HomeMy WebLinkAboutRecommendatioinsWHITE PETERSON
WHITE, PETERSON, MORROW, GiGRAY, ROSSMAN, NYE & RossMAN, P.A.
REVIN &. nLnrRrs
J Kt.aR•I FISCHER
CIIa OPHER S. NYE
PIm iP A. P.,.,
WM. F. GRiRAY, Iu
T. GLIY HALLAM
ERICA S. PHILLIPS
D. SAMUEL 1oi—x
ERIC S. RossMAN
Tone A. R033MAN
DAVID M. SWARILE
LARRY D. MOORE
WILL iAM A. MoRRow
NICHOLERREWHnEp
WOLLLEN
WILLIAM F. NICHOLS*
S
'Also admitted in OR
"Also admitted in WA
To: Staff
Applicant
Affected Property Owner(s)
Re: Application Case No
ATTORNEYS AT LAW
200 EAST CARLTON AVE., SUITE 31
POST OFFICE BOX 1150
MERIDIAN, IDAHO 83680-1150
TEL (208)288-2499
FAX (208) 288'2501 E-MAm:@whitepLterson.com
January 7, 2002
CUP-01-039
NAMPA OFFICE
5700 E. aRANxLUIRD., sra. 21
NAMPA, IDAHO 83687-8402
TEL. (208)466-9272
FAX (208) 466-4405
PLEASE REPLY TO
MERIDIAN OFFICE
RECEIVED
JAN 10 yppp
City Of Meridian
City Clerk Office
FINDINGS AND RECOMMENDATIONS OF PLANNING AND ZONING
COMMISSION
Staff, Applicant and/or Affected Property Owner(s):
Please note that these Findings and Recommendations of the Planning and Zoning
Commission shall be presented to the City Council at the public hearing on the above referenced
matter by the Planning and Zoning Administrator. Due to the volume of matters which the City
Council must decide, and to insure your position is understood and clear, it is important to have
a consistent format by which matters are presented at the public hearings before the City
Council.
The City Council strongly recommends:
I . That you take time to carefully review the Findinggs and Recommendations
of the Planning and Zoning Commission, and be prepared to state your
position on this application by addressing the Findings and
Recommendations of the Planning and Zoning Commission; and
2. That you carefullyy complete (be sure it is legible) the Position
Statement if you disagree with the Findings and Recommendations
of the Planning and Zoning Commission. The Position Statement
form for this application is available at the City Clerk's office.
It is recommended that you ppreppare a Position Statement and deliver it to the
City Clerk prior to the hearing, if possible. � f That is not ossible,p
Statement to the City Council at the hearing, along wit ei ht )lease present your Position
presented to the Mayor, g g. � g (g) copies. The copies will be
the
CityZoning Attorney. If you are a part of a group, it is stropgly recommendedbtha one PosWorks it on
Statement be filled out for the group, which can be signed by the representative for the group.
Very truly y s,
City Attorney's Office
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR A PLANNED
DEVELOPMENT FOR
SILHOUETTE SUBDIVISION
TYLER TORKELSON,
Applicant
Case No. CUP-01-039
RECOMMENDATION TO CITY
COUNCIL
1. The property is located east of N. Meridian Road and south of E. Ustick
Road, Meridian, Idaho.
2. The owner of record of the subject property is Tyler Torkelson of
Meridian.
3. Applicant is owner of record.
4. The subject property is currently zoned R-1 by Ada County. There is
an application before the City Council for annexation and zoning to R-8. The
zoning district of R-8 is defined within the City of Meridian Zoning and
Development Ordinance, Section 11-7-2.
5. The proposed application requests a conditional use permit for a
planned development for a 19 lot townhouse residential development. The R-8
zoning designation within the City of Meridian Zoning and Development Ordinance
RECOMMENDATION TO CITY COUNCIL - 1
CONDITIONAL USE PERMIT -- TYLER TORKELSON — PLANNED
DEVELOPMENT FOR SILHOUETTE SUBDIVISION
requires a conditional use permit be obtained for most uses including those requested
by the Applicant. (Meridian City Zoning and Development Ordinance, Section 11-8-
1).
6. The Meridian Planning and Zoning Commission recognizes that the
proposed application is in compliance with the Meridian Comprehensive Plan.
7. The use proposed within the subject application will in fact, constitute a
conditional use as determined by City Policy.
RECOMMENDATION
1. The Meridian Planning and Zoning Commission hereby recommends to
the City Council of the City of Meridian that they approve the conditional use
permit as requested by the applicant, subject to the following:
Adopt the Recommendations of the Planning and Zoning and Engineering
staff as follows:
1. Applicant shall meet all of the requirements of the preliminary
plat.
2. The basketball court shall be installed prior to the issuance of an
occupancy permit for any home built within the subdivision.
3. An asphaltic walking path shall be added to connect the open
space provided north of the property with the sidewalk on Meridian
Road and the sidewalk within the subdivision.
ey/Z:\Work\M\Meridian\Meridian 15360M\Reconmendations\CUP01039Silhouette.wpd
RECOMMENDATION TO CITY COUNCIL - 2
CONDITIONAL USE PERMIT — TYLER TORKELSON — PLANNED
DEVELOPMENT FOR SILHOUETTE SUBDIVISION
December 17, 2001 CUP 01-039
MERIDIAN PLANNING & ZONING MEETING December 20, 2001
APPLICANT Tyler Torkelson ITEM NO. 8
REQUEST Public Hearing -- Request for a Conditional Use Permit for a Planned Development
in a proposed R-8 zone for proposed Silhouette Subdivision -- east of North Meridian Road and
south of East Ustick Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
COMMENTS
"No Remarks"
"No Comment"
"No Comments at this time"
See attached Comments
See attached Comments
Contacted: V\Date: 2
Phone: �(� � • � (y Q
presented at public meetings shall become property of the City of Meridian.
HU OF rRE_4StRE r:UL 17,
A Gocx; Place co LVVC
LEG _�Z DEP_ .Rn1YT
\LAYOR
Robert D. Conde
CTI1' COUNCIL MENIBERS
Ron -liidersnn
Keith Bird
Tarmw dekFeerd
Cherie Ntci xitd(ess
MEMORANDUM:
CITY OF MERIDIAN
33 EAST IDAHO
�IERIDL�, IDAHO 83642
(208) 488-4433 • FAX (208) 987-4813
City Qerk Office Fax (208) 888.4218
To: Mayor, City Council and Planning & Zoning Commission
From: David McKinnon, Planner W
Bruce Freckleton, Senior Engineering Tech
Re: Silhouette Subdivision
December 09, 2001
RECEIVED
DEC 13 2001
City of Meridians
City Clerk Office
Annexation of 3.58 Acres and a Re -zone Request for the Property's Zoning
Designation to be Changed from R-1 (County) to R-8 (Medium Density
Residential District) Upon Annexation, Tyler Torkelson (File No. AZ-01-020).
• Preliminary Plat Approval of 19 Building Lots and 3 "Other" Lots on 3 Acres
in a Proposed R-8 Zone, by Tyler Torkelson (File No. PP-01-021)
A Conditional Use Permit for a Planned Development in order to create
reduced lot sizes, reduced lot frontages, reduced lot lines, and to permit zero
lot line single-family development, by Tyler Torkelson (File No. CUP 01-
039).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY
The applicant, Tyler Torkelson, has applied for Annexation, Rezoning, Preliminary Plat and
Conditional Use Permit approval of an 3.58-acre parcel of land, located on the east side of
Meridian Road, approximately 1,000 ft. south of Ustick Road. The requested zoning designation
for the property is R-8. The applicant's preliminary plat request, if approved, will split the
property into 19 building lots and 3 other lots.
The applicant has requested a Conditional Use Permit for a Planned Development in order to
reduce the minimum lot size to 3,311 square feet, to reduce minimum street frontage
requirements to 30 feet and to allow zero lot lines and five foot setbacks for attached townhome
lots.
AZ-01-020, PP-01-021, CUP01-039
Silhouette Subdivision
Planning & Zoning Commission/Mayor & City Council
December 9, 2001
Page 2
LOCATION
The property is located on the east side of Meridian Road approximately 1,000 ft. south of Ustick
Road.
SURROUNDING PROPERTIES
North: Rural residential, zoned R-1 (County)
South: Rural residential, zoned RUT.
East: Rural residential, zoned RUT, fi iher to the east is Bedford Place Subdivision, zoned
R-8.
West: Residential, Salisbury Subdivision zoned R4.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff.
A. Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
Staff finds that the requested zoning designation, R-8 is harmonious with and in
accordance with the adopted Comprehensive Plan and Generalized Land Use
Map, which designates the land to be Single Family Residential.
B. 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;
The property located to the west (Salisbury Subdivision) has been developed as
residential as well as the property to the east (Bedford Place Subdivision). Staff
finds that the requested zoning designation is harmonious with the adjacent
developments.
C. 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;
AUI-020, PP-01-021, CURT-039
Sill --Mc &IMVUWftAZPP.CUP. DOC
Planning & Zoning Commission/Mayor & City Council
December 9, 2001
Page 3
Staff finds that the proposed uses (residential) will be designed and operated in a
manor that will be harmonious and appropriate in appearance with the existing
developments in the area.
D. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council shall rely on public testimony to determine whether
or not he proposed uses will be disturbing or hazardous to the neighboring uses.
Staff finds that the proposed uses will not be hazardous or disturbing to future or
existing neighbors.
E. 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;
Staff finds that the property to be annexed will be served adequately by all
essential public facilities and services.
F. 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;
Staff finds that there will be not additional requirements at public cost and that the
annexation and zoning will not be detrimental to the community's economic
welfare.
G. Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed uses will not create excessive traffic, noise or other
nuisances that would be detrimental to the general welfare of the surrounding
area.
H. 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;
Staff finds that the proposed use will affect traffic on the surrounding streets;
however, the proposed residential use will not create an interference with the
AZ-01-020, PP-01-021, CUP01-039
SIIhOUCUC Subdivision. pp.CUP.DOC
Planning & Zoning Commission/Mayor & City Council
December 9, 2001
Page 4
existing level of traffic. The applicant has provided a stub street to the south to
provide connectivity to the adjoining parcel of ground.
L Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approving the annexation and re -zone.
J. Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592,11-17-1992)"
Staff finds that the annexation of this property would be in the best interest of the
City.
ANNEXATION AND ZONING COMMENTS
1. The legal description submitted with the application appears to meet the requirements of the
City of Meridian and State Tax Commission and places the parcel contiguous to existing city
limits. If the legal description is not accurate, a new legal description will need to be
submitted.
2. The requested zoning of R-8 is compatible with City Comprehensive Plan.
3. The subject property is within the Urban Service Planning Area. Essential City services are
available to the subject property.
4. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 5-7-517. Wells may be
used for non -domestic purposes such as landscape irrigation.
5. A development agreement will not be required as part of this annexation request.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.2. and 12-3-5 D read as follows: "In determining the acceptance of a proposed
following:
subdivision the Commission/Council shall consider the objectives of this title and at least the
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the subdivision to be in conformance with the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
AZ-01-020, PP-01-021, CUP01-039
Si tpftft SibdnU10n AZPP.CUP.DOC
Planning & Zoning Commission/Mayor & City Council
December 9, 2001
Page 5
Stan finds that public services are readily available to the lots within the proposed
subdivision, provided changes as may be required by the Public Works and Building
Departments are made.
c. The continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d. The public financial capability of supporting services for the proposed
development;
Staff finds that the development will not require major expenditures for providing
supporting services.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there will not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Council Or Commission's
attention.
SITE SPECIFIC COMMENTS (preliminary plat)
1. Sanitary sewer and water service to this site shall be via new main line extensions from
the existing mains adjacent to the property. The two existing dwellings along N.
Meridian Road shall take water and sewer service from existing service lines in N.
Meridian Road.
2. Any existing irrigation/drainage ditches crossing the property to be included in this
project shall be tiled per City Ordinance. The ditches to be piped should be shown on the
site plans. Plans will need to be approved by the appropriate irrigation/drainage district,
with written confirmation of said approval submitted to the Public Works Department.
No variances have been requested for tiling of any ditches crossing this project.
3. The submitted landscape plan does not the requirements of the Meridian City Landscape
Ordinance. Ten copies of a new Landscape plan that includes the landscaping of the open
space adjacent to the Onweiler Lateral shall be submitted to the Planning and Zoning
Staff at least ten days prior to the City Council public hearing.
4. A note shall be added to the face of the plat stating, "The Home Owners Association shall
responsible for the maintenance of all common lots."
AZ-01-020, PP-01-021, CUPOI-039
Si -Zft Subdiviyion.pZPP.CUP.DOC
Planning & Zoning Commission/Mayor & City Council
December 9, 2001
Page 6
Underground year-round pressurized irrigation must be provided to all landscape areas on
site. If City water is proposed as a secondary source, developer shall be responsible to
pay water assessments for the entire common open area.
6. Applicant has indicated that the pressurized irrigation system within this development is
to be owned and maintained by the Nampa & Meridian Irrigation District. The City of
Meridian requires that pressurized irrigation systems be supplied by a year-round source
of water. If a creek or well source is not available, a single -point connection to the
culinary water system shall be required. If a single -point connection is utilized, the
developer shall be responsible for the payment of assessments for the common areas prior
to signature on the final plat by the Meridian City Engineer. If City water is proposed as
a secondary source, developer shall be responsible to pay water assessments for the entire
common open area.
i. The preliminary plat map shall be revised by the applicant to include two additional lots:
a separate lot for the existing duplex and a separate lot for the existing single-family
dwelling. The applicant shall submit 10 copies of the revised preliminary plat to the
Planning and Zoning staff at least 10 days prior to the City Council Public hearing.
8. The existing sidewalks along North Meridian Road shall be protected and maintained. A
new five-foot wide sidewalk shall be installed within the subdivision in accordance with
the Meridian City Code.
9. No fencing plans were submitted with the preliminary plat. A fence shall be required
along the east, north, and south property lines of the subdivision to separate the
subdivision from the agricultural land to the east and south. A fence shall be installed
across the stub street to the south. Fencing adjacent to open space shall not be sight
obscuring if over 4 feet in height. shall not be sight obscuring if over four feet in height.
Fencing details shall be submitted to the Planning and Zoning staff at least ten days prior
to the City Council public hearing.
10. A detailed irrigation plan including performance specifications shall be submitted as part
of the required landscaping plan for the final plat. A letter of credit or cash in the amount
of 110% will be required for these improvements prior to signature on the final plat.
11. All of the required street buffer landscaping shall be installed prior to the issuance of a
Certificate of Occupancy for any building on any lot created by the subdivision.
12. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be removed.
13. Assessment fees for water and sewer service are determined during the building plan
review process.
AZ-01-020, PP -0l-021, CUPOI -039
SLIOUCUe SubdiviaiMLAZPP.CUP.DOC
Planning & Zoning Commission/Mayor & City Council
December 9, 2001
Page 7
14. Applicant shall obtain a letter from the, Ada County Highway District, and the Meridian
Fire Department stating their position on the proposed turnaround location and size.
15. Applicant shall supply the Public Works Department with a groundwater observation
program summary report as prepared by Strata Geotechnical Engineering & Materials
Testing prior to development plan approval.
GENERAL COMMENTS
Please submit a copy of the Ada County Street Name Committee's final approval letter
for the subdivision name, lot and block numbering. Make any corrections necessary to
conform.
2. Two -hundred -fifty- and 100-watt, high-pressure sodium streetlights will be required at
locations designated by the Public Works Department. All streetlights shall be installed at
the subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
3. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
4. If the start of construction has not been initiated within 18 months from the approval of
the Conditional Use Permit the permit will voided by the City.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-
17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as "Single
Family Residential". The proposed residential uses are harmonious with and in
accordance with the Comprehensive Plan.
The proposed use is considered a permitted use (MCC Title 11-8-1), and is being
developed as conditional use permit for a planned development in order to allow reduced
AZ-01-020, PP-01-021, CUPOI-039
Who— Subdwnwn AZ.PP.CUP.DOC
Planning & Zoning Commission/Mayor & City Council
December 9, 2001
Page 8
lot sizes, reduced street frontages and zero lot lines. If the project is developed as
submitted, it will meet the minimum requirements of this code.
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Staff finds that the proposed development will not change the essential character of the
general vicinity and will be harmonious with the intended character of the same area.
A That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff finds that the proposed use would not adversely affect other properties in the
general vicinity. Staff finds that the placement of the stub street to the south will impact
the landowner to the south when he or she chooses to develop their property. The
connection to the proposed stub street will limit the layout of the property in the future
when it is developed. Staff does not feel that this will be an adverse impact; however, the
Commission and Council should consider any testimony given at the public hearings
before making this finding.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
Staff finds that the proposed development will be adequately served by the essential
public facilities and services listed above.
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;
Staff finds that the proposed use would not be detrimental to the economic welfare of the
community, nor would it create the need for any new facilities or services to be paid for
by the public.
G. That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that no excessive traffic, noise, smoke, fumes, glare or odors will result from
the proposed use.
AZ-01-020, PP-01-021, CUP01-o39
Silh- Subdivision pp.CUPDOC
Planning & Zoning Commission/Mayor & City Council
December 9, 2001
Page 9
H. That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the proposed use will not create significant interference with any traffic
on the surrounding public streets.
I. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed
by issuance of this conditional use.
ADDITIONAL CONSIDERATIONS
OPEN SPACE
The required open space within this subdivision is primarily located in along the northern
property line adjacent to Onweiler Lateral, behind the proposed town homes. There are two other
small open spaces; one is located adjacent to the entryway on the south side and the other is a 28-
foot wide 100-foot deep lot on the east side of Richter Avenue.
Because this subdivision is being developed as a Planned Development the applicant is required
to provided at least two amenities or 10 % open space and one amenity. The proposed open
space, although not centralized, does exceed the 10% requirement. Additionally the applicant has
proposed the installation of a concrete basketball court on Lot 5, Block 1 of the subdivision as
the required amenity.
Although the plat meets the minimum requirements of the Subdivision and Planned
Development Ordinances staff feels that the open sace should either be more centrally located
to be visible and accessible by all of the subdivision residents) or provisions should be made to
make the open space along the Onweiler Lateral more accessible This may be accomplished by
means of a walking ath that would provide access to the residents whose homes do not back u
to the open space
REDUCED MINIMUM STANDARDS
Because this Subdivision is being developed as a Planned Development, the applicant is able to
request reduced minimum standards within the proposed R-8 Zone. The applicant has requested
a reduction in minimum lot size from 4,250 square feet to 3,311 square feet, a reduction in street
frontage requirements from 50 feet to 30 feet, and a reduction in side setbacks from 5 feet per
story to 0 feet. Staff has no objection to the requested reduction in minimum standards (see MCC
12-6-1, 5).
STUB STREET
Staff supports interconnectivity between adjacent subdivisions, and staff supports the applicant's
proposal to provide a stub -street to the undeveloped property to the south. A stub street to the
AT-01-020, PP -01-021, CUP01-039
silhouette SubdiMion.AURCUP.DOC
Planning & Zoning Commission/Mayor & City Council
December 9, 2001
Page 10
east would provide additional connectivity in the future; however due to the small size of the
project, staff feels that no more than one stub -street should be required.
Site Saecific Conditions
Applicant shall meet all of the requirements of the preliminary plat.
2. The basketball court shall be installed prior to the issuance of an occupancy permit for
any home built within the subdivision.
An asphaltic walking path shall be added to connect the open space provided on north of
the property with the sidewalk on Meridian Road and the sidewalk within the
subdivision.
COMPREHENSIVE PLAN POLICIES
The subject property is located in an area designated as Mixed/Planned Use Development in the
Meridian Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of goals and
policies that are relevant to this application. Staff has selected the following sections that most
directly apply to the proposed project.
Goals Section
Goal 4: To provide housing opportunities for all economic groups within the community.
Goal 8: To establish compatible and efficient use of land through the use of innovative and
functional site design.
Economic Development Chapter
3. lU — Approve quality housing projects that meet the needs of all economic levels.
3.2U — Encourage efforts to develop and maintain quality neighborhoods and housing.. .
Land Use Chapter
2.1U — Support a variety of residential categories for the purpose of providing the City with a
range of affordable housing opportunities.
2AU — Encourage sidewalks and paved streets for all existing neighborhoods...
Transportation Chapter
1.19U - Encourage proper design of residential neighborhoods to ensure their safety and
tranquility.
1.14 - Design and performance standards should be applied to infilling development in order to
reduce adverse impacts upon existing adjacent development.
1.18 — As Planned Development methods and standards are implemented by the City of
Meridian, variations pertaining to planned development — maximum density,
dimensional standards, and other requirements — shall not exceed 25% of the existing
requirements, and shall be recommended when one or more of the Planned Development
design and developmental objectives are met.
1.19 - High -density development, where possible, should be located near open space corridors or
other permanent major open space and park facilities, and near major access thoroughfares.
AZ-01-020. PP 41-021, cUP01-039
Silhouette Subdiv cn.AZPRCURDOC
Planning & Zoning Commission/Mayor & City Council
December 9, 2001
Page 11
Community Design Chapter
6.2U — Pedestrian access connectors will be required in all new development to link subdivisions
together to promote neighborhood identity.
6.11U — Promote well -planned and well -designed affordable housing in all Meridian
neighborhoods.
RECOMMENDATION
Staff supports the annexation and rezone of this property.
As noted in the report, the applicant meets the requirements of the Planned Development and
Subdivision Ordinances, yet staff finds that the proposed open space is not well centralized or
easily accessible to all residents in the subdivision.
Nevertheless, Staff recommends approval of the preliminary plat and the conditional use permit
for the Planned Development, with the aforementioned findings and conditions.
AZ-01-020, PP-01-021, CUP01-039 SiBlow to Subdivis=AZ PP.CUP.DOc