistent with the requested R-8 and R-15 zones (overall 7.7 du./acre (netJ). Offer a diversity of housing types for a greater range of choice. Encourage quality housing project for all economic levels in a variety of areas. (Chapter VII Goal V Objective A) The products for the site include detached single-family residences and multi-family apartment houses (four-plexes). Stafffinds that two housing types are appropriate for a development of this size. Staff also notes that this appears to be a successful integration of multi-family and single.:family residences. . Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. (Chapter VI, Goal II, Objective A, Action 6) . The applicant is proposing to provide stub streets to the unplatted 5-acre parcels to the west and south. City staff and ACHD are supportive of the connectivity plan for this area (see A CHD stafIreport and conditions for details). Review new development for appropriate opportU1Úties to connect to local roads and collectors in adjacent developments. (Chapter VI, Goal II, Objective A, Action 13) See bullet above. . Require new urban density subdivisions which abut or are proximal to existing low density residential land uses to provide landscaped screening or transitional densities with larger, more comparable lot sizes to buffer the interface between urban level densities and rural residential densities. (Chapter VII, Goal I, Objective D, Action 8) Exceptfor the multi-family lot (Lot 8, Block 2), the applicant has proposed a development in which the single-family lots in the development are adjacent to other single-family lots and multi-family lots are adjacent to other multi-family lots. Staffrecognizes that there are some existing low density residential land uses to the south and west and believes that a land use buffer should be provided between any multi-family that is proposed adjacent to single-family (west). See Exhibit B below. Pennit new residential, commercial, or industrial developments only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City. (Chapter IV Goal II, Objective A) . . All urban services can be made available to this site. Require new residential development to provide pennanent perimeter fencing to contain Medford Place Subdivision AZ-O5-042, PP.O5-043, CUP-O5-044 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 10, 2006 construction debris on site and prevent windblown debris from entering adjacent agricultural and other properties. (Chapter VII, Goall, Objective D, Action 9) The applicant is proposing a 6-joot solid fence along the west boundary. A 4-foot solidfence is proposed a4jacent to common lots. .(f permanent fencing is not provided around the entire perimeter of the site, the applicant should be required to install temporary construction fencing to contain debris. . Restrict curb cuts and access points on collectors and arterial streets. (Chapter VII, Goal lV, Objective D, Action 2) Exceptfor Street 1. access to Eagle Road and Victory Road should be prohibited. Staff finds that the proposed R-8 and R-15 zoning designations are generally harmonious with and in accordance with the Comprehensive Plan. Stqff recommends that the Commission and Council rely on staff's analysis and any infonnation provided during the public hearing process when determining if the proposed step up in zoning designation and density is appropriate for this site. 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: Meridian City Code 11-2.1 lists single-family homes as pennitted uses in the R~8 zoning district. MCC 11-2.1 lists multi-family apartment houses as conditional uses in the R-15 zoning district. b. Purpose Statement of Zone: R-8 Medium Density Residential District: The purpose ofthe R-8 district is to pennit the establislnnent of single- and two-family dwellings at a density not exceeding eight (8) dwelling units per acre. This district delineates those areas where such development has or is likely to occur in accord with the comprehensive plan of the city and is also designed to pennit the conversion of large homes into two-family dwellings in well-established neighborhoods of comparable land use. Connection to the municipal water and sewer systems of the city is required. R.15 Medium High Density Residential District: The purpose of the R -15 District is to pennit the establislnnent of medium.high density single-family attached and multi-family dwellings at a density not exceeding fifteen (15) dwelling units per acre. All such districts must have direct access to a transportation arterial or collector, abut or have direct access to a park or open space corridor, and be connected to the Mw1icipal water and sewer systems of the City. The predominant housing types in this District will be patio homes, zero lot line single-family dwellings, townhouses, apartment buildings and condominiums. c. General Standards: As part of the PD, the applicant is requesting modifications to the standard lot size, and street frontage requirements of the R.8 zone established in MCC 11-9-1. Other than the requested dirnensionallot modifications, the proposed development substantially complies with all of the general standards of Titles 11 and 12 of Meridian City Code. NOTE: All ofthe proposed dimensional standards comply with the recently adopted UDC standards for the R-8 zone. d. Specific Use/Application Standards: MCC 12-6-2.A.4 requires all residential planned developments to provide each dwelling unit with 100 square-feet of use able private open space, such as a patio or deck Therefore, the applicant should clarify. at the public hearing how mivate useable open space will be provided for each multi-family unit. Medford Place Subdivision AZ-O5-042, PP-O5-043, CUP-O5-044 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF JANUARY ]0, 2006 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation 1. AZ Application: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Zoning Ordinance, staff believes that this is a good location for a residential subdivision. Please see Exhibit D for detailed analysis of the required facts and findings. The annexation legal description (stamped on November 9, 2005 by D. Terry Peugh, PLS) as well as the R-8 and R.15 zone descriptions (stamped on October 7, 2005 by D. Terry Peugh, PLS) submitted with the application shows the property as contiguous to the existing corporate boundary of the City of Meridian. The applicant will be responsible for all costs associated with the sewer and water service extension. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5~7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. All future uses shall not involve uses, activities, 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. 2. PP Application: Zoning Ordinance. The proposed preliminary plat substantially complies with the Special Considerations: Ditches. Laterals. and Canals: There is an irrigation lateral that bisects this parcel. Per MCC 12-4-13, 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. Pressure Irri£!:ation: 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 used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized iITigation system should be installed to all landscape areas per the approved specifications and in accordance with MCC 12.13.8 and MCC 9-1~28. Fencin£!:: The applicant is proposing to construct a six-foot tall solid fence along the western and northern (not adjacent to Victory Road) property lines. A detailed fencing plan should be submitted upon application of the final plat (MCC 12~4- 10.F.3). If pennanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building Medford Place Subdivision AZ-O5-042, PP-O5-043, CUP-O5-044 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 10,2006 pennit. All fencing, including adjacent to common lots and streets, should be installed in accordance with City Code. Existilll! Residences/Buildin!!s: The site cuaently contains multiple buildings. Because the existing structures span across proposed lot lines, all buildings shall be removed or relocated, prior to signature of the final plat by the City Engineer. Connectivitv: The applicant is proposing to construct a pedestrian connection to the future elementary school site to the west. Staff believes that a micropath should be provided from Street 3 to the west property line, through the cormnon Lot 12, Block 1, as proposed. All micropaths shall be constructed at least 5-feet wide, with 5 feet of landscaping on each side of the path (MCC 12-13-15-3). Land Use Buffers: MCC 12-13-12 requires landscape buffers between different land uses. Per MCC 12-13-12-4, a 20-foot wide landscape buffer is required between single-family homes (Class I) and multi-family dwelling units (Class II). Meridian City Code 12-13-12-2 requires the land use buffer to be provided by the higher intensity use and to be located on the building site of the higher intensity use, unless the adjacent and higher intensity use has not provided the buffer. The applicant should be required to construct a 20-foot wide landscape buffer along the south and west property lines of Lot 8, Block 2. Said buffer shall contain materials in accordance with MCC 12-13-12-3 and not include impervious surfaces such as parking areas or driveways. 3. CUP Application: The submitted Conditional Use Pennit generally complies with the provisions established in the Zoning Ordinance. Staff is generally supportive of the proposed CUPIPD application, as it generally confonns to Title 12, Meridian City Code. Special Considerations: Requested Modifications: The applicant is requesting, through the Planned Development Ordinance, modifications to the standard requirements of Meridian City Code. The applicant is requesting to modify the minimum lot size and street frontage requirement of the single~family lots in the R-8 zone. Twenty of the twenty-two buildable lots are below the 6,500 square-foot minimum lot size of the R~8 zone. Twelve of the proposed lots do not meet the minimum street frontage requirement of the R-8 zone (65-feet). Amenities & ODen SDace: MCC 12-13-16-2 requires all multi-family residential planned developments to provide common open space that equals or exceeds ten percent ofthe gross land area. The applicant is proposing to set aside 12 acres (1.02 acres) for open space (excluding street buffers). Only 5% open space is required for single-family developments by Code (MCC 12-13-16-2). Other amenities include two tot-lot areas and a micropath to the school site (see below). Staff recommends that the Commission detennine whether or not the proposed amenities are appropriate to the size and uses of the proposed development. Tot Lot Location: On the original site plan and landscape plan, a tot lot area was shown near the center of the development. With the revisions, the common lot area has been removed and the applicant has proposed two new tot lot areas, one on Lot 10, Block 2, and one on Lot 12, Block 1. Staff is supportive of the location of the proposed tot lot areas. Medford Place Subdivision AZ-05-042, PP-05-043, CUP-05-044 PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 10,2006 Elevations: The applicant has submitted one sample elevation for the apartment houses proposed. The multi-family buildings resemble a big house and all four of the units have a shared entry into the building, with individual doors off of the common entry (see submitted elevation). Each building will include some stucco, brick, or rock. Staff is generally supportive ofthe multi~family building. Each apartment house shall substantially comply with the sample elevation provided and have an element of architectural relief such as stucco, brick or rock and include vinyl shutters. As requested at the previous Commission meetinll:. the applicant should provide elevations for the back sides of the units. depictimr how the units will look from Eagle Road and Victory Road. Dumpster Locations: The applicant has not indicated on the submitted landscape plan where the dumpsters for the four~plexes will be located. Large waste vehicles have blind spots when backing up is required. 98% of waste vehicle accidents occur when backing-up. Please contact Bill Gregory at SSC (888-3999) to discuss this matter prior to the City Council hearing. Private Useable Open Space: MCC 12-6-2.A.4 requires all residential planned developments to provide each dwelling unit with 100 square-feet of useable private open space, such as a patio or deck. ill accordance with City Code. each multi~family dwellim! unit should have 100 square-feet of useable private open space. The applicant should clarify at the public hearin~. how this requirement will be met. b. Staff Recommendation: Staff recommends aPDfoval of the subject applications AZ-05- 042. PP-05-043. and CUP~05-044, with the conditions listed in Exhibit B of the Staff Report for the hearinll: date of December 15. 2005. 11. EXHffiITS A. Drawings 1. Preliminary Plat (dated: 7-7-05, Revised 9-22-05) 2. CUP Site Plan (dated: 7-7~05, Revised 10-4-05) 3. Landscape Plan (dated: 11-7-05) 4. Sample Elevations (approved by the P & Z Commission at the 12-15-05 hearine:) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District C. Legal Descriptions D. Required Findings from Zoning Ordinance Medford Place Subdivision AZ-05-042, PP-05-043, CUP-05-044 PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15.. 2005 A. Drawings 1. Preliminary Plat (dated: 7-7-05, Revised 9-22-05) . .. , ."," ----- ..'- --- ,",- -=-':.:. -.-- ~;;;;--"------"..._".._~ '/-/ -'t-:.~..,.,' .~~- - - WI . II ~ :1. Ii ;]';11 .-11 ' :¡h:j I I' .1 ,. J !Is -, I j ~ i.!! ¡ .,.. ¡ ., I " ~i¡¡¡¡'I~II'~1 ¡I Sl: gí's/!¡I , l~i.1 I i' 'I i, :j;.i. ;11!¡ ~¡¡!¡ ØU'¡ li~¡ ~!'- g¡¡.. Sill!. ig _...."-,,,.,.... -"""---",.., Exhibit A - Page 1 ..-"-"----..--.. '-'--,,_..,- .I g¡¡ f- -11.. for D ~ tJ .11 >'.. ~i! r ~ l¡¡ .~] III - II 1 ~ J Q r ~ &. )0 ~ ~ I 1 , ~:T~ 0 ro- j¡T . -~ .. .1 .~~ "'1'1; Ii , 1\: -f'" J;fl!~ r g~~ +-- -~~m¡ ,I --J 'r J 1- ~J I , ! : I .. I ¡ 1 ~'" CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TilE HEARING DATE OF DECEMBER 15,2005 2. CUP Site Plan (dated: 7-7-05, revised 10-4-05) '-"--'-'--""---, I , Ii.. r ~ ,.1 j ¡'",;, : I I ..f ; k ¡, , ¡j¡}! ¡ Wt!~ ! ¡,I", ¡ ,¡,.' , ---~,'-~- -------- t ""'---""; ~-"J'§¡¡r,z :! II j,¡,co( [. ,II I I" ìt~ ::ljZ!O "'I 111'.411 í.o,.J ¡ í Ii rJ Hth I"¡ilt~i: J ! , 1.,1 5 Z I .:il! ..'" 'I II! I .t"'..@sl.¡t, -, ~11 ~~I I I I 'l'l"fe' "- 'I II! , Ir ",g If 4 ! "- "", IIlJ,¡ I ¡hll i! hI .' , M ~~ . ,¡ 'h(I~'11'1 " I' ' , '. II if nIdI, Î'nhtÎlI;m'¡f!~1 ~I! '0 h ~-"I, IjllJ.II':i~ Hß~ .~"I'I I j {,~" III, 1"'[(1, ~I Y --f I' .' -.- I "-'....-. ". " I ,// '! /. \!H ;~'-. ~:",=.';- ~~-=-f:;;'¡-~~i::-~.1:"""= .~~ 0 ~~~ j :", .. I , L, ':)z; . '¡' . ~ Þ 1) )i I! ~ I ;)) . 'r¡- ; rj 'I' I' I~ :s ":5 L ~ ,II !I'I i¡ ~ ;iìll! ;iWti ~. J ~ ¡ Iii I' I ; '-P' I . I i ~H/¡fi.lil§i¡1 ! . i" . I .., "'¡,! "j, --'.1 tfh i¡:1 ml¡i 1m -----,- "-_..,,- ..--------..'" Exhibit A - Page 2 :] 'M__- -----""'--"-.., CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TilE HEARING DATE OF DECEMBER 15,2005 3. Landscape Plan (dated: 11-7-05) >r'¡ ~1,11¡II¡j!'¡;i¡HH¡tl'JìI'¡!i:1 1!¡1i ¡I 'I ¡ i ~I!¡ bi .~.~, , "'I'IP'I;L¡'IH1ijrt¡~: .I!' ' ~I ~ I ~~!!I . ..,:','l:l_~, .jL,.',:~:I:' '1!~jI¡rl,~¡.m~¡!i¡';!!¡J¡i¡'I!f;tl :~',',i ,)~'Iï !'i!ll,jllll¡~¡ UJ~;¡ -"'!~¡ ,,---~ ~"('¡~'f¡¡Jrl!"hII¡'I"'IIÙi"t'!"!!!;,,, ," i;~¡' '.' L:~~: . ~U~~~~~~I¡:II¡ill'~JI~h~~ f~I,IUI,;illl;:;. "-, :1111 . ¡I tl~.; ="..-¡.l;,..,/."i i ";"'¡:;""~'~"';.""¡'/-]:I!Ii[i:,!¡m¡i ""'I . :",-¡-.;~::":r;;"'"iIT- '-~, --~¡ol;;I~iri I '1, I " ,,' 0' I' ! '. 'I I ~ ¡~ . 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I :; ; i ~/ C~'-O-C~~rV ~r' dt~:~~ú,t~':<X)¡f!~(\¡f~(l, ';,j I I . . , , : .. <" l , If II ~ . "II ! ; f : ,I ,¡' j' 'ö ", ...' -'H Iii '1-- -'- 1..1 ' !!' ; I ~ --, "T(,:" ~"-~.~ Cui. ..' :,-, -, -f. fB~. r- 8~t;"'; 'I!! ' . I : t: ":.. I to. -_,,_>__i,.... I.._",__"",.,,-,..._L- :-L"".".,- ----¡ú .' ¡ ;,j! r ¡ n' 1 ¡ "! . .1 ; " ., .",; \ Wi¡ .v " Ih-¡ 0- ! i j ,,> (, ¡. I J I I . : ¡ J ¡ E, ., It! ;¡' f; -.....-----,-..-..- j I ¡ , -"""'--,..". Exhibit A - Page 4 CITY OF MERIIJIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15, 2005 "'--..---.-,,----.. ,,' I' 'I -......t.._- : ii-~i: 't,,1 ~ I" , I', : j.;:,..::I..\:~:~i, . I i i.. f" it -.: ~ II f re¡imi~mfit~;I~I¡¡ ~I ~ jJ!;'¡,';-'1 ill' ~j¡ 1:'11 ¡ilii i¡/¡¡i \~, ~íii':,: :' ;! : ", I . . ¡! ¡ : 'I ¡; ,lLli:II' J,i~!L I . ~h ; !;¡;;¡H I: .. (1/:' ¡ n, m ! ~¡ ~ III!; 11 t:-"I.LL,i: '~':'i - - I. -. u.. -;r - r' !!/Hf!! j i:J1!j I O~;~,) i~OO I~<: ._)~ I~~£\ ,; ~ ¡~ I~I III -II hi' I' ri, r sl cr> Iii, -~,- ,,:,'j1'1 I ,,-, II",' ", ~9,i, :91 - .: . : , ¡ 1 ",I: 'I!' ir "..., , "" ¿)!:1 !:~! l~l- J--- ij~::'~ I ; I ¡: il i", 1~ ',,' ~: : i r r ¡WI ~--- , ~) .,~J fWI ' I;¡ r' ' .; " ::'~ni - I,," f--"""'~ ", 'iÙI! : ,./\\..,...,\,0/ ~,,): ¡ , I,+; ¡ , " 1':':1 J { ). ï ' I "-.;' ""r I . \~ I , ,i ,~) . . ; '" (j i ¡ :i;~ d I--}---, ., '.. L,- ! ~o'rri, /1 ". I : ;' ¡ ,1'--';; I .,41 ¡'-'cJ ,Ii '~'- -I... J-. ì 'I - 1,.1 .1 .., lid: r'_" / :':",,::;,,'-', -- '--- ,0 -', I: I .. Ii,.. ! i':- ,j ¡ii II'",..,~ í1 I¡i ¡ ~ ci "'-...""..."". Exhibit A - Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15.2005 4. Sample Elevations (approved by the P & Z Commission at the 12-15-05 hearing) . "-""-_.._"-"-,~". O[";{j'^~ \ ,.,. ,lct3, ~¡ L iL~r'ûv{~\ _17_:-:""_e",-"CC_. - Exhibit A - Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15. 2005 .~ & ~ \.., N f 'r tr- :ì- ï . 'J J -~ ~ (; FI\ ~ N "', Exhibit A - Page 7 ." CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15,2005 Exhibit A - Page 8 ....::".", ""'J":~ . '7 ~4Þ " ~', ..' ~F . ...... ~~,WJi,. , -~. .-..'õ. 'f . ";', ' '.:.,.~. ~. '.i , - ... '~ . "..,. ,',. ." .!, , . , .' " ,; " . ~,. " ~~- r',_J'r ~ ¡ t: .~; {"' v- ~", -c' " \' ..;. ~ rt ,""c: 0 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15. 2005 B. Conditions of Approval 1. Planning Department SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-05-043) 1.1 1.1.1 1.1.2 1.1.3 1.1.4 1.1.5 1.1.6 The preliminary plat labeled as PP-l, prepared by Bailey Engineering, Inc., dated July 7, 2005, Revised 9-22-05 is approved, with the conditions listed herein. All comments and conditions of the accompanying Annexation and Zoning (AZ-05.042) and Conditional Use Permit (CUP-05- 044) application shall also be considered conditions of the Preliminary Plat (PP-05-043). All iITigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13, unless otherwise approved by the City and the lITigation District(s). Plans will need to be approved by the appropriate iITigationidrainage district, or lateral users association (ditch owners), with written approval or non. approval submitted to the Public Works Department. Iflateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature. Underground year-round pressurized iITigation must be provided to all lots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant shall be required to utilize 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 used, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. Any fencing adjacent to common Lot 12, Bock 1, Lots 7 and 10, Block 2, and all fencing adjacent to micropaths shall be restricted to either a 4-foot tall solid fence or a 6-foot tall open-vision fence (maximum). A detailed fencing plan shall be submitted upon application of the final plat (MCC 12-4-10.FJ). Construct a 6-foot solid fence along the west and north (flot req1:1irøà aàjaøeBot to Vietory Read) property lines, as proposed. As proposed. construct a 6-foot tall vinvl fence alone Victory Road and Eaele Road. If permanent fencing is not provided around the entire perimeter, temporary construction fencing to contain debris must be installed prior to issuance of a building permit. All fencing should be installed in accordance with City Code. Prior to signature of the final plat by the City Engineer, all buildings shall be removed or relocated, as proposed. Construct a 5-foot wide micropath from the end of Street 3 to the west property line (school site), through Lot 12, Block 1, as proposed. In accordance with MCC 12-13-15-4, a 5-foot wide landscape buffer shall be constructed on both sides of the pathway. All micropaths shall be constructed at least 5-feet wide and include 5 feet oflandscaping on each side of the pavement. 1.1.7 Maintenance of all common areas shall be the responsibility of the Medford Place Homeowners' Association. 1.1.8 Other than the public street access approved by ACHD, direct lot access to Eagle Road is prohibited. Exhibit B - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15.2005 1.1.9 1.2 1.2.1 1.2.2 1.2.3 1.2.4 1.2.5 1.3 1.3.1 1.3.2 The submitted three-page landscape plan prepared by The Land Group, Inc., dated 11-7-05 is approved as submitted, with the following modifications/notes: . The applicant shall work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site. Construct a 20-foot wide landscape buffer on the south and west sides of Lot 8, Block 2. The required land use buffer to the south may be constructed within Lot 7, Block 2. Materials in said buffer shall be consistent with MCC 12~13-12-3, Set aside at least 12% of the site for useable open space. All areas approved as open space shall be free of wet ponds or other such nuisances. All stonuwater detention facilities incorporated into the approved open space are subject to MCC 12-13.14 and shall be fully vegetated with grass and trees. Sand, gravel or other non.vegetated surface materials shall not be used in open space lots, except as pennitted under MCC 12-13-14. If the stonuwater detention facility cannot be incorporated into the approved open space and still meet the standards ofMCC 12-13-14, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACHD, City of Meridian and all other regulatory requirements at the time of final construction. The aooIicant has al!reed to concentrate more of the trees and the bushes and the shrubs on Victory with heavier landscaoinl!. as to not see a sea of asohalt in the oarkim! areas from the road. Also. the aoolicant al!rees to try and concentrate landscaoinl! around the trash enclosures. which will be in the rear of the oroiect closest to Victory. with trees and different obscurinl! thinl!s. . . . Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. The proceeding modifications and notes should be shown on a revised landscape plan submitted with the [mal plat application. GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-O5-043) Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-10-8. A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as noted in this report, shall be submitted for the subdivision with the final plat application. Coordinate fire hydrant placement with the City of Meridian Public Works Department. Staff's failure to cite specific ordinance provisions or tenus of the approved annexation and conditional use does not relieve the applicant of responsibility for compliance. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. SITE SPECIFIC REQUIREMENTS-CONDITIONAL USE PERMIT (CUP-O5-044) The site plan prepared by Bailey Engineering, Inc., dated July 7, 2005, Revised 10-4-05, is approved, with the conditions listed herein. Applicant shall meet all of the requirements of the Annexation and Zoning (AZ-05-042) and Preliminary Plat (PP-O5-043) as a condition of the Conditional Use Pennit (CUP-O5-044). The project shall confonu to the R-8 dimensional standards, except as follows: Exhibit B - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15,2005 1.3.3 1.3.4 1.3.5 1.3.6 1.3.7 1.3.8 2.1 2.2 2.3 . Lot Size - 5,000 sq. ft. (minimum) . Lot Frontage - 50 feet (minimum) ( on straight-away) 35 feet (minimum)(chord length on a cul-de-sac or curve) As amenities for the subject planned development, construct: two tot lot areas, one on Lot 10, Block 2, and one on Lot 12, Block I; provide 12% of the site for useable open space; and provide a micro-path to the west property line, from Street 3. At the public hearing the applicant shall provide rear elevations for the multi-family units, depicting how the units will look from Eagle Road and Victory Road. Construction within Medford Place Subdivision shall substantially comply with the elevations submitted by the applicant. as shown in Exhibit Å. Construction materials used on the structures shall be approved by the City of Meridian Building Department and in accordance with the most recent Building Code. At the public hearing, the applicant shall clarify how each multi-family dwelling unit will be provided with the required 100 square-feet of useable private open space. Provide at least 100 square-feet of use able private open space, such as a patio or deck, for each multi-family unit. Provide parking for the multi-family dwelling units in accordance with MCC II-B. No multi-family building shall be erected without a Certificate of Zoning Compliance (CZC) issued by the Planning Department. NOTE: A CZC application may include multiple buildings and the parking lot(s), Incorporate site elevations provided bv the applicant. which were included in his testimony. as samples for the elevations of the four-plex units. Each buildinl! shall include items such as rock. stone. brick. stucco or masonite. 2. Public Works Department Sanitary sewer for this development is being proposed via extensions of a main located in South Eagle Road. The applicant shall be responsible for the installation of mains to and through this proposed development, coordinate main size and routing with Public Works. Cover over sanitary sewer mains shall be no less than three-feet from finish grade to the top of the pipe. If cover is less than three.feet from the sub-grade to the top of pipe, alternate pipe materials shall be used per the Meridian Public Works Department's Standard Specifications. Water service to this site is being proposed via extension of mains adjacent to the site in South Eagle Road. The applicant shall be responsible to install mains to and through this proposed development, coordinate main size and routing with the Public Works Department. The applicant has not indicated who will own and operate the pressure itrigation system in this proposed development. If it is to be maintained as a private system, plans and specifications will be reviewed by the Public Works Department as part of the construction plan review. A "draft copy" of the operations and maintenance manual will be required prior to plan approval with the "final draft" being required prior to final plat signature on the last phase of this project. If it is to be owned and maintained by an Irrigation District then evidence of a license agreement Exhibit B - Page 3 2.9 2.10 2.11 2.12 2.13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15,2005 shall be submitted prior to scheduling of a pre-construction meeting. 2.4 The preliminary plat indicates a ditch bisecting this property; the applicant shall pipe this ditch and provide written approval of the design by the end users of the ditch. Written approval shall be submitted prior to plan approval. 2.5 Remove any existing structures prior to signature on the [mal plat by the City Engineer. 2.6 Any existing domestic wells and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-] -4 and 9.4-8. Wells may be used for non- domestic purposes such as landscape irrigation. 2.7 Due to existing topography, applicant shall submit a Master Grading and Drainage plan as part of the development plans. The Master Grading and Drainage plan shall design the lots to drain in a way that minimizes the effect of runoff to existing neighbors and the newly platted lots. The plan shall include at a minimum the following: 2.8 a. Finish grade elevation at each lot corner. b. Drainage flow patterns on all lots. c. If structural fill is to be placed on any lot, material specifications and compaction requirements shall be detailed. The applicant has not indicated how the storm drainage from the proposed parking lots associated with the four-plexes will be disposed, A drainage plan designed by a State ofIdaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal shall be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. Street signs are to be in place, water system shall be approved and activated, fencing shall be installed, drainage lots constructed, road base shall be approved by the Ada County Highway District, and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized inigation, sanitary sewer, water, etc., prior to signature on the final plat. All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized inigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2.4. Exhibit B - Page 4 2.20 2.21 2.22 3.1 3.2 3.3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THB HEARING DATE OF DECEMBER 15, 2005 2.14 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. 2.15 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.16 Applicant shall be responsible for application and compliance with any Section 404 Pennitting that may be required by the Anny Corps of Engineers, 2.17 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.18 All grading of the site shall be perfonned in confonnance with MCC 11-12-3H. 2.19 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. 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 City Ordinance 12-4- 13. 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, plans shall be reviewed and approved by the meridian City Engineer prior to final plat signature. Two-hundred-fifty and One hundred watt, high~pressure sodium streetlights shall be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are detennined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and pennit from the Public Works Department prior to commencing installations. Applicant's engineer shall be required to submit a signed, stamped statement certifying that all street finish centerline elevations are set a minimum of three feet above the highest established nonnal groundwater elevation. 3. Fire Department One and two family dwellings will require a fire-flow of l,OOO gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500' apart. International Fire Code Appendix C Acceptance of the water supply for fITe protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. Final Approval of the fITe hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. Exhibit B - Page 5 3.13 4.1 4.2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15. 2005 e. f. g. h. Fire Hydrants shall be placed on comers when spacing pennits. Fire hydrants shall not have any vertical obstructions to outlets within 10'. Fire hydrants shal1 be place 18" above finish grade. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. Fire sprinklers required for four-plexes. 1. 3.4 All entrance and internal roads shall have a turning radius of28' inside and 48' outside radius. 3.5 For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane". 3.6 Operational fire hydrants, temporary or penuanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.7 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface, available at all times, which is 20' wide. Streets with. less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. These measurements shall be based on the face of curb dimension. 3.8 Maintain a separation of 5' from the building to the dumpster enclosure. 3.9 The first digit of the Apartment/Office Suite shall con-espond to the floor level. 3.10 All aspects of the building systems (including exiting systems), processes & storage practices shal1 be required to comply with the International Fire Code. 3.11 Provide exterior egress lighting as required by the futernational Building & Fire Codes. 3.12 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior ofthe facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). For Group R-3 and Group U occupancies, the distance requirement shal1 be 600 feet (183 m). For buildings equipped throughout with an approved automatic sprinkler system instal1ed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). All R.2 occupancies with 3 or more units or with 3 floors shall be required to be fITe sprinklered. 4. Police Department Prior to release of building pennits, the applicant shall submit a parking plan for all off-street parking in the multi-family development to the Planning Department. All parking spaces shall be assigned to a specific dwelling unit or for guest use. The parking space identification shall use a different numbering system than the dwelling units. The façades of the multi-family buildings shall include windows that look onto the parking areas and/or other public areas. Exhibit B - Page 6 7.2 7.3 7.4 7.5 7.6 ClTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15.2005 4.3 The proposed multi-family development shall limit landscaping shrubs and bushes to species that do not exceed three feet in height. 5. Parks Department 5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (MCC 12-13-13-6) will be followed. 5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (MCC l2-13~13) will be followed. 6. Sanitary Service Company 6.1 Waste enclosure locations: There is a concern that the enclosures are not located to minimize service vehicle backing-up requirements. Large waste vehicles have blind spots when backing up is required. 98% of waste vehicle accidents occur when backing-up. PJease contact Bill Gregory at SSC (888-3999) to discuss this matter prior to the next public hearing. 7. Ada County Highway District Site Specific Conditions of ApprovaJ 7.1 Dedicate right-of.way on Eagle Road to total 48-feet from the centerline ofthe roadway. The applicant shall be reimbursed for 23-feet of right -of-way with impact fee and conidor preservation funds. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission. Allow up to 30 business days to process the right~of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right~of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACIID Ordinance in effect at that time (cucrentIy Ordinance #200), if funds are available. Provide a road trust for sidewalk on Eagle Road in the amount of $6,300 (approximately 300- feet) associated with the intersection project. South of the project boundaries on Eagle Road, construct a 5-foot wide concrete sidewalk, with the back of walk located a minimum of 41-feet from centerline. Coordinate the location of the sidewalk with the ACHD plans for the intersection. Provide a road trust for sidewalk on Victory Road in the amount of $5,240 for the Victory Road frontage that is included in the intersection signalization/widening project. Construct a public street to access the site near the south property line, as proposed in the revised submittal. Construct the internal public streets as 34 to 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalk within 50-feet of right-of-way. Provide written approval from the Meridian Fire Department for any roadway less than 36-feet in width. Exhibit B - Page 7 7.15 7.16 7.17 7.18 7.19 7.20 7.21 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15,2005 7.7 Construct a stub street to the property to the south, as proposed. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 7.8 Construct a stub street to the property to the west, as proposed in either scenario. A sign shall be installed at the tenninus ofthe stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE", 7.9 Provide a minimum turning radius of 45-feet for all public street turnarounds. 7.10 All landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. 7.11 Traffic islands shall be constructed with a minimum area of 1 DO-square feet and designed to safely channel traffic. The roadway around the traffic island shall maintain a minimum of a 21- foot street section. The design shall be reviewed and approved by ACHD's Development staff. 7.12 Direct lot or parcel access to Eagle Road and Victory Road is prohibited and shall be noted on the final plat. 7.13 Comply with all Standard Conditions of Approval. Standard Conditions of Approval 7.14 Any existing itrigation facilities shall be relocated outside of the right-of-way. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 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. 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. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. The applicant shall submit revised plans for staff approval, prior to issuance of building pennit (or other required pennits), which incorporates any required design changes. Construction, use and property development shall be in confonnance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Exhibit B - Page 8 7.23 7.24 7.25 CITY OF MERIJ)IAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15,2005 7.22 Payment of applicable road impact fees will be required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance. 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 (1~800-342-1585) 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. No change in the tenus 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 ofthe Ada County Highway District. The burden shall be upon the applicant to obtain written confinnation of any change from the Ada County Highway District. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subj ect property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Exhibit B - Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15,2005 C. Legal Descriptions . IDAHO SURVEY GROUP 1450 E;¡$tWucrtower Sr. .Sulte ISO Mendlan, Idaho 83M2 . '_om . --.-. Phone (208) 846-8570 Fu (208) 884-5399 Project N(), 05-151 AhueiatloD Dt'-scription Medford Place Subdfvisioa NoV(,'mIx:r 9, 20()5 A parcel of land located in the NE 1/4 of the NE 1/4 of Section 29, T.3N" K I E.. B.M., Ada County. Idaho, more panicularly described as follows: BEGrNNING at the comer common to Sections 20, 21. 28, and the "aid Section 29; ThOllce along the East line of said ScctiO1l29 South 00"27'44" Wesl, 960.88 fect; Thence departing said line NorÙJ 89"37'02" We!lt, 670.98 feet to a point on the East line of Messina [(ills Subdivisíon No, I, as same is recorded in Book 87 of Plats lit paga 9829, records of Ád!\ County, Idaho; Thence along said P.ast line North 00"28 ')0" F.ast, 300.37 feet; Thence depurting said line South 89"37'26" F.asl, 340.91 fèet; Thenct:! Noeth 00"27'44" East, 660,50 feet 10 a point on the North line ofsajd Section 29; Thence along said Hne SouÙJ 89°36'45" East, 330.00 tèet to the Point of Beginning. Containing 9.63 acres, more or Icss. Prepared By: Idaho Survey Group, P,c. I), Terry Peugh, PLS P..-ofessional land Surveyors ,...,..-..,-.... Exhibit C - Page 1 " , CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15.2005 ¡ il/ ?'.,~"-" _.~ ,-, '~. -- ,,"'" """""" lli '-' '- "-" -- """""':!..!...., ---- '-" ,- -- - -- I I i ; ~~ I ! ~ I ; f- -',~".._---- - --'- r- -" ,n_" -- -- ..--, n- '- ~¡ ~.......""". I I ~~i, ~!~ I ~~ =.1 I ; ,,~i!f I ¡:;¡j $I. ~~:!I I ;~:i ' ~~Ip ~. I I !, "; 1 " I' ,,: ì ~, "; I Iii ! ~-l , , 1 . ~i ! ~I~ ,,-..- -, -'-'._" '- Exhibit C - Page 2 f J¡iuliílidiJ :;r~ ~ ?l.!e\..lC "~f:.ØQIt~ oE.I"'i. ,.. ¡¡.,o~" --, ---" ,- I if131J/!~fJ I - ¡¡;lJ7rr. I J:'~;IZI~lill I , ~,. 10 '"' 'ìT" Î;f,i~ii1jt '111,,11,11;1~IJil ~I / II ¡' 11~lil~I;1 I~J:ln," Jl~J~¡~J I I I \ I '. ' _°"' tJ I I I I I , I I I I I I I I ¡ j t ~ ¡ pi¡'".11 úddJ:ldB '."""(ojJ~J'tli ~I!.I! I" iI1,' :It!' r, .IH 1.!tPt I','~ jtíltmil.,U HI41 iill: : 1,,1 ,&.. , : 'I: I , II , , ! II - I "If -[ I I I I I" "I I "J -~;" -1> 3 . § .j (1) ""'0; " ..." n".." . ."""". --" n- 1 i I ¡ i! ..¡ ~i ! , ! i -t- , ! i~ I~ /. j~ "J !- i ! i _n"'---;;r'...-,..ot"ou.;."-" --- --'r ,,- , -, """--""---,--,,-,,.. ,-- -- - -.. ..-- ,- .._',,' """'""" - ..--- ,_J CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER IS, 2005 . IDAHO SURVEY GROUP /450 f;,,'¡, YV'a'(!n,)w" 51: 5<"" I SO M(!,-idia", Idahn 83642 "--,, -..----, --"" Phon., (208) 846-8570 Fax (208) 884.5399 '--"'---",,-- '--- -_.. --,,--, -.. Projccl No- 05-151 Victory - Engle RUT 10 R-8 (ktob",r 7,2005 A parcel ofIand located in th~ NE 1/4 o[Ùle NE 1/4 ofSeclioll 29, T,3N., R.l E, B.M., Aùa County, rùaho, MoTe particularly descrioed as follows: Commencing at the corner common to Sections 20, 21, 28, and the 8aid Section 29, frum which the 114 comer common to said Sections 28 and 29 bcilTS South OO"2T44" WclIl,2641.87 feet; T1Jenec South 00"27'44'. West, 916.91 feet to) lhe REAL POINT OF BJ<:GINNING. l11enee continuing South 00°27'44" West, 43.97 feet; Thence North 119"37'02" West, 670.98 teet lo a point on the ¡:':Ust line of Messina !üJls Subdivision No. I, as liarne is recorded in Book 87 of Plats at Page 9829, records or Ada County, Idaho; Thence along said East line North OO"'2g'30" East, 300.37 feN; Thence departing said line South 89"37'26" East, 340.91 tecl; Thence Norlb 00"27'44" East, 473.95 feel; Thence South 89"32' 16" East, 87,18 feet; 'nICnce South 57"3 J '30" Ea:;t, 50.50 leel; Thence South 00"27'44" West, 703.43 f~ct; Thence South 89°37'02" East, 200.00 feet to the Point of Beginning. Containing 4.85 acres, more or less. Professional land Surveyors ,.." """-'-""" Exhibit C - Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER ]5,2005 . IDAHO SURVEY GROUP '4sa &.(VYawl.tower Sr, Suite 150 Meridiilll.ldaho 83642 "--"""---~- '--"'--"""-. - - ----'-- '--'-""-'" -- --'M- -""'",,-,,----_.- "'-",,- ,--,,_...... ""'-. -, ,,- Phone (208) 846-8570 Fax. (2W3} 884-5399 Project No. 05-151 Victory - Eqgle RUT to R-15 October 7, 2005 A parcel ofJand located in the NE 114 of the NE 114 of Section 29, T,3 N" R.lE,- 8.M, Ada County, Idaho, More particularly described as fOllows: BEGINNING at the COrnu common to Sections 20, 21, 28. and the said Section 29; Thence departing said East. line North 89°37'02" West, 200.00 feet; Thence along the East line of said Section 29 South 00°27'44" We,,;!, 916.91 feet; Thence North 00°27'44" East, 703.43 feet; Thence North 57°31'30" West, 50.50 feet; Theooe North 89"32'16" Wc.st, 81,18 feet; Thence North 00°27'44" East, 186.56 feet to a point on the North line l)f said Section 29; 'Jñence aJong said line South 89"36'45" East, 330.00 feet to the Point of Bcginnjng. Containing 4.78 acres, more ,or less. D. Terry Peugh, PLS Professional Land Surveyors """""""-"""--, Exhibit C - Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER ]5. 2005 Exhibit C - Page 5 I I . f' , ¡ I ! ~!i If I pi ,It . If¡ ,.,:.UI",.. ¡: \ ~ ~ ," I ¡ j: , .. q 'I ¡ . ¡¡mil ,t :' j i.u¡,¡1I1 UI. , , , ' , , " ¡ 1 '" ¡ 'I'" .t, ¡! ,I Mâl 1m ;!ill litH -r"'..e.;-", I Jrf: 8 II m'i,dl'J ",'-It uu"'åII:m ",1 11'1' 'III 'I' '9.. J J/ di I J I i Ii I: I II ; -JI r"-"-"-"-,,-,,-,,-,,-,,-,,-,,-,:::,,:2.~':',,_.._.._.._. ",...,. :. ....... ....- '-"-"-"-"-"-"-"-"-"T"-1,"""" ! - - i if ~! ai 11= r ! ¡ L.. LD L() II .-- 53 tlJ \f 8 L . v ;::; II œ:. 1: L...L! Ill"'" ".11...., ,.". "..,./1.".1::":,..:.=., ,." ...., ,."... .... II.".j b= ex) .- ! 0:: ""'(' "",aoo" ,11<- 3.tt.1<.æ< (f) LOW co co c:r: 0:::: .u ~« -'-'.'.-"""'-' - '--"- --.. ._.~. '----""'--"-'-- ""--'---""_'0..., -~~¡i ¡It"' I {fl";:' ( ~ ! J !5~ oS ¡¡ ii oJ ~¡i¡ 2)¡' ~1J'iI¡t Ziz . 0" \'},l¡¡ -~ , "'.. ~ '(jw xL~ 00 20,,= 2"" (ß~ 0- - 0 .:; .'0' , . ¡; ! D. E. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15,2005 D. Required Findings from Zoning Ordinance 1. Annexation and Zoning Findings: The Commission and Council shall review the particular facts and circumstances of each proposed zoning amendment in tenus of the following standards and shall [lid adequate evidence answering the following questions about the proposed zoning amendment: The following is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; See Comprehensive Plans and Policies as listed in Staff Report item #8 above. B. Is the area included in the zoning amendment intended to be rezoned in the future; City Council does not anticipate that the applicant intends to rezone the subject property in the future. c. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning -for example, a residential area turning into a commercial area by means of conditional use permits; City Council finds that detached single-family uses are allowed within the requested zoning district ofR-8. Multi-family structures (apartment houses) are allowed in the requested R-15 zone with conditional use pennit approval. The applicant is requesting to modify some of the dimensional standards of the R.8 zone and has submitted a conditional use pennit to modify these standards and obtain approval to construct multi-family structures in the R-15 zone. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; City Council [lids that residential developments in this area have recently been approved for development similar to the proposed subdivision. This segment of Eagle Road (Victory Road to Amity Road) is included in the ACHD's Capital Improvements Plan. This segment of Eagle Road is anticipated to be improved to 3 traffic lanes with vertical curb, gutter and a 5-foot detached concrete sidewalk within a total of 70 feet of right.of-way in the year 2011-2015. The intersection of Eagle Road & Victory Road is included in the ACHD's Five Year Work Program. The intersection is anticipated to be reconstructed and widened to 5 lanes on all legs, including curb, gutter, sidewalks and bike lanes. This project is programmed to take place with the Eagle Road/Victory Road to Ridenbaugh Canal (north of Victory Road) in the year 2007. City Council finds that the area is changing and this site is eligible for annexation and zoning. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Exhibit D - Page I CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF DECEMBER 15.2005 City Council finds that the proposed density meets the anticipated range for a medium density urban project. City Council finds that some of the existing parcels in the area have already been approved for development with similar densities and allowances; altemate products and designs are encouraged. City Council also finds that the proposed zoning and uses can be designed and constructed in a manner that will be hannonious with, and appropriate in appearance with, the existing and intended character of the surrounding area. City Council does not find that the proposed uses will adversely change the essential character of area. The Conunission and Council rely on staff's analysis, public testimony received and any comments submitted from any other agencies or departments regarding whether this property should be developed as proposed. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; City Council does not anticipate that the proposed residential uses will be hazardous as long as the conditions outlined in this report are complied with and construction traffic and house construction is conducted in a manner consistent with City Code. The Conunission and Council should rely on any public testimony (oral and written) when determining whether or not the proposed uses will be disturbing or hazardous to the existing or future neighboring uses. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; The applicant will be responsible for the extension of all utilities necessary to serve this proposed development. Sizing and routing shall be coordinated with the Public Works Department. The applicant and/or future property owners will be required to pay park and highway impact fees, ACHD has submitted a staff report with site specific and standard conditions as attached in Exhibit B. On September 16, 2005, a joint agency/department comments meeting was held with representatives of key service providers to this property. Based on the joint agency/department meeting and other comments received from agencies/departments, staff fmds that the public services listed above can be made available to accommodate the proposed development. The Commission and Council should reference any written and/or verbal testimony submitted by any public service provider, regarding their ability to adequately service this project. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; If approved, the developer will be fmancing the extension of sewer, water, local street infrastructure, utilities and irrigation services to serve the project. The primary public costs to serve the future residents will be fire, police and school facilities and services. City Council fmds there will not be excessive additional requirements at public cost and that the proposed zoning and subsequent development will not be detrimental to the community's economic welfare. Exhibit D - Page 2 CITY or MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE or DECEMBER 15.2005 l. Will the proposed uses not involve uses, activities, 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; City Council finds that the proposed annexation and the development of a residential subdivision on this site will not involve uses that will create nuisances that would be detrimental to the general welfare of the sU1Tounding area. City Council recognizes the fact that traffic and noise will increase with the approval of this subdivision; however, City Council does not believe that the amount generated will be detrimental to the general welfare of the public. City Council does not anticipate the proposed annexation and subsequent uses will create excessive traffic, noise, smoke, fumes, glare, or odors. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interlerence with traffic on surrounding public streets; The applicant is proposing to construct one public street access into the site from Eagle Road. ACHD is supportive of the proposed entry street and all internal streets. If is designed and constructed as approved by the ACHD and the City, City Council does not believe that the subdivision will create interference with traffic on the surrounding public streets. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and There are some mature trees on this property. Any existing trees larger than 4" caliper that are removed should be mitigated for, per the Landscape Ordinance. City Council finds that the proposed development will not result in the destruction, loss or damage of any natural feature(s) ofmajor importance if developed under these conditions. The Co11llllÌssion and Council should reference any public testimony that may be presented to detennine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)? Allowing split zoning of this property, with the single-family homes zoned R-8 and the multi- family dwellings zoned R-15, will allow housing diversity in this area. City Council finds that all essential services are available or will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. The applicant is proposing to develop the land in general compliance with the City's Comprehensive Plan. Subdivisions with similar density have already been approved for development in this area and this is a logical expansion of the City limits. In accordance with the findings listed above, Citv Council fmds that annexation and zonin!! of this property would be in the best interest of the Citv. 2. Preliminary Plat: Sections 12-3-3 J.2 and 12-3-5 D read as follows: "ill detennining the acceptance of a proposed subdivision, the Co11llllÌssion and Council shall consider the objectives of this title and at least the following: Exhibit D - Page 3 A. B. c. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15, 2005 A. The conformance of the subdivision with the Comprehensive Development Plan; Please see Annexation and Zoning Findings Item A above. B. The availability of public services to accommodate the proposed development; Please see Annexation and Zoning Findings Items G and H above. c. The continuity of the proposed development with the capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, the subdivision will not require the expenditure of capital improvement funds. D. The public financial capability of supporting services for the proposed development; Please see Exhibit B for comments and conditions from other agencies and departments. E. The other health, safety or environmental problems that may be brought to the Commission's attention. City Council is not aware of any health, safety or environmental problems associated with the development of this subdivision. ACHD considers road safety issues in their analysis. The CoInllÚssion and Council reference any public testimony that may be presented to detennine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. 3. CUP Findings: The CoInllÚssion and Council shall review the particular facts and circumstances of each proposed conditional use in tenus of the following and may approve a conditional use pennit if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3): That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this ordinance; As part ofthe Planned Development (PD) the applicant is requesting relief from the standard street frontage and lot sizes requirements of the R-8 zone. City Council fmds that the subject property is large enough to accommodate the requested use and all other required ordinance features. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; City Council finds that the proposed residential subdivision is generally hannonious with and in accordance with the 2002 Comprehensive Plan and Future Land Use Map, which designates the land to be "Medium Density Residential" (provided the Council grants the requested planned development and step up in residential density). Please see Annexation and Zoning Findings A. 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; Exhibit D - Page 4 .. H. I. A. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15.2005 Please see Annexation and Zoning Findings E. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; The Commission and Council rely upon public testimony, staffs analysis, and other agency comments when detennining if the proposed uses will adversely affect other properties in the vicinity. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; Please see Annexation and Zoning Findings G and H, the Other Agency/Department Comments and Conditions in Exhibit B, and any comments that may be submitted to the City Clerk regarding this project. F. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Please see Annexation and Zoning Findings H. 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 general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Please see Annexation and Zoning Findings 1. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Please see Annexation and Zoning Findings J. The Commission and Council should review any comments received from the ACHD and/or ITD regarding this project when determining this finding. 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. Please see Annexation and Zoning Findings K. 4. Planned Development Findings: Upon recommendation of the Commission, the Council may authorize specific uses not normally pennitted by the use regulations of the zone in which the development is located. ill granting such authorization, the Commission and Council shall make the following findings: The uses permitted by the exception are strongly related to the principal use of the development, and have the purpose of providing services or facilities useful or complementary to the primary use. Exhibit D - Page 5 ~ E. CITY OF MERIDIAN PLANNING DEPARTMENT STArr REPORT FOR THE HEARING DATE OF DECEMBER 15. 2005 ß. The proposed single-family uses and multi-family uses are allowed, either principally or with a CUP, within the proposed zones. A use exception is not required for this development. No more than twenty percent (20%) ofthe total area of the project shall be devoted to the uses permitted by the exception. The percentage of use exception allowed will be determined by the commission and council based upon the size of the project and intensity of the use exceptions. The proposed single-family uses and multi.family uses are allowed, either principally or with a CUP, within the proposed zones. A use exception is not required for this development. The development will be phased so that construction of the excepted use or uses will be justified by construction of all or a proportionate amount of the principal or primary use or uses. c. D. The applicant has not indicated a phasing plan for this development. At full build out, City Council finds that the construction of the multi-family residential buildings will be in good proportion to the amount of single-family residential being constructed in the area. The uses permitted by the exception are integrated into the overall project by: 1. Being located in proximity to and within convenient walking distance of the primary uses. City Council fmds that the proposed sidewalk system and a micropath to the school site will allow residents to walk throughout the development and to adjacent developments. 2. Utilizing one or more of the main vehicular accesses to the primary use site as the main access to the exception site or interconnection through a system of private roadways and/or pathways. Both the multi-family and the single-family dwellings will share the proposed roadway system. 3. Providing pedestrian and bicycle pathway connections with the primary use site. See Findings "Dl" above. 4. Orienting buildings on the exception site to facilitate vehicular and/or pedestrian access from the primary use site. City Council finds that the orientation of the multi-family buildings should be towards the internal streets. The applicant. at the public hearin!!. state how thev plan to orient the multi-familv buildin!!s on the lots and provide rear elevations for the multi-family buildin2s. 5. Continuing architecture, landscaping, and building bulk concepts from the primary use into the use of the exception site so they are consistent and hannonious throughout the development. City Council recommends that the construction of the multi-family and the single-family homes be consistent in construction materials and architectural features. The applicant. at the public hearin!!. should state how they plan to inte!!fate the look of the multi-family buildin2s with the sin!!le-familv buildin2s (specific features on the buildin2s). The use(s) peTIlÚtted by the exception are neighborhood- or community-serving in size and character and not regional, and are not detrimental to adjacent neighborhoods in location and character. City Council finds that the size and character of the multi-family proposed is appropriate to serve the community and should not be detrimental to adjacent neighborhoods. Exhibit D - Page 6