HomeMy WebLinkAboutKenai Subdivision
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
STAFF REPORT
TO:
FROM:
Hearing Date: June 27,2006
Mayor & City Council
Joe Guenther/Jenny Veatch
Associate City Planner
208-884-5533
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SUBJECT:
Kenai Subdivision. All applications are for Kenai Subdivision by Kenai Partners
LLC.
AZ-06-02l- Annexation and Zoning of 77.66 acres from RUT to R-15 (Medium
High Density Residential) (31.78 acres) and C-G (General Commercial) (45.88
acres) .
PP-06-0 19 - Preliminary plat for 64 single family detached residential lots, 24
alley loaded/attached single family residential lots, 9 multi-family residential
lots, 25 common lots, and 32 commercial lots on 77.66 acres.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Kenai Partners LLC, is requesting Annexation with a Preliminary Plat to construct
retail/restaurant/and office uses as well as a mixture of attached, detached and townhouse residences on
approximately 77 .66 acres within the Kenai Subdivision development located approximately ~ mile west
of the intersection of Overland Road and Eagle Road/SH-55.
2. SUMMARY RECOMMENDATION
Staff recommends approval of Kenai Subdivision with modifications to the proposed layout as follows:
. Lots 56-59 of Block 3 shall be amended. These lots do not have road frontage and do not meet
the minimum standards of the UDC. Meridian Parks Department has requested a pathway spur
at this location to connect to the Ridenbaugh Canal. The bulk of these lots may be transferred to
Lot 60 Block 3 with a common lot being created to provide the spur connection.
. Lot 8 Block 3 contains a multi-use pathway through the addition to Kiwanis Park. The pathway
should be extended along the western property boundary to connect with Overland Road.
. A conditional use permit shall be required for all multifamily units and must comply with the
standards of the UDC 11-4-3.27.
. A private street application shall be required for the 42' wide private driveway in the commercial
portion ofthe project and must comply with the standards of the UDC 11-3F.
Staff therefore recommends approval with conditions ofthe subject applications (AZ-06-02l, PP-06-
019) as detailed in the staff report dated June 27,2006. The Meridian Plannin!! and Zonin!!
Commission heard the item on Mav 4. 2006. At the Dublic hearin!! they moved to recommend
aDDroval. NOTE: As ofthe Drint deadline for this uDdated Staff ReDort. the aDDlicant has not
submitted a revised Dreliminarv Dlat with the modifications noted above.
a. Summary of Public Hearing:
i. In favor: Becky McKay (Applicant's Representative), David Koga, Andy Erstad
11. In opposition: Ralph Ingle, Dan Curtis, Gloria Fern
111. Commenting: None
IV. Staff presenting application: Jenny Veatch
v. Other staff commenting on application: Caleb Hood
b. Key Issues of Discussion by Commission:
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AZ-06~021/PP-06-0 19
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
1. variance for setbacks on alley-loaded products;
ii. clarification of south boundary elevation on auto court units
c. Key Commission Changes to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
PROPOSED MOTIONS (to be considered after the public hearing)
Approve
After considering all staff, applicant, and public testimony, I move to approve File Numbers AZ-
06-02l/PP-06-0l9 as presented in Staff Report for the hearing date of June 27,2006 with the
following modifications: (Add any proposed modifications.)
Deny
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06-
02l/PP-06-0l9 as presented in the Staff Report for the hearing date of June 27, 2006 for the
following reasons: (You should state specific reasons for denial of the annexation and you must
state specific reason(s) for the denial of the plat.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers AZ-
06-021/PP-06-019 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance.)
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
WI/2 of the NE 1/4
Township 3N, Range IE, Section 20
b. Owners
Kenai Partners LLC
6223 N. Discovery Way
Boise Id 83713
c. Applicant:
Kenai Partners LLC
6223 N. Discovery Way
Boise Id 83713
d. Representative: Becky McKay, Engineering Solutions
e. Present Zoning: RUT- Ada County
f. Present Comprehensive Plan Designation:
Mixed Use-Regional- 2002 Comprehensive Future Land Use Map
g. Description of Applicant's Request:
1. See Exhibit Al (prepared by Engineering Solutions) for a copy of the proposed plat,
Exhibit A2 shows the proposed landscape plan, and Exhibit A3 shows a detailed site plan
which depicts the lot layout, building, parking and access locations with adjoining
subdivisions and building elevations.
h. Applicant's Statement/Justification: The application notes that the mixed use regional
designation provides for the overall site to be developed with a mixture ofRetailJRestaurant/
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
OfficelDrive through and other Commercial uses oriented around automobile traffic, the
central portions of the site are designed around transitional uses of office sites into a mix of
single-family detached units and multi-family residential units. The applicant notes that the
site is an ideal location for a retail/residential complex and will provide the additional
landscaping along drive aisles, a park site, and develop the new public street to improve traffic
movement in the area.
4. PROCESS FACTS
a. The subject application will in fact constitute an annexation and zoning (including
rezones) as determined by City Ordinance. By reason ofthe provisions of the Unified
Development Code Title 11 Chapter 5 Article B Section 3, a public hearing is required
before the City Council on this matter.
b. The subject applications will in fact constitute preliminary plats as determined by City
Ordinance. By reason of the provisions of the Unified Development Code Title 11
Chapter 6, a public hearing is required before the City Council on this matter.
c. Newspaper notifications published on: Council- December 19 and January 2,2005 (for P
& Z Commission hearing) and June 5 and June 19,2006 (for City Council hearing).
d. Radius notices mailed to properties within 300 feet on: Council- December 19, 2005 (for
, P & Z Commission hearing) and June 2, 2006 (for City Council hearing).
e. Applicant posted notice on site by: December 26, 2005 (for P & Z Commission hearing)
and June 17,2006 (for City Council hearing).
5. LAND USE
a. Existing Land Use(s): Bare land, existing single family residence with out buildings.
b. Description of Character of Surrounding Area: lot residential, highway-oriented services,
rapidly urbanizing commercial/office projects, high school.
c. Adjacent Land Use and Zoning
I. North: Undeveloped commercial, C-G
2. West: Mountain View High School R-4, Office Park L-O
3. South: Thousand Springs Subdivision, R-4
4. East: Developing Commercial/Retail (El-Dorado Business Campus), C~G
d. History of Previous Actions: None.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: There is a sewer main stubbed to this property from
Overland Road.
Location of water: There is a water main stubbed to this property from
Overland Road, E. Gala Stree, and E. Blue Horizon Drive.
Issues or concerns: None
2. Vegetation: Agricultural/Irrigated
3. Flood plain: N/A
4. Canals/Ditches Irrigation: Several unnamed ditches cross the property.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
5. Hazards: None identified
6. Size of Property: 77.66 acres
7. Description of Use: Retail, Office, Commercial, and Restaurant uses and associated
parking and landscape improvements along Overland Road. Attached townhouse and
single family residential, front accessed (shared driveway) and alley accessed residential
products.
f. Subdivision Plat Information
The submitted plat includes an R -15 proposed zone with 64 single-family residential lots
which are to share common driveways and are in the 4,122 to 6,868 square-foot range.
The 28 alley accessed homes are located in Blocks 6 and 8 and are in the 3,440 to 4,300
square foot range. These lots are designed to meet the minimum standards of the R-15
district with common lot lines (zero lot line setbacks).
The submitted plat also includes nine lots in an R-15 proposed zone. These R-15
products are designed around a modified townhouse/apartment design and each building
would be contained on a lot with potential for a future condominium plat on the
individual units. The applicant has not included a conditional use permit request for the
multifamily units.
. "The submitted plat also contains 32 lots in a C-G proposed zone with commercial/office
uses. Commercial uses are shown to be a mix of restaurant/retail and office spaces.
g. Landscaping
1. Width of street buffer(s): per the Future Land Use Map, Overland Road is designated
as "Entryway Corridor" to the edge of the site. The overall site is not required to
provide entryway corridor landscaping. As such, the UDC (Table ll-2B- 3) requires a
25-foot wide street buffer adjacent to arterial roadways. The landscape plan (Sheet
Ll.1) proposes a 35- foot wide buffer along Overland Road. If the applicant proposes
to construct the "Entryway Corridor" buffers in easements they must meet the
landscaping standards required in the UDC.
2. Width ofbuffer(s) between land uses: Table 11-2B-3 requires a 25-foot wide buffer
between commercial uses on C-G-zoned land and residential uses. The properties to
the west are zoned R-4 (Meridian Joint School District), properties to the east are
zoned C-G, and the properties to the south are zoned R-4 and have existing residential
separated by the Ridenbaugh Canal and future regional multiuse pathway. Lots
adjacent to the site on the west and south as shown on the landscape/site plan include
greater than the 25' standards and no additional landscaping shall be required if the
landscape plan is installed as proposed.
3. Percentage of site as open space: The UDC does not require open space or site
amenities for commercial uses. The open space contained in the residential uses is
shown to be 3.3 acres or 16.4 percent and applied as an additional amenity. This
calculation should be reduced to not include any landscape buffers. The applicant
shall clarify these calculations to be consistent with the amenity standards found in
UDC Chapter 3, Article G.
4. Other landscaping standards: The landscape buffer along internal roads should be
constructed in accordance with UDC Chapter 3, Article B.
h. Planned Development Characteristics - N/ A
i. Conditional Use Information (The applicant has not applied for a conditional use for multi-
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
family at this time. However, it is part of their concept plan. The following information is
provided as a guide for future application of the conditional use):
I. Non-residential square footage: To be determined, 44,000 square feet shown
2. Proposed building height: 65 feet, or CoG standards
3. Percentage of site devoted to building coverage: Not defmed
4. Percentage of site devoted to landscaping: 3.627 acres, 11.4% (residential only)
5. Percentage of site devoted to paving: 10.677 acres (right of way, entire site)
6. Percentage of site devoted to other uses: 2.035 acre park
7. Number of Residential units: 128 multifamily
J. Amenities - The applicant is providing a clubhouse in either Lot 1 or Lot 3 Block 4,
recreational facilities in the public park and additional open space for the residential amenities
(BBQ pit, Benches, picnic areas). The applicant is also proposing to install the multiuse
pathway along the Ridenbaugh Canal as well as pathway spurs into the site.
k. Off-Street Parking (residential uses) -provided within the R-15, to meet the multi-family
standards set forth in UDC 11-4-3.27 and to be determined by future CUP.
1. Proposed and Required Residential Standards -R~15 bulk standards apply as found in UDC 11-
2A
R-15 (Standards)
Setbacks (*all streets local) Proposed Required
Front Living Area 10 10
Front Accessed Garage 20 20
Street side 20 20
Side 4 4
Rear 12 12
Frontage 20 lO(flag lots)
Lot Size 3,440 2,400
Maximum building height 40 40
m. Proposed and Required Non-Residential Parking - One off-street parking space required for
every 500 square feet of gross floor area. Also, one Type A and one Type B parking space
required for the loading area (per UDC 11-3C-8). The total number of parking spaces has not
been calculated. This may be addressed during detailed CUP review and building design
review but the lot sizes should be sufficient to meet the minimum standards of the UDC
parking requirements if appropriately designed.
n. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
The applicant is proposing one new public access point to Overland Road/SH55 to serve the
Kenai project at approximately 593 feet west of the eastern most property line.
This project will connect with the El Dorado Subdivision, at a public street (Blue Horizon)
connecting to Eagle Road and at Gala Street to Valencia Plaza Subdivison. The internal road,
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
S. Kenai Way will serve as a collector road for the site, the applicant has proposed
appropriate widths and landscaping for S. Kenai Way.
In addition, the applicant is requesting two new access points to Overland Road at the
following locations:
. Driveway #1 - 306 feet west of eastern property line (right-inlright-out)
. Driveway #2 - 317 feet east of western property line (right-inlright-out)
Overland Road, from Eagle Road to Locust Grove Road, including the Eagle Road
intersection, has just been widened and improved to five lanes. The intersection was widened
to include dual left turn lanes to the interstate.
F or a detailed report on ACHD' s actions and comments, please see the letters/reports
submitted with the application materials.
6. AGENCY COMMENTS MEETING On April 14, 2006, staff held an agency comments meeting.
The agencies and departments present included: Meridian Fire Department, Meridian Meridian
Public Works Department, Meridian Parks Department and the Sanitary Services Company. Staff
has included all comments and recommended actions as Conditions of Approval in Exhibit C.
7, COMPREHENSIVE PLAN POLICIES AND GOALS The subject site is designated 'Mixed
Use-Regional' on the Future Land Use Map. In Chapter VII of the Comprehensive Plan, this
designation is defmed in part as an area that is situated in highly visible or transitioning parts of
the City where innovative and flexible design opportunities are encouraged. The MU-R has no
upper limit on the square footage of non-residential uses and is intended to allow a broad range of
uses. The Comprehensive plan also shows a Regional Multiuse pathway at this location to
connect to Overland Road and also along the Ridenbaugh Canal. The southeastern most corner of
the site is designated Public/Quasi public and provides for a park site with a school connection.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
. Require that development projects have planned for the provision of all public services. (Chapter
VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. 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.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
. The subject lands are currently sen'iced by the Meridian Library District. This
sen'ice will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
Municipal, fee-supported, sen'ices 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
Sen'ices, and Sanitary Services Company.
. Chapter VII, Goal I, Objective B: Plan for a variety of commercial and retail opportunities
within the Impact Area.
Stafffinds that the site is designatedfor MU-R on the Comprehensive Plan Future Land Use
Map. The designs of the products meet the overall goals of the Mixed use Regional
designation. The applicant has shown a mix ofresidential products, with an office and retail
component to their design.
. Chapter VII, Goal I, Objective B, Action 5: Locate new community commercial areas on
arterials or collectors near residential areas in such a way as to complement with adjoining
residential areas.
Overland Road is classified as an arterial roadway. The applicant is proposing access from
the adjoining commercial areas from the public streets and shows micropaths and sidewalks
which will provide future connection to residential areas south and west of the site along
Overland Road. Staff believes that the commercial areas proposed complement the existing
and planned residential areas in the vicinity.
. Chapter VII, Goal IV, Objective D: Encourage appropriate land uses along transportation
corridors. '
Staffbelieves that the proposed land uses are appropriate along the adjoining transportation
corridors (Overland Road and Eagle Road).
. Chapter VII, Goal IV, Objective D, Action 2: Restrict curb cuts and access points on
collectors and arterial streets.
The ACHD evaluates access points in their analysis; no direct lot access is allowed to any of
the arterial/collector roadways. The proposed access points to the arterial streets generally
comply with ACHD's standards. Please see the ACHD staffreport and Exhibit Bfor the
conditions from A CHD. Kenai Way provides a collector system to the arterial roadway for
the internal circulation of residents.
. Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter VII, Goal IV, Objective C, Action 1)
The properties adjacent to the subject site are designated for a wide variety of uses. South of
the site is developed with residential uses, east of the site are proposed commercial
developments also tied in with this project by a collector roadway and west of the site is the
Mountain View High School. These uses are expected to continue as per the Comprehensive
Plan Future Land Use Map as the proposal is the last phase of development between Eagle
and Locust Grove Road pm the south side of Overland. The project provides a transition from
the intense commercial uses along Eagle and Overland Roads into a mix of residential
densitiesfrom the C-G District to the R-15 District. The applicants have included residential
to residential use buffers along the north and west boundaries by providing a park corridor
and pathway connections.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
. Chapter VII, Goal IV, Objective D, Action 5: Require appropriate landscape and buffers
along transportation corridor (setback, vegetation, low walls, berms, etc.).
The applicant is proposing to constrnct appropriate buffers along all of the adjacent arterial
streets. By ordinance, a minimum 25-foot wide landscape buffer is required adjacent to
residential uses and 35-foot wide landscape buffer to Gateway Corridors. The landscape
plan shows the appropriate landscape buffers.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
· "Require all new parking lots to provide landscaping in internal islands." (Chapter V, Goal
III, Obj. D, #3, page 43)
· "The capacity of arterial. . .roadways can be greatly diminished by excessive driveway
connections to the roadways. The City should cooperate with ACHD to minimize access
points on arterial. . .roadways as development applications are reviewed." (Chapter VI, page
72)
· "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of
existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79).
· "Identify transitional zones to buffer commercial and residential uses, to allow uses such as
offices and other low intensity uses." (Chapter VII, Goal I, Obj. B, #7, page 102)
· "Restrict curb cuts and access points on. . . arterial streets." (Chapter VII, Goal IV, Obj. D,
#5, page 107)
8. UNIFIED DEVELOPMENT CODE
a. Allowed Uses in the Commercial Districts: UDC Table 11-2B-2lists retail store/restaurant/
drive thru/ office/ financial institute uses as permitted uses in the C-G zoning district.
b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the
retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Four Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location
ofthe district in proximity to streets and highways. C-G General Retail and Service
Commercial District: The purpose of the C-G district is to provide for commercial uses which
are customarily operated entirely or almost entirely within a building; to provide for a review
of the impact of proposed commercial uses which are auto and service oriented and are located
in close proximity to major highway or arterial streets; to fulfill the need oftravel~related
services as well as retail sales for the transient and permanent motoring public. All such
districts shall be connected to the municipal water and sewer systems of the city, and shall not
constitute strip commercial development and encourage clustering of commercial
development.
c. Purpose Statement of Zone: MEDIUM-IDGH DENSITY RESIDENTIAL DISTRICT (R-15)
the purpose of the residential districts is to provide for a range of housing opportunities
consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water
and sewer systems is a requirement for all residential districts. Residential districts are
distinguished by the allowable density of dwelling units per acre and corresponding housing
types that can be accommodated within the density range. Residential land uses are also
allowed within the O-T, TN-C, and TN-R districts as set forth in Chapter 3 Article D
d. Allowed Uses in the Residential Districts: UDC Table ll-2A-2lists multifamily development
uses as conditional uses in the R -15 zoning district.
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AZ-06-021/PP-06-0 19
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
e. Multifamily Development (UDC 11-4-3.27) The following standards shall apply for the
multifamily units, including standards for Site Design, Common Open Space, Site Amenities,
Architectural Character, Landscaping, and Maintenance.
f. Architectural Character-Multifamily Development (11-4-3.27.E): All structures in Multifamily
Development are subject to the design standards listed in this section. The overall elevation
shall be reviewed by staff and shall be approved prior to issuance of a Certificate of Zoning
Compliance.
g. Landscaping (11-4-3.27.F) Additional landscaping standards for street facing elevations apply
to this site.
h. 11-4-3.27.G All multifamily developments shall record legally binding documents that state
the maintenance and ownership responsibilities for the management of the development,
including but not limited to structures, parking, common areas, and other development
features.
1. General Off-Street Parking Standards (from UDC ll-3C~5):
The following standards shall apply for off-street vehicle parking for nonresidential uses: In all
Commercial Districts the requirement shall be one (1) space for every five hundred (500)
square feet of gross floor area.
J. Outdoor storage/refuse areas (11-3A-12): Outdoor utility meters, HV AC equipment, trash
dumpsters, trash compaction and other service functions shall be incorporated into the overall
design of buildings and landscaping so that the visual and acoustic impacts of these functions
are fully contained and out of view from adjacent properties and public streets.
9. ANALYSIS
9a. Analysis of Facts Leading to Staff Recommendation
The PP/AZ applications appear to substantially comply with the Unified Development Code.
However, there are several areas of clarification and some modifications required to the site plan,
building elevations, and amenities. Below are several special considerations for the P&Z
Commission to review at the public hearing:
Analysis of Facts Leading to Staff Recommendation
I. AZ Application (AZ-06-021) 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 the proposed
development. Please see Exhibit D for detailed analysis of the required facts and
[mdings for a Zoning Amendment.
The annexation legal description submitted with the application (stamped on 3/7/06 by
D. Terry Peugh, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
The applicant will be responsible for all costs associated with the sewer and water
service extension. Any existing domestic wells and/or septic systems within this
project will have to be removed from their domestic service 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
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AZ-06-0211P P-06-0 19
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
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.
UDC 11-5B-3D provides the P&Z Commission and City Council the authority to
require a property owner to enter into a Development Agreement with the City of
Meridian that may require some written commitment for all future uses. Due to the
complexity of the proiect. mix of uses. public dedications. and proxilnity of existing
and future residential uses (the multi-family component). staff believes that a
Development Agreement is necessary to ensure that this property is developed in a
fashion that is consistent with the comprehensive ulan designation and does not
negatively impact nearby properties.
Staff believes that the Development Agreement should include the following
provisions:
. Phasing Plan: Generally, the applicant anticipates the phasing plan to begin with
the commercial lots near the Overland Road including the park site with Y2 the
residential products and then continue development to the south and east.
Construction is anticipated to reflect market demand and construction needs. Staff
is supportive of this request but believes that some of the amenities proposed with
the development should be constructed prior to the development build out.
Therefore, prior to issuance of any certificate of zoning compliance all
landscaping shall be constructed along the southern and northern property
boundaries to the point of connection with adjoining projects. The
commercial/office lots should include either a permanent easement or be
redesigned to include landscaping in common lots along Overland Road.
. Non-Residential Buildings: The applicant has not requested a maximum square
footage of retail/restaurant/office spaces. Staff does not propose to limit the
applicant to allow greater flexibility for more marketable conditions. The
maximum square footage of one single building without design review shall be
60,000 square feet or a maximum of 40' in height. These standards are to mitigate
anticipated concern from adjoining residential uses.
. Residential Buildings: The applicant has shown several elevations for both alley
accessed residential, townhouses, and detached single family residential products.
Staff supports these elevations but would also support better clarification of the
specific height, bulk, types of materials, and locations proposed for each type to
address the concerns of adjoining property owners and to include within the DA.
. Pathwavs: The applicant shall coordinate with the Meridian Parks Department
and Nampa Meridian Irrigation District to defme the location of the multiuse
pathway, bridge maintenance, and landscaping along the Ridenbaugh Canal and
along the western property boundary to Overland Road. The applicant shall
comply with all design and maintenance standards as defmed by UDC ll-3A-8
unless specifically waived by the Meridian City Council.
. Park: The applicant shall also coordinate with the Meridan Parks
Department the transfer by dedication of the 2.035 acre addition to the
Kiwanis Park. The applicant shall also be responsible for all costs of
dedication, construction, landscaping and pathway construction as agreed
upon.
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Kenai Subdivision
AZ-06-021/PP-06-0 19
That the applicant will be responsible for all costs associated with the sewer and water
service extension. Any existing domestic wells and/or septic systems within this
project will have to be removed from their domestic service, per City Ordinance
Section 5-7-517, when services are available from the City of Meridian. Wells may be
used for non-domestic purposes such as landscape irrigation.
That 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 (PP-06-0l9): The proposed preliminary plat substantially complies
with the Zoning Ordinance.
Special Considerations:
Sidewalks: The applicant is proposing to construct 5-foot wide sidewalks on some of
the internal streets/drive aisles. The sidewalks may be detached from the curb with an
8-foot wide landscape strip as shown on the collector road cutouts. The proposed
landscape strips include trees and grasses. The applicant is proposing to plant trees
between the curb and the sidewalk to provide the pedestrians with cover and to make
the streetscape more attractive. The second commercial collector design would
incorporate median strips with trees planted in the center of the road. The width of
the planter strip between the sidewalk and the curb shall be a minimum of 8-feet wide
and include Class II trees. Since the applicant has submitted a plan which details
these items staff would support the sidewalk designs as shown on the landscape plan.
Land Use Buffers: UDC requires landscape buffers between different land uses. Per
UDC 11-3B-9, a 25-foot wide landscape buffer is required between single-family
homes and C-G zoned property. The UDC 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 is showing a transition area between the single-family homes and the
detached single family residential lots, as well as the commercial and multifamily lots
on the landscape plan. The applicant should be required to create an appropriate
landscape buffer along the lots that transition from commercial to multifamily. The
single-family lots would then not need a land use buffer from the multifamily lots.
Said buffer shall contain materials in accordance with UDC ll-3B-9 and not include
impervious surfaces such as parking areas or driveways. The nature of the land use
buffer shall be reviewed when the applicant proposes to develop the multifamily lots
through conditional approval.
The western and southern boundaries are proposed to be buffered by the park and
pathways. The pathway proposed shall be landscaped in accordance with UDC 11-
3B~12 which will meet the buffer requirements. See Exhibit B below.
Landscape Street Buffers:
Arterials: UDC 11-2B requires a 25- foot wide street buffer along classified
arterial roadways. Overland Road is classified as an Arterial Road. On the
submitted landscape plan, the applicant is proposing to construct a 35-foot wide
street buffer along Overland Road. The applicant should be required to depict the
required street buffers on the face of the [mal plat in an easement or place the
required buffers in common lots as per UDC 11-3B. See Exhibit B below.
Page 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
Commercial Streets: UDC ll-2B requires a 10-foot wide street buffer along
commercial roadways. On the submitted landscape plan, the applicant is
proposing to construct an 8~ foot wide street buffer along both sides of Gala
Street, Blue Horizon Drive and Kenai Way. The internal lots shall be required to
provide the additional landscape buffer to the proposed sidewalks. The applicant
shall revise the design to include the street buffer easements on the plat. The
applicant should be required to depict the required 10- foot wide street buffer
easements along collector and local roads on the face of the [mal plat.
Ditches. Laterals. and Canals: There are several irrigation laterals that bisect this
parcel. Per UDC 11-3A-6, 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. The applicant is proposing to tile all of the irrigation
facilities located on site with the exception of the Ridenbaugh Canal. See Exhibit B
below.
Pressure Irril!ation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water (UDC ll-3A-15). The applicant should
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 will be
responsible for the payment of assessments for the common areas prior to signature
on the [mal 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 City Code. See Site Exhibit B below.
Fencinl!: The applicant is not showing a fence along the perimeter of the property
which would meet the standards of the UDC. A detailed fencing plan should be
submitted upon application of the [mal plat (UDC 11-3A~7). If permanent fencing is
not provided, temporary construction fencing to contain debris must be installed
around the perimeter prior to issuance of a building permit. All fencing should be
installed in accordance with City Code. See Exhibit B below.
Cross-access Internal: There are some commercial lots that do not have frontage on a
public street. Instead the applicant is proposing to provide cross-access easements to
the lots that do not have public street frontage. Because several of the proposed lots
do not have frontage on a public street, the applicant should provide a cross
parking/cross access agreement for all of the lots within the office and commercial
portions of the subdivision to use the driveways and parking aisles. The Meridian
Fire Department and Planning Department require that private streets as proposed
must obtain Private Street approval as per UDC 11-3F. The purpose of the
commercial private streets is to provide addressing for emergency services to these
internal lots. Maintenance of the drive aisles and parking areas should be provided
for in a note on the face of the final plat, AND/OR in a document such as CCRs. See
Exhibit B below.
Elevations: Neighboring properties have expressed concerns with prior projects and
in relation to higher density residential (R -15) proposals in the general neighborhood.
To mitigate the anticipated concerns staff recommends that design review standards
apply to the site; the applicant's commercial products shall be subject to design
review if the proposed buildings meet either of the following criteria:
. The total square footage of the building is greater than 60,000 square feet; or
Kenai Subdivision
AZ-06-0211PP-06.019 Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
. The building height is greater than 40 feet.
The elevations will need to be reviewed prior to issuance of CZC to comply with the
following ordinance standards:
a) Facades: Facades visible from a public street shall incorporate modulations in the
fayade, roof line recesses, and projections along a minimum of twenty percent
(20%) of the length of the facade.
b) Roof lines: Roof design shall demonstrate two or more of the following: a)
overhanging eaves, b) sloped roofs; c) two (2) or more roof planes; d) varying
parapet heights; and e) cornices.
c) Mechanical equipment: All ground-level and rooftop mechanical equipment shall
be screened to the height of the unit as viewed from the property line.
d) Color and Materials: Exterior building walls shall demonstrate the appearance of
high-quality materials of stone, brick, wood or other native materials. Smooth-
faced concrete block, tilt-up concrete panels, or prefabricated steel panels are
prohibited except as accent materials.
Refuse/Service Area Screen: Neither the Site Plan or Landscape Plan call-out how or if the
refuse/service areas in the C~G sites will be screened. UDC ll-3A-12 requires the visual and
acoustic impacts of these functions are fully contained and out of view from adjacent
properties and public streets. The applicant's CZC application must clearly demonstrate how
this standard is met.
Common/Open Space: The applicant has a qualified application meeting the requirements of
UDC 11-3G. The proposal is showing 16.4% of qualified open space in the residential
district which meets the requirements of a minimum of 5% open space.
Multi-Use Pathwav: The applicant is not showing, but will be required to install, a multiuse
pathway in accordance to the Comprehensive Plan. The pathway shall be along the
Ridenbaugh Canal in a location to be agreed upon with the Parks Director and Nampa
Meridian Irrigation District. Currently, NMID has a 50' easement upon which the applicant
is proposing to install the pathway. All NMID standard conditions shall be applied to this site
and all pedestrian access easements shall be enacted. The applicant shall be responsible for
continuing the pathway along the western property boundary to connect with Overland Road.
Staff will require the applicant to construct or bond for improvements to the multi-use
pathway prior to occupancy of any commercial 'building. The pathway connection is listed as
an amenity to the residents and users of the site and will be essential for pedestrian
connection from the Ridenbaugh Canal pathway to the Locust Grove Overpass which will be
the essential North/South transition point for pathway interconnectivity in the City of
Meridian. The pathway with the associated landscape standards will also buffer the future
commercial uses and the transitional residential lot sizes to the existing Thousand Springs
Subdivision which is north of the site. Therefore, the pathway shall be a priority to be
completed as soon as practical with the future development of the site.
Kenai Subdivision
AZ-06-021/PP -06-019
Page 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
Amenities: The applicant is required to provide one amenity per 20 acres. The applicant is
showing qualified site amenities as follows:
ll-3G-3C-l - Quality of life amenities - Picnic area in Lot 1 Block 7
11-3G-3C-2 - Recreation amenities - Public Park with Multiuse Pathways, Open Space
11-3G-3C-3 - Bicycle circulation amenities - Several blocks are connected with an
internal 5' pathway which will be required to connect to the required Multi-use Pathway
along the Ridenbaugh Canal.
Amenities are generally located centrally and in common lots. These common lots shall
be maintained by the Kenai (Home or Business) Owners Association, The landscape
architect shall certify that one tree per 8,000 square feet of lawn has been provided on the
landscape plan.
9b. Staff Recommendation: Based on the above analysis, staff finds the AZIPP applications
substantially conform with the Comprehensive Plan policies and UDC standards, As noted under
"Special Considerations," we recommend that lots 56-59 of Block 3 be redesigned with a
pathway stub, building elevations be submitted in compliance within the required design
standards, conditional approval be reviewed for the multifamily products, and a private street
section for cross access between Gala Street and Kenai Way be submitted. On May 4. 2006 the
Plannin!! and Zonin!! Commission voted to recommend aDDrovaI of the subiect aDDlication
with the conditions listed in Exhibit B of the Staff ReDort.
10. EXHIBITS
A Drawings
1. Preliminary Plat (dated March 10,2006) prepared by Engineering Solutions.
2. Landscape Plan (dated March 72006) prepared by The Land Group.
3. Elevation board
B. Legal Descriptions
C. Conditions
1. Planning Department
2. Public Works
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Services
7. ACHD
8. Central District Health Department
9. Nampa & Meridian Irrigation District
D. Required Findings from UDC-
I. Annexation
Kenai Subdivision
AZ-06-021 IPP -06-019
Page 14
2. Preliminary Plat
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
Exhibit Al Preliminary Plat dated March 10,2006:
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Exhibit A Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
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Exhibit A Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
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Exhibit A Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
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Exhibit A Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
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Exhibit A Page 6
E HEARING DATE OF 6/27/06
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH
Exhibit B: Legal Description ~ Annexation
March 6.2(.11)6
Kenai Subdi\'isioll
Prop used Annexation
A parcel or lami locatell in the West 1/2 of tbe NE 1/4 of Section 20, TJN"
R,1 E" 8.1\.1" Ada County. Tdaho, more particularly described as follows: Commencing at
the North 114 corner of said Section 20, the REAL POINT OF BEGINNING, from
which the Northeast corner of said section bears North 89046'02" East, 2656.88 teet;
Thence along the north line ufsaid Section 20 Nonh 89046'02" East, 1308,39 feet
La a (loint on the eJttendl:u weslerly boundary of Bonito Suhdivision, as same is recorded
in Book 86 of Plats at Page 9783, records of Ada County. Idaho;
Thence along Lhe West boundary of said subdivision ami the extension thereof
South 01042'39" West, 2649.87 feet to the Soulhwest comer orsaid subdivision lYing on
lhe North boundary of Thousand Springs Subdivision No.5, as same i~ recorded in Book
79 ofPlsts at Page 8535, records of Ada County. Idaho;
Thence along said I\orth bOlUldary South 89n54> 13" West, 1247,79 feet to the
Center of said Section 20;
Thence along said :'>Jorth-South mid-~ecliou line and lhe Ea~t boundary of
Resolution Subdivision No.1, Valencia P[~a Subdivision and Riverhirch Cow1yard
Condominiums, as sam", is recorded in Book 82 of Plats at Page 9041, Book 9l of Plats
at Page 10764 and Book 91 of Plals at Page 10671, respectively, records of Ada County,
Idaho, North 00'24 '04"' East, 2645.54 feel to the Point of Beginning. Containing 71.66
aCres, marc or less,
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Exhibit B Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
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ANNEXATION AND REZONE
PROPOSED KENAI SUBDIVISION
ENGINEERING
'SOLUTIONSLLP
1 OF 1
LOCATED IN THE W 1/2 OF THE NE 1/4
SECTION 20, T.3N., R,l E,. B.L',
MER:DIA\J. ADA COUNTY. IDIIHO
1 50 E, AIKENS STREET, SUITE B
EAGLE. IDAHO 83616
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Kenai Subdivision
Exhibit B Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
Exhibit B: Legal Description - C~G (General Commercial)
March 6. 20(i()
Kenai Subdiyision
.'roposeu C-G Zone
A parcel orland located in the West 1/2 of the NE 114 of Section 20, L3N"
R.l E" B.M., Ada County, Idaho, more particularly descrihed as follows: Commencing at
the North 1/4 comer orsaid Section 20, lhl' REAL POINT OF REGINSING, from
which the i'\orthcast COlller of said section bears North 89046'02" East, 2656,88 feet;
Thence along the north line of said Section 20 North 89"46'02" East, 1308.39 [ect
to a floint on the extcndt:d weslerly boundary of Bonito Subdivision. as S,lme is recorded
in Book 86 of Plats at Page 9783, records of Ada COlmly, Idaho;
Thence along the WeM boundary of sail! subdivision and the extcllsiol1thercof
South 01041'39" West, 1556.20 fcet;
Thence North 89035'56" West, 195.60 feet;
Thence South 36001;)' 18" West, 17.42 feel to a point Oil a curve;
Thence 46,80 feet along the arc of a nOll-tangent curve to the left, said curve
having a radius of/S.oa feet, a delta angle of 35c45 '14", and a long chord bearing NOlih
7 J "43 '19" West, 46.05 feet;
Thence North 8(r~5'5(1" West, 1023,14 feet to a poinl on the North-South mid-
sect i Ol'l line of said Section 20 and the East boundar)' of Resolution Subdivision No, I, as
same is recorded in Bouk 82 of Plats at Page 9041, records of Ada COllnly, Idaho;
Thence along said North-South mid-section line and the Ea.o;l boundary of said
Resolution Subdivision No, I, and of Valencia Plaza. Subdivision and Riverbirch
Courtyard Condominiums, as same is recorded in Book 91 of Plats at Page 10764 ,mu
1100k 91 of Plats at Page J 0671, respeclively, records of Ada Counly, Idaho, North
00024 '04" East, 1541.32 feet to the Point of Beginning. Containing 45.88 acres, more or
less.
Kenai Subdivision
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
., 15 (M d' H'gb Density Residential)
Exhibit B: Legal DescrIption - R- e mID I
'\1arch 6, 2006
Kenai Subdivision
P,'oposcd R-15 Zone
A parcel of land located in the West 1/2 of tile NE 1/4 ofS~ction 20, T.3N,
R.I E., 8.M., Ada County. Idaho, more particularly described as iollows: Commencing at
the North 1/4 comer of said Section 20, from which th~ Northeast comer of said section
bears NOlih 89046'02" East, 2056,88 feet; thence along the north line of said Section 20
North 89046'02" East, 1308.39 feet to a point on the extended westerly boundary of
Bonito Subdivision, as same is recorded in Rook 86 of Plats at Page 9783, records of Ada
County, Idaho; thence along the West boundary of said Sllbdivision and the exknsion
thereof South 01042'39" West. 1556,20 feet to the REAL POINT OF BEGINNING;
Thence continuing South 01 c42'39" West, ] 093,67 feet to the SO\lthwt;:st comer
of said suhdivision lying on the Korth boundary of Thouslmd Springs Subdivision 1'\0. 5,
as same is recorded in Book 79 of PInts al Page 8535, records of Ada County, Idaho;
Thence alung said },'orth boundary South 89c54' 13" West, 1247.79 teet to th\;
Center ofsaid Section 20;
Thence along the North-South lTIid~section line 0 f said Section 20 and the East
bOllndary ofResolutioJl Subdivision No.1, as same is recorded in Book 82 of Plats at
Page 9041, records of Arta Couwy, Idaho. North 00024 '04" East. 110423 feet;
Thence South 89035'56" East, 1023 .14 feel to a point of curvature;
Thence 46.80 feet along the arc of a curve to the right, said curve having a radius
of 75,QO feet, a delta angle of 35045' 14", and a long chord hearing South 71043' ] 9" Eru;l,
46.05 feet;
Thence North 36009'18" East, 17.42 feet;
Thence South 89035'5(," East. 195,60 fect 10 the Point of Beginning, Containing
31. 78 acres. more ur less.
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Exhibit B Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
C. Conditions of Approval
1. Planning Department
SITE SPECIFIC REQUIREMENTS- (Kenai Subdivision)
1.1.1
1.1.2
1.1.3
1.1.4
1.1.5
1.1.6
1.1.7
1.1.8
1.1.9
1.1.10
1.1.11
1.1.12
1.1.13
1.1.14
The preliminary plat labeled as PRE prepared by Engineering Solutions, Dated 3/10/06, is
approved, with the conditions listed herein. All comments/conditions of the accompanying
Annexation and Zoning (AZ-06-02l) shall also be considered conditions of the Preliminary Plat.
Create a pathway connection from Lot 8 Block 3 to Overland Road. A multi-use pathway shall
be located as depicted on the Future Land Use Map. The pathway may be contained in a
common lot or a permanent platted easement. The construction of the pathway shall comply
with UDC ll-3A-8.
Graphically depict on the face of the plat, the proposed 35-foot wide landscape buffer along
Overland Road. Depict the required 10. foot wide street buffer easements along collector and local
roads in the commercial portions of the site. The easements shall be placed on the face of the
[mal plat. Said landscape buffers shall be in either a common lot or an easement adjacent to the
rights of way.
The landscape plan prepared by The Land Group, labeled Sheets Ll.OO, Ll.O I and Ll.03, are not
approved with these applications a landscape plan consistent with UDC ll-3B shall be submitted
with the [mal plat which reflects any changes made to the preliminary plat to redesign the
subdivision consistent with approved access points.
A detailed fencing plan shall be submitted consistent with UDC ll-3A. The detailed fencing plan
shall show fencing along the multiuse pathways and pathway spurs consistent with UDC 11-3A-
7. All other fencing shall remain consistent with the landscape plan dated March 7,2006.
The applicant shall redesign Lots 56-59 of Block 3 to provide the required frontage for flag lots
or incorporate the lots into the multifamily project in Lot 60 Block 3. The second component of
the redesign is to provide a pathway stub to the Ridenbaugh Canal Regional Multi-use Pathway.
Prior to issuance of any certificate of occupancy the perimeter landscaping and fencing shall be
installed or a surety agreement shall be in place.
Construction or bonding for the multi-use pathway shall be completed prior to issuance of any
certificate of occupancy for Kenai Subdivision.
Maintenance of all common areas shall be the responsibility of the Kenai Subdivision
Business/Home Owners Association( s).
Any roof-mounted mechanical equipment will be screened from view from any public right-of-
way. The applicant shall submit drawings at the time of CZC submission that demonstrate this
condition is complied with.
The applicant shall comply with the outdoor lighting standards shown in UDC ll-3A-ll.
Comply with UDC 11-3A-12 regarding a screen for the refuse/service area.
No irrigation pump station or facility is shown on the Site Plan. However, if one is proposed for
the site, it must be located outside of any required street buffer. Impervious surfaces are
prohibited in said buffers.
Prior to the City Engineer's signature of the fmal plat, all existing structures shall be removed
from the site.
Kenai Subdivision
Exhibit C Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
1.1.15 Provide cross access/cross parking agreement( s) for all lots in Kenai Subdivision. All cross
access drive aisles shall only approach the ACHD approved points of access to the public street
system. Maintenance of the aisle and parking areas shall be provided for in a note on the face of
the final plat, AND/OR in a document such as CCR's.
1.1.16 Other than the points of access approved by ACHD, direct lot access to Overland Road is
prohibited. A note shall be placed on the fmal plat restricting access to Overland Road.
1.1.17 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.
1.1.18 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
1.1.19 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.1.20 Sidewalks shall be installed within the subdiyision and on the perimeter of the
subdivision pursuant to City Code.
1.1.21 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.
1.1.22 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3A-18.
If the stormwater detention facility cannot be incorporated into the approved open space and still
meet the standards of UDC 11-3A-18, then the applicant shall relocate the facility. This may
require losing a developable lot or developable area. It is the responsibility of the
developer to comply with ACHD, City of Meridian and all other regulatory requirements at the
time of final construction.
1.1.23 The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fencing
should be installed in accordance with City Code.
1.1.24 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 mitigated. '
1.1.25 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, unless otherwise
approved by the Irrigation District(s). Plans will need to 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. Iflateral users association approval can
not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final
plat signature.
1.1.26 Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
Kenai Subdivision
Exhibit C Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
1.1.2 7 Preliminary plat approval shall be subj ect to the expiration provisions set forth in UDC 11 ~6A.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains in Overland
Road. The applicant shall install all mains necessary to provide service; applicant shall coordinate
main size and routing with the Public Works Department, and execute standard forms of
easements for any mains that are required to provide service. Minimum cover over sewer mains
is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2 Water service to this site is being proposed via extension of mains in Overland Road, E. Gala
Street and E. Blue Horizon Drive. The applicant shall be responsible to install water mains to and
through this development, coordinate main size and routing with Public Works.
2.3 The water mains shown on the preliminary plat are all shown as 8-inch, however the stub from
Overland road is 10.inch. The applicant shall be required to continue the water main as 10-inch
down S. Kenai Way and the outermost loop road around the residential portion of this
development.
2.4 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4:"19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.5 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). These easements maybe dedicated via the
plat or as a separate document.
2.6 Staff recommends not dedicating 5-feet public utility, drainage and irrigation easements along the
interior lot lines ofthe commercial lots, unless the applicant is sure that the lot lines are in their
ultimate location.
2.7 Prior to signature on the fmal plat the applicant shall submit a copy of a recorded document that
outlines maintenance of any residential private streets.
2.8 Prior to signature on the fmal plat dedicate an ingress/egress easement on the common driveways.
2.9 The applicant has indicated Nampa and Meridian Irrigation District will own and operate the
pressure irrigation system in this proposed development. Therefore a letter of plan approval shall
be submitted prior to scheduling of a pre-construction meeting.
2.10 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). 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 utilized,
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.
2.11 All existing structures shall be removed prior to signature on the fmal plat by the City Engineer.
2.12 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.13 Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
Kenai Subdivision
Exhibit C Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
needs to be sufficient to allow for 10 feet of easement past the sidewalk.
2.14 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.15 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 UDC ll-3A-6.
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, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.16 The applicant has not indicated how the storm drainage from the proposed private streets and
alleys will be disposed of. A drainage plan designed by a State ofIdaho licensed architect or
engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-
street parking areas. Storm water treatment and disposal shall be designed in accordance with
Department of Environmental Quality 1997 publication Catalog of Storm Water Best
Management Practices for Idaho Cities and Counties and City of Meridian standards and policies.
Off-site disposal into surface water is prohibited unless the jurisdiction which has authority over
the receiving stream provides written authorization prior to development plan approval. The
applicant is responsible for filing all necessary applications with the Idaho Department of Water
Resources regarding Shallow Injection Wells.
2.17 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.18 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 [mal plat.
2.19 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.
2.20 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the [mal plat
per Resolution 02-374.
2.21 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.
2.22 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.23 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.24 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.25 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.26 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation ofthe crawl spaces of homes is at least I-foot above.
Kenai Subdivision
Exhibit C Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
2.27 One hundred watt and two-hundred and fifty watt high-pressure sodium streetlights shall be
required at locations designated by the Public Works Department. Height for 100 watt fixtures is
25-feet, height for 250 watt fixtures is 30-feet. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants. Final design locations
and quantity are determined after power designs are completed by Idaho Power Company. The
street light contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
3. Meridian Fire Department
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.2 One and two family dwellings will require a fire-flow of 1,000 gallons per lninute available for
duration of2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 'if' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. 'Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
3.4 All entrance and internal roads shall have a turning radius of28' inside and 48' outside radius.
3.5 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
3.6 All common driveways shall be straight or have a turning radius of28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.7 Provide at least a 20' wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section Dl03.6 Signs.
3.8 For all Fire Lanes, provide signage "No Parking Fire Lane".
3.9 Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping.
3.10 Operational fire hydrants, temporary or pennanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.11 Building setbacks shall be per the International Building Code for one and two story construction.
3.12 Commercial and office occupancies will require a fIre-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.13 The proposed 220-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 638 residents at build out.
Kenai Subdivision
Exhibit C Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
3.14 The new commercial lot will have an unknown impact on Meridian Fire Department call volumes.
The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a
report completed by Fire & Emergency Services Consulting Group our requests for service are
projected to reach 2800 in the year 2005 and 3800 by the year 2010.
3.15 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.16 Maintain a separation of 5' from the building to the trash dumpster enclosure.
3.17 Provide a Knoxbox entry system for the complex prior to occupancy.
3.18 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.19 The applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection( s).
3.20 The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street which the project is addressed off of. Please contact Vicki Heugly (898-5500) to
address this concern prior to the public hearing.
3.21 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.22 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.23 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.24 There shall be a fire hydrant within 100' of all fire department connections.
3.25 Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section D105.
3.26 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.27 Pool chemicals shall be stored in compliance with the International Fire Code.
3.28 Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have at least
three means of fire apparatus access for each structure. (Remoteness Required)
3.29 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall
be provided with two separate and approved fire apparatus access roads. Exception: Projects having
a gross building area of up to 124,000 square feet (11520 m2) that have a single approved fire
apparatus access road when all buildings are equipped throughout with approved automatic sprinkler
systems. (Remoteness Required)
3.30 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).
Kenai Subdivision
Exhibit C Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
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).
4. Police Department
4.1 Prior to release of building permits on the multifamily lots, the applicant shall submit a parking
plan for all off-street parking in the multi.family development to the Planning and Zoning
Department. All parking spaces shall be assigned to a specific dwelling unit or for guest use. The
parking space identification shall use a different numbering system than the dwelling units.
4.2 The proposed development and/or plat do not offer natural surveillance opportunities of the
public areas in Lot 8 Block 3. Prior to the next public hearing, the applicant shall meet with the
Police Chief and/or Planning Staff to discuss features that increase visibility, including but not
limited to: doors and windows that look out on the public areas, front porches, and adequate
nighttime lighting. The site plan and/or landscaping plan shall be revised in accord with those
discussions.
4.3 If there are proposed after-hours walk-up facilities (e.g. ATM) it shall not have limited visibility
from a public street. Prior to fmal approval, the applicant shall meet with the Police Chief to
discuss methods of increasing visibility to future facilities.
4.4 The proposed multi-family development shall limit landscaping shrubs and bushes to species that
do not exceed three feet in height.
4.5 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used. All common areas shall also be adequately lit.
4.6 The loading areas shall be separated from all public parking areas.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance 11- 3B will be followed.
5.2 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
5.3 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
5.4 Parks requests a micropath stub as detailed in the Planning Department Site Specific Conditions
of approval.
5.5 Parks requests a multiuse pathway extension as detailed in the Planning Department Site Specific
Conditions of Approval.
6. Sanitary Service Company
6.1 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. ACHD
Site Specific Conditions of Approval
7.1 Install the mast arms and the signal heads for the three affected legs at the intersection of the site
entrance and Overland Road when the intersection meets signal warrants. Install the proper
Opticom devices on the signal. The applicant's traffic engineer shall submit an analysis of the
Kenai Subdivision
Exhibit C Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
proposed development phasing to determine when the signal meets warrants. The applicant will
be required to install the signal improvements at the beginning of the development phase in which
the signal is projected to meet warrants.
7.1 Close the two existing curb cut driveways on Overland Road with matching vertical curb, gutter,
and attached sidewalk.
7.2 Construct the main entrance road as a collector street with vertical curb, gutter, 8-foot planter
strips, and 5-foot detached concrete sidewalks within 72-feet of right-of-way, as proposed.
Provide 21- foot street sections on each side of the all of the proposed center islands. Install "No
Parking" signs along the collector roadway, per District policy.
7.3 Construct the two stub street extensions (Blue Horizon and Gala Street) as commercial roadways
with vertical curb, gutter, and 5-foot detached sidewalks, as proposed. Provide 2l-foot street
sections on each side of the all of the proposed center islands.
7.4 Any proposed 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 are required on the
final plat. The design should be reviewed and approved by AClID's Development staff.
7.5 Construct the internal local streets in the residential portion of the development as 34-foot street
sections with curb, gutter, and 5-foot attached concrete sidewalks, as proposed. Receive written
Fire Department approval for the reduced street section.
7.6 The applicant shall construct the two proposed east-west alleys to the following standards:
· Dedicate a minimum of 16-feet for all alleys. All alleys shall be paved a minimum of 16-
feet in width.
· Parking off the alley shall be designed so the minimum clear distance from tl1e back of
the parking stall to the opposite side ofthe alley is 22-feet for perpendicular parking.
· Access to an alley shall be located a minimum of25-feet from the nearest public street.
7.7 Other than the access specifically approved with this application, direct lot access is prohibited to
Overland Road and shall be noted on the final plat.
7.8 Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
7.9 Any existing irrigation facilities shall be relocated outside of the right-of.way.
7.10 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.11 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.12 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.13 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.14 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
Kenai Subdivision
Exhibit C Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.15 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.16 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.17 Payment of applicable road impact fees will be required prior to building construction in
accordance with Ordinance #200, also known as Ada County Highway District Impact Fee
Ordinance.
7.18 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.19 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative ofthe Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.20 Any change by the applicant in the planned use ofthe property which is the subject ofthis
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
9. Nampa & MeridiaD Irrigation District
9.1 All irrigation/drainage facilities along with their easements must be protected and continue to
function. The facilities involved are: 1) The Settlers Canal that requires a 50' easement and an
access road along the south bank. 2) The Coleman Lateral that requires a total 30' easement and
access road. 3) The Starkey Lateral that requires a 20' easement. Contact SID for additional
requirements. Contact SID for additional requirements.
9.2 A Land Use Change Application must be on file prior to any approvals.
9.3 A license agreement MUST be signed and recorded prior to construction of any SID facilities, or
within its easements.
9.4 Any changes to the existing irrigation system such as relocation, water delivery, tiling, and
landscaping must be approved by Settlers Irrigation District's Board of Directors.
9.5 All storm drainage must be retained on-site.
Kenai Subdivision
Exhibit C Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
9.6 The development must supply pressure irrigation access to all lots within the above-mentioned
subdivision from the current delivery point. If the developer wishes to have SID own, operate,
and maintain the pressure irrigation system an agreement must be in place prior to the pre-
construction meeting.
Kenai Subdivision
Exhibit C Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
Exhibit D. Required Findings from Zoning Ordinance
UDC ll-5B-3E. Annexation/Rezone Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
A. The map amendment complies with the applicable provisions of the comprehensive
plan;
In Chapter VII of the Comprehensive Plan, 'Mixed Use Regional' is defmed as areas
including commercial and residential development consistent with auto and service
oriented uses. Council fmds that the requested General Commercial (C-G) and Medium
High Density Residential zoning designations are in accord with the Comprehensive
Plan's Future Land Use Map, which delineates the subject property as "Mixed Use-
Regional". The purpose of the C-G district is "to provide for a review of the impact of
proposed commercial uses which are auto and service oriented and are located in close
proximity to major highway or arterial streets; to fulfill the need of travel-related services
as well as retail sales for the transient and permanent motoring public." While the
Medium-High Density Residential provides a higher density product in relation to
, buffering lower density residential units to the south.
Council finds that the proposed zoning is in general conformance with the comprehensive
plan (please see Section 7 of the Staff Report for detailed analysis of specific
comprehensive plan action items that apply to this development).
B. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Concurrent with the annexation and zoning application, the applicant has submitted a
preliminary that proposes commercial products for the subject site (PP-06-019). Council
does not anticipate that the applicant plans to rezone the subject property in the future if
the accompanying PP application is approved.
Council fmds that the various proposed commercial uses would be allowed (permitted)
within the requested C-G zone. The site is being proposed as two portions of
commercial, and medium low density residential and upon build out Council would not
anticipate changes of usage for this site.
C. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The applicant has submitted elevations for the proposed commercial and residential units
and will be required to use the design guidelines for commercial projects along gateway
corridors when designing building facades as detailed in the Annexation analysis.
Council fInds that the proposed C-G and R-15 zones with the proposed retail, office and
restaurant uses, if designed, constructed and operated in accordance with adopted city
ordinances, should be hannonious and appropriate in appearance with the intended
character of the vicinity. The site is intended for mixed uses which, based on the
Comprehensive Plan description, will have such uses as retail, wholesale, service and
office uses, as well as appropriate public uses such as government offices and residential
components.
Kenai Subdivision
Exhibit D Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
Council finds that the R-15 zoning designation along a C-G General Commercial will be
an appropriate use buffer.
Council finds that the proposed development will not change the existing character of the
area, which is largely urban. The proposed development is generally harmonious with the
intended character envisioned by the Comprehensive Plan. Council does not fmd that the
proposed zoning/uses will adversely change the essential character of area.
The Commission and Council should rely on public testimony (oral and written) to
determine whether or not the proposed use will be disturbing or hazardous to the existing
or future neighboring uses. Council does not anticipate that the proposed uses will be
disturbing to future or existing neighbors, as long as landscaping, fencing and other
recommended conditions are exercised. Further, Council does not anticipate that the
proposed uses will be hazardous as long as the applicant complies with the conditions
contained in Exhibit C and all City Code provisions.
D. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
The applicant will be responsible for the extension of all utilities necessary to serve this
,proposed development. Permanent sanitary sewer service to this development is to be
provided by the extension of sewer in Overland Road. The applicant will be responsible
for the extension of utilities to and through this proposed development. Sizing and
routing shall be coordinated with the Public Works Department.
Other urban services, such as water, are near to this site and the applicant should be able
to extend such services to the site. Council fmds that the subject site is proposed for
development in a fashion similar to other properties in the area.
The applicant and/or future property owners will be required to pay park and highway
impact fees.
ACHD had not submitted a staff report with site specific and standard conditions which
will be attached as Exhibit C prior to the hearing date of June 27,2006.
On April 14, 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,
Council finds that except for sanitary sewer, 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.
If approved, the developer will be fmancing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Council fmds there will not be excessive additional requirements at public cost and that
the proposed zoning and subsequent development will not be detrimental to the
community's economic welfare.
E. The annexation is in the best of interest ofthe City (UDC 1l-SB-3.E).
lithe aoolicant enters into a Develooment Agreement (DA) with the City. Council finds
that the annexation and zoning: of this orooertv to C-G. and R-15 would be in the best
interest of the City.
Kenai Subdivision
Exhibit D Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 6/27/06
2. Preliminary Plat Findings: UDC 11-6B-6
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan;
Please see Annexation Findings Item A above.
B. Public services are available or can be made available and are adequate accommodate the
proposed development;
Please see Annexation Findings Items C and D above
C. The plat is in conformance with scheduled public improvements in accord
the City's 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. There is public financial capability of supporting services for the proposed development;
Please see Exhibit C of the Staff Report for comments and conditions from other agencies and
departments.
E. The development will not be detrimental to the public heath, safety or general welfare; and
Council is not aware of any health, safety or general welfare problems associated with the
development of this subdivision. ACHD considers road safety issues in their analysis. The
Commission and Council should reference any public testimony that may be presented to determine
whether or not the proposed subdivision may cause health, safety or environmental problems.
F. The development preserves significant natural, scenic or historic features.
Council is not aware of any natural, scenic or historic features which require preservation. The
applicant will be required to maintain, fence, and improve the waterways which are existing on this
site. Furthermore the applicant shall defme with the Parks Department the location of a multi.use
pathway which will further enhance the natural features of the Ridenbaugh Canal as well as
providing an additional land use buffer.
Kenai Subdivision
Exhibit D Page 3