HomeMy WebLinkAboutMedford Place Sub AZ
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JAN 2 Ü 2006;
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LA WAND
DECISION & ORDER
City Of Meridian
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In the Matter of Annexation and Zoning of 9.63 acres from RUT to R-8 (Medium Density
Residential) for 4.85 acres and R-15 (Medium High-Density Residential) for 4.78 acres
AND Preliminary Plat approval request for 29 residential lots and 8 common lots on 8.57
acres AND Conditional Use Permit for a Planned Development consisting of 22 single
family homes and 7 four-plex buildings (apartment houses) with reductions requested to
the minimum street frontage and lot size for Medford Place Subdivision, by Dyver
Development, LLc.
Case No(s).: AZ-05-042, PP-05-043 and CUP-05-044
For the City Council Hearing Date of: January 10,2006
A. Findings of Fact
1. Hearing Facts (see attached Staff RepOli for the hearing date of January 10,2006
incorporated by reference)
2. Process Facts (see attached Staff RepOJi for the hearing date of January 10,2006
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of January
10, 2006 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff RepOli for the
hearing date of January 10,2006 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-05-042 11'1'-05-043 I CUP-05-044 - PAGE] of 5
3. The conditions shall be reviewable by the City Council pursuant to Melidian City Code §
11-5A.
4. Due consideration has been given to the col11ment(s) received from the goveml11ental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, Site Plan, and the
Conditions of Approval all in the attached Staff Report for the hearing date of January 10,
2006 incorporated by reference. The conditions are concluded to be reasonable and the
applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated July 7,2005 (Revised 9-22-05) is hereby conditionally approved;
2. The applicant's Site Plan as evidenced by having submitted the Site Plan dated July 7,
2005 (Revised 10-4-05) is hereby conditionally approved; and,
3. The following modifications to site specific conditions were made at the City Council
hearing:
a. Condition 1.3.8 should read: "Incorporate site elevations provided by the
applicant, which were included in his testimony, as samples for the elevations
of the four-plex units. Each building exterior shall include a variety of
materials and colors and use such accent items as rock, stone, or brick in
combination with stucco or other appropriate siding material."
b. The fourth bullet of Condition 1.1.9 should read: "The applicant has agreed to
concentrate more of the trees and the bushes and the shrubs on Victory with
heavier landscaping, as to not see a sea of asphalt in the parking areas from
the road. Also, the applicant agrees to try and concentrate landscaping around
the trash enclosures, which will be in the rear of the project closest to Victory,
with trees and differing vegetative screening."
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ~O5-0421 PP-O5-043 I CUP-O5-044 - PAGE 2 of 5
4. The site specific and standard conditions of approval are as shown in the attached Staff
RepOli for the hearing date of J anum-y 10, 2006 incorporated by reference.
D. Notice of Applicable Time Limits (as applicable)
1. Notice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use pennit, when granted, shall be valid for a
maximum period of eighteen (18) months unless otherwise approved by the City.
During this time, the applicant shall Commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,
mId acquire building permits and commence construction of pennanent footings or
structures on or in the ground. For conditions use permits that also require platting, the
final plat must be recorded within this eighteen (18) month period. For projects with
multiple phases, the eighteen (18) month deadline shall apply to the first phase. In the
event that the development is made in successive contiguous segments or multiple
phases, such phases shall be constructed within successive intervals of one (1) year
from the original date of approval. If the successive phases are not submitted within the
one (1) year interval, the conditional approval of the future phases shall be null and
void. Upon written request and filed by the applicant prior to the te11l1ination of the
period in accord with 11-5B~6. G.I, the Director may authorize a single extension of the
time to commence the use not to exceed one (1) eighteen (18) month period. Additional
time extensions up to eighteen (18) months as determined and approved by the
Commission may be granted. With all extensions, the Director or Commission may
require the conditional use comply with the current provisions of Meridian City Code
Title 11.
2.
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years of the approval of the preliminary plat or one (l) yem- of the
combined preliminary mId final plat or short plat. In the event that the development of
the preliminary plat is made in successive phases in an orderly and reasonable manner,
and conforms substantially to the approved preliminary plat, such segm,ents, if
submitted within successive intervals of eighteen (18) months, may be considered for
final approval without resubmission for preliminary plat approval. Upon written request
and filed by the applicant prior to the termination of the period in accord with 11-6B~
7.A, the Director may authorize a single extension of time to record the final plat not to
exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as
determined and approved by the City Council may be granted. With all extensions, the
Director or City Council may require the preliminary plat, combined preliminary and
final plat or short plat to comply with the CUlTent provisions of Meridian City Code
Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-042 / PP-O5-043 I CUP-O5-044 - PAGE 3 of 5
E.
Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use pennit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty~eight (28) days after the final decision conceming the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action of the govel11ing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F.
Attached: StaffRepoli for the hearing date of January 10, 2006
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-042/ PP-O5-043 / CUP-O5-044 - PAGE 4 of 5
By action of the City Council at its regular meeting held on the
2A---1- ' 2006.
<JÚHVL~
COUNCIL MEMBER SHAUN WARDLE
24--1'f:-day of
COUNCIL MEMBER JOE BORTON
VOTED~
VOTED~
V OTED ~......,
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
VOTED~
MAYORTAMMYdeWEERD
(TIE BREAKER)
----
VOTED
Attest:
1l1iam G. Berg, Jr., City C k: SEAL '? ~
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Copy served upon Applicant, The Pl~~ -"--~t.'~JJb1ic Works Department and City
fill -,,' '.'
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City Clerk's Office
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Dated:
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-05-042 I PP-O5-043 I CUP-05-044 - PAGE 5 of 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY ]0, 2006
STAFF REPORT
TO
FROM:
Hearing Date:
1/10/2006
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Mayor & City Council
Craig Hood, CuITent Planning Manager
SUBJECT
Medford Place Subdivision
AZ-05-042
Annexation and Zoning of9.63 acres from RUT to R-8 (Medium Density
Residential) for 4.85 acres and R-15 (Medium High-Density Residential) for
4.78 acres.
PP-05-043
Preliminary Plat approval request for 29 residential lots and 8 common lots on
8.57 acres.
CUP-05-044
Conditional Use Pernlit for a Plamed 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 Pennit for
a Planned Development (CUPIPD) consisting of29 building lots and 8 common/other lots on 8.57 acres.
The site is located on the west side of Eagle Road, and on the south side of Victory Road. This site is
currently rural residential with one single-family residential building and accessory buildings. The site
has not been previously platted. The subject property is within the Urban Service Planning Area and the
City of Meridian Area of Impact. NOTE: These applications were originally submitted prior to the City
adopting the Unified Development Code (ODC). This project is being reviewed under the previous
development provisions of Titles 11 and 12 of Meridian City Code (MCC).
2. SUMMARY RECOMMENDATION SUMMARY RECOMMENDATION: The Meridian
Planning and Zoning Commission heard the item on December 15, 2005. At the public hearing they
moved to recommend approval.
a. Summary of Public Hearing:
i. In favor: Kevin Amar (applicant's representative), Bob Aldridge
ii. In opposition: None.
iii. Commenting: Mark Hartenstein, Chantelle Krasinskj
iv. Staff presenting application: Craig Hood
v. Other staff commenting on application: Brad Hawkins-Clark, Ted Baird
b. Key Issues of Discussion by Commission:
i. Elevations and construction materials for the 4-plexes.
ii. Traffic near the Eagle Road/Victory Road intersection.
iii. Fencing.
c. Key Commission Changes to Staff Recommendation:
i. Add Condition 1.3.8 to Exhibit B to read: "Incorporate site elevations provided
by the applicant, which were included in his testimony, as samples for the
elevations of the four-plex units. Each building shall include items such as rock,
stone, brick, stucco or masonite."
Medford Place Subdivision AZ-05-042, PP-05-043. CUP-05-044
PAGE I
CJTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of JANUARY 10,2006
ii. Modifv Condition 1.1.9 of Exhibit B bv adding the following bullet item: "The
applicant has agreed to concentrate more of the trees and the bushes and the
shrubs on Victory with heavier landscaping, as to not see a sea of asphalt in the
parking areas from the road. Also, the applicant agrees to try and concentrate
landscaping armmd the trash enclosures, which will be in the rear of the project
closest to Victory, with trees and different obscuring things."
111. Modifv Condition 1.1.4 of Exhibit B to include the applicant's proposal to
construct a 6-foot tall, vinyl fence along Victory Road and Eagle Road.
d. Outstanding Issue(s) for City Council:
i. None.
The subject applications (AZ, PP, and CUP/PD) were submitted to the Planning Department for
concurrent review. These applications were continued from the October 6, 2005 and December 1, 2005
Planning and Zoning 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 -8 zoning is proposed for the area containing single-
family homes, and an R-15 zone is proposed for the multi-family portion of the development. Below,
staff has provided a detailed analysis regarding the requested Annexation and Zoning, Preliminary Plat
and Conditional Use Permit applications. The Planning & Zo11Ìm!: Commission is recommending approval
of the proposed Medford Place Subdivision (AZ-05-042. PP-05-043 and CUP-05-044) with the
conditions listed in Exhibit B of the Staff Report.
3. PROPOSED MOTION (to be considered after the pnblic hearing)
Approval
I move to approve File Numbers AZ-05-042, PP-05-043 and CUP-05-044 as presented in staff
report for the hearing date of January 10, 2005 with the following modifications: (Add any
proposed modifications.)
Denial
I move to deny File Numbers AZ-05-042, PP-05-043 and CUP-05-044 as presented in the staff
report for the hearing date of January 10, 2005 for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Numbers AZ-05-045, PP-O5-048 and CUP-05-046 to the hearing date
of (insert continued hearing date here) for the following reason(s): (You should state specific
reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 3335 S. Eagle Rd. / SWC of Eagle & Victory / 3NIE29
b. Owner:
Dyver Development, LLC
36 E. Pine Street
Meridian, Idaho 83642
c. Applicant:
Dyver Development, LLC
Medford P]ace Subdivision AZ-05-042, 1'1'-05-043, CUP-05-044
PAGE 2
CITY OF MEHIDIAN PLANNING DEPAk.TMENT STAFf REPORT FOR THE HEARING DATE OF JANUARY 10, 2006
36 E. Pine Street
Meridian, Idaho 83642
d. Representative:
e. Present Zoning;
Shawn Nickel, Land Consultants, Inc.
RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant is requesting conClUTent approval for
annexation and zoning ofthe subject 9.6 acres to R-8 and R-15, preliminalY plat approval of
29 buildable lots, and conditional use pennit approval for a planned development that includes
22 single-family homes and 7 four-plexes (28 units). The applicant is requesting reductions to
the minimum lot size and minimum street fì'ontage requirements ofthe R-8 and R-15 zone.
Please note that this application was submitted prior to adoption of the Unified DeveloD111ent
Code ODC . 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 stal1dards established in Title 11. which tIlls project is being
reviewed under. A gross density of 5.83 dwelling units per acre is proposed. As amenities, the
applicant is proposing to set aside 1.74 acres for open space (usable open space"'" 1.02 acres
(12%)), construct two tot lot areas and provide a micropath to the future school site to the
west. Access to the development is proposed from one public street access to Eagle Road.
NOTE: Due to concerns from neighbors in tIlls area, the ACHD has allowed the applicant to
shift the entrance into the site to the south. The applicant has subnlltted a revised preliminary
plat that proposes a public street access near the south property line. Two common lots have
been removed and other modifications have been made. Staff's analysis is based uPon the
revised Preliminary Plat prepared bv Bailev En~!Ìneerin2. Inc.. dated 7-7-05. revised on
9-22-05. the PD Site Plan prepared bv Bailev En2ineerin2. Inc.. dated 7-7-05. revised on
10-4-05. and the revised 3-pa2e Landscape Plan prepared bv The Land Group, Inc.
dated 11-07-05.
1. Date of preliminary plat (attached as Exhibit AI): 07/07/05 (Revised on 09122/05)
2. Date of CUP site plan (attached as Exhibit A2); 07/07/05 (Revised on 10/4/05)
3. Date oflandscape plan (attached as Exhibit A3); 11/07/05
h. Applicant's Statement/Justification (see Applicant's Letter): The enclosed applications have
been submitted in accordance with the requirements of the Meridian Zoning Ordinance. The
development has also been designed to be in compliance with the intent of the Meridian
Comprehensive Plan. Tills development meets the pUrpose statement for a PD by providing a
development that preserves scenic features, provides a more efficient pattern of residential
uses, fosters innovative design concepts and provides for both common open space al1d
amenities not found in traditional developments.
5. PROCESS FACTS
a. The subject application will in fact constitute al1 annexation and zoning as detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 16, a
public hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a public
hearing is required before the City Council on this matter.
c. The subject application will in fact constitute a planned development as deternllned by City
Ordinal1ce. By reason ofthe provisions of the Meridian City Code Title 12 Chapter 6, a public
hearing is required before the City Council on this matter.
Medford Place Subdivision AZ-O5-042, PP-05-043, CUP-O5-044
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE I-mARING DATE OF JANUARY 10,2006
d. The subject application will in fact constitute a conditional use as detenníned by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 17, a
public hearing is required before the City Council on this matter.
e. Newspaper notifications published on: September 19,2005 and October 3,2005 and
November 28,2005 and December 12, 2005 (for P & Z Commission meeting), and December
19,2005 and January 2,2006 (for City Council meeting)
f. Radius notices mailed to properties within 300 feet on: September 9,2005 and November 18,
2005 (for P & Z Commission meeting), and December 16, 2005 (for City Council meeting)
g. Applicant posted notice on site by: September 26, 2005 and December 5, 2005 (for P & Z
Commission meeting), and December 31, 2005 (for City Council meeting)
6. LAND USE
a. Existing Land Use(s): There is an existing house and outbuildings located on the northern
part of this site. The southel11 part ofthe site is being used for agricultmal purposes.
b. Description of Character of Surrounding Area: This area has historically been used for
rural residential pmposes. Over the past few years several developments south of Victory
Road have been approved by the City. Tuscany Village, Messina I-lills, 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: Rmal residential, zoned RUT (Ada County); Approved Maxfield Subdivision,
zoned R-8
3. South:
4. West:
Rural residence on 5-acres, zoned RUT (Ada County)
Rural residential, zoned RUT (Ada County); Messina Hills Subdivision,
zoned RA; Future elementary school, zoned RA
d. History of Previous Actions:
N/A
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer:
development.
Location of water:
Sewer is located in Eagle approximately 320' from this
Water is readily available in Eagle road, adjacent to the site.
Issues or concerns: Existing topography provides some grading challenges.
2. Vegetation: There are some existing trees on this site that should be protected or
mitigated for. The rest of the vegetation on site is for agricultural pmposes.
3. Flood plain:
N/A
4. Canals/Ditches Irrigation: There is one irrigation ditch that bisects this property.
The applicant is proposing to cover this ditch.
5. Hazards: Staff is not aware of any potential hazards on this site.
6. Proposed Zoning: R-8 (Medium Density) and R-15 (Medium High Density)
7. Size of Property:
9.63 acres
Medford Place Subdivision AZ-O5-042, PP-O5-043, CUP-O5-044
I' AGE 4
CITY OF MERIlJIAN PLANNING DEPARTMENT STAFF REPORT FOR THI:: HEARING DATE OF JANUARY 10,2006
f. Subdivision Plat Infol111ation
1. Residential Lots:
29
2. Non-residential Lots:
3. Total Building Lots:
N/A
29
4. Common Lots: 6
5. Other Lots: N/A
6. Total Lots: 35
7. Open Lots: N/A
8. Gross Density: 5.83 units per acre (net 7.7 d.u./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 ofbuffer(s) between land uses: A 20-foot wide landscape buffer is required
between multi~family uses and single-family residential zones/uses. The applicant is
proposing a 36-foot wide (varies) landscape lot on the south side of the multi-family
lot (Lot 8, Block 2). A 20-foot wide landscape buffer should be required along the
west protJerty 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/l 2% (excluding street buffers).
4. Other landscaping standards: The landscape buffers along Eagle Road and Victory
Road should be constructed in accordance with MCC 12-13-10. The land use buffers
should be constructed in accordance with MCC 12-13-12. Common open space lots
should include at least one deciduous shade tree per 8,000 square feet (MCC 12-13-
16-5).
h. Conditional Use Infonnation
1. Non-residential square footage: N/A
2. Proposed building height: The R-8 zone allows a 35-foot tall building, the R-15
zone allows a 40-foot tall building.
3. Percentage of site devoted to building coverage: N/ A
4. Percentage of site devoted to landscaping: 20 %
5. Percentage of site devoted to other uses: Originally the applicant requested to
construct multi-family dwellings (apartment houses) within the R-8 zone. MCC 11-8-
1 prohibits apartment houses in the R -8 zone; the applicant has submitted a revised
Annexation and Zoning application requesting that approximately half of the entire 9.6
acres proposed for annexation be zoned to R~15 for multi-family dwellings (apartment
houses). Apartment houses are a conditional use in the R-15 zone. Please see Analysis
below for more infonnation.
Medford P]ace Subdivision AZ-O5-042, PP-O5-043, CUP-05-044
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of JANUARY 10,2006
6. Number of Residential units: Fifty (50)
i. Amenities: 12% useable open space, 2 tot lots, micropath to school site.
j. Off-Street Parking (Multi-Family):
1. Parking spaces required:
2, Parking spaces proposed:
2 for each unit; 56 stalls
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 5
Rear 15 15
Frontage 50 65
Lot Size 5,000 6,500
R-15
Setbacks (in feet) Proposed Required
Front Living Area 20 20
Side Accessed Garage NA 15
Front Accessed Garage NA 20
Street side 20 20
Side 5 (per story) 5 (per story)
Rear 15 15
Frontage 50 50
Lot Size 2,400 (per D.U.) 10,920
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 supp011ive of the proposed street system. For a detailed
Medford PJace Subdivision AZ-O5-042, PP-05-043, ClJP-05-044
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 10, 2006
report on the public streets and access points to public streets, please see the ACED report and
Exhibit B.
7. COMMENTS MEETING
On September 16,2005, Planning staffhe1d an agency comments meeting. The agencies and
departments present include: Meridian Fire Department, Meridian Police Depmiment, Meridian
Parks Department, Meridian Public Works Departmcnt, and the Sanitary Services Company. Staff
has included all comments and recommended actions as Conditions of Approval in the attached
Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Futme
Land Use Map. Medium Density Residential areas are anticipated to contain between three and
eight dwelling units per acre (net). As allowed by Note #2 on the face of the Futme Land Use
Map. the applicant is requestin!! a step up in density and zonin!! desi!!nation. :limn medium to
high. for approximately Y2 of the subject area proposed for multi-familv in the R-15 zone. A
Comprehensive Plan Map amendment is not required for the City to process the applicant's
request for the R -15 zoning desÜmation. The overall net density of the proj ect is 7.7 dwelling
units per acre (5.83 gross d.u.lacre).
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, Obj ective 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 (ACHD). This service will not change.
The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
Medford Place Subdivision AZ-05-042, 1'1'-05-043, CUP-05-044
PAGE 7
CITY OF MERlDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 10,2006
.
Protect existing residential propeliies from incompatible land use development on adjacent
parcels. (Chapter VII, Goal IV, Objective C, Action 1)
The applicant is proposing a residential development. The existing residential properties to
the north, south, east and west and the planned elementmy 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, apatiments, condominiums, etc.) for the pmpose of
providing the City with a range of affordable housing opportunities. (Chapter VII, Goal IV,
Objective C, Action 10)
.
The subject proposal includes both single-family and multi-family housing types and smaller
residential lots while still maintaining a density consistent with the requested R-8 and R-15
zones (overall 7. 7 d.u./acre (net)).
Offer a diversity of housing types for a greater range of choice. Encomage 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-jamily
apartment houses (four-plexes). StajJfznds that two housing types are appropriate for a
development of this size. Staff also notes that this appears to be a successful integration of
multi-jamily and single-family residences.
.
Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow. (Chapter VI, Goal II, Objective A, Action 6)
.
The applicant is proposing to provide stub streets to the unplatted 5~acre parcels to the west
and south. City staff and ACHD are supportive of the connectivity plan for this area (see
A CHD 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 at1d rural
residential densities. (Chapter VII, Goal I, Objective D, Action 8)
Except for the multi-family lot (Lot 8, Block 2), the applicant has proposed a development in
which the single-family lots in the development are adJacent to other single-family lots and
multi-family lots are adjacent to other multi-family lots. 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.
Pennit new residential, conunercial, or industrial developments only where urban services
can be reasonably provided at the time of final approval and development is contiguous to the
City. (Chapter IV Goal II, Objective A)
.
.
All urban services can be made available to this site.
Require new residential development to provide pennanent perimeter fencing to contain
Medford Place Subdivision AZ-O5-042, PP-O5-043, CUP-O5-044
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE I-IEARING DATE OF JANUARY 10, 2006
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 6-/00t solid jence along the west boundmy. A 4~toot solidfence
is proposed adjacent to common lots. {{permanent jencing is not provided around the entire
perimeter of the site, the applicant should be required to install tempormy 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 jor Street 1 ¡ access to Eagle Road and Victory Road should be prohibited.
Staff finds that the proposed R -8 and R -15 zoning designations are generally harmonious with
and in accordance with the Comprehensive Plan. 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 jor
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 11-2Mllists multi-family apmiment houses as
conditional uses in the R-15 zoning district.
b. Purpose Statement of Zone:
R-8 Medium Density Residential Distlict: The purpose of the R-8 district is to pennit the
establislunent 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 ofthe 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.
R -15 Medium High Density Residential District: The purpose of the R -15 District is to permit
the establishment of medium-high density single-family attached and multi-family dwellings
at a density not exceeding fifteen (15) dwelling units per acre. All such districts must have
direct access to a transportation arterial or collector, abut or have direct access to a park or
open space corridor, and be connected to the Municipal water and sewer systems of the City.
The predOlninant housing types in this District will be patio homes, zero lot line single-family
dwellings, townhouses, apartment buildings and condominiums.
c. General Standards: As part ofthe PD, the applicant is requesting modifications to the
standard lot size, and street frontage requirements of the R-8 zone established in MCC 11-9-1.
Other than the requested dimensional lot modifications, the proposed development
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-8 zone.
d. Specific Use/Application Standards: MCC 12-6-2.AA requires all residential plmmed
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 private useable open space will be provided for each multi~family unit.
Medford Place Subdivision AZ-O5-042, 1'1'-05-043, CUP-OS-O44
PAGE 9
CITY OF MI:òRJD1AN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY ]0, 2006
10. ANALYSIS
a. Analysis of Facts Leading to StaffRecoll1mendation
1.
A2 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 amlexation legal description (stamped on November 9, 2005 by D. Teny Peugh,
PLS) as well as the R-8 and R-I5 zone descriptions (stamped on October 7, 2005 by
D. Terry Peugh, PLS) submitted with the application shows the propeliy 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 tIllS
project will have to be removed from their domestic service, per City Ordinance
Section 5-7-517, when services are available from the City of Meridian. Wells may be
used for non-domestic purposes such as landscape irrigation.
All future development of the subject property shall be constructed in accordance with
City of Meridian ordinances in effect at the time of development. All future uses shall
not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare by
reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
2.
PP Application:
Zoning Ordinance.
The proposed preliminary plat substantially complies with the
Special Considerations:
Ditches. Laterals. and Canals: There is an irrigation lateral that bisects this parcel. Per
MCC 12-4-13, all irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the area being subdivided
shall be tiled.
Pressure Irrigation: The City of Meridian requires that pressurized inigation systems
be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should
be required to use any existing surface or well water for the primary source. If a
surface or well source is not available, a single-point connection to the culinary water
system shall be required. If a single-point connection is used, the developer will be
responsible for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in
accordance with MCC 12-1388 and MCC 9-1~28.
Fencing: The applicant is proposing to construct a six-foot tall solid fence along the
western and northern (not adjacent to Victory Road) property lines. A detailed
fencing plan should be submitted upon application of the fìnal 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
Medford Place Subdivision AZ-05-042, PP-O5-043, CUp-O5-044
PAGE 10
CITY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of JANUARY 10,2006
pennit. AI1 fencing, including adjacent to conm10n lots and streets, should be installed
in accordance with City Code.
Existing Residences/Buildings: The site culTently contains multiple buildings.
Because the existing structw-es spall across proposed lot lines, all buildings shall be
removed or relocated, prior to signature of the final plat by thc City Engineer.
Collnectivitv: The applicant is proposing to construct a pedestrian connection to the
future elementary school site to the west. Staff believes that a micropath should be
provided from Street 3 to the west propel1y line, through the common Lot 12, Block I,
as proposed. All micropaths shall be constructed at least 5-feet wide, with 5 feet of
landscaping on each side of the path (MCC 12-13-15-3).
Land Use Buffers: MCC 12-13-12 requires landscape buffers between different land
uses. Per MCC 12-13-12-4, a 20-foot wide landscape buffer is required between
single-family homes (Class 1) and multi-family dwelling units (Class II). Meridian
City Code 12.13-12-2 requires the land use buffer to be provided by the higher
intensity use and to be located on the building site of the higher intensity use, unless
the adjacent and higher intensity use has not provided the buffer. The applicant should
be required to construct a 20-foot wide landscape buffer along the south and west
property lines of Lot 8, Block 2. Said buffer shall contain materials in accordance with
MCC 12-13-12-3 and not include impervious surfaces such as parking areas or
driveways.
3.
CUP Application: The submitted Conditional Use Pennit generally complies with
the provisions established in the Zoning Ordinance. Staff is generally supportive of the
proposed CUP/PD application, as it generally confom1s to Title 12, Meridian City
Code.
Special Considerations:
Requested Modifications: The applicant is requesting, through the Planned
Development Ordinance, modifications to the standard requirements of Meridian City
Code. The applicant is requesting to modify the 11Únimum lot size and street frontage
requirement of the single-fa11Ú1y lots in the R-8 zone. Twenty of the twenty-two
buildable lots are below the 6,500 square-foot minimum lot size of the R-8 zone.
Twelve of the proposed lots do not meet the 11Únimum street frontage requirement of
the R-8 zone (65-feet).
Amenities & Open Space: MCC 12-13-16-2 requires all multi-family residential
planned developments to provide common open space that equals or 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-fa11Úly developments by Code (MCC 12-13-16-2). Other amenities include two
tot~lot areas and a 11Úcropath to the school site (see below). Staffrecol11111ends that the
Commission deter11Úne whether or not the proposed amenities are appropriate to the
size and uses of the proposed development.
Tot Lot Location: On the original site plan and landscape plan, a tot lot area was
shown near the center of the development. With the revisions, the common lot area
has been removed and the applicant has proposed two new tot lot areas, one on Lot 10,
Block 2, and one on Lot 12, Block 1. Staff is supportive of the location of the
proposed tot lot areas.
Medford Place Subdivision AZ-O5-042, PP-O5-043, CUP-O5-044
PAGE II
-- -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 10,2006
Elevations: The applicant has submitted one sample elevation for the apartment
houses proposed. The multi-family buildings resemble a big house and all four of the
units have a shared entry into the building, with individual doors off of the common
entIy (see submitted elevation). Each building will include some stucco, brick, 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
requested at the previous Commission meetinQ:. the applicant should provide
elevations for the back sides of the units, depictinQ: how the units will look from Bade
Road and Victory Road.
Dumpster Locations: The applicant has not indicated on the submitted landscape plan
where the dumpsters for the four~plexes will be located. Large waste vehicles have
blind spots when backing up is required. 98% of waste vehicle accidents occur when
backing-up. Please contact Bill Gregory at SSC (888-3999) to discuss this matter prior
to the City Council hearing.
Private Useable Open Space: MCC 12.6-2.A.4 requires all residential planned
developments to provide each dwelling unit with 100 square-feet of useable private
open space, such as a patio or deck. 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 approval of the subject applications AZ-OS-
042. PP-OS-043. and CUP-OS-044. with the conditions listed in Exhibit B onhe Staff Report
for the hearinQ: date of December IS, 200S.
11, EXHffiITS
A. Drawings
1. Preliminary Plat (dated: 7-7-05, Revised 9-22-05)
2. CUP Site Plan (dated: 7~ 7-05, Revised 10-4-05)
3. Landscape Plan (dated: 11- 7-0S)
4. Sample Elevations (approved by the Citv Council at the 1-10-06 hearin !)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Descriptions
D. Required Findings from Zoning Ordinance
Medford Place Subdivision AZ-O5-042, PP-05-043, CUP-O5-044
pAGEl2
ClTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15.2005
A. Drawings
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4. Sample Elevations (approved by the City Council at the 1-] 0-06 hearing)
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CITY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15, 2005
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR n-tE HEARING DATE OF DECEMBER 15,2005
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1.1.4
1.1.5
1.1.6
1.1.7
1.1 .8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIJE HEARING DATE Of DECEMBER 15.2005
B. Conditions of Approval
1. Planning Department
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-05-043)
1.1
1.1.1
The preliminary plat labeled as PP-1, prepared by Bailey Engineering, me., dated Jtùy 7, 2005,
Revised 9-22-05 is approved, with the conditions listed herein. All comments and conditions of
the accompanying A1mexation and Zoning (AZ-05-042) and Conditional Use PenUlt (CUP-05-
044) application shall also be considered conditions ofthe Preliminary Plat (PP-05-043).
1.1.2
All iITigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13, unless
otherwise approved by the City and the lITigation District(s). Plans will need to be approved by
the appropriate ilTigationidrainage district, or lateral users association (ditch owners), with w11tten
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 fmal plat signature.
1.1.3
Underground year-round pressurized iITigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water. The applicant shall be required to utilize any existing surface or well
water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is used, the
developer shall be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
Any fencing adjacent to common Lot 12, Bock 1, Lots 7 and 10, Block 2, and all fencing adjacent
to micropaths shall be restricted to either a 4-foot tall solid fence or a 6-foot tall open-vision fence
(maximum). A detailed fencing plan shall be submitted upon application of the final plat (MCC
12-4-1O.F.3). Construct a 6-foot solid fence along the west and north property lines, as proposed.
As proposed, construct a 6-foot tall vinyl fence along Victory Road and Eagle Road. If pennanent
fencing is not provided around the entire pelimeter, temporary construction fencing to contain
debris must be installed prior to issuance of a building pennit. All fencing should be installed in
accordance with City Code.
Prior to signature of the final plat by the City Engineer, all buildings shall be removed or
relocated, as proposed.
Construct a 5-foot wide micropath from the end of Street 3 to the west property line (school site),
through Lot 12, Block 1, as proposed. In accordance with MCC 12-13-15-4, a 5-foot wide
landscape buffer shall be constructed on both sides of the pathway. All micropaths shall be
constructed at least 5-feet wide and include 5 feet of landscaping on each side of the pavement.
Maintenance of all common areas shall be the responsibility of the Medford Place Homeowners'
Association.
Other than the public street access approved by ACHD, direct lot access to Eagle Road is
prohibited.
Exhibit B - Page 1
1.3.2
1.2
1.2.1
1.2.2
1.2.3
1.2.4
1.2.5
1.3
1.3.1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of DECEMBER] 5,2005
1.1.9
The submitted three-page landscape plan prepared by The Land Group, Inc., dated 11-7-05 is
approved as submitted, with the following modifications/notes:
0
The applicant shaH work with thc City Arborist, Elroy I-luff, on designulg, adopting, and
implcmenting a protection and mitigation plan for the existing trees on site.
Construct a 20-foot wide landscape buffcr on the south and west sides of Lot 8, Block 2. Thc
required land use buffer to the south may be constructed within Lot 7, Block 2. Matelials in said
buffer shall be consistent with MCC 12-13-12-3.
Set aside at least 12% of the site for useab1e open space. All areas approved as opcn space shaH
be free of wet ponds or other such nuisances. All stonllwater detention facilities incorporated into
the approved open space are subject to MCC 12-13-14 and shall be [-ldly vegetated with grass and
trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots,
except as permitted under MCC 12-13-14. If the stormwater detention facility cannot be
incorporated into the approved open space and still meet the standards ofMCC 12-13-14, then the
applicant shall relocate the facility. This may require losing a developable lot or developable area.
It is the responsibility of the developer to comply with ACHD, City of Meridian and all
other regulatory requirements at the time of [mal construction.
The applicant has agreed to concentrate more of the trees and the bushes and the slnubs on
Victory with heavier landscaping, as to not see a sea of asphalt in the parking areas from the road.
Also, the applicant agrees to try and concentrate landscaping around the trash enclosures, which
will be in the rear of the project closest to Victory, with trees and differinl! vcl!etativc scrccninl!.
difførøat obs6uring things.
0
.
.
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.
GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-OS-043)
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12-13-10-8.
A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in tl1Ïs report, shall be submitted for the subdivision with the final plat application.
Coordinate fire hydrant placement with the City of Meridian Public Works Depmiment.
Staffs failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
Prelin1Ïnary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
SITE SPECIFIC REQUIREMENTS-CONDITIONAL USE PERMIT (CUP-05-044)
The site plan prepared by Bailey Engineering, Inc., dated July 7, 2005, Revised 10-4-05, is
approved, with the conditions listed herein. Applicant shall meet all of the requirements of the
Annexation and Zoning (AZ-05-042) and Preliminary Plat (PP-05-043) as a condition of the
Conditional Use Pen1Ùt (CUP-05-044).
The project shall conform to the R-8 dimensional standards, except as follows:
Exhibit B - Page 2
1.3.8
2.1
2.2
2.3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15,2005
.
Lot Size -
5,000 sq. ft. (minimum)
.
Lot Frontage - 50 feet (minimum) ( on straight-away)
35 feet (minimum)(chord length on a cul-de-sac or curve)
1.3.3
As amenities for the subject planned development, construct: two tot lot areas, one on Lot 10,
Block 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, :&om Street 3.
1.3.4
At the public hearing the applicant shaH provide rear elevations for the multi-family units,
depicting how the units wilJ look from Eagle Road and Victory Road. Construction within
Medford Place Subdivision shall substantially comply with the elevations submitted by the
applicant, as shown in Exhibit A. Construction mate11als used on the structmes shaH 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 how each multi-family dwelling unit wilJ be
provided with the required 100 square-feet of useable private open space. Provide at least 100
square-feet of use able private open space, such as a patio or deck, for each multi-family unit.
1.3.6
Provide parking for the multi-family dweHing units in accordance with MCC 11-13.
1.3.7
No multi-family building shaH be erected without a Certificate of Zoning Compliance (CZC)
issued by the PI81ming Department. NOTE: A CZC application may include multiple buildings
and the parking lot(s).
Incorporate site elevations provided by the applicant, which were included in his testimony, as
samples for the elevations of the fom-plex units. Each building exterior shall include a varietv
of materials and colors and use such accent items as rock. stone. or brick in combination
wi~h stucco or other a~~ropriate sidinl! material. SJl1all iøehule items sNell as reck. steBe.
brIck. staffa ar masaBlte.
2. Public Works Department
Sanitary sewer for this development is being proposed via extensions of a main located in South
Eagle Road. The applicant shall be responsible for the installation of mains to and through this
proposed development, coordinate main size and routing with Public Works. Cover over sanitary
sewer mains shall be no less than three-feet from finish grade to the top of the pipe. If cover is
less than tlu-ee-feet from the sub-grade to the top of pipe, alternate pipe materials shall be used per
the Meridian Public Works Department's Standard Specifications.
Water service to this site is being proposed via extension of mains adjacent to the site in South
Eagle Road. The applicant shall be responsible to instaH mains to and tlu-ough this proposed
development, coordinate main size and routing with the Public Works Department.
The applicant has not indicated who will own and operate the pressme ilTigation system in this
proposed development. If it is to be maintained as a private system, plans 811d 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.
Exhibit B - Page 3
2.9
2.10
2.11
2.12
CITY OF MERJl)IAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15,2005
If it is to be owned and maintained by an Inigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre-construction meeting.
2.4
The preliminary plat indicates a ditch bisecting this property; the applicant shall pipe this ditch
and provide written approval of the design by the end users of the ditch. Written approval shall
be submittcd prior to plan approval.
2.5
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-IA and 9-4-8. Wells may be used for non-
domestic pU1þoses such as landscape inigation.
2.7
Due to existing topography, applicant shall submit a Master Grading and Drainage plan as part of
the development plans. The Master Grading and Drainage plan shall design the lots to drain in a
way that minimizes the effect of runoff to existing neighbors and the newly platted lots. The plan
shall include at a minimum the following:
2.8
a. Finish grade elevation at each lot comer.
b. Drainage flow patterns on all lots.
c. If structural fill is to be placed on any lot, material specifications and compaction
requirements shall be detailed.
The applicant has not indicated how the stonn drainage from the proposed parking lots associated
with the four-plexes will be disposed. A drainage plan designed by a State ofIdaho licensed
architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91)
for all off-street parking areas. Stonn water treatment and disposal shall be designed in
accordance with Department of Environmental Quality 1997 publication Catalog of Stonn 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 ulÙess 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 fujection Wells.
Street signs are to be in place, water system shall be approved and activated, fencing shall be
installed, drainage lots constructed, road base shall be approved by the Ada County Highway
District, and the Final Plat for this subdivision shall be recorded, prior to applying for building
permits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as deten11Ìned during the plan review process, prior to signature on the final plat
per Resolution 02-374.
Exhibit B - Page 4
2.20
2.21
2.22
3.1
3.2
3.3
CITY OF MERIDIAN PLANNING DEl'ARTMENT STAFF REPORT FOR TilE HEARING DATE OF DECEMBER ]5, 2005
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 sha11 be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.16
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers.
2.17
Developer sha11 coordinate mailbox locations with the Meridian Post Office.
2.18
All grading ofthe site shall be perfonned in confonnance with MCC 11-12-3H.
2.19
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfi11, where footing would sit atop fill material.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-
13. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or non-approval submitted to the Public Works
Department. If lateral users association approval can't be obtained, plans shall be reviewed and
approved by the meridian City Engineer prior to final plat signature.
Two-hundred-fiftyand One hundred watt, high-pressure sodium streetlights shall be required at
locations designated by the Public Works Department. All streetlights sha11 be installed at
subdivider's expense. Typical locations are at street intersections and/or fIre hydrants. Final
design locations and quantity are detemnned after power designs are completed by Idaho Power
Company. The street light contractor shall obtain design and pennit from the Public Works
Department prior to commencing installations.
Applicant's engineer sha11 be required to submit a signed, stamped statement certifying that all
street finish centerline elevations are set a minimum of three feet above the highest established
nonnal groundwater elevation.
3. Fire Department
One and two family dwellings will require a fire~flow of 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
Acceptance of the water supply for flte protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant sha11 not face a street wInch does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
Exhibit B - Page 5
3.13
4.1
4.2
CITY or MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE Of DECEMBER J 5.2005
d.
Locations with fire hydrants shall have the curb painted red I 0' to each sidc of the
hydrant location.
Fire Hydrants shall be placed on corners when spacing pennits.
Fire hydrants shall not have any vertical obstructions to outlets within 10'.
Fire hydrants shall be place] 8" above finish grade.
Fire hydrants shall be provided to meet the requirements of the n=<c Section 509.5.
Fire sprinklers required for four-plexes.
e.
f.
g.
h.
1.
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 penllanent 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 of5' from the building to the dumpster enclosure.
3.9
The first digit of the Apartment/Office Suite shall conespond 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.
3.1]
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).
All R-2 occupancies with 3 or more units or with 3 floors shall be required to be fITe sprinklered.
4. Police Department
Prior to release of building pennits, the applicant shall submit a parking plan for all off-street
parking in the multi-family development to the Planning Department. All parking spaces shall be
assigned to a specific dwelling unit or for guest use. The parking space identification shall use a
different numbering system than the dwelling units.
The façades of the multi-family buildings shall include windows that look onto the parking areas
and/or other public areas.
Exhibit B - Page 6
7.2
7.3
7.4
7.5
7.6
CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15,2005
4.3
The proposed multi-family development shall limit landscaping shrubs imd 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 Melidian Landscape Ordinance (MCC 12-13-13) will be followed.
6. Sanitary Service Company
6.1
Waste enclosure locations: There is a concell1 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 (888-3999) 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 total 48-feet from the centerline of the roadway. The
applicant shall be reimbursed for 23-feet of right-of-way with impact fee and conidor
preservation funds. The right-of-way purchase and sale agreement and deed must be completed
and signed by the applicant prior to scheduling the final plat for signature by the ACHD
Commission. Allow up to 30 business days to process the right-of-way dedication after receipt of
all requested material. The owner will be paid the fair market value of the right-of-way dedicated
which is an addition to existing ACHD right-of-way if the owner submits a letter of application to
the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance
in effect at that time (currently Ordinance #200), iffunds are available.
Provide a road trust for sidewalk on Eagle Road in the amount of $6,300 (approximately 300-
feet) associated with the intersection project.
South of the project boundaries on Eagle Road, construct a 5-foot wide concrete sidewalk, with
the back of walk located a minimum of 41 ~feet from centerline. Coordinate the location of the
sidewalk with the ACHD plans for the intersection.
Provide a road trust for sidewalk on Victory Road in the amount of $5,240 for the Victory Road
frontage that is included in the intersection signalization/widening project.
Construct a public street to access the site near the south property line, as proposed in the revised
submittal.
Construct the internal public streets as 34 to 36-foot street sections with curb, gutter and 5-foot
wide concrete sidewalk within 50-feet of right-of-way. Provide written approval fì"om the
Meridian Fire Department for any roadway less than 36-feet in width.
Exhibit B - Page 7
7.15
7.16
7.17
7.18
7.19
7.20
7.21
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15,2005
7.7
Constmct 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, "TIns 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 tuming radius of 45-feet for all public street tumarounds.
7.10
All landscape islands/medians within the public right-of-way dedicated by this plat shall be
owned and maintained by a homeowners association. Notes of this shall be required on the final
plat.
7.11
Traffic islands shall be constructed with a minimum area of 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 iaigation facilities shall be relocated outside of the right-of-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
bome by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance ofbuildillg pennit
(or other required pennits), which incotporates any required design changes.
Construction, use and property development shall be in collfonnance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
Exhibit B - Page 8
7.23
7.24
7.25
CITY OF MERIDIAN PLANNJNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15,2005
7.22
Payment of applicable road impact fees will be required prior to building constnlction in
accordance with Ordinance #200, also known as Ada County Highway District Impact Fee
Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two f11l1 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 dming
any phase of construction.
No change in the tenns and conditions of tIns 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 confinnation of any change from the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its Successors in interest
advises the Highway District of its intent to change the planned use of the 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.
Exhibit B - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER] 5.2005
C. Legal Descriptions
IDAHO
SURVEY
GROUP
1+50 E":'I:VV",W,.cow\'.," $t.
$uir~ 150
M""¡diJn, Id:¡lw 836.t,-
Pho"., (20B) B'16-857'0
F¡u( (208) 8/;14.5399
I'n>}ec¡ No- 05.15 J
AnupxatiolJ ncscriptioll
Medford l-'bè('. SuhdÎ\'isioll
},:ovembcr 9, 1005
A }JilTcd of land located in the NE 1/4 of the NE 1/4 of Section 29, ' '.IN., H. J E,.
RM.. Ad;, County. Jdaho. more parlicuJarly dc.~cri.bed as Jullows: DEGINN/:'\IG allhe
Ctlfficr common to Sections 20, 2', 28, and the said Section 2'1;
Them:e along Ihe Ea,~t line of said Sccl.ion 29 Soulh 00"27'44" West, 9(jO. jg rCt;/:
Thence de¡nlJ1jng said lil1~ North 81}"37'Ol" West, tí70,9R reel to ,I poin! Oil (be
EaSI linc of Messina I fiUs Subdivisíon No. , as sam~ is rct:ordcd in Book 87 of pJats 111
Page 9829, J'<¡:co/'d;¡ of Ada Coullly. Idaho;
Therwe North 1ì0"27'44" !.iast, 66050 fccl to a ruin! OIl the Nor-Ih line (¡{said
Section 2JJ;
Thence departing said lin~ South 89°37'26" East, 340.9/ feel;
'lhl'llçc along said East line NorUl 00°28')0" East. 300,37 feel;
lbcnc~ ¡¡long said line South 89".ì6'45" Rast. 330.00 leet to Ihe Point of
Beginning. Containing 9.63 acres, more or less,
Pn~parcd By:
Idaho Survey GrouP. P.c.
L
D. T(..TIY Peugh, PLs
p'¡"'f,,\,~',;i!ln,\1 t'-Ihd ~'¡UI \C('yörs
Exhibit C - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE or DECEMBER ]5,2005
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-JE HEARING DATE OF DECEMBER ¡ 5,2005
IDAHO
SURVEY
GROUP
I..ISO [Jc'r VV-'[""r,(:,'w,-- 01
5",,1.' I S':J
11cl')d¡:¡, " IU3h::> 113642
---- -.._,
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Pru.icCf No- os- 1 5 I
Victor.11 - Eagle
¡HIT ill R-S
October?. 2005
A pared of/¡md locakd in tÜ~ Nil 1/4 of tJw }.i¡,: J/4 of Sectioll ¿'Y, 'L3N., R.l E"
B.M,., Ada (">Holy, TdBho, More parlicularly desuiher1 as tb1Jows: Conlilltn~jllg HI lit"
comcr common 10 S('cljlJn~ 20, 21,21), and tilt: said Section 29, frum wJlich the 1/t{COttlCI'
Wl!lrnon to 5aid S<:dionN 28 and 29 bean Soulh OO"2T4.r' W<:'~',?64 -1'17 feel; Th'~!JCè'
I:)oulh uO"2T4,r Wcst, 916.91 féet to th~ f(EAL POINT OF BEGINNiNG,
ll1encc eonlÎllUitlg South UW2?"'4" West, 43_97 t-eel;
Thence North J:}')"37'O2" Wcst, 670-9R fC(:IIO i1 point on tlj¡,,~ Rilst line of lV1esNiml
!Wls Subdivision Nil, J, as S¡¡¡lIe is r~(:o 'd<:d ;n Book P,7 of Plats at Page !J829, n~cords of
Ada COUllty, Idaho;
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TJlcnce departing tiHid line South R9~3 T2(," East, 34/19] tee!;
Thence Norlh 00'"27'44" East. 473,95 f~el;
nICHee South 89"32' 16" East, 87.IX ~el;
'1]It.'TIt:t: South 5r3 ¡ '30" ElISI, SO.50 Ie~t;
I'hcnce South 00°27'44" West, 7{J3,43 feet;
'l'llcnce South 8(j°37'Ú2" East, 200.00 feet to the Point ofBegillJllng. Collhùning
4-85 acn:s, mnn: OI less,
Pœpared By:
Idaho Snrv?-9roup, P,(:
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Professional La.nd Surveyors
Exhibit C - Page 3
, NNj'NG DEI'AI'"I'MEN'r ST'AFF REPORT rOR THE HEARING DATE OF DECEMBER 15,2005
CITY OF MERJl)JAN PLA '-",
.
IDAHO
SURVEY
GROUP
"150 Ea5eVV"Wl'ëO'.ver St,
Sliit" 150
tvrerkJi;;n, '<1:1110 8]612
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Project No. 05-1.51
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Ph(>u~ (lOB) 8'16-$.570
F;¡Y. (208) 884"5~9~
Victor}' - .I!~l!gle
RUTto R-15
October 7, 2005
A parcd orland located in the NE 1/4 afllte Nfl. 1/4 of Section 29, T.3N.., J..UE.,
B.M., Ad¡¡ County, Idaho, More particularly described as follows: ßEGINNJNG at the
comer CO limon to Sections 20, 21, 28, and file said Sectiotl 29;
Thence NOli ¡ 00°27'44" East, 703.43 feet;
Thence dfopaning saìd Ea.st line North 89"37'02" West, 200.00 feel;
Thence along the East ¡me ofsaidScc¡ion29 South 00°27'44" West. 916.91 [ec ,;
Thence North 57"31 '30" West, 50.50£cet;
ThcllCtJ Norl11 R9"32 , 6" We.':!t, 87.18 feet;
'1'her¡¡.:e North 00"27'44" East, 1 K6.56 fcot to a point Oll the Nonh ]jue of said
Section 29j
Thence along liaid line Soutb 89°36'45" East, 330.00 feet to the Point of
Beginning. Containing 4.78 acres, mortJor less.
Professional Land Surveyors
Exhibit C - Page 4
--~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF RHORT )-'OR THE HEARING DATE OF DECEMBER J5, 2005
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DAlE OF DECEMBER 15,2005
D. Required Findings from Zoning Ordinance
1. Annexation and Zoning Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed zoning amendment in tenDS of the following standards and shall tìnd adequate evidence
answering the following questions about the proposed zoning amendment:
The following is the list afstandards found in 11-15-11 and analysis by stafr
A.
Will the new zoning be harmonious with and in accordance with the Comprehensive Plan
and, if not, has there been an application for a Comprehensive Plan amendment;
See Comprehensive Plans and Policies as listed in Staff Report item #8 above.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
City Council does not anticipate that the applicant intends to rezone the subject propeliy 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 usc permits;
City Council finds that detached single-family uses are allowed within the requested zoning
district ofR-8. Multi~family structures (apartment houses) are allowed in the requested R-15 zone
with conditional use pennit approval. The applicant is requesting to modify some of the
dimensional standards of the R-8 zone and has submitted a conditional use pennit to modify these
standards and obtain approval to construct multi-family structures in the R-15 zone.
Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned. For example, have the streets been widened, new railroad access been
developed or planned or adjacent area being developed in a fashion similar to the proposed
rezone area;
City Council finds that residential developments in this area have recently been approved for
development similar to the proposed subdivision. This segment of Eagle Road (Victory Road to
Amity Road) is included in the ACHD' s Capital Improvements Plan. This segment of Eagle
Road is anticipated to be improved to 3 traffic lanes with vertical curb, gutter and as-foot
detached concrete sidewalk within a total of70 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
RoadNictory Road to Ridenbaugh Canal (north of Victory Road) in the year 2007. City Council
finds that the area is changing and this site is eligible for mmexation and zoning.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of the
general vicinity and that such use will not change the essential character of the same area;
Exhibit D - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE nEARING DA TE OF DECEMBER] 5,2005
City Council finds that the proposed density meets the anticipated range for a medium density
urban project. City Council finds that some of the existing parcels in the area have already been
approved for development with similar densities and allowances; alternate products and designs
are encouraged. City Council also finds that the proposed zoning and uses can be designed and
constl1lcted in a manner that will be hannonious with, and appropriate in appearance with, the
existing and intended character of the sUlTounding area.
City Council does not find that the proposed uses will adversely change the essential character of
area. 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
nses;
City Council does not anticipate that the proposed residential uses will be hazardous as long as
the conditions outlined in this report are complied with and construction traffic and house
construction is conducted in a manner consistent with City Code. The Commission and Council
should rely on any public testimony (oral and written) when detennining whether or not the
proposed uses will be disturbing or hazardous to the existing or future neighboring uses.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal, water,
sewer or that the person responsible for the establishment of proposed zoning amendment
shall be able to provide adequately any of such services;
The applicant will be responsible for the extension of all utilities necessary to serve this proposed
development. Sizing and routing shall be coordinated with the Public Works Department.
The applicant and/or future property owners will be required to pay park and highway impact
fees.
ACHD has submitted a staff report with site specific and standard conditions as attached in
Exhibit B.
On September 16, 2005, a joint agency/department comments meeting was held with
representatives of key service providers to this property. Based on the joint agency/department
meeting and other comments received from agencies/departments, staff fmds that the public
services listed above can be made available to accommodate the proposed development. The
Commission and Council should reference any written and/or verbal testimony submitted by any
public service provider, regarding their ability to adequately service this project.
II.
Will not create excessive additional requirements at public cost for public facilities and
services and will not he 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 iITigation services to serve the project. The primary public costs to
serve the future residents will be fire, police and school facilities and services. City Council 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 Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15,2005
l.
Will the proposed uses not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
City Council finds that the proposed annexation and the development of a residential subdivision
on this site will not involve uses that will create nuisances that would be detrimental to the
general welfare of the sun-ounding area.
City Council recognizes the fact that traffic and noise will increase with the approval of this
subdivision; however, City Council does not believe that the amount generated will be
detrimental to the general welfare of the public. City Council does not anticipate the proposed
annexation and subsequent uses will create excessive traffic, noise, smoke, fumes, glare, or odors.
J.
Will the area have vehicular approaches to the property which shall be so designed as not to
create an 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 ently street and all internal streets. If is designed and
constructed as approved by the ACHD and the City, City Council does not believe that the
subdivision will create interference with traffic on the sun-ounding public streets.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
There are some mature trees on this property. Any existing trees larger than 4" caliper that are
removed should be mitigated for, per the Landscape Ordinance. City Council fmds 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.
The Commission and Council should 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-8 and the multi-
family dwellings zoned R-15, will allow housing diversity in this area. City Council finds that all
essential services are available or will be provided by the developer to the subject property and
will not require unreasonable expenditure of public funds. The applicant is proposing to develop
the land in general compliance with the City's Comprehensive Plan. Subdivisions with sinùlar
density have already been approved for development in this area and this is a logical expansion of
the City limits. In accordance with the findings listed above, Citv Council finds that annexation
and zonin!! of this Property would be in the best interest of the City.
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 ofthis title and at least the
following:
Exhibit D - Page 3
A.
B.
c.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE BEARING DATE OF DECEMBER 15,2005
A.
The conformance of the subdivision with the Comprehensive Development Plan;
Please see Annexation and Zoning Findings Item A above.
B.
The availability of public services to accommodate the proposed development;
Please see Annexation and Zoning Findings Items G and H above.
c.
The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their cost,
the subdivision will not require the expenditure of capital improvement funds.
D.
The public financial capability of supporting services for the proposed development;
Please see Exhibit B for comments and conditions from other agencies and departments.
E.
The other health, safety or environmental problems that may be brought to the
Commission's attention.
City Council is not aware of any health, safety or environmental problems associated with the
development of this subdivision. ACHD considers road safety issues in their analysis. The
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.
3.
CUP Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in teITI1S 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):
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 Plmmed Development (PD) the applicant is requesting relief from the standard
street frontage and lot sizes requirements of the R-8 zone. City Council finds that the subject
property is large enough to accommodate the requested use and all other required ordinance
features.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
City Council finds that the proposed residential subdivision is generally 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 Council grants the requested planned
development and step up in residential density). Please see Annexation m1d Zoning Findings A.
That the design, construction, operation, and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the general
vicinity and that such use will not adversely change the essential character of the same area;
Exhibit D - Page 4
H.
I.
A.
, ---~-
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 15,2005
Please see Annexation and Zoning Findings E.
D.
That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
The Commission and Council rely upon public testimony, staffs analysis, and other agency
comments when detennining if the proposed uses will adversely affect other properties in the
vicinity.
Eo
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 AgencylDepartment Comments
and Conditions in Exhibit B, and any comments that may be submitted to the City Clerk
regarding this project.
F.
That the proposed use will not create excessive additional requirements at public cost for
public facilities and services and will not be detrimental to the economic welfare of the
community;
Please see Amlexation and Zoning Findings H.
G.
That the proposed use will not involve activities or processes, mate.-ials, 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.
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 ftom the ACHD and/or ITD regarding this project when determining this
finding.
That the proposed use will not result in the destruction, loss or damage of a natural, scenic
or historic feature considered to be of major importance.
Please see Annexation and Zoning Findings K.
4. Planned Development Findings:
Upon recommendation of the Commission, the Council may authorize specific uses not nonnally
pennitted by the use regulations of the zone in which the development is located. In granting such
authorization, the Commission and COlUlcil shall make the following findings:
The uses permitted by the exception are strongly related to the principal use of the
development, and have the purpose of providing services or facilities useful or
complementary to the primary use.
Exhibit D - Page 5
E.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF RtPORT POR THE HEARING DATE OF DECEMBER 15,2005
B.
The proposed single-family uses and multi-family uses are allowed, either principally or with a
CUP, within the proposed zones. A use exception is not required for this development.
No more than twenty percent (20%,) ofthe total area of the project shall be devoted to the
uses permitted by the exception. The percentage of use exception allowed will be determined
by the commission and council based upon the size of the project and intensity of the use
exceptions.
Thc 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 or primary use or
uses.
D.
The applicant has not indicated a phasing plan for this development. At [1111 build out, City
Council finds that the construction of the multi-family residential buildings will be in good
proportion to the amount of single-family residential being constructed in the area.
The uses permitted by the exception are integrated into the overall project by:
1. Being located in proximity to and within convenient walking distance of the primary uses.
City Council 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 "Dl" above.
4. Orienting buildings on the exception site to facilitate vehicular and/or pedestrian access from
the primary use site.
City Council finds that the orientation of the multi-family buildings should be towards the
internal streets. The applicant. at the public hearine:. state how thev plan to orient the multi-family
buildine:s on the lots and provide rear elevations for the multi-family buildine: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 hannonious throughout the development.
City Council recommends that the construction of the multi-family and the single-family homes
be consistent in construction materials and architectural features. The applicant, at the public
hearine:. should state how they plan to intee:rate the look of the multi-family buildings with the
sine:le~ familv buildine:s (specific features on the buildings).
The use(s) pem1itted by the exception are neighborhood- or community-serving in size and
character and not regional, and are not detrimental to adjacent neighborhoods in location and
character.
City Council finds that the size and character ofthe multi~family proposed is appropriate to serve
the community and should not be detrimental to adjacent neighborhoods.
Exhibit D - Page 6