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Medford Place Sub CUPCUP 05-044 MERIDIAN PLANNING & ZONING MEETING December 15, 2005 APPLICANT Dyver Development, LLC ITEM NO. ~ 5 REQUEST Continued Public Hearing from December 1, 2005 -Request for a CUP for a PD for Medford Place Subdivision that includes reductions to the mimimum requirements for lot size and street frontage -- 3335 South Eagle Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: ~ ej~ so OTHER: Contacted: ~, y> ~ ~ ~`,_ J ~~ ~ 'C Date: ~ Phone: ~ Emailed: Staff Initials: ~~~---N- Materials presented at public meetings shall become property of fhe City of Meridian. COMMENTS See Previous Item Packet /Minutes See attached staff report Meridian Planning & Zoning December 1, 2005 Page 8 of 18 Newton-Huckabay: Yeah. Okay. I just wanted to marry up the concepts in my head, so -- thank you. Zaremba: For the record there was nodding yes. Rohm: I guess my only comment is each of these bullets has a whole lot of meat behind it. How does a person get a hold of same of that to digest the plan in its entirety, rather than just see, well, here is some of the things we are looking at. When do we get to look at it? Can we -- is there a draft of anything that can be circulated? Doherty: Yes. In fact, each of our meetings are open public meetings and on the Blueprint for Gaod Growth website we regularly post our agenda and attachments, just as you would for your meetings, and so our agenda and attachments for the upcoming December 8th steering committee meeting will have the draft of the Blueprint, which is a pretty thick agenda packet, but they are all available on our website and Anna Canning, as well as Steve Siddoway sit on our steering committee, so you can ask them far that information or you can visit our website. Rohm: Well, if it's on your website, I find a lot of those things very interesting and to kind of dig down a little deeper. But thank you. Doherty: You're welcome. Well, I appreciate the opportunity to come this evening and provide some information that was aquick -- like you said, there is a lot of meat behind the bullets and behind the information that I provided you, so if you have any questions that are not satisfied by the website, please, feel free to give me a call or give staff a call and we will be happy to help you. Zaremba: Great. Thank you so much. Doherty: Thank you. Zaremba: Been very helpful. Appreciate that. Newton-Huckabay: Unfortunately, it's not one of those nights that we have a hundred and fifty public here. Zaremba: Yeah. It would have been nice to have a bigger audience to hear. I mean we appreciate it for us, but sometimes we have a captive audience of about 100 people anyhow. Moe: That doesn't take away from you, sir, from being in our audience tonight. Zaremba: Thank you. I did announce earlier that every item, essentially, on the rest of our agenda is being continued for one reason or another, either a failure to post or Meridian Planning 8 Zoning December 1, 2005 Page 9 of 18 ACRD reports not in. We will proceed through them in order and you're welcome to listen to that, but we will not actually discuss any subject tonight. If you want to learn -- Okay. Let me give you -- that one we anticipate continuing to our meeting of January 5, 2005. That's when we will talk about it. January 5, 2006. Okay. Thank you. All right. Item 5: Continued Public Hearing from October 6, 2005: AZ 05-042 Request for Annexation and Zoning of 9.63 acres from RUT to R-8 zone for Medford Place Subdivision by Dyver Development, LLC - 3335 South Eagle Road: Item 6: Continued Public Hearing from October 6, 2005: PP 05-043 Request for Preliminary Plat approval of 29 single-family residential building lots and 8 common area lots on 8.57 acres in a proposed R-8 zone for Medford Place Subdivision by Dyver Development, LLC - 3335 South Eagle Road: Item 7: Continued Public Hearing from October 6, 2005: CUP 05-044 Request for approval of a Conditional Use Permit for a Planned Development for Medford Place Subdivision that includes reductions to the minimum requirements for lot size and street frontage by Dyver Development, LLC - 3335 South Eagle Road: Zaremba: So, let me proceed with -- let me open the Public Hearing AZ 05-042, PP 05- 043, and CUP 05-044, and I would entertain a motion to continue those items to our meeting of December 15th, 2005. Moe: So moved. Borup: Second. Zaremba: We have a motion and a second. All in favor, please, say aye. Any opposed? That motion carries. MOTION CARRIED: ALL AYES. Item S: Public Hearing: AZ 05-053 Request for Annexation and Zoning of 5.87 acres from RUT to R-8 zone for Windham Place Subdivision by Eagle Springs Investments, LLC - 2640 North Meridian Road: Item 9: Public Hearing: PP 05-055 Request for Preliminary Plat approval of 24 building lots and 3 common lots an 5.87 acres in a proposed R-8 zone for Windham Place Subdivision by Eagle Springs Investments, LLC _ 2640 North Meridian Road: C[TI' OF MRRII7fAN PI,ANI.IING DFPAkTMENr' STAFF f~EPG)A7' PDR '1'FIE FiEARING nA1'>; OP DEC)rIvIBER 15, 2005 STAI+F REPORT TO Hearing Date: 12/15/2005 P1aluiing & Zoning Commission Craig Hood, Associate City Planner Medford Place Subdivision AZ-OS-042 f~~w ~. °, . ~: - r ~1" i,.s.~II~ ~ ~.' ~f. r , ~., PROM: SUBJECT ,e ~ aJ /j ~j '~,. 1.. 8 ~° 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-OS-043 Preliminary Plat approval request for 29 residential lots and 8 common lots on 8.57 acres. CUP-OS-044 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. 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 Permit for a Planned Development (CUP/PD) consisting of 29 building lots and $ common/other lots on $.57 acres. The site is located on the west side of Eagle Road, and on the south side of Victory Road. This site is currently rural residential with one single-family residential building and accessory buildings. The site has not been previously platted. The subject property is within the Urban Service Planning Area and the City of Meridian Area of Impact. NOTE: These applications were originally submitted prior to the City adopting the Unified Development Code (UDC). This project is being reviewed under the previous development provisions of Titles 11 and 12 of Meridian City Code (MCC). 2. SUMMARY RECOMMENDATION The subject applications (AZ, PP, and CUP/PD) were submitted to the Planning Department for concurrent review. These applications were continued from the October 6, 2005 and December 1, 2005 Planning and Zoning Commission hearings. The applicant has complied with the City's requirement to submit a revised Annexation and Zoning application, prior to final Commission action. The revised application requests a split zoning of the property. R-$ zoning is proposed for the area containing single- family homes, and an R-1 S zone is proposed far the multi-family portion of the development. Below, staff has provided a detailed analysis and recommended conditions of approval for the requested Annexation and Zoning, preliminary Plat and Conditional Use Permit applications. Staff is recomrnendin a royal of the ra osed Medford Place Subdivision AZ-OS-042 PP-OS-043 and CUP- OS-044 with the conditions listed in Exhibit B of the Staff Re ort. 3. PROPOSED MOTION (to be considered after the public hearing) Recommend Approval I move to recommend approval to the City Council of Pile Numbers AZ-OS-042, PP-OS-043 and CUP-OS-044 as presented in staff report for the hearing date of December l 5, 2005 with the following modifications: (Add any proposed modifications.) Recommend Denial Medford Place Subdivision AZ-OS-042, PP-OS-043, CUP-OS-044 PACE 1 CITY OP MEkIDIAN PLANNING DF,YARTMtrNT STAFF 1tEPOR1' FOR THG HEARING DATE Or pECEMI3ER I5, 20U5 I move to recommend denial to the City Council of File Numbers AZ-OS-042, PP-OS-043 and CUP-05-044 as presented in the staff report for the hearing date of December 15, 2005 for the following reasons: (You should state specific reasons for denial.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 3335 S. Eagle Rd. / SWC of Eagle & Victory / 3N1E29 b. Owner: Dyver Development, LLC 36 E. Pine Street Meridian, Idaho 83642 c. Applicant: Dyver Development, LLC 36 E. Pine Street Meridian, Idaho, 83642 d. Representative: Shawn Nickel, Land Consultants, Inc. e. Present Zoning: RUT (Ada County) £ Present Comprehensive Plan Designation: Medium Density Residential g. Description of Applicant's Request: The applicant is requesting concurrent 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 permit 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 a lication was submitted rior to ado tion of the Unified Develo meat Code C .All of the street fronta es and lot sizes of all the ro osed lots com 1 with the UDC but not the old dimensional standards established in Title 11 which this ro"ect is bein 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 ACRD 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 anal sis is based u on the revised Preliminar Plat re ared b Baffle En ineerin Inc. dated 7-7-OS revised on 9-22-OS the PD Site Plan re ared b Baffle En ineerin Inc, dated 7-7-05 revised on 10-4-05 and the revised 3- a e Landsca a Plan re ared b The Land Grau Inc dated 11-07-05. 1. Date ofpreliminary plat (attached as Exhibit Al): 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 of landscape plan (attached as Exhibit A3): 11/07/05 h. Applicant's Statement/Justiftcation (see Applicant's Letter): The enclosed applications have been submitted in accordance with the requirements of the Meridian Zoning Ordinance. The Medford Place Subdivision AZ-OS-042, PP-OS-043, CUP-OS-044 PAG); 2 CITX OF MERIDIAN PI..ANNTNG DEPARTMr•NT STAFF REPORT FOR THE I-TEARING, DATE QF DECEMBER 15, 2005 development: has also been designed to be in compliance with the intent of tlae Meridian Comprehensive Plan. This development meets the purpose statement for a PD by providing a development that preserves scenic features, provides a more efficient patfel7i 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 determined 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 determined 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 of the provisions of the Meridian City Code Title 12 Chapter 6, a public hearing is required before the City Council on this matter. d. The subject application will in fact constitute a conditional use as determuied 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 f Radius notices mailed to properties within 300 feet on: September 9, 2005 and November 18, 2005 g. Applicant posted notice on site by: September 26, 2005 and December 5, 2005 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 purposes. 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. Nprth: Rural residential, zoned R-1 (Ada County) 2. East: Rural residential, zoned RUT (Ada County); Approved Maxfield Subdivision, zoned R-8 3. South: Rural residence on 5-acres, zoned RUT (Ada County) 4. West: Rural residential, zoned RUT (Ada County); Messina Hills Subdivision, zoned R-4; Future elementary school, zoned R-4 d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: .Medford Place Subdivision AZ-OS-042, PP-OS-043, CCTP-OS-044 PAGE 3 CITY OF MtRIDTAN PLANNING pRPARTMENr STA('F REPORT FOR THL'• HGA.RING DA"rL OF llCCEMBT;R I5, 2005 1.1'ublic Works: Location of sewer: Sewer is located in Eagle approximately 320' from this development. Location of water: Water is readily available in Eagle road, adjacent to the site. Issues ar 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. 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. S. Hazards: Staff is not aware of any potential hazards on this site. 6. Proposed Zoning: R-$ (Medium Density) and R-15 (Medium High Density) 7. Size of Property: 9.63 acres f Subdivision Plat Information 1. Residential Lots: 2. Non-residential Lots: 3. Total Building Lots: 4. Common Lats: 6 5. Other Lots: N/A 6. Total Lots: 35 7. Open Lots: N/A 29 N/A 29 $. Gross Density: 5.83 units per acre (net 7.7 d.u./acre) 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 of buffer(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 landsca e buffer should be re uired alon the west ro ert 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/20% (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 Medford Place Subdivision AZ-OS-042, PP-05-043, CUP-05-044 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15, 2005 should include at least one deciduous shade tree per 8,000 square feet (MCC 12-13- 16-5). h. Conditional Use Information 1. Non-residential square footage: N/A 2. Proposed building height: The R-8 zone allows a 35-foot tall building, the R-1 S zone allows a 40-foot tall building. 3. Percentage of site devoted to building coverage: N/A 4. Percentage of site devoted lp 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 far multi-family dwellings (apartment houses). Apartment houses are a conditional use in the R-15 zone. Please see Analysis below for more information. 6. Number of Residential uzuts: 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) Proposed Required Front Living Area 15 15 Side Accessed Garage 15 15 Front Accessed Garage 20 20 Street side 20 20 Side $ 5 Rear 1 S 15 Frontage 50 65 Lat Size 5,000 6,500 R-1 S Setbacks (in feet) Proposed Required Front Living Area 20 20 Side Accessed Garage NA 15 Medford Place Subdivision AZ-OS-D42, PP-OS-043, CUP-OS-D44 PAGE S CITY OF MEILIDIAN PLANNING DEPARTMENT STAFF RF..I'ORT F'OR THE 1TEARING DATT OF DECEMBER 15, 2005 Front Accessed Garage NA 20 Street side 20 20 Side 5 (per story) 5 (per story) Rear l 5 1 S Frontage 50 50 Lot Size 2,400 (per D.U.) 10,920 Proposed and Required Non-Residential: N/A m. Summary of Proposed Streets and/or Access: street access to Eagle Road; no access is proposed to Victory Road.tTo allow forgFalcon 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 report on the public streets and access points to public streets, please see the ACRD 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. $. COMPREHENSNE PLAN POLICIES AND GOALS This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. Medium Density Residential areas are anticipated to contain between three and eight dwelling units per acre (net). As allowed b Note #2 on the face of the Future Land Use Ma the a licant is re uestin a ste u in densit and zonin desi ration from medium to hi h fora roximatel %z of the subject area ro osed for multi-famil in the R-15 zone. A Cam rehensive Plan Ma amendment is not re uired for the Cit to rocess the a licant's re uest for the R-15 zonin desi ation. The overall net density of the project is 7.7 dwelling units per acre (5.83 gross d.u./acre). Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): • Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: • Sanitary sewer and water service will be extended to the project at the developer's expense. • The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian Medford Place Subdivision AZ-OS-042, PP-OS-043, CUP-OS-044 PAGE 6 CITY Or MERIDIAN PLANNING DEPARTMENT S'rAI'F REPORT H'OR TH$ HL"ARINC DATE OF DECL;IvIBLR 15, 2005 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 ,Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). • The roadways adjacent to the suhject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. * The suhject 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 sarbject 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. • Protect existing residential properties from incompatible land use development on adjacent parcels. (Chapter VII, Goal N, 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-IS zones (overall 7.7 d.u,/acre (net)). • 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). Staff finds that two housing types are appropriate for a development of this size. Staff also notes that this appears to be u 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 S-acre parcels to the west and south. City staff and ACRD are supportive of the connectivity plan for this area (see ACHD staff report and conditions for details). • Review new development for appropriate opportunities to connect to local roads and collectors in adjacent developments. (Chapter VI, Goal II, Objective A, Action 13) Medford Place Subdivision AZ-OS-042, .PP-05-043, CUP-OS-044 PAGE 7 CITY OF M&RIAIAN PLANNING DLPA$TMEN'r STAFF REPORT POR '1'H); HEARING PATE OP llECEMC3ER 15, 2005 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, mare comparable lot sizes to buffer the interface between urban level densities and rural residential densities. (Chapter VII, Goal I, Objective D, Action. 8) Except, for the multi family lot (Lot 8, Blocli 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. Staff recognizes 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. • Permit 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 permanent perimeter fencing to contain construction debris on site and prevent windblown debris from entering adjacent agricultural and other properties. (Chapter VII, Goal I, Objective D, Action 9) The applicunt is proposing a 6 foot solid fence along the west boundary. A ~ foot solid fence is proposed adjacent to common lots. If 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 N, Objective D, Action 2) Except for Street 1, access to Eagle Road and Victory Road should be prohibited. Staff finds that the proposed R-8 and R-IS zoning designations• are generally harmonious with and in accordance with the Comprehensive Plan. Staff recommends that the Commission and Council rely on staff's analysis and any information 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 permitted 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 of the R-8 district is to permit the establishment 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 permit 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. Medford Place Subdivision AZ-OS-042, PP-O5-043, CUP-OS-044 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFP REPaRT POR TIIE HEARING DATr OP DECEMBER ] 5, 2005 R-1 S Medium High Density Residential District: The purpose of the R-1 S Distract is to pel7x~it the establishment of medium-high density single-family attached and multi-fanuly dwellings at a density not exceeding ilfteen (15) dwelling units per acre, All such districts must leave direct access to a transportation arterial or collector, abut or have du-ect access to a park or open space corridor, and be connected to the Municipal water and sewer systems of the City. The predominant housing types in this District will be patio homes, zero lot line single-farraily dwellings, townhouses, apartment buildings and condorxuniums. c. General Standards: As part of the PD, the applicant is requesting modifications to the standard lot size, anal street frontage requirements of the R-8 zone established in MCC 11-9-1. Other than the requested dimensional lot modifications, the proposed developn~.ent substantially complies with all of the general standards of Titles 11 and 12 of Meridian City Code. NOTE: All of the proposed dimensional standards comply with the recently adopted UDC standards for the R-S 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 useable prava.te open space, such as a patio or deck. Therefore, the a licant should clan at the ublic hearin haw rivate useable o ens ace will be rovided for each multi-famil unit. 10. ANALYSTS a. Analysis of Facts Leading to Staff Recommendation 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-$ and R-l5 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: The proposed preliminary plat substantially complies with the Zoning Ordinance. 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, Medford Place Subdivision AZ-OS-042, PP-OS-043, CUP-05-044 PAGE 9 CITY pF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TFIF„ HEARING DATE OF Df;CF..MBER 15, 2005 Intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled. Pressure Irrieation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-1.3-8.3). 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, asingle-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 irrigation system should be installed to all landscape areas per the approved specifications and in accordance with MCC 12-13-$ and MCC 9-1-28. Fencing: The applicant is proposing to construct asix-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 permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building pernut. All fencing, including adjacent to common lots and streets, should be installed in accordance with City Code. Existing Re~es/Buildin~s: The site currently 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. Conn~ctivitY The applicant is proposing to construct a pedestrian connection to the future elementary school site to the west. Staff believes that a rnicropath should be provided from Street 3 to the west property line, through the common Lot 12, Block 1, as proposed. All micropaths shall be constructed at least 5-feet wide, with S 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 Permit generally complies with the provisions established in the Zoning Ordinance. Staff is generally supportive of the proposed CUP/PD application, as it generally conforms to Title 12, Meridian City Code. Special Considerations: Re nested 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 Medford Place Subdivision AZ-OS-042, .PP-OS-043, CUP-OS-044 .PAGE 10 C1TY OP Mr•,KIpIAN PLANNING DEPARTMENT STAPF RGPOR•C FOR THE y1/ARING PATE pF bECF.MBI,R 15, 2005 buildable lots are below the 6,500 square-foot minimum lot size of the R-8 zone. Twelve of the propased lots do not meet the minimum street frontage requirement of the R-8 zone (65-feet). Amenities & Open Space: MCC 12-13-16-2 requires all multi-fas~uly residential planned developments to provide common open space that equals oa- exceeds ten percent of the 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 determine whether or not the proposed amenities are appropriate to th.e 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 Lat 12, Block 1. Staff is supportive of the location of the propased tot lot areas. Elevations The applicant has submitted one sample elevation far 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, bri.ek, or rock. Staff is generally supportive of the 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 re uested at the revious Commission meetin the a licant should rovide elevations for the back sides of the units de ictin how the units will look from Ea le Road and Victor~d. 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 ($88-3999) to discuss this matter prior to the City Council hearing. Private Useable O en S ace: 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. In accordance with Cit Code each multi-famil dwellin unit should have 100 s uare-feet of useable rivate o en s ace. The a licant should clari at the ublic hearin how this re uirement will be met. b. Staff Recommendation: Staff recommends a royal of the sub~ect a lications AZ-OS- 042 PP-OS-043 and CUP-OS-044 with the conditions listed in Exhibit B of the Staff Re ort for the hearin date of December 15 2005. ].1. EXHIBITS A. Drawings 1. Preliminary Plat (dated: 7-7-05, Revised 9-22-OS) Medford Place Subdivision AZ-OS-U42, PP-OS-D43, CUP-OS-044 PAGE 11 C1TY OF MERIDIAN PLANNING DI;PAR'fMENT' STAFF REPORT FOR THE HEARING DATE QF QECEMBER I5, 2005 2. CUP Site Plan (dated: 7-7~OS, Revised 10-4-05) 3. Landscape Plan (dated: 11-7-OS) 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 prdinance Medford Place Subdivision AZ-OS-042, PP-OS-043, CUP-OS-044 PAGE 12 CITY pP MERIDIAN PLANNING C>LPAR1'MENT 57'AI'F REPORT POR THE -iEARING DATE OF I?LC~MI3ER 15, 2005 A. Drawings Exhibit A -Page 1 1. Preliminary Plat (dated: 7-7-OS, Revised 9-22-US) CITY Or MERIDIAN PLANNING DEPAR'rME;NT STAFF' REPORT POR THE HEARING UA7'E pF D,1;'CEMBER 15, 2005 2. CUP Site Plan (dated: 7-7-OS, revised .10-4~OS) ;i I -~ d F ? k ' I ~ 9. : 2 - ~. F.~,ne~ r' ~ ~~`~i•Ir~i3. i; ~i,~if -n.•m,.i j•~~=, ~i_Z. ~+C yy,,2~a :i ,- _~" ,;•f - '.`~~ =i 3j` Z Y ~~ yl. w~L'r gtyg~~ .~ ';C ,'~ '~' - - r•~ t ~ 153~sa~~ !~%~~a i ( :U~n,W. C ~t 9~ .'~" ~I~~a t ~'~' -- :i~a ,~ 1a~~~ Zi,..p:edF'y. YT ~>?E3 ~~' i;~ 3i ~~ ~~~" _- Y~'~ 4~ tis~P: ~r~r:~k P.~Eaa_Q~i!'a~~e5' PYAE, r'' R. iK t ~~' .~_. T~ a _._:.. ~I ~ ?$...~. y.lp r Q ~{GI ;.:,. ( ' ~L ill ~_ ~' ~ .~ ` ~ I~#~a s ~~ .4 +~m P P } I ` ~~ T' !~ ~.. ___ f _ _. .~-. -- ~id.. - - _ - ~, - - '~ ~' . ~.. 7--- ~...---•--- -ti. SM ^y I,. ~..-1 ~ r ,~ i :. = _ L^^] Y~ I f ~ i a .: _ ~ ~ f • IL, it _. snee { tll ... ' -4o Irfe 'i -.. r... - -~a-r^__~'jl'I~~TFitn~i ~^.~_~._J~._. ~ II .:~ ;~ ~ _ ? ~~ :;~. ss E ~ I -- ~~_. P ' ~ - -i ~ ~~ je~~W :~ ~jlr Yqi w .i~ °~: L~ . `~~~ y~~ I ~~, -~~ _i jj; r--- -• i 1 ~j Exhibit A -Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIIE HEARING DATE OF pECEM8E12 I5, 2005 3. Landscape Plan (dated: 11-7-OS) ti ,^ j Y~ ~"K `''; ~F ~~~ ;; ; s I ` i I ~p ~ ~ ~! a i~, ~ _r + ~! ~~~ i - I z, t=: :I ___ .4.J .i pr~ i't~ ;y S ~.: ~ f 'tl RI i " .~ 1 ~,~ i [ ! ~T t '' u~: i~ R F~: Ii ,rrnei'i ~~~ - F 'Ir~~f ~~j '~p~ 1 S#Y ~~ at I i i. ~l,. ~ a~ 1 I 'r' ° ~ r •t1 6]•fi '3 ° e:e-'.~~plsP r 'rs - i ' ~'~ ~ . ~..t~ -.~`r~ ~. I v ~I: aye t~~ ~ i ifl fl~ At i ~ ^ s r. ~ rc ... ~ Q 1 i.l, 1~~ ~~rre P;Id~ ~.~ ~f~ ~ ~~, ~ z ~. i ~vy ~aa~i Y. I~ yr ~~ ~i ~~ ., _ ,.~~: ., .. ~~~ +; r' - =~''i.Y r r' I ~ i.• I e . r r r;.. t ~~` .~. ;~ Cu ~ 'Y~i.SY'• e~d .. v ~ a ~,.~ka,: ul . t ~~~~ - 1731;.• `': _ •L.p4~.I c..l .. a' Exhibit A--Page 3 CITY OP MI;RIp1AN PLANNING pEPARTMENT STAPF REPORT FOR THE HEARING PATE Op pEC)/MRER 15, 2005 ~ _ -I _ ~ Kti~. ~, J F ~ ~~~ i •~ i • is ~y • :u .; '. ~.~ .__. ~__ ~ r :E;. C i"; a,1+~, ~'~s , ' . Jam, - '1~ ' -._~-...- .. .. r ~, i ~ rE ~i. • ~ '' ~ ` J :~ ~, , • y~ -~.Yr ~ l ~ f A j~~'. I'~ , ~ :! F• ~ t. ~a' w i y d ~~ _ , fi Exhibit A -Page ~L CI'PY OF' MER1bIAN PLANNING DEPART'M~NT S1'AI'F REPQRI' ~'OR THF, HF,ARING DATL OF D~CEMI3ER 15, 2005 ~ : ,; ' ^~ , 3 ` ire ~.~ ' .. I' - .SSE; ~.?~ ~ , ~y ~ - ~19~ ~ S " i ~ c , - ~ - ;; :-, =~ "`° '-~ ' • ~ ' - r i ~ r i ~ 77rr r} ~ i ~ ~ ~ I ~ ~: ` 1 ~. I i I I i ~ I I ; ~ ..~ f_~ ~~ 1d1~ j~ - y . . 1 ~.~•~ _ ._ __ ., .. _ : ~ , .. . i a r.. 'j ( 'I _.-. S ~. I ~ 1. it r ~ ~ ~ ~ ~ ~ I g~i a ti~1 , ( ~ 1 ~~ ''~ {i) I ` F = ~ _ ~ ~ ~ ti'.3.~ "" i } ~ ~, - .* ';; ` E ; f. 4 ~ . I ,~'~;~: ) ' -,. 4 ~ Exhibit A -Page 5 CITY OF MERIDIAN PLANNING D}>PARTMCN'C STAFF' R$paRT' FOR THE HEARING DATE OF D13C);MIiLR 15, 2005 B. Conditions of Approval 1. Planning Department 1.1 SXTE SPECIFIC REQUIREMENTS-PRELIMINA12y PLAT (1'P-OS-043) 1. ] .1 The preliminary plat labeled as PP-1, prepared by Bailey Engineering, Inc., dated July 7, 2005, Revised 9-22-OS is approved, with the conditions listed herein. ,All comments and conditions of the accompanying Annexation and Zoning (AZ-OS-042) and Conditional Use Permit (CUP-OS- 044) application shall also be considered conditions of the PreliYninary Plat (PP-OS-043). 1.1.2 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 MCC 12-4-13, unless otherwise approved by the City and the Irrigation District(s). Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with wxitten approval or non-approval submitted to the Public Works Department. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to f nal plat signature. 1.1.3 Underground year-round pressurized irrigation 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, asingle-point connection to the culinary water system shall be required. Tf 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. 1.1.4 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.F.3). Construct a 6-foot solid fence along the west and north (not required adjacent to Victory Road) property lines, as proposed. 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. A11 fencing should be installed in accordance with City Code. 1.1.5 Prior to signature of the final plat by the City Engineer, all buildings shall be removed or relocated, as proposed. 1.1.6 Construct a 5-foot wide xnicropath 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 of landscaping an 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 ACHI7, direct lot access to Eagle Road is prohibited. Exhibit B -Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOIi THL' HEARING DATE OP DECBMHF,R 75, 2005 1.1.9 The submitted three-page landscape plan prepared by The Land Group, Inc., dated 11-7-OS is approved as submitted, with the following modifications/notes: The applicant shall work with the City rlrborist, Elroy Huff, an desigiung, 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 maybe 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 stormwater 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 pernutted under MCC 12-13-14. If the stormwater detention facility cannot be incorporated into the approved apen space and still meet the standards of MCC 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 ACRD, City of Meridian. and all other regulatory requirements at the time of final construction. 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 final plat. application. 1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-OS-043) 1.2.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-10-8. 1.2.2 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as noted in this report, shall be submitted far the subdivisian with the final plat application. 1.2.3 Coordinate fire hydrant placement with the City of Meridian Public Works Department. 1.2.4 Staff s failure to cite specific ordinance provisions or terms of the approved annexation and conditional use does not relieve the applicant of responsibility for compliance. 1.2.5 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. 1.3 SITE SPECIFIC REQUIREMENTS-CONDITIONAL USE PERMIT (CUP-OS-044) 1.3.1 The site plan prepared by Bailey Engineering, Inc., dated July 7, 2005, Revised 10-4-OS, is approved, with the conditions listed herein. Applicant shall meet all of the requirements of the Annexation and Zoning (AZ-OS-042) and Preliminary Plat (.PP-OS-043) as a condition of the Conditional Use Permit (CUP-OS-044). 1.3.2 The project shall conform to the R-8 dimensional standards, except as follows: Lot Size - 5,000 sq, ft.(minimum) Lot Frontage - SO feet (minimum)(on straight-away) 3S feet (minimum)(chord length on a cul-de-sac or curve) Exhibit B -Page 2 CITY OF MERIDIAN PLANNING aEYARTMENT STAFF RL'PORT FOIL THE 1~F,ARING 1)ATC: OP DGCEMEER 15, 2005 1.3.3 As amenities for the subject planned development, construct: two tot lot areas, one on Lot 10, Black 2, and one on Lot 12, Block 1; provide 12% of the site for useable open space; and provide a micro-path to the west property line, from Street 3. 1.3.4 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. 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. 1.3.5 At the public hearing, the applicant shall clarify haw each multi-family dwelling Inut will be provided with the required ] 00 square-feet of useable private open space. Provide at least 100 square-feet of useable private open space, such as a patio or deck, for each multi-family unit. 1.3.6 Provide parking for the multi-family dwelling units in accordance with MCC 11-13 1.3.7 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). 2. Public Works Department 2.1 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. 2.2 Water service to this site is being proposed via extension pf 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. 2.3 The applicant has not indicated who will own and operate the pressure irrigation 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 shall be submitted prior to scheduling of apre-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 final plat by the City Engineer. Exhibit B -Page 3 CITY OF MERII)lAN PI,ANNINCi DkiPARTMENT' STAFF REPOR"r POR TIIE HEARING DA"rE Of; llECEMBER 15, 2005 2.6 Any existing domestic wells and/or septic systems within this project shall be removed from domestic sezvice per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non- doznesticpurposes 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 play shall design the lots to drain in a way that mirumizes the effect of runoff to existing neighbors and the newly platted lots. The plan shall include at a minimum the following: 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. 2.$ 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 of Idaho 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 treatrrzent and disposal shall be designed in accordance with Department of Enviromnental 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. 2.9 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. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2.11 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaizling certificates of occupancy. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the fmal plat per Resolution 02-374. 2.13 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. 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. Exhibit B -Page 4 CITY OF MERIDIAN PLANNING pEPARTMENT STAPP REPORT POR THE HEARING PATE OF bECCMBEIt 15, 2005 2.16 Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe required by the Army Corps of Engineers. 2.17 Developer shall coordinate mailbox locations with,lhe Meridian Post Office. 2.18 All grading of the site shall be performed in conformazice with MCC 11-12-3H. 2.19 Compaction test results shall be submitted to the Meridian Building Department far all building pads receiving engineered backfill, where footing would sit atop fill material. 2.20 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. 2.21 Two-hundred-fifty and One hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. A11 streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants, Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior to commencing installations. 2.22 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 normal groundwater elevation. 3. Fire Department 3.1 One and two family dwellings will require afire-flow of 1,000 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 3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %2" outlet face the main street or parking fat 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. e. Fire Hydrants shall be placed on canners when spacing permits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g~ Fire hydrants shall be place 18" above finish grade. h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. i. Fire sprinklers required for four-plexes. 3.4 All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. Exhibit B--Page 5 C1T}` OP MERIllIAN PLgNN1NG DEPARTMENT 5'1'ANF REPORT POR Till; HEARING Dq'1'F. OF DBCEMBI;R 15, 2Dp5 3.5 For all Fite Lanes, paint the curb red and provide signage "No Parking lire Lane". 3.6 Operational fire hydrants, temporary or permanent 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 1*Iighway 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 correspond to the floor level. 3.1.0 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.11 Provide exterior egress lighting as required by the International 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 of the 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 shall be 600 feet (183 m). 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 m). 3.13 All R-2 occupancies with 3 or more units or with 3 floors shall be required to be fire sprinldered. 4. Police Department 4.1 Prior to release of building permits, 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, 4.2 The facades of the multi-family buildings shall include windows that look onto the parking areas and/or other public areas. 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. Exhzbit B -Page 6 CITY pP MER1bIAN PLANNING DEPARTMENT STAFF REPQRT FOR THE HEARING DATE OC bECEMBER 15, 2005 S.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (MCC 12-13-13) 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. Please contact Eill Gregory at SSC (8$8-3999) to discuss this matter prior to the next public hearing. 7. Ada County Highway District Site Specific Conditions of Approval 7. l Dedicate right-of--way on Eagle Road to tota148-feet from the centerline of the roadway. The applicant shall be reimbursed for 23-feet ofright-of--way with impact fee and corridor preservation funds. The right-of way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACRD Cormnission. Allow up to 30 business days to process the right-of--way dedication a$er 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 ACRD right-of--way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #200), if funds are available. 7.2 Provide a road trust for sidewalk on Eagle Road in the amount of $6,300 (approximately 300- feet) associated with the intersection project. 7.3 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 ACRD plans for the intersection. 7.4 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. 7.5 Construct a public street to access the site near the south property line, as proposed in the revised submittal. 7.6 Construct the internal public streets as 34 to 36-foot street sections with curb, gutter and S-foot wide concrete sidewalk within 50-feet ofright-of--way. Provide written approval from the Meridian .Fire Department for any roadway less than 36-feet in width. 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 terminus of the 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. Exhibit B -Page 7 CITX O1: MERIDIAN PLANNING DEPART'MENT' STAFF REPORT FOR THE HEARING DATE OF llECEMRER 15, 2005 7.10 All Landscape islands/medians within the public right-of--way dedicated by this plat s11a1.1 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 100-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 StalTdard Conditions of Approval. Standard Conditions of Approval 7.14 Any existing irrigation facilities shall be relocated outside of the right-of way, 7.1 S Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of--way. 7.16 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.17 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.18 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.19 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. 7.20 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7.21 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 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. 7.23 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 (1-800-342-1S8S) at least two full business days prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic Exhibit B -Page S CITY GF MERIDIAN PLANNING DEPARI'MP;NT STAFF ILEPOItT FOR TIIE HEARING DATE pF DECEMBER 15, 2005 Operations 387-6190 in the event any ACRD conduits (spare or filled) are colnprolnised during any phase of constriction. 7.24 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and, an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.25 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 subject property unless a waiver/variance of said requirements ar other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Exhibit B -Page 9 Ct1'Y OF MERIDIAN PLANN]NG D>/PARTMF,NT STAFF REl'OR"I' FOIL 1'HE HEARING DATE OE DECEMS7;R 15, 2005 C. Legal Descriptions ,fir IaAHC) SU ~~~~ 14SD t:asi. .nr~rt,avr~;t• 5t, ,' 5uit~ 15p [i (~(] ~f P Merlcli;rn, Id:ap~r~ B3G~2 - Thane (2Gq} 8~6_&570 Fax {21781 BII4-5399 I'1'lljett Ncr. US-1a( +Inuexafiore !)c5rriptfptt hove+"~i'i~r 9, Zf1+7i nficdl'erd 1'I:tcc $u6di~~ision ~ liatxcl Irl'fluld foct-rcd in rlre NL I ~~ ot`r17e. Nf- lid of Section ~), f. ~~ ~-fV1., Ad., County. Idaho, torn-e 1>articularly dexrri.bed ris lullcrws: Iil;Gfl\'1M fyC: at tfae pUmer cnntmorl to SectiClns ~(), ? 1 V., .k, l ]=,. 28, alyd the Said Sec(iun 29; 7hcme :tfong tllc East line of said 5e~•1ipt1 ~9 5r~uih 11C}"~y~.}q•> ~'es1.„ 9t;().SR feet: 1'he~nce dePaltitlg said line Notth $!J"37'(1" ~~'est. 47l1.9R F..ast line of Messina Itills SubdivisiUn Nn. 1, as &~rrre is r~cordcd i r 13crcrk 2i7 of 1'ltlta al. T'agc 9$2y, records of Ada Crntnty, Idaho; 'Itn•nee altmg said FAST line North UU'°28'3(1"' Fast. 3gp,~7 1aet; l~hencc del~ttrrtng said line tiouth $y~,7'?6'~ )vast, 34U,5r1 Sect; 7'henc~e ltiorttl (1l?'~?7'4~}'" fast, (i6(1.$(j tact [o ~ pttinl on the Nrtrth line of sttirl Section 2~; 'I hence alum Said lir7e South g~'3~'~5" F.;tst, ~ 3U-UU leer ro tlye 1'pint n.f I;eginninb• C'nntait~inb'J.63 acre, mvru err less. Pre~tu'ed ri y; [Fdah~~ Survey Grtrup, P.C'-. f. ~' ~ ~' 1 ~^~~'1-9-~ ~' ~~ yfi~~ ~°r.";r7Y P~t 17- fatty 1'etitp,1i, 1'LS Exhibit C -Page 1 C:1TY OP MERIDIAN PLANNING DEPARTMENT' STAFF REPORT' F012 THE HF,ARING DATE OF DECEMBER 15, 2005 -- - - ~ ~, _.. ~ " ~~,zl IlJ r I C~ Fa ~r c3. .~; Y r ' ~ r i. 1i r .~'~l.. "1i S ~. .. -1 f " !fl i.l y .f a c. ~ l i ~ 1~ Q~;,j is i1: .. ~ ` . r ~t ?' r „1 ! _ " t I 6r ...)K,~I ~ 'Pay III ~~~ k.~!~-',~ ~~~~,e 'ae~'F ~_ ~,li F II Iilll°~~IA. WI r ~' ~, ~; ~-I ~~4~~. r, ~, , t~ ~ 1/.1 I I 1 I .:, I ::~ ~,a ` ~ ~J 4+• ~ ~6 .1t. Ili~± I ~ I.J II~ ICI II I4...I 3=•' f j1 i 1I ~ ~~~ C t~ loll ~I~I ~ =s. _ti, r ` r.irut.x i~~} '~~~ ~~ ~ .. A ~~ ~ 4 j ~ ~ -"__ - _. a"- .r, »r -- "v - ._ ._.- ~- I .~.,rcm , - .._. _. i ~~ ~F J ~ ~~: ~~ I {~ ~I I ~,: ~l ~ I i , i'. ~ ~ i ~ v ~ A - -w;. .._ _. :er'rwi-g-ni "6r~i ri "- .. _. I~..~ 1 L ~V..r~. f ~~~ i en ~ Res g~eY ~ P ._I i I Exhibit C -Page 2 CITY UP MERIDIAN 1'[,ANNING DEPARTMENT 51'AFF KCPURT POR THE }TEARING DATE OP DECEMBER I5, 2005 ..r ~ ^Pt 1"'l ~~ SURIr'~Y GROUP ~'icl:nr~' - l~::tgle 1dLrT Ir- 12_k ,er~~ i~;;, -.. t'9er'md,,xr:, ld~h:r.~ [t X647 r,,~.r„~. 12~i~j a is-ss~~~ A 1}tercel ul- I:utd I.oetti~'d in tlu. ~.h'1., :1t1:, C'crunty. Fd71tu, Mere panicttl•,trll'dry~ l7?ct ly[~: {A~1 c,fSectinn 2t? 't.;;~i. 1 t's~ t~hezi tts tiallnws; ' , h-11~:., i.'nn,Irnettri,t~; ul the corit.er cnnunun I.n fiectieana '?f1.21_ ?!:, and the s~titi scc.fican ~), front tt~lriclt t.ltc. (?~E cntui'r catt!ntr„1 in c~tid h4etacmti ?8 atld 2~1 l,cm-.4 ,ttutllt f1f).'7~`~,t•° y~,°c.,rl, ) ,~ south ittl ,7,,{,l•• GVcti[. ~tG ryl Test tci the 1~E:1I. PfJili i' i)I' ldi; .~ - l.R 1 t't:a;•t; Tft~~n~:c• Thett.cc cuntinuittg Setuth Gf)"~7'4~" ~Vc~.t, ~~-y'J fec[_; TltetlCC Nnrtlt b9" 37'{f~•• Weir, 67U_r~8 fi~C:[ t[,! a la~iint nlt tftG {~,r,rt l.itlti tr(hlissitla (!ills Sultrlivisiun hin. 7, as xalne is rer~ors:Ir_:d fn 13nok X47 afPlats at F~age ~JS~~t, recrards r:,!' Acla t''r,ttttty, Iduhn; 'IJ,r.ttt:e aloxlg said 1~~st lirre'+lurPt, ~f)=~S'3t~" L-'ast, 3(J[Y.371tet; l hence di.partint amid line So[,ih k~°37=~r°'r';ry3t, ~~tl,~Jl fcr:t, Thener hurlh OU"Z7'44'. fast, 47 s,~lS leer; J'hettce 5ztgclt $<)^3?' I I;°' Last, R 7. [ k legit: 'lht:'nee sUtrth i7°-; ~';p" l.ttsl, St1,5t1 feet; 1'Itunce south Clp ~27'~t:t"' best, "li)_,.4~ feet; '1"h~mca So[ltft iS9°7'{12" Ea:tt, :?gU.UCI feat ira the hnntt ol'13egittlllrig• ('[I,ttn.inin~; d.85 aarvs, mrire ar lc;•ss. I'ralaare[i I3y: Id;ihe, 5urw'e~ C;ruu}t, 7~.~;. 4'~~ ~ ~ N,, to ~- +7 4TF t7P 19A~ 1:7. 1'c~~~PI 5 Professions.! Land ~urveyot•s Exhibit C -Page 3 C1T'Y OF MERIDIAN PLANNING DEPAR7'M6NT STAFF REPORT F'OR THE 1-TEARING DATE' OF llECTMIi$R ]5, 2005 IbAhl~ ~~~~~~ 1450 F;'~sG1Ni'atel'[utver St. Suite I5U Glit~(J~ hlerididra, frl;tkeKa 836~t1 ---- ....-. .~,.. -..-....~ t'laan~ 42Ut3} 9~6-135%(y -_ ._,~ -~.~ ...~ .-.~... _~ _ ~. Farc (2.C}13~ llti4-539 Prtlfect Na. Cl5-l.Sl ,._..,_ ...._`. ~.. _ ~[ctoe' ~ October 7, ?~UC}5 }' -- J.,ngte ~U7`~aR7.5 A la~cel of land located ui the NTE; I/4 of the NF I/4 of Sectioq 29, '1'.3 ~.M., Ada County, jdalto, Morc parttcult~rlyr descriherl as f'vllv~vs: RL: Gc>rncsr conlttlon to 8ecliorts 20, 2l, ~8 u N-, K. [ E., nd the said Section 2a; GI~IMIIN[: at the Thence along the 1dtit litre o:fs:rid Section 29 Sotttlt Od°Z7'4A" ~c+1, 916.91 1'cel.; Thence dc~~ariing suid East liuc Nvttlt 89°37'02" West, 200,0(1 feet; 'fheuec IVnrtft 00°27'44" fast, 703.43 feet; 't'hence North 57°31'30" West, 50.50 feet; Tlteuce North >39°32' 16" Wcst, &7. I S fect; 'i'ltence Noah 00"27'44'" Lasta 18b..S6 feet to a point au the North lilac ttfst-id Section 29; 'f7teace alplzg said line South 851°3'45°' Fast, 330.00 feet to flte Poitu of ~agimtirlg, CUr1laitting 4.7$ acres, more vt` less. Prepared I3y: Idaho Surma ll- Terry Pauglt,l'LS Professional Land purveyors Exhibit C -Page 4 C1'}'Y OF MEkIDIAN PLANNING DEPARTMENT STAFF xEl'ORT POR THE 1-]ERRING DATE O}' DECI;MBEk 15, 2005 ~ R II L _`r ~ r' 91~ ~ a ! ~~~ I ~ !3y ~ ~ ip ~S 3_ p ~, _' Ij~I la pY r.I I: ~~~1;l~~i QCi jO p~ ~~Nd 1H~ 67 ~s _'q/' ~ 7-.c a ~;~ ..I ,I~ ~!~'~ ! p ~ ~YT• ~~ F.' "•/~~ Y`'=.' li Iii ~~; .IM1IO @C. {(~7~~ ,. :~r'j''1, 1~~ 1.7%~i~~; ~d ~i d~•'. `~~. e.~c1y+C"ak l~ d_iIIIFUreI ~C4~ .I~ f' 'r~ t~i 'L ~ S 4 ~I ~I ~~5I1 . u arj •Ct t y t~e~ ~ K .p~e ~i~ 1.1 li !~I o Si~ ~ 3~M1: '~°~-a i ~~~ •,.16816 iN~G~.. ~..~. r W ..r.r ~.. ~..~.. ~6c. ~1 ~ ~ ~ ~ ~~ $~ ~ '~~Il~il#11+11#11#'11#ll#IIaA1N#11#PI#11 ~ ~_~ P` FY'(~lt AP!#IIr11W 11#11#IIr IJ,#li#Il~ll~ r~ ~ ~4/+ieags f wa L.. ~1,_„ ~. a '-~ 1 1 W l®~ 5 Exhibit C -Page 5 CITY OF MGRIpiAN PLANNING DEPARTMENT STAFF REPORT TOR 1'I-IE; HEARING DATE OP bECEMBFR 15, 2005 D. Required findings from Zoning Ordinance l . Annexation and Zoning Findings; The Cpmrnission and Council shall review the particular facts and circumstances of each proposed zoning amenchnent in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment: The following is the list ofstandards found in 11-IS-11 and analysis by staff.• A• Will the new zoning be harmonious with and in accordance with the Comprehensive Plau 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. Ys the area included in the zoning amendment intended to be rezoned in the future; Staff 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; Staff finds that detached single-family uses are allowed within the requested zoning district of R- $. Multi-family structures (apartment houses) are allowed in the requested R-15 zone with conditional use permit approval. The applicant is requesting to modify some of the dimensional standards of the R-8 zone and has submitted a conditional use permit to modify these standards and obtain approval to construct multi-family structures in the R-15 zone. D• 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; Staff finds that residential develppments 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 ACI-1D'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 ofright-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. Staff hnds that the area is changing and this site is eligible for annexation and zoning. E• 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; Staff finds that the proposed density meets the anticipated range for a medium density urban project. Staff finds that some of the existing parcels in the area have already been approved for Exhibit D -Page 1 CI7`Y UP MERIDIAN YI~ANNING DEPARTMENT STAFF RL'PO1;T POR ~'Hr HEARING llAT$ OF f]ECEMBER 15, 2005 development with similar densities and allowances; alternate products and designs are encouraged. Staff also finds that the proposed zoning and uses can be designed and constructed in a manner that will be harmoxuous with, and appropriate in appearance with, the existing and intended character of the surrounding area. Staff does not find that the proposed uses will adversely change the essential character of area. Staff recommends that the Commission 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. ~' • Will the proposed uses not be hazardous or disturbing to existing oz- future neighboring uses; Staff 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 Commission and Council should rely on any public testimony (oral and written) when determuning 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. ACRD has submitted a staff report with site specific and standard conditions as attached in Exhibit B. On September 1b, 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 fords 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. ~• Will not create excessive additional requirements at public cast for public facilities and services and will not be detrimental to the economic welfare of the community; If approved, the developer will be financing the extension of sewer, water, local street infrastructure, utilities and irrigation services to serve the project. The primary public casts to serve the future residents will be fire, police and school facilities and services. Staff finds 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 OP MERIllIAN PLANNING pEpARTMIrNT STAPF REPORT FOR TFIE HARING DATE OP DCCEMBlR l5, 2005 1• 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; Staff 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 surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision; however, staff does not believe that the amount generated will be detrimental to the general welfare of the public. Staff does not anticipate the proposed annexation and subsequent uses will create excessive traffic, noise, smoke, fumes, glare, or odors. d• Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic an surrounding public streets; The applicant is proposing to construct one public street access into the site from Eagle Road. ACRD is supportive of the proposed entry street and all internal streets. If is designed and constructed as approved by the ACRD and the City, staff does not believe that the subdivision will create interference with traffic on the surrounding public streets. K- Will not result in the destruction, lass 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. Staff finds that the proposed development will not result in the destruction, loss or damage of any natural feature(s) of major importance if developed under these conditions. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. 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-S and the multi- family dwellings zoned R-15, will allow housing diversity in this area. Staff 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, staff finds that annexation and zonin of this ro ert would be in the best interest of the Cit . 2• Preliminary Plat: Sections 12-3-3 J.2 and 12-3-5 D read as follows: " In determining the acceptance of a proposed subdivision, the Commission and Council shall consider the objectives of this title and at least the following: Exhibit D - pa~~ 3 CITY OF MERIpIAN ]'CANNING IJEPARTMENT STAFP REFOR"f FOR THE IIFARING pATF OP' I7gC$MgErt 15, 2005 A• The conformance of the subdivision with the Comprehensive Development Plan; Please see Annexation and Zoxling 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. ll. 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. Staff is not aware of any health, safety ar environmental problems associated with the development of this subdivision that should be brought to the Council or Commission's attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware, ~• CUP Findings: The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3): A. 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 of the Planned Development (PD) the applicant is requesting relief from the standard street frontage and lot sizes requirements of the R-8 zone. Staff Ends that the subject property is large enough to accommodate the requested use and all other required ordinance features. B. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; Staff finds that the proposed residential subdivision is generally harmonious 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 Commission and Council grant the requested planned development and step up in residential density). Please see Annexation and Zoning Findings A. C. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general Exhibit D -Page 4 Cl"PY OF MGR1DiAN PLANNING TJEI'ARTMENT STAFF REP0IZT FOh THE HARING DATE OF DECI;MBBR 15, 2005 viciuity and that such use will not adversely change the essential character of the same area; Please see Annexation and 7.oning Findings 1;. D. That the proposed use, if it complies with all conditions of the approval imposed, will nat adversely affect other property in the vicinity; Staff recommends that the Commission and Council rely upon public testimony, staff s analysis, and other agency comments when determining 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 maybe 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 I. H. 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. Y• 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 Zaning Findings K. 4. Planned Development Findings: Upon recommendation of the Commission, the Council may authorize speci;~c uses not normally permitted by the use regulations of the zone in which the development is located. In granting such authorization, the Commission and Council shall make the following findings: A• 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 Exhibit D -Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFI' REPORT POR "l'HE HEARING DATE OP DECEMBER .15, 2005 complementary to the primary use. 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. B• No more than twenty percent (20%) of the total area of the project shall be devoted to the uses permitted by the exception. The percentage of use exception allowed vain 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. C- 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 ar primary use or uses. The applicant has not indicated a phasing plan for this development. At full build out, staff 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. ll. The uses permitted by the exception are integrated into the overall project by: 1. Being located in proximity to and within convezuent walking distance of the primary uses. Staff finds 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 "D1"above. 4. Orienting buildings on the exception site to facilitate vehicular and/or pedestrian access from the primary use site. Staff finds that the orientation of the multi-family buildings should be towards the internal streets. Staff recommends that the a licant at the ublic hearin state how the lan to orient the multi- famil buildin son the lots and rovide rear elevations for the multi-famil buildin s. 5. Continuing architecture, landscaping, and building bulk concepts from the primary use into the use of the exception site so they are consistent and harmonious throughout the development. Staff recommends that the construction of the multi-family and the single-fanTily homes be consistent in construction materials and architectural features. Staff recommends that the a licant at the ublic hearin state how the lan to irate rate the look of the multi-famil buildin s with the sin le-famil buildin s s ecific features on the buildin s . E. The use(s) pernutted 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. Staff 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 November 28, 2005 CUP 05-044 MERIDIAN PLANNING i~ TONING MEETING December 1, 2005 APPLICANT Dyver Development, LLC ITEM NO. 7 REQUEST Continued Public Hearing from October 6, 2005 -- Request for a CUP for a PD for Medford Place Subdivision that includes reductions to the mimimum requirements for lot size and street frontage -- 3335 South Eagle Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Emailed: See Previous Item Packet /Minutes in AZ Packet See attached memo See attached Comments Date: Phone: Staff Initials: Materials presented at public mestin~s shall become property of the City of Meridian. ~~ g~k~ 1~~~~ r~~o C IT Y O F M ERI DI AN Pl an nin g D epa rt ment Memo To: Planning & Zoning Commission from: Craig Hood, Associate City Planner CC: Applicant, Anna Canning, Bill Nary, Project File Dam: November 28, 2005 Re: Medford Place Subdivision (AZ-05-042, PP-05-043, CUP-05-044) Applications for 12-1-05 Planning $ Zoning Commission Meeting On October 6, 2005 the Commission voted to continue AZ-05-042, PP-05-043 and CUP-05-044, for Medford Place Subdivision to December 1, 2005. The basis for continuing Medford Place was to give the applicant time to complete and submit a revised annexation and zoning application. The subject applicant failed to submit a complete, revised annexation application in time to send out notices to property owners far the December 1, 2005, continued hearing. Therefore, staff has sent out notices to property owners within 300 feet of Medford Place notifying them of the next available hearing date, December 15, 2005. Staff re uests that the Commission o en and continue AZ-05-042 PP-05-043 and CUP-05-044 to December 15 2005. 1 ~iy~ra & 71~e~rcd~ac ~I~yat~a~ ?~io~z~et 1503 FIRST STREET 50UTH NAMPA, IDAHO $3651-4395 FAX # 208-463-0092 5 October 2005 William G. Berg Jr., City Clerk City of Meridian 33 East Idaho Ave. Meridian, ID 83642 RE: PP OS-043 & CUP OS-044/Medl'ord Place Dear Will: Phones: Area Code 208 OFFICE: Nampa 466-7$61 SHOP: Nampa 4b6-Ob63 If all storm drainage is retained on-site there will be no impact on Nampa Meridian Irrigation District and no further review will be required. However, if any surface drainage leaves the site, the Nampa Meridian Irrigation District requires that a Land Use Change Application is filed for review prior to final platting. Please contact Donna Moore at 466-7861 for further information. All laterals and waste ways must be protected. The developer must comply with Idaho Code 31-3805. It is recommended that irrigatian water be made available to all developments within the Nampa Meridian Irrigation District. Sincerely, ~~~ Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: Crew Foreman Pile -Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGH75 - 23,000 BOISE PROJECT RIGHTS - 40,000 ~taoc~a B dtan ~~pY 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 208 OFFICE: Nompa 466-7861 DaVld Galley SHOP: Nampa 466-0663 Bailey Engineering, Inc. 1500 Iron Eagle Drive Eagle, ID 83616 RE: Land Use Change Application -Medford Place Subdivision Please note the District now re uires three 3 sets of lans Dear Mr. Bailey: Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above-referenced development. If this development is under a "rush" to be finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sincerely, Donna N. Moore, Asst NAMPA & MERIDIAN DNM/smc S retary/Treasurer IRRIGATION DISTRICT cc: File Water Superintendent Will Berg, City Clerk, Meridian City Dyver Development, LLC, 36 E. Pine Street, Meridian, ID $3642 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS • 23,000 B015E PROJECT RIGHTS - 40,OD0 7 October 2005 October 3, 2005 CUP 05-044 MERIDIAN PLANNING S~ ZONING MEETING October 6, 2005 APPLICANT Dyver Development, LLC ITEM NO. REQUEST Conditional Use Permit for a Planned Development for Medford Place Subdivision that includes reductions to the minimum requirements for lot size and street frontage - 3335 South Eagle Road AGENCY ~,_~ CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: COMMENTS See attached Staff Comments No Comment See attached Comments ~o~n~~ ~~N ~~~~ INTERMOUNTAIN GAS: OTHER: Contacted: ~ ~ Date: Phone: ~ Emailed: ~~ Staff Initials: Maferials preaenfed of public meetings shall become properfy of fhQ City of Meridian. •• DISTRICT CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT i~HEALTH Environmental Health Division DEPARTMENT Rezone # Conditional Use # ~ GZ~ Preliminary /Final /Short PI ~r .O p~ ~~ at © ~ p ~ ~~,~a~/ ^ 1. We have No Objections to this Proposal. ^ 2. We recommend Denial of this Proposal. R®turn to: ^ Boise ^ Eagle ^ Garden City Meridian ^ Kuna ^ Acz ^ Star ^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ^ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the de th of: ^ high seasonal ground water ^ waste flow characteristics p ^ or bedrock from original grade ^ other ^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ~8. After writte approval from appropriate entities are submitted, we can approve this pro osal for: central sewage ^ community sewage system p ^ interim sewage ~entral water ^ community water well ^ individual sewage individual water ~9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfar Division of nvironmental Quality: e, entral sewage community sewage system com ^ sewage dry lines ~Sentral water ^ muniry water ~. Run-off is not to create a mosquito breeding problem. ^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ^ 13. We will require plans be submitted for a plan review for any: ^ food establishment ^ swimming pools or spas ^ beverage establishment r ^ child care center ^ g ocery store ~14, Please see attached stormwater management recommendations p .~7 ^ 15. ate. ~S~ Reviewed By: 15728.001EH09(W Review Sheet CENI~RAL ®® DIS~'RIC~' HEALTH DEP,~RTIM~NT MAIN OFFICE • 707 N. ARMSTRONG PL. • BOISE, ID 83704-0825 • (ZO8) 375 521 ~a.ia - 1 • FAX 3Z7-8500 To prevent and trea[ disease and disability; to promote healthy hfestp/es; and to protect and promote the hea/th and quality of our environment. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water bepre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Department of Environmental Quality, ruly 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Worl~s Department, May 2000. Ada /Boise County Office 707 N. Armstrong PI. Boise, ID 83704 Enviro. Health: 327-7499 Family Planning: 327-7400 Immunizations: 327-7450 Senior Nutrition: 327-7460 WIC: 327-7488 FAX; 327-8500 Serving Vizlley, Elmore, Boise, atzrl A[la Coatnties Elmore County Office 520 E, 8th St. North Mountain Home, ID 83647 Enuiro. Health: 587-9225 Family Health: 587-4407 WIC: 587-4409 FAX; 587-3521 Valley County Office 703 N. 1st St. P.0. 8ax 1448 McCall, ID 8363$ Ph. 634-7194 FAX: 634-2174 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (~~)~&i9?4_S~ti313~ ;~ rF, r ~; `, STAFF REPORT P & Z Commission Hearing Date: 10/6/2005 TO Planning & Zoning Commission FROM: Craig Hood, Associate City Planner SUBJECT Medford Place Subdivision AZ-OS-042 ~ ;a ,,q ry~K••yy~ ~ ~ ~I} ,^ '~, .,~1 .r~ __ - igH; Annexation and Zoning of 8.57 acres from RUT to R-8 (Medium Density Residential) PP-OS-043 Preliminary plat approval request far 29 residential lots and $ common lots on 8.57 acres CUP-OS-044 Conditional Use Permit for a Planned Development consisting of 22 single family homes and 7 four-plex buildings with reductions requested to the minimum lot size, minimum street frontage and a use exception in the R-8 zone. 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 Permit for a Planned Development (CUP/PD) consisting of 29 building lots and 8 cortunon/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. 2. SUMMARY RECOMMENDATION The subject property is within the Urban Service Planning Area. The subject applications (AZ, PP, and CUP/PD) were submitted to the Planning Department for concurrent review. B Cit Code the a licant must either submit a rezone a lication to R-15 to allow for the number of multi-famil buildin s ro osed OR remove some of the multi-famil buildin s from the develo rnent. In either case the Commission should defer final action on this ro~ect until the a licant and Commission. has decided how best to roceed. Staff recommends the a licant submit a rezone a lication. rather than redesi the site to tom 1 with the R-8 standards as the mix of housin t es the irate ration of the housin t es into one develo ment and the structures ro osed area ro riate for this area. Staff recommends that the Commission hold the ublic hearin on the sub~ect develo ment and direct the a licant on how to roceed to ain a royal. Staff further recommends that the sub~ect a lications AZ-OS-042 PP-OS-043 and CUP-OS-044 be continued to allow the a licant to submit a rezone a lication and/or revise the submitted drawin s. NOTE: Because staff's recommendation is for continuance staff has not included an conditions of a royal. However anal sis has been included with some desi features that should be into orated into the revised drawin s. 3. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 3335 S. Eagle Rd. / SWC of Eagle & Victory / 3N1E29 b. Owner: Dyver Development, LLC Medford Place Subdivision AZ-OS-042, PP-OS-043, CUP-OS-044 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPQRT. QUESTIONS? CALL (208) 884-5533 36 E. Pine Street Meridian, Idaho 83642 c. Applicant: Dyver Development, LLC 36 E. Pine Street Meridian, Idaho, 83642 d. Representative: Shawn Nickel, Land Consultants, Inc. e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Designation: Medium Density Residential g. Description of Applicant's Request: The applicant is requesting concurrent approval for annexation and zoning of the subject 8.6 acres to R-8, preliminary plat approval of 29 buildable lots, and conditional use permit approval for a planned development that includes 22 single-family homes and 7four-plexes (28 units). The applicant is requesting reductions to the minimum lot size, minimum street frontage and a use exception request for four-plexes, which are not allowed in the R-8 zone. A gross density of 5.83 dwelling units per acre is proposed. As amenities, the applicant is proposing usable open space of 1.02 acres (12%) and a tot lot area and a picnic area. Access to the development is proposed from ane public street access to Eagle Road. NOTE: Due to concerns from neighbors in this area, the ACRD 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 below is based u an the revised reliminar lat re ared b Baile En ineerin )Cnc. dated 7-7- O~resided on 9-22-05. 1. Date of preliminary plat (attached as Exhibit Al ): 07/07/05 (Revised on 09/22/05) 2. Date of CUP site plan (attached as Exhibit A2): 07/07/05 3. Date of landscape plan (attached as Exhibit A3): 08/08/05 h. Applicant's Statement/Justification (see Applicant's Letter): The enclosed applications have been submitted in accordance with the requirements of the Meridian Zorvng 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 bath common open space and amenities not found in traditional developments. 4. PROCESS FACTS a. The subject application will in fact constitute an annexation and zoning as determined 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 determined 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 of the 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-OS-042, PP-OS-043, CUP-OS-044 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QU.BSTIONS'? CALL (208) 884-5533 d. The subject application will in fact constitute a conditional use as determined 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 f. Radius notices mailed to properties within 300 feet on: September 9, 2005 g. Applicant posted notice on site by: September 26, 2005 5. LANll 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 purposes. 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-1 (Ada County) 2. East: Rural residential, zoned RUT (Ada County); Approved Maxfield Subdivision, zoned R-8 3. South: Rural residence on 5-acres, zoned RUT (Ada County) 4. West: Rural residential, zoned RUT (Ada County); Messina Hills Subdivision, zoned R-4; Future elementary school, zoned R-4 d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: Sewer is located in Eagle approximately 320' from this 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 vegetarian on site is for agricultural purposes. 3. Flood plain: N/A 4. Canals/Ditches lrrigation: 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) 7. Size of Property: 8.57 acres £ Subdivision Plat Information Medford Place Subdivision AZ-OS-042, PP-OS-043, CUP-OS-044 PAGE 3 CITY OF MERIbIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 1. Residential Lots: 29 2. Non-residential Lots: N/A 3. Total Building Lots: 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 (7.7 d.u./acre net) 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 of buffer(s) between land uses: A 20-foot wide landscape buffer is required between multi-family uses and single-family residential zones/uses. No other land use buffers apply to the proposed developrnent. A 20-foot wide landscape buffer should be required along the south and west property line of Lot 8, Block 2. See Other landscaping standards below. 3. Percentage of site as open space: 1.85 acres/19.2% (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 Information 1. Non-residential square footage: N/A 2. Proposed building height: The R-8 zone allows a 35-foot tall building. 3. Percentage of site devoted to building coverage: N/A 4. Percentage of site devoted to landscaping: 19.2 Percentage of site devoted to other uses: MCC 11-8-1 prohibits apartment houses in the R-8 zone. With the subject CUP/PD the applicant has requested a use exception to allow multi-family dwellings in the R-8 zone. Approximately 3.4 of the 8.57 acres, close to 40% of the site, is proposed for multi-family dwellings (apartment houses). The Zoning Ordinance allows up to 20 percent of a site to be approved for uses not normally permitted in the area (MCC 12-6-3). Please see Analysis below for more information. 6. Number of Residential units: Fifty (50) i. Amenities: 12% useable open space, tot lot, picnic area. Medford Place Subdivision AZ-OS-042, PP-OS-043, CUP-05-044 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPQRT. QUESTIONS? CALL (208) 884-5533 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) Proposed Required Frant Living Area 15 15 Side Accessed Garage 15 15 Front Accessed Garage 20 20 Street side 20 20 Side 5 S Rear 15 15 Frontage 50 55 Lot Size 5,000 6,500 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 report on the public streets and access points to public streets, please see the ACHD report and Exhibit B. 6. COMMENTS MEETING On September 16, 2005 Flanning 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. 7. COMPREHENSIVE PLAN POLXCIES AND GOALS This property is designated "Medium Density Residential" on the Comprehensive flan Future Land Use Map. Medium Density Residential areas are anticipated to contain between three and eight dwelling units per acre (net). The overall net density is 7.7 dwelling units per acre (5.83 gross d.u./acre). Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): Medford Place Subdivision AZ-OS-042, PP-OS-043, CUP-OS-044 PAGE 5 CITY pF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIQNS? CALI, (208) $84-5533 • Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) 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 Sheriff'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 (ACRD). 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 lass 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. • Protect existing residential properties from incompatible land use development on adjacent parcels. (Chapter VII, Goal N, 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 N, 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 zone (7.7 d. u,/acre net). • 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 far the site include detached single family residences and multi family apartment houses (four plexes). Staff finds that two housing types is appropriate for a development of this size. Staff also notes that this appears to he a successful integration of Medford Placc Subdivision AZ-OS-042, PP-OS-043, CUP-OS-044 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFE REPORT. QUESTIONS? CALL (208) 884-5533 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 unplutted S--acre parcels to the west and south. City staff and ACHD are supportive of the connectivity plan for this area (see ACHD staff report and conditions for details). Review new development for appropriate opportunities 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 V.II, Goal I, Objective D, Action 8) Except for the multi-family 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. Staff recognizes that there are svme existing low density residential land uses to the south and west and believes that a land use huller should he provided between any multi family that is proposed adjacent to single:family. • Permit new residential, commercial, or industrial developments only where urban services can be reasonably provided at the tune 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 permanent perimeter fencing to contain construction debris on site and prevent windblown debris from entering adjacent agricultural and other properties. (Chapter VII, Goal I, Objective D, Action 9) The applicant is proposing a 5-foot solid fence along the west boundary. A S foot open vision ,fence is proposed adjacent to common lots. If 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 N, Objective D, Action 2) Except. for Street 1, access to Eagle Road and Victory Road should be prohibited. Staff finds that the proposed R-8 zoning designation is generally harmonious with and in accordance with the Comprehensive Plan. However, the amount of property set aside for multi- family development far exceeds what the City can approve in the requested R-8 zone. The applicant should be required to either revise the plat and site plan to have a maximum of 20% of the site for multi family dwellings, OR submit a new annexation and zoning application to rezone the multi family area to R-Y5. Please see Analysis bedaw S. ZONING ORDINANCE a. Zoning Schedule of Use Control: Meridian City Code 11-2-1 lists single-family homes as Medford Place Subdivision AZ-OS-042, AP-OS-043, CUP-OS-044 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMEN"T STAFF REPORT. QUESTIONS? CALL (208) 884-5533 permitted uses in the R-8 zoning district. MCC 11-2-1 lists multi-family apartment houses as rohibited uses in the R-8 zoning district. However, MCC 12-6-3 allows, upon recommendation of the Commission, for the Council to authorize specific uses not normally permitted. There are several findings that the Commission and Council must make when granting a use exception within a Planned Development. Please see Exhibit D for the required findings for a use exception. b. Purpose Statement of Zone: R-8 Medium Density Residential District: The purpose of the R-8 district is to permit the establishment 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 permit the conversion of large homes into two-family dwellings inwell-established neighborhoods of comparable land use. Connection to the municipal water and sewer systems of the city is required. c. General Standards: As part of the PD, the applicant is requesting modifications to the standard lot size, and street frontage of the R-8 zone. The applicant is also requesting a use exception for multi-family dwellings in asingle-family zoning district. Other than the percent of the site proposed for the use exception and the other requested dimensional .lot modifications, the proposed development substantially complies with all of the general standards of the Meridian Zoning Ordinance. 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 useable private open space, such as a patio or deck. Therefore, the applicant should clarify at the public hearing how rivate useable o ens ace will be rovided for each multi-famil unit. 9. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation AZ/RZ 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. However, the ro osed R-8 zonin for the entire ro ert does not correlate to the ro osed multi-famil land use concurrentl ro osed. Therefore staff recommends that the a licant either submit a new rezone a lication for the multi-famil artion of this develo ment to R-15 or reduce the size of the multi-faznil bein ro osed so that it is less than 20% of the land area as allowed with a PD .Staff refers the a licant to submit a rezone a lication rather than redesi the site to com 1 with the R-8 standards as the mix of housin t es the inte ation of the housin t es into one develo ment and the structures ro osed area ro riate for this area. Please see Exhibit D for detailed analysis of the required facts and findings. The annexation legal description submitted with the application (stamped on June 16, 2005 by D. Terry Peugh, PLS) 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 Medford Place Subdivision AZ-OS-042, PP-OS-043, CUP-OS-044 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 Section 5-7-517, when services are available from the City of Meridian. Wells maybe 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: The proposed preliminary plat substantially complies with the Zoning Ordinance. 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, asingle-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 irrigation 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. Fencing: The applicant is proposing to construct afive-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 permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All fencing, including adjacent to common lots and streets, should be installed in accordance with City Code. Existin Residences/Buildin s: The site currently 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. Connectivity The applicant is not proposing to construct any connections, vehicular or pedestrian, 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 common Lot 12, Block 1. 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 Medford Place Subdivision AZ-OS-042, PP-05-043, CUP-OS-044 PAGE 9 CITY OF MERIb.IAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 be required to graphically depict a 20-foot wide landscape buffer on the plat along the south and west 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. CUP Application: The submitted Conditional Use Permit does not coiuply with the provisions established in the Zoning Ordinance. Special Considerations: Requested ModificationsT The applicant is requesting, through the Planned Development Ordinance, modifications to the standard requirements of Meridian City Code. The most significant and uncommon modification being requested has to do with the use exception request. The applicant is requesting to use approximately 40% (gross) of the site for multi-family dwelling units. Staff is supportive of a use exception for multi-family in this area, as the multi-family units are integrated well into the development. However, the City can only allow up to 20% of a site to be approved for uses not normally allowed (MCC 12-6-3.2). The applicant is also requesting to modify the minimum lot size and street frontage requirement. Twenty of the twenty-nine lots (69%) buildable lots are below the 6,500 square-foot minimum lot size of the R-8 zane. Twelve of the proposed lots (41 %) do not meet the minimum street frontage requirement of the R-8 zone. The applicant has submitted a sample elevation of how the apartment houses (four-plexes) will look. 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 of the proposed CUP/PD application, as it generally conforms to Title 12, Meridian City Code. Amenities: 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 atot-lot and picnic area (see below). Staff recommends that the Commission determine 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 not proposed a location for the tot lot area and picnic areas originally planned. City staff has concerns with placing the tot lot close to Eagle Road and would prefer that the tot lot be closer to the multi-family units. Staff recommends that a tot lot be constructed on Lot 7, Block 2 and that a picnic area be constructed on Lot 10, Block 2. Elevations: The applicant has submitted one sample elevation for the apartment houses proposed. Staff is generally supportive of the 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. Medford Place Subdivision AZ-OS-042, PP-OS-043, CUP-OS-044 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUES'CIONS`? CALL (20$) 884-5533 Dum ster Locations: The applicant has not indicated on the submtted 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 1,00 square-feet of useable private open space, such as a patio or deck. In accordance with City Code, each multi-family dwelling unit should have 100 square-feet of useable private open space. The applicant should clarify at the public hearing, how this requirement will be met. b. Staff Recommendation: Staff recommends that the Commission hold the ublic hearin on the sub~ect develo went and direct the a licant on how ou would refer them to roceed to ain our a roval. Staff recommends that the sub~ect a lications AZ-OS-042 PP-OS-043 and CUP-05-044 be continued to allow the a licant to submit a rezone a lication and/or revise the submitted drawin s based on staff s and the Commission's comments. Staff further recommends that ou limit an further testimon to onl those issue that ou wish to discuss further. 10. PROPOSED MOTION Recommend Continuance I move to continue File Numbers AZ-OS-042, PP-OS-043, and CUP-OS-044 as presented in staff report for the hearing date of October 6, 2005, to (insert date here) and in addition to staff's comments, direct the applicant to make the following changes: (insert comments here) Recommend Denial I move to recommend denial to the City Council of File Numbers AZ-OS-042 and CUP-OS-044for the following reasons: (You must state specific reasons for denial of the CUP. They should address how the applicant might re-do the application to gain your recommendation for approval.) Deny I move to deny PP-OS-043 for the following reasons: (You should state specific reasons for denial. They should address how the applicant might re-do the application to gain your approval.) 11. EXHIBITS A. Drawings 1. Preliminary Plat (dated: 7-7-05, Revised 9-22-05) 2. CUP Site Plan (dated: 7-7-OS) 3. Landscape Plan (dated: 8-8-05) B. Conditions of Approval 1. FUTURE PLANNING DEPARTMENT CONDITIONS 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department Medford Place Subdivision AZ-OS-042, PP-OS-043, CUP-OS-044 PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 6. Sanitary Service Company 7. Ada County Highway District C. Legal Description D. Required Findings from Zoning Ordinance Medford Place Subdivision AZ-OS-042, PP-OS-043, CUP-OS-044 PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 A. Drawings 1. Preliminary Plat (dated: 7-7-05, Revised 9-22-QS) CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTiONS7 CALL (208) 884-5533 2. CUP Site Plan (dated: 7-7-OS) r ~~ ~k ~lf~~~~01~~11 -f... «.®~.~.iw~ ~~~~~~~~~, sY~1~l~ ~~r~[~f~~l~r~~f ~1,~ .o..:, ~ i„. , ~(~~~ .. iii t~ lt~l 3~~3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REAORT, QUESTIONS? CALL (208) 884-5533 3. Landscape Plan (dated: $-8-OS) ~ r ~ ; j._-. -- ~ 1 ~~„ ~~ ~~ ~ i f ~ r t i Ca .~~ - 1 'k ;1 S (( yy' - `may _ w 5~9 - i ~ 1 i ~_ _: ;~ ~~ 1 i~~ I~ ~i'~i . r , '~ ;~ j i t,r i ;~r~ ~ i t ~ .,r,~ i ,... I~ " ~ ~, ... a _ .. }~ ~- '~' 'r .._ . , ~.~ ;~ I't 3 ~~ .~ = 8 d I ~ . ~ 1 : 4. i ...r-~ .: . ~i~ t;!~ lal f~sd~ i W Y ,: II.. E~~~~ t~ ~i~ li ~ u ~ 1 r~~-°? _..ry~rr ~ ~ ~ ~{f q ~~S . .= ~F I Ag~~I~. f~![ {y }}~ j~~ F£ ~ 7' F I j i ( a Ike 7 Y d~1~ ~ ~"S ~'~. i i I ' ~ f ~ f ., i ~~~ . _ - -~ _.. - -, ~~ ,. - ~~~ ~ f ~ ~,. .... ~ ---__- -- - -.. _ -_ - __~ _ -- ~~w- ,.---- --- .-, ', , :~ - _ ~ I a .. ~ 4 4s~ n - ~~~ a 6 ~3y4~ ,. ., v~~~' f q Y' CITY OF MERIpIAN PLANNING DEPARTMENT STAFF REPORT', QUESTIONS'? CALL (208) 884-5533 x-•.... _ . _ . . ~ y r ~~~ ' ,, '~i , ~ i4 ~-3 ~. -~- •~~ ~ ~ W 63Y~ ` ~ ~4n~ J P ~' c / ~ ~ ~, i ik" +_' ,, -- ~ " ~~ S ~ . 3_.,_ .~ . _R . I ~ .~ 4. `~~~ ~ eo P r ~ i ~ ~ ~ y ~ ~ ~ ~ I, ~11 ~ ~ ~} ~E~YW ~ N i ~~ 7 ~ ~ ~ P p ~ ~ iii;, ; ~. ~`a"¢~41 ~J ~i~cl~ ~"I , ~~}} ! 5 ~ ' 1 ~d Fd~ lwd~ ~ I I tt p is-~ i~ ~ II t17' l a+I ~ ' I i ~ l ~~ F~ ~~ ~~ ~ O ~ _~_. yy ~Y._ ... .___,._. 1, 7 i i~ ~-. .._... ~ -Y .... l f ... ~.~ _ e' ~ __ _ _ .. __ ..... ......_ - - ~. J. ._... .__.. ._ ... -_. -- i Y..- I~ --- -_. .-._ _ ...._ ~ -~ a...- ~ ... _ _ - -_ 1 r ~ ~ .."t.:~-~~-. ~r- -- ;ap- ~ -- - ~ _ -- ~ ~_ _ JJ m,.. _ ., _. + ' ... . ~.., r .. -q.r.. ..,- _ .. -. ,.~ . -- _ . a - ----- ~~-., J_i ..~ -_ -- i-,_~ ,:~_ _ _ -.~ ,~ I r:. ', - ! ~ ; _...- ; ~I, ~, _ . ~- .~ ~ •~ i 1. ~~ ~ I I { ~' f~) {; • i1; ,,,, ~ , II + ~, 'I ;~: -~; ~ i , ~~,~ ~ ~ ~ ~ ~ K ~. ~~,i i~ ,, ~I - ~ ~ ~' i a ~ ~ a f - I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 B. Conditions of Approval 1. Planning Department Forthcoming. 2. Public Works Department 2.1 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. 2.2 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. 2.3 The applicant has not indicated who will own and operate the pressure irrigation 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 shall be submitted prior to scheduling of apre-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.S Remove any existing structures prior to signature on the final 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 9-1-4 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: 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. 2.8 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 of Idaho licensed CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 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. Ofd 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 filuig all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 2.9 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. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2.11 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irnigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 2.13 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. 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 maybe required by the Environmental Protection Agency. 2.16 Applicant shall be responsible far application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.17 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.18 All grading of the site shall be performed in conformance 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. 2.20 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. Tf lateral users association approval can't be obtained, plans shall be reviewed and approved by the meridian City Engineer prior to final plat signature. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS'? CALL (208) 884-5533 2.21 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 determined oiler power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior to commencing installations. 2.22 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 normal groundwater elevation. 3. Fire Department 3.1 One and two family dwellings will require afire-flow of 1,000 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 3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 ''/z" 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. e. Fire Hydrants shall be placed on corners when spacing permits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g. Fire hydrants shall be place 18" above fixush grade. h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. i. Fire sprinklers required for four-plexes. 3.4 All entrance and internal roads shall have a turning radius of 28' 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 permanent 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 correspond to the floor level. 3.10 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 3.11 Provide exterior egress lighting as required by the International 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 of the 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 shall be 600 feet (183 m). 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 m). 3.13 All R-2 occupancies with 3 or more units or with 3 floors shall be required to be fire sprinldered. 4. Police Department 4.1 Prior to release of building permits, 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. 4.2 The facades of the multi-family buildings shall include windows that look onto the parking areas and/or other public areas. 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 12-13-13) will be followed. b. 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. Please contact Bill Gregory at SSC (88$-3999) to discuss this matter prior to the next public hearing. 7. Ada County Highway District Site Specific Conditions of Approval 7.1 Dedicate right-of--way on Eagle Road to tota148-feet from the centerline of the roadway. The applicant shall be reimbursed for 23-feet of right-of way with impact fee and corridor 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 ACRD CITY OF MERIb1AN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 Cornrnission. 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 ACRD Ordinance in effect at that time (currently Ordinance #200), if funds are available. 7.2 Pravide a road trust for sidewalk on Eagle Road in the amount of $6,300 (approximately 300- feet) associated with the intersection project. 7.3 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 ACRD plans for the intersection. 7.4 Provide a road trust far sidewalk on Victory Road in the amount of $5,240 for the Victory Road frontage that is included in the intersection signalization/wideningpyoject. 7.5 Construct a public street to access the site near the south property line, as proposed in the revised submittal. 7.6 Construct the internal public streets as 34 to 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalk within 50-feet ofright-of--way. Provide written approval from the Meridian Fire Department for any roadway less than 36-feet in width,. 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 SE 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 terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED 1N 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 constnlcted with a minimum area of 100-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 irrigation facilities shall be relocated outside of the right-of--way. CITY pF MERiDiAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533 7.1 S Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of--way. 7.16 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.17 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the construction of the proposed development. Contact Construction Services at 387-4280 (with file number) for details. 7,18 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.19 All design and construction shall be in accordance with the Ada Caunty 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. 7.20 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7.21 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 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. 7.23 It is the responsibility of the applicant to verify all existing utilities within the right-af--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. 7.24 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.25 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 subject 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. CITY OF MERIDIAN PLANNING llEPARTMENT STAFF REPORT. Qi1ESTIONS? CALL (208) 884-5533 C. Legal Description DA H Q r dS;7 ~,ar ~~,:,r_~~r,v.n~- ~r SURVEY ~1:,,,' i .c. t";er~~~Yan, ~d ~ ~o EsGg7 GRpUP Phone (~DA1 84ti-..°.;7i) . Fax f~,rYFll FiAa_5 <''~+ Project hn. (1'i-141 Juottr lf+. 2+115 Yiciryt•y - F.a~Ic illf'E In 12-5 A 13:~1•cel of daryd located in the N"f~ l~4 n{ the tiL' I/4 uCSertinn 29,'1".3:a„ I{.lE.• R.M-, Arfa County, ldnho, Mare p:ulir:uiarly rirscri6~d yti filllnws~ REGI'~ NI'IVC: ilt tl-+e crtt~ne7 c-olnnion to Sections 2t1, 2], 2F~, at-d ll;c• s}II[1 ~ecugn 1!1; 'I'hurt~'+; a]onE; the Fast line nl'satd Sie.ti.on ~4 South CH1"27'44"' ~vcst, yGC1.Rh Icrt; Thcucr depstrtinlt said li:te North 69°;{7'fl2" Vest, (r70,~18 }eet Co ~t linirit on t}IG; 1/ast line. of.Messina f Iillx Suhdrvi.sintt Igo. 1, a5 sa+uc; i:: rur~rdo[1 ru I3uut: 8"T of ]'h,rw ;+r Pa~c 9829, At]a County rerards; I"h^rce alntts~ said line North flll°28'itl" F;,tst, 30fj.37 feat: 1:hencG depatKing said line South 8`)"~7'~Ci" East, 340.111 feet; Ttlence North 00°27'44"' Eiast, 66().5(1 fVet tc, a point nn the Nortlt line of ,;tid Sc~cLion 29; l Il~ttCe Sgllll3 eta°?G'45" Iiasl, 33U.C1q trel tq the Point of Segitming. Cantainin~ ~.G3 acres, rnorc or Icss. Prepared By; ,, P°rnp~~`5 ~~. Idaho Stu , ]'.[~. r ~„ <~ 4F'i. '; w~,i p~PT. U. Terry I'eugh, I'1..5 Ara fessl<7nC7f Land Surveyors C-1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 ~ ~ ~~H ~~ ~ ~ x~~ ~~~ ~~~~~ z w ~~ ~. ~~ c ~~~~ __- _ -~M~ _. ,~ (k Q,' ~~Ie~~~SfPFtti~ ~ ~++ .s~rYl~.aIT (~a,, ~~i'' c~„ FI a ~Qc ~ _` ~ 1~uu ii g! C i I ~iSf~~~il~Xl ~y~1e~•E ~ ~Za~ ~ ~i ~'~~~I,~~~~ 'll - ~i ~~ ~ ~~ ~~ ~j ~~ I i . (. p~ A~ ~ I i ~: {` '- - ,:rive i~ar:.v,CaSl ~ s~ ~:o y _, ppp~~ ~ it r~~~ t3y I k l ~ _ ~, i , i ~ ~5 fl~~ G M 9 ! y ti' ~d ~l ~iti ~ { i ,~ ~. r ~~ i i I ---- _i~..~.. .__ Y C-2 ~I ~~~ ~~' fL ~~k ~. ~ Y CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 D. Required Findings from Zoning Ordinance 1. Annexation and Zonng Findings: The Commission and Council shall review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment: The following is the list of standards. found in 11-I 5-11 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 #7 above. Staff recommends that the applicant submit an annexation and zoning application to zone approximately 40% of the site to R-15 (Medium High Density). B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff 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; Staff finds that detached single-family uses are allowed within the requested zoning district of R- 8. However, the requested multi-family structures (apartment houses) are prohibited in the requested R-8 zone. The applicant is requesting to modify some of the dimensional standards of the R-8 zone and has submitted a conditional use permit. D. 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; Staff finds that recent 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. Staff finds that the area is changing and this site is eligible for annexation and zoning. E. 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; D-1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUEST10N5? CALL (208) 884-5533 Staff finds that the proposed density meets the anticipated range for a medium density urban project. However, the requested zone does not correspond to the proposed use of multi-family. Staff finds that some of the existing parcels in the area have already been approved for development with similar densities and allowances; alternate products and designs are encouraged. Staff also finds that the proposed zoning and uses can be designed and constructed in a manner that will be harmonious with, and appropriate in appearance with, the existing and intended character of the surrounding area. Staff does not find that the proposed uses will adversely change the essential character of area. Staff recommends that the Commission 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; Staff 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 Commission 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. ACRD has submitted a staff report with site specific and standard conditions as attached in Exhibit B7. 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 finds 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 financing 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. Staff finds 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. D-2 CITY QF MERIDIAN PLANNING DEPARTMENT STAFF REAaRT. QUESTIQNS? CALL (208) 884-5533 I. 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; Staff 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 surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision; however, staff does not believe that the amount generated will be detrimental to the general welfare of the public. Staff does not anticipate the proposed annexation and subsequent uses will create excessive traffic, noise, smoke, fumes, glare, or odors. .T. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference 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, staff 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. Staff finds that the proposed development will not result in the destruction, loss or damage of any natural feature(s) of major importance if developed under these conditions. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. L. Ys the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)? An R-8 zoning amendment for this property will provide diversity in lot size from the existing subdivisions in the vicinity. Having split zoning on this property, with the single-family homes zoned R-8 and the multi-family dwellings zoned R-15 would provide even more diversity. Staff fmds 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 of medium 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, staff finds that annexation and zonin of this ro ert would be in the best interest of the Cit . 2. Preliminary Plat: D-3 CI"1'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533 Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission and Council shall consider the objectives of this title and at least the following: A. The conformance of the subdivision with the Comprehensive Development Plan; Please see Annexation and Zoning Findings Ttem 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. Staff is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the Council or Commission's attention. ACRD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. CLIP Findings: The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3): A. 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 of the Planned Development (PD) the applicant is requesting relief from the standard street frontage and lot sizes requirements of the R-8 zone. Staff finds that the subject property is large enough to accommodate the requested use and all other required ordinance features. Although the site is large enough to accommodate all of the features required by ordinance, the applicant has asked for a zone that does not allow multi-family dwellings. Staff recommends that the applicant submit a new annexation and zoning application to zone the multi-family portion of this development to R-1S. B. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; D-4 CITY OF MERIDIAN .PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 Staff finds that the proposed residential subdivision is generally harmonious 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 Comrission and Council grant the requested planned development). Please see Annexation and Zoning Findings A. C. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area; 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; Staff recommends that the Commission and Council rely upon public testimony, staffls analysis, and other agency comments when determining 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 maybe 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 I. H. 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 fmding. Y. That the proposed use will not result in the destruction, lass or damage of a natural, scenic or historic feature considered to be of major importance. Please see Annexation and Zoning Findings K. D-5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS'? CALL (208) 884-5533 4. Planned Development Findings: Upan recommendation of the Commission, the Council may authorize specific uses not normally permitted by the use regulations of the zone in which the development is located, In granting such authorization, the Commission and Council shall make the following findings: A. 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. Staff Finds that the multi-family structures are strongly related to, and complement, the single- family dwellings. With the construction of a land use buffer between the multi-family lots and any single-family lot, staff finds that the multi-family uses will not be intrusive on the single- family residences. B. No more than twenty percent (20%) of the 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 applicant is proposing to set aside approximately 40% of the total area of the project for be devoted to non-residential zoning. Staff finds that the percentage of the use exception proposed is appropriate in this location. Staff finds that if the area proposed for multi-family uses is zoned to R-15, no use exception would be needed. C. 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. The applicant has indicated a phasing plan for this development. At full build out, staff 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. D. The uses permitted by the exception are integrated into the overall project hy: 1. Being located in proximity to and within convenient walking distance of the primary uses. Staff finds 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 share the proposed roadway system. 3. Providing pedestrian and bicycle pathway connections with the primary use site. See Findings "D1" above. 4. Orienting buildings on the exception site to facilitate vehicular and/or pedestrian access from the primary use site. Staff finds that the orientation of the multi-family buildings should be towards the internal streets. Staff recommends that the a licant at the ublic hearin state how the lan to orient the multi- famil buildin son the lots. 5. Continuing architecture, landscaping, and building bulk concepts from the primary use into the use of the exception site so they are consistent and harmonious throughout the development. Staff recommends that the construction of the multi-family and the single-family homes be b-6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 consistent in construction materials and architectural features. Staff recommends that the a licant at the ublic hearin state how the lan to rote ate the look of the multi-famil buildin s with the sin le-famil buildin s s ecifc features on the buildin s . E. The use(s) permitted 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. Staff 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. D-7 ~ ~~fae~T: `' ~~~ crrv or ~~~~1~. ~,~ ~- 1 ~Y1G~I~~I ~~~~~r. ID.~HO ~~~ ;, ~. cF;~.F TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN SINCE -h'"~TRE,,~~,Rtv,u~~ To insure that your comments and recommendations will be considered by 1903 MAYOR Tamally de Weerd CITY COUNCIL MEMBERS Keith $ird Christine Donnell Charles M. Rountree Shaun Wardle CITY DEPARTMENTS Fire 540 E. Franklin Road 888-1234 /fax 895-0390 Parks & Recreation 11 W. Sower Street 888-3579 /fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533 /fax 888-6844 Police 1402 E. Watertower Lane 888-6678 / 846-7366 Public Works 66U E. Watertower Lane Suite 200 598-5500 /fax 898-9551 - Buildixtg 660 E. Watertower Lane Suite 150 887-2211 /fax 887-1297 - Wastewater 3401 N. Ten Mile Road 888-2191 /fax 884-0744 - Water 2235 N.W. 8th Street 8$8-5242 /fax 884-1159 the Mendian Planning and Zoning Commission please submit your comments and recommendations to Meridian City Hall Attn: will Berg, city clerk, by: September 29, 2005 Transmittal Date: September 14, 2005 File No.: PP 05-043 Hearing Date: October 6, 2005 Request: Public Hearing -Request for Preliminary Plat approval of 29 single-family residential building lots and 8 common area lots on 8.57 acres in a proposed R-8 zone for Medford Place Subdivision By: Dyver Development, LLG Location of Property or Project: 3335 South Eagle Road David Zaremba (no FP) -PI -~ - ~ ^~~~'~ --~." David Mae (no FP) Wendy Newton-Wuckabay (No FP) Michael Rohm (No FP) Keith Borup (No FP) Tammy de Weerd, Mayepr,, _ Charlie Rountree, C/C ~ , , Christine Donnell, C/C ~` " ~~ -`~ - - __ Keith Bird, C/C Sh n Warcile, C/C ewer Department Sanitary Services(No vv~, vac, FP) Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department r Department Merlda~ School District (No Fp) Meridian; Post Office(FPiPp only) Ada Coulhity Highway District iAda County Development Services Central District Health i Nampa- lylleridian Irrig. District -~Settlers~,~rrig. District ~^ t~ta~l~'.P~1~1(er Cid. (FP.PP.[:11P1 QWeSt (FP/PP only) Intermountain Gas (FP1Pp only) Bureau of Reclamation (~PiPP only) Idaho Transportation Dept. (rvo FP) Ada County Ass. Land Records Meridian Development Corp. Historical Preservation Comm. CITY HALL 33 EAST TDAHO AVENUE MERIDIANS YD~p 83(~~ (ZOS) $$$-~33 CITY CLERIC -FAX 888-4218 CITY ATTORNEY / HR -FAX 884-8723 FINANCE & UTILITY BILLING -FAX 887-4813 MAYOR'S OFFICE -FAX 884-8119 Printed on recycled paper Your Concise Remarks: lV~'C CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE October 6, 2005 ITEM # PROJECT NUMBER 17 CUP 05-044 PROJECT NAME Medford Place Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL ,~ ~ r~ ~ ,~ /. w ,.. _._.