Loading...
HomeMy WebLinkAboutCanterbury Commons Subdivision AZ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 RECEIVED STAFF REPORT TO: FROM: Hearing Date: July 11, 2006 Mayor & City Council C. Caleb Hood, Current Planning Manager Meridian Planning Department 208-884-5533 DU;;;;di~ty . ~;: I UJAHO 1 \?>. /J ~(". .. ..~;,,~ . t~-', ""-~-lf"'_1';.'"""",' ~_"",~Jj" ,,~ - "--"-!r61 Canterbury Commons Subdivision AZ-06-013 - Annexation and Zoning of 21.77 acres to R -15 (Medium High- Density Residential) PP-06-011- Preliminary Plat of 122 residential lots (50 4-plex lots and 72 townhouse lots) and 10 common lots on 20.32 acres NOTE: Revised plat proposes 116 residential lots (49 4-plex lots and 67 townhouse lots) CUP-06-006 - Conditional Use Permit to construct a multi-family development consisting of 200 multi-family dwelling units (4-plexes) on 50 lots and 72 townhouse dwelling units NOTE: Revised site plan proposes 196 multi-family dwelling units on 49 lots and 67 townhouse dwelling units PS-06-005 - Private Street adjacent to the proposed multi-family lots within Canterbury Commons Subdivision V AR-06-005 - Variance requests to allow lot sizes in the R-15 zone to go below the 2,400 square-foot minimum (down to 1,900 square-feet) AND to allow a reduction to the standard 12- foot rear setback of the R -15 zone (11- foot rear setback requested) NOTE: The applicant has withdrawn this request. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, American West Homes, LLC, has applied for Annexation and Zoning (AZ) to R-15 (Medium High-Density Residential), Preliminary Plat (PP) approval of 122 residential building lots and 10 common lots, and Conditional Use Permit (CUP) approval of a multi-family development consisting of 50 4-plexes and 72 attached townhouse units on 21.77 acres of property currently zoned RUT in Ada County. The applicant is also requesting approval to construct private streets adjacent to the 4-plex units and variance approval to have substandard lots and reduced rear setbacks in the R-15 zone. The site is located on the south side of Pine Avenue, approximately 400 feet east ofTen Mile Road. Currently, there are three single-family homes and associated outbuildings on this site. The site has not been previously platted. The subject property is within the Urban Service Planning Area. NOTE: This proiect was originally scheduled to be heard during the March 16th Planning & Zoning Commission hearing. The subi ect applications were continued from the March 16th meeting so the applicant could adequatelv -post the site. Staff met with the applicant on March 22nd to discuss concerns staff had about the proposed development. During the April 20th hearing the proiect was continued to June 1st. so the applicant could meet with Planning Staff and make revisions to the plan. Staff has updated the Staff Report to reflect the changes made. Some of the changes made include: a reduction in buildable lots from 122 to 116. adding amenities (basketball court. picnic area. tot lot area), increasing the lot size so all lots have at least 2.400 square feet, and increasing the amount of open space (please see Section 10 below for analysis of all changes made). The comments below are based on the revised Preliminary Plat prepared bv Treasure Valley Engineers. last revised on May 19, 2006 and the reyised Landscape Plan prepared by Jensen Belts dated 5-25-06. On June 1. 2006. the Meridian Plannin2: & Zoning: Commission voted to recommend approval of the subject project. The Commission also accepted the applicant's withdrawal letter for the variances ori2inallv requested for lot size and setbacks. The SUBJECT: Canterbury Commons Subdivision AZ-06-013/PP-06-OlI/CUP-05-006/PS-06-005N AR-06-005 P AGE I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 applicant has submitted a revised preliminarv plat that deoicts the covered parkinI'!: for the multi- family units. a '-foot wide public utility easement in front of some of the multi-family buildine:s. and updated project calculations. The applicant has also submitted a revised landscape plan that has a June 26. 2006 date and depicts the covered parkinI'!: areas. revised amenities and pathways. and project calculations. These revised plans have been reviewed by staff and are I'!:enerally consistent with the Conditions listed in Exhibit B. These plans have been scanned into Exhibit A. 2. SUMMARY RECOMMENDATION The subject applications were submitted to the Planning Department for concurrent review. Generally, the Planning & Zoning Commission is the final decision making body on a Conditional Use Permit and the Director is the final decision maker on a Private Street application. However, because the City Council is the final decision making body on the Annexation, Variance and Preliminary Plat applications, all of the subject applications are being combined into one staff report. The Commission should make recommendations to the Council on all of the subject applications. After detailed review of the subiect applications. staff has provided detailed analvsis and is recommending approval with the conditions listed in Exhibit B. On June 1. 2006 the Meridian Plannine: & Zooine: Commission voted to recommend approval of the subiect applications. a. Summary of Public Hearings: i. In favor: GeoffWardle, Joe Risi, Lance Warnick, Mark Sanders ii. In opposition: None 111. Commenting: None lV. Staff presenting application: Anna Canning, Caleb Hood v. Other staff commenting on application: Mike Cole b. Key Issues of Discussion by Commission: i. Requested variances to lot size and setbacks, and not being supportive of the requests; 11. Common area calculations; 111. Elevations, particularly the double-fronted 4-plex elevations; and, iv. Layout ofthe project. c. Key Commission Changes to Staff Recommendation: i. None d, Outstanding Issue(s) for City Council: i. As part of the Commissions motion to recommend approval, the Commission wanted to give the Police Department an opportunity to update their comments with the revised plans. Staff recommends that the applicant give the Council an update regarding any meetings they have had with the Police Department. 3. PROPOSED MOTIONS (to be considered after the public hearing) Approval After considering all staff, applicant and public testimony, I move to approve Pile Numbers AZ- 06-013, PP-06-0 11, CUP-06-006, and PS-06-005 as presented in staff report for the hearing date of July 11, 2006 with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06- 013, PP-06-011, CUP-06-006, and PS-06-005 as presented during the hearing of July 11, 2006, for the following reasons: (you should state specific reasons for denial of the annexation and you must state specific reasons for denial of the plat and conditional use permit.) Canterbury Commons Subdivision AZ-06-0l3/PP-06-0 II /CUP-05-006/PS-06-005N AR-06-005 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 Continuance After considering all staff, applicant and public testimony, I move to continue File Numbers AZ- 06-013, PP-06-011, CUP-06-006, and PS-06-005 to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 2735 -2985 Pine Avenue; South side of Pine Avenue, east ofTen Mile Road, in Section 11, Township 3 North, Range 1 West. b. Owners: J.S. Risi Revocable Family Trust 27 W. Anapamu #350 Santa Barbara, CA 9310 1 & Risi Family Limited Partnership 27 W. Anapamu Street #350 Santa Barbara, CA 93101 c. Applicant: American West Homes, LLC 404 S. 8th Street Boise, ill 83702 d. Representative: Joseph S. Risi e. Present Zoning: RUT-Ada County f. Present Comprehensive Plan Designation: Mixed Use - Community g. Description of Applicant's Request: The applicant is requesting approval of Annexation and Zoning (AZ) to R-15 (Medium High-Density Residential), Preliminary Plat (PP) approval of 122 residential building lots and 10 common lots, and Conditional Use Permit (CUP) approval of a multi-family development consisting of 50 4-plexes and 72 attached townhouse units on 21.77 acres of property currently zoned RUT in Ada County. The applicant is also requesting approval to construct private streets adjacent to the 4-plex units and variance approval to have substandard lots and reduced rear setbacks in the R-15 zone. The applicant is requesting an II-foot rear setback for a block of the townhouse lots. Forty-two of the seventy- two proposed townhouse lots are below the 2,400 square-foot minimum lot size; thirty of the townhouse lots meet or exceed the minimum lot size. The average lot size in the proposed development is 4,781 square feet. The gross density of Canterbury Commons is 12.5 dwelling units per acre. Approximately 12.6% of the area being developed is being set aside for open space. The applicant is proposing to construct a clubhouse, pool, tot-lot, and pathway system on Lot 42, Block 1. The applicant is also proposing some open space on the townhouse common lots, Lot 1, Block 3 and Lot 14, Block 2. Staff is not supportive of the applicant's proposal. 1. Date of preliminary plat (attached in Exhibit A): 12/14/05 (revised 5/19/06) 2. Date oflandscape plan (attached in Exhibit A): 10/19/05 3. Date of site plan (attached in Exhibit A): 10/10/05 h. Applicant's Statement/Justification: The City of Meridian's Master Plan for this site is mapped at a density up to 15 dwelling units per acre. The project that we are proposing has a D.U. of 13 units to the acre with a total of 272 homes and condominiums. The condominiums Canterbury Commons Subdivision AZ-06-0I3/PP-06-01l/CUP-05-006/PS-06-005/V AR-06-005 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 (4-plexes) will haye stUCCO exteriors. There will be two different condominium building types and two different elevations for each type of condominium building equaling a total of four unique condominium elevations. The town houses will have siding exteriors. Various different colors, windows and bays will be incorporated into the town home designs to maximize variety in elevation. The covenants will be governed through formation of three separate property/homeowner associations. There will be two separate associations to govern the town houses and the condominiums. This project is designed to supply critical affordable housing to the many employees working for local area businesses (see Applicant's Submittal Letter for more. ) 5. .PROCESS FACTS a. The subject application will in fact constitute an annexation and zoning as determined by City Ordinance. By reason of the provisions of the Unified Development Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. b. The subject application will in fact constitute a preliminary plat as determined by City Ordinance. By reason of the provisions ofthe Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. c. The subject application will in fact constitute a conditional use as determined by City Ordinance. By reason of the provisions of the Unified Development Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. d. The subject application will in fact constitute a private street as determined by City Ordinance. By reason of the provisions of the Unified Development Code Title 11, Chapter 5, a public hearing is required before the City Council on this matter. e. The subject application will in fact constitute a variance as determined by City Ordinance. By reason of the provisions of the Unified Development Code Title 11, Chapter 5, a public hearing is required before the City Council on this matter. f. Newspaper notifications published on: February 27,2006 and March 13, 2006 (for Planning & Zoning Commission), and June 19th and July 3rd, 2006 (for City Council hearing) g. Radius notices mailed to properties within 300 feet on: February 22,2006 (for Planning & Zoning Commission), and June 16th, 2006 (for City Council hearing) h. Applicant posted notice on site by: April 1 0, 2006 (for Planning & Zoning Commission), and July 1 S\ 2006 (for City Council hearing) 6. LAND USE a. Existing Land Use(s): There are three single-family residences along Pine Avenue. The existing homes and the outbuilding will be removed. b. Description of Character of Surrounding Area: Across Pine Avenue are the recently approved Lyndhurst Grove Subdivision and Sommersby Subdivision. These developments included future multi-family and single-family dwellings. To the west is higher density residential in The Courtyards at Ten Mile. To the east is a single-family R-8 subdivision, Morning Glory. To the south are the railroad tracks and industrially zoned property. c. Adjacent Land Use and Zoning 1. North: Single-family homes, zoned R-4, Kelsie Park Subdivision; approved Lyndhurst Grove Subdivision, zoned R-8; approved Sommersby Subdivision, zoned R-15 and L-O Canterbury Commons Subdivision AZ-06-013/PP-06-0 Il/CUP-05-006/PS-06-005/V AR-06-005 PAGE 4 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY J J, 2006 2. West: Multi-family dwellings, zoned R-15, The Courtyards; Church, zoned L-O 3. South: Agricultural, zoned I-L 4. East: Single-family homes, zoned R-8, Morning Glory Subdivision NO.2 d. History of Previous Actions: None. e. Existing Constraints and Opportunities 1. Public Works Location of sewer: There are existing mains in W. Pine Avenue that currently flow to the private Moshers Farm Lift Station. Location of water: There are existing water mains in W. Pine Avenue. Issues or concerns: 1.) Depending on the size of water services used, a five- foot setback from the sidewalk to the four-plexes does not allow for enough room. 2.) Staff is concerned about the location ofthejoint utility trench. 2. Floodplain: N/ A 3. Canals/Ditches Irrigation: The Ten Mile Drain traverses along the south side of this property and the Eight Mile Lateral bisects this property in the northeast corner. These waterways should be protected. All other open ditches or laterals that cross the subject site should be tiled in accordance with the UDC. 4. Hazards: Staff is not aware of any hazards associated with this property. 5. Proposed and Existing Zoning: These properties are currently zoned RUT in Ada County. The applicant is proposing to zone all of the subject property to R-15 (Medium High-Density Residential). 6. Size of Property: 21.77 acres f. REVISED Subdivision Plat Information: 1. Residential Lots: 116 (49 multi-family lots and 67 townhouse lots) 2. Non-residential Lots: 0 3. Total Building Lots: 116 4. Common Lots: 10 (9 common open space lots, and 1 private street lot) 5. Other Lots: 0 6. Total Lots: 126 7. Gross Density: 12 units per acre (net 19 d.u.lacre) g. Landscaping 1. Width of street buffer(s): A 20-foot wide street buffer is required along Pine Avenue, a collector street (UDC 11-2A-6). UDC 11-3B-7C2a requires all residential subdivision street buffers to be located on a common lot maintained by a home- owners association. Street buffers are not required adjacent to the other, internal streets. 2. Width ofbuffer(s) between land uses: N/A Canterbury Commons Subdivision AZ-06-0I3/PP-06-0 J I /CUP-05-006/PS-06-005N AR-06-005 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 3. Percentage of site as open space: The applicant states that 19% (3.89 acres) of the site is being set aside for common open space. 4. Other landscaping standards: Landscaping adjacent to micro-paths and pathways should comply with UDC 11-3B-12. h. Amenities: For multi-family developments with more than 100 units, the decision making body shall require additional amenities commensurate to the size of the development (UDC 11-4-3.27D-2d). As a reference for multi-family developments with 75 units or more, 4 amenities are required, with at least one from each category (Quality of Life, Open Space, and Recreation). The applicant is providing amenities as follows: 3,000 square-foot community club house and fitness facility (Quality of Life), property management office, maintenance storage area, development map/directory, pool (Recreation), tot-lots (Recreation), walking trails (Recreation), half basketball court (Recreation), picnic area (Quality of Life) and open space (Open Space). i. Off-Street Parking: UDC 11-3C-6.A requires townhouse dwellings with 2 or more bedrooms to have a two-car garage and a 20' x 20' parking pad in front of each garage. UDC 11-3C-6A requires multi.family dwellings with 2 or more bedrooms to have a two-car covered carport or garage for each unit. The submitted site layout does not propose any covered parking spaces for the multi-family (4-plex) dwellings and does not contain the necessary 20' x 20' parking pad in front of all of the townhouse garages. The applicant should be required to comply with the off-street parking requirements ofthe UDe. J. Conditional Use Infonnation: 1. Non-residential square footage: 3,000 square feet (Community Clubhouse) & maintenance storage 2. Proposed building height: Varies; R-15 allows 40 feet 3. Percentage of site devoted to building coverage: 24% 4. Percentage of site devoted to landscaping: 31 % 5. Percentage of site devoted to paving: 45% 6. Percentage of site devoted to other uses: 0% 7. Number of Residential units: 263 k. Proposed and Required Residential Standards - The applicant was originally requesting variances to some of the R-15 bulk standards as found in UDC 11-2A. Specifically, the applicant was requesting a variance to the minimum 2,400 square-foot lot size. The applicant was proposing to plat 42 of the 72 townhouse lots below the standard lot size (down to 1,900 square-feet). The revised preliminary plat depicts at least 2,400 square foot lots. The applicant was also requesting approval for an II-foot rear setback variance for the townhouses in Block 3 (12 feet is the standard rear setback). Staff does not believe that there is any hardship that exists where granting the requested variances is warranted (please see Findings in Exhibit D). Further, the proposed development only depicts a 5-foot front setback for some ofthe 4-plex units. City Staff is concerned about providing joint utility services and easements to the 4-plex units with such a shallow setback (see Public Works Department comments). Staff continues to recommend that a 10-foot front setback to the 4-plex units be provided so that joint trench and city water meters can be installed and accessed near the units. R-15 Standards Setbacks (measured to sidewalk)Proposed Required Canterbury Commons Subdivision AZ-06-013/PP-06-0 IIICUP-05-006/PS-06-005N AR-06-005 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 Front Living Area (townhouse) 10 10 Front Living Area to street (4.plex) 5 0 Front Accessed Garage (townhouse)20 20 Front Accessed Garage (4-plex) NA 20 Street side (townhouse and 4-plex) 10 10 Side (townhouse) 0 0 Side (4-plex) 5 4 Rear (townhouse and 4-plex) 12 12 Frontage 0 0 Lot Size 2,400 2,400 Maximum building height 27 40 1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The applicant is proposing one public street connection to Pine Avenue and one private street connection to Pine Avenue. The public street system provides access for the townhouse units and the private street system provides access for the 4-plex units. Both the private and public street connections to Pine Avenue align with existing public streets on the north side of Pine Avenue. The public and private streets are interconnected and provide a looping circulation system throughout the development. Please see Exhibit B for ACHD' s comments and conditions regarding this development. 7. AGENCY COMMENTS MEETING On February 24,2006, staff held an agency comments meeting. The agencies and departments present included: Meridian Fire Department, Meridian Police, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and reconunended actions as Conditions of Approval in Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS The subject site is designated 'Mixed Use - Community' on the Meridian Comprehensive Plan Future Land Use Map. According to the Comprehensive Plan, the purpose of this designation is to identify key areas which are either infill in nature or situated in highly visible or transitioning areas of the city where innovative and flexible design opportunities are encouraged. The following standards will serve as general guidelines for development in these Mixed Use areas: · All development within this designation will occur only under the Conditional Use Permit process, except the Mixed Use- Regional; · Where feasible, multi-family residential uses will be encouraged, especially for projects with the potential to serve as employment destination centers and when the project is adjacent to State Highways 20-26 , 55 or 69; · Where mixed use developments are phased, a conceptual site plan for the entire mixed use area is encouraged with the development application or, depending on the scope of the development, prior to a formal development application being submitted; · Where the project is developed adjacent to low or medium density residential uses, a transitional use is encouraged. Mixed Use - Community. The following standards will apply to this category: Canterbury Commons Subdivision AZ-06-013/PP-06-0 Il/CUP-05-006/PS-06-005/V AR-06-005 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 . Up to 25 acres of non-residential uses pennitted within the Mixed Use - Community areas as shown on the Future Land Use Map. In Mixed Use - Community areas that are not Neighborhood Centers, over 25 acres of non-residential uses shall be permitted (through the CUP process). . Up to 200,000 sq. ft. of non-residential building area . Residential density of 3 to 15 units/acre Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): . Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: . The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. . The subject lands currently lie within the jurisdiction of the Ada County Sher{fTs Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). . The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. . The subject lands are currently serviced by the Meridian School District #2. This service will not change. . The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipal, fee-supported, services will be provided by the Meridian Building Department; the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. . Chapter VII, Goal IV, Objective D, Action 2: Restrict curb cuts and access points on collectors and arterial streets. Pine Avenue is classified as a collector roadway in this area. The proposed access points to Pine Avenue should comply with ACHD 's standards. . Chapter VII, Goal IV, Obj ective C, Action 1: Protect existing residential properties from incompatible land use development on adjacent parcels. This is an injill parcel with the properties adjacent to the subject site varying in density and housing type. North of the site are existing and proposed single-family and multi--family dwellings. East of the site is a single--family subdivision. West of the site is a mixed-use development with multi--family dwellings (attached duplexes). The subject project is denser than any of the adjacent projects, but does provide a transition from the less dense Morning Glory Subdivision, with the townhouses to the proposed multi-family. Although staff believes that attached single-family and detached single-family are compatible land uses, staff Canterbury Commons Subdivision AZ-06-0 I3/PP-06-0 11 /CUP-05-006/PS-06-005/V AR-06-005 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 believes that the lot sizes proposed along the eastern boundary should be increased to provide a better transition in lot size. . Chapter V, Goal!, Objective A, Action 11: Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough, and Jackson and Evans drainages) throughout commercial, industrial and residential areas. The Eight Mile Lateral and the Ten Mile Drain course through or adjacent to this site. Staff believes that the Eight Mile and the Ten Mile should be protected and enhanced by leaving them open and constructing a pathway adjacent to the Eight Mile (see Exhibit B). . Chapter VII, Goal N, Objective D, Action 5: Require appropriate landscape and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.). The applicant is proposing to construct a 20-foot wide landscape buffer adjacent to Pine Avenue. By ordinance, the Pine Avenue landscape buffer is required in a common lot. . Chapter VI, Goal II, Objective A, Action 3: Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all land-use decisions. This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction and reconstruction projects, in a manner that is safe, accessible and convenient. Staff believes that the subject applications generally comply with the policies listed in the literature noted above. . Chapter VI, Goal II, Objective A, Action 6: Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. The adjacent projects have not provided opportunities for the subject site to provide vehicular connectivity (no stub streets). The applicant is proposing a loop street system within this development. Two new connections to Pine Avenue are proposed. . Chapter VI, Goal II, Objective A, Action 5: Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system. The adjacent projects have not provided opportunities for pedestrian connections with this property. The applicant is proposing to construct 5-foot wide attached sidewalks adjacent to the internal streets (private and public). The applicant is also proposing to constrnct an internal pathway system. To enhance the community pathway system, staff recommends that a pathway be provided through Lot 9, Block 2, connecting the sidewalk on Jay ton Drive with the sidewalk on Pine Avenue. Stafjjurther recommends that Lot 29, Block 1, be designated as a common lot and a pathway be constructed through this lot. . Chapter VII, Goal N, Objective C, Action 6: Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. See analysis above. Canterbury Commons Subdivision AZ-06-013/PP-06-0Il/CUP-05-006/PS-06-005N AR-06~005 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 · Chapter VII, Goal I, Objective D, Action 9: Require new residential deyelopment to provide permanent perimeter fencing to contain construction debris on site and prevent windblown debris from entering adjacent agricultural and other properties. Prior to construction of any buildings, fencing should be constructed around the perimeter of this site. Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining tl the applicant's zoning and development request is appropriate for this property. 9. UNIFIED DEVELOPMENT CODE a. Allowed Uses in the Residential Districts: UDC Table 11~2A-2lists multi-family development uses as conditional uses in the R-15 zoning district; townhouses are principally permitted in the R-15 zone. b. Purpose Statement of Zone: MEDIUM-HIGH 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. c. 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. Site design (UDC 11.4-3.27B): A minimum of 80 square feet of private, usable open space shall be provided for each unit. This requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway and other access ways shall not count toward this requirement. For the purposes of this Section, vehicular circulation areas, parking areas, and private useable open space shall not be considered common open space. The parking shall meet the requirements set forth in Chapter 3 of this Title. Developments with 20 units or more shall provide the following: a property management office, a maintenance storage area, a central mailbox location, a directory and map of the development at an entrance or convenient location for those entering the development. Common open space design reauirements (UDC 11-4-3.27C): A minimum area of outdoor common open space shall be provided as follows: a) 150 square feet for each unit containing 500 or less square feet of living area; b) 250 square feet for each unit containing more than 500 square feet and up to 1,200 square feet of living area; and c) 350 square feet for each unit containing more than 1,200 square feet of living area. Common open space areas shall not be adjacent to collector or arterial streets unless separated from the street by a constructed barrier at least 4 feet in height. Site develoDment amenities (UDC 11-4-3.27D): Canterbury Commons Subdivision AZ-06-013/PP-06-01IlCUP-05-006/PS-06-005N AR-06-005 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 All multifamily deyelopments shall proYide for quality of life, open space and recreation amenities to met the particular needs of the residents as follows: a) Quality of Life (clubhouse, fitness facility, enclosed bike storage, and public are such as a statue); b) Open Space (open grassy area of at least 50 by 100 feet in size, community garden, ponds or water features, and plazas); and c) Recreation (pool, walking trails, children's play structures, and sports courts). The number of amenities shall depend on the size of the multifamily development as follows: For multifamily developments with 75 units or more, 4 amenities shall be provided, with at least 1 from each category. For multifamily developments with more than 100 units, the decision-making body shall require additional amenities commensurate to the size of the proposed development. Architectural Character (UDC 11-4-3.27.E): All building elevations shall have a minimum portion of the elevation devoted to architectural features designed to provide articulation and variety. These features shall include, but are not limited to windows, bays and offsetting walls that extend at least two feet; recessed entrances; and changes in material types. Changes in material types shall have a minimum dimension of two feet and minimum area of 25 square feet. Main entrances, which are the primary point(s) of entry where the majority of building users will enter and leave, shall be designed as an obvious entrance and focal point of the building through architectural treatment, lighting, and address identification. Entrances shall be adequately covered, recessed, or treated with a permanent architectural feature in such a way that weather protection is provided. Roof forms shall be distinctive and include variety and detail when viewed from the street. Sloped roofs shall have a significant pitch. Flat roofs should include distinctive cornice treatments. Exterior building materials and finishes shall convey an impression of permanence and durability. Materials such as masonry, stone, stucco, wood, terra cotta, and tile are encouraged. Windows are required to allow views to exterior activity areas or vistas. Windows shall be provided on any building facing any common area used for children's recreation. All roof and wall-mounted mechanical, electrical, communications, and service equipment should be screened from public view from the adjacent public streets and properties by the use of parapets, walls, fences, enclosures, or by other suitable means. Landscaping (UDC 11-4-3.27.F): Development shall meet the minimum landscaping requirements in accord with Chapter 3 of this Title. All street-facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: The landscaped area shall be at least three feet wide; for every three lineal feet of foundation, an evergreen shrub having a minimum mature height of twenty-four inches shall be planted; and groundcover plants shall be planted in the remainder of the landscaped area. Canterbury Commons Subdivision AZ-06-013/PP-06-0Il/CUP~05-006/PS-06-005N AR-06-005 PAGE II CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 UDC 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. Outdoor storagelrefuse areas (UDC 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. 10. ANALYSIS Analysis Leading to Staff Recommendation As submitted, the subject applications appear to substantially comply with the Unified Development Code and the Comprehensive Plan. In each section below, staff has provided analysis regarding the proposed development. 1. AZ Application: Based on the policies and goals contained in the Comprehensive Plan staff believes that this is a good location for a higher density development and the proposed R-15 zoning. Please see Exhibit D for detailed analysis of the required facts and findings for a Zoning Amendment. The annexation legal description submitted with the application (stamped on 12/1/2005 by Walter L. Neitz, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. UDC 11-5B-3D2 and Idaho Code 9 65-6711A provides the City the authority to require a property owner to enter into a Development Agreement (DA) with the City that may require some written commitment for all future uses. Staff believes that a DA is necessary to ensure that this property is developed in a fashion that is consistent with the comprehensive plan designations and does not negatively impact nearby properties. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner(s) (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the Citv Attornev. Bill Narv. at 888-4433 to initiate this process. Staff recommends that the Commission and Council direct the City's Legal Department to draft a development agreement for Canterbury Commons Subdivision as follows: 1. That all future development 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 oftraffic, noise, smoke, fumes, glare or odors. 2. That all future development of the subject property shall be consistent with the applicant's approved preliminary plat and site plan unless otherwise modified by other provisions ofthe DA, or in the future by the City Council. 3. That all future development of the subject property shall be constructed in Canterbury Commons Subdivision AZ-06-0 I3/PP-06-0 11 /CUP-05-006/PS-06-005N AR-06-005 PAGE 12 CITY OF MERIDIAN PLANNING DEP ARTMENT SI AFF REPORT FOR THE HEARING DA IE OF JULY 11,2006 accordance with City of Meridian ordinances in effect at the time of development. 4. That the future uses and lots on this site shall conform to the District Regulations contained in the Unified Development Code (UDC), in effect at the time of development. 5. That the applicant will be responsible for all costs associated with the sewer and water service extension. 6. That 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. 7. That prior to issuance of any building permit, the subject property be subdivided (a recorded [mal plat) in accordance with the City of Meridian Unified Development Code. 8. That all landscape street buffers and land use buffers will be constructed in accordance with the UDC provisions in effect at the time of development. 9. That the applicant agrees to provide amenities on this site as depicted on the revised preliminary plat dated May 19, 2006. 10. That no more than 116 buildable lots and 263 dwelling units may be constructed on this site. 2. PP/CUP/PS Applications: LandscaDing: The landscape plan prepared by Jensen Belts, stamped revised on 5-25- 06, should substantially comply with the UDC if the following modifications/notes are made: · Provide a 20.foot wide landscape buffer along Pine Avenue that is in a separate common lot. The landscape buffer along Pine Avenue shall be designed in accordance with UDC 11-3B-7. · Match the location and design of the clubhouse, pool and tot-lot areas with the preliminary plat. · Provide landscaping in compliance with UDC 11-3B-12, adjacent to the micro-paths. · 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 11-3B-11 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 11-3B-ll. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3B-11, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. . A written certificate of completion shall be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted prior to City Council signature of the Final Plat. All standards of installation shall apply as listed in UDC 11- 3B-14. Submit 10 full size copies and one 8.5" x 11" copy of the revised landscape plan, reflecting the changes/notes mentioned above, to the Planning Department at least 10 days prior to the next public hearing. On May 25th Planning Staff received a revised landscape plan from Jensen Belts. This landscape plan is not stamped with Canterbury Commons Subdivision AZ-06-0 13/PP-06-0 IIICUP-05-006/PS-06-005N AR-06-005 PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 a revision date, but does reflect the changes mentioned within the Staff Report. A landscaue ulan dated June 26th. 2006 has been submitted. Multi-familv Standards: The UDC has several specific standards that apply to multi- family developments (See UDC Section 9 above for a complete list.) These standards apply to Site Design, Common Open Space, Site Amenities, Architectural Character, Landscaping, and Maintenance. The applicant should be required to comply with all standards listed in UDC 11-4-3.27. Private Useable Open Space: UDC 11-4-3.27B requires a minimum of 80 square feet of private, usable open space shall be provided for each unit. This requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway and other access ways shall not count toward this requirement. Parking: UDC 11-3C-6.A requires townhouse dwellings with 2 or more bedrooms to have a two-car garage and a 20' x 20' parking pad in front of each garage. UDC 11- 3C-6A requires multi-family dwellings with 2 or more bedrooms to have a two-car covered carport or garage for each unit. The submitted site layout still does not propose any covered parking spaces for the multi-family (4-plex) dwellings. All townhouse dwellings should contain the necessary 20' x 20' parking pad in front of the garage. The applicant should be required to comply with the off-street parking requirements of the UDC. This concern has been addressed with the revised ulans. Amenities: The applicant is required to provide amenities for the multifamily development. For multi-family developments with more than 100 units, the decision making body shall require additional amenities commensurate to the size of the development (UDC 11-4-3.27D-2d). As a reference, the UDC requires multi-family developments containing 75 units or more to provide 4 amenities, with at least one from each category (Quality of Life, Open Space, and Recreation). The applicant is providing amenities as follows: 3,000 square-foot community club house and fitness facility (Quality of Life), property management office, maintenance storage area, development map/directory, pool (Recreation), tot-lots, half basketball court (Recreation), walking trails (Recreation), picnic tables (Quality of Life), and open space (Open Space). Staff recommends that the Commission and Council determine ifthe proposed amenities are sufficient for a development of this size. Elevations: The applicant has submitted building elevations for the proposed 4-plex structures (see Exhibit A). UDC 11-4.3 requires multifamily structures to comply with the design standards listed in this section. Staff believes that the elevations submitted with the CUP significantly meet the requirements of the design standards listed in UDC 11.3A-19. Staff will ensure that when CZC applications are submitted for construction ofthe 4-plex buildings in the future, that the elevations comply with the UDC requirements. Internal Pedestrian Paths: To allow for the pedestrian pathways in this development to flow better, staff is recommending that additional legs to the system be added through Lot 29, Block 1, Lot 9, Block 2, and Lot 1, Block 3. The micro-paths/pathways shall be constructed in accordance with UDC 11-3A-8 (construction) and UDC 11-3B (landscaping). These pathways have been depicted on the revised plat. Further, the applicant is showing a pathway along the Ten Mile Stub Drain. The proposed pathway along the Ten Mile Stub Drain is within the adjacent buildable lots, and not on a Canterbury Commons Subdivision AZ-06-013/PP-06-01I/CUP-05-006/PS-06-005N AR-06-005 PAGE)4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 common lot. Ideally this pathway should be in a common lot. However, if the Commission believes that access to said pathway for all of the 4-plex lots can be allowed as shown, either a note on the face of the final plat, or in a document such as CCR's should be provided by the applicant. Further, this pathway dead-ends at the south end ofthe property, making access to the pathway difficult for most of the future residents of this development. Staff recommends that an additional leg of the pathway be provided through Lot 26, Block 1, that connects with the sidewalk on Lot 6, Block 1. The additional pathwav leI! has been shown on the revised plans. In 1996, COMPASS adopted the pathway recommendations laid out in the Ridge-to- Rivers Pathway Plan (1996). The goals ofthe plan include developing a bikeway and pathway system that encourages non-motorized transportation and enhances recreational opportunities. The Union Pacific Railroad corridor abutting the south property line is shown as a proposed multi-use pathway in Figure VI-3 (Off-Street Multiple-Use Pathways) in the adopted Comprehensive Plan. In the past, the City has not required the construction of a pathway within the Union Pacific Railroad corridor, but has required developers that abut the future pathway to provide a minimum of 5-feet of landscaping. Consistent with previous Council action, the applicant should not be required to construct a multi-use pathway adjacent to the southern boundary, but should be required to provide a minimum of 5-feet of landscaping along the south property line. At a minimum, the applicant should be required to plant trees in accordance with MCC (1 tree per every 35-lineal feet) on the south side of the buildings adj acent to the south property line. Eil!ht Mile Lateral and Ten Mile Drain: The Eight Mile Lateral and the Ten Mile Drain course through or are adjacent to this site. Staff believes that the Eight Mile and the Ten Mile should be protected and enhanced by leaving them open and constructing pathways adjacent to them. The applicant is proposing to construct chain link fencing adjacent to the Eight Mile Lateral, between the pathway and the lateral, and solid fencing along the Ten Mile Stub Drain. UDC 11-3A-6B3 requires open ditches, laterals, canals, and drains to be fenced with a chain-link fence (see Fencing below). Existing ResidencesIBuildings: The site currently contains multiple buildings. Because the existing structures span across proposed lot lines, all buildings shall be removed or relocated, prior to signature of the fmal plat by the City Engineer. Multi-family Setbacks: The UDC does not have a specific setback between internal multi-family units. However, there may be a problem with not providing a full10-foot front setback to the 4-plex units; utilities may need a wider easement. Depending on the size of water services used, a setback from the sidewalk of less than 10 feet to the four-plexes (which is being proposed for several of the units) does not allow for enough room for water meters and joint utility service lines. Staff is still concerned about the proposed substandard joint utility trench area, and requests that the applicant provide a full 10-foot wide setback between the 4-plexes and the adjacent sidewalk. Coordination and approval by joint trench and the Public Works Department should be required for any setbacks less than 10 feet. On June 27. 2006. Jim Johnstone from Idaho Power Company submitted a letter re2ardinl! the 7-foot wide utility easement. The letter states that Idaho Power has I!ranted similar requests in the nast. However. because this request is for an easement that is outside of the normal width. Idaho Power would like to view a cony of the preliminary plat Canterbury Commons Subdivision AZ-06-0 13/PP-06-0IIICUP-05-006/PS-06-005N AR-06-005 PAGE 15 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 before l!iviol! the formal ok to proceed (see Exhibit B for more comments from Idaho Power Comoanv). Refuse Areas: The Sanitary Services Company (SSe) has commented that the proposed dumpster locations may not be adequately designed. Further, none of the submitted plans call-out how or if the refuse areas will be screened from the street. UDC 11-3A-12 requires the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. The revised preliminary plat has new dumpster locations and design proposed. Pine Avenue Street Buffer: A 20-foot wide street buffer is required along Pine Avenue, a collector street (UDC 11-2A-6). UDC 11-3B-7C2a requires all residential subdivision street buffers to be located on a conunon lot maintained by a home. owners association. Street buffers are not required adjacent to the other, internal streets. The submitted plans should be revised by placing the 20-foot wide street buffer for Pine Ayenue within a conunon lot. The revised preliminary plat depicts the required street buffer along Pine Avenue within a common lot. Oven Space: Open space is defined as an area substantially open to the sky that may be on the same property with a structure. The areas may include, along with the natural environment features, parks, playgrounds, trees, water areas, swimming pools, tennis courts, community centers or other recreational facilities. The term shall not include streets, parking areas, or structures of habitation (UDC 11-1 A). UDC 11-4- 3.27C requires a minimum area of outdoor common open space shall be provided as follows: a) 150 square feet for each unit containing 500 or less square feet of living area; b) 250 square feet for each unit containing more than 500 square feet and up to 1,200 square feet of living area; and c) 350 square feet for each unit containing more than 1,200 square feet of living area. Common open space areas shall not be adjacent to collector or arterial streets unless separated from the street by a constructed barrier at least 4 feet in height. The applicant states that 19% (3.89 acres) ofthe site is being set aside for common open space. Vehicular circulation areas, parking areas, and private useable open space shall not be considered common open space. Maintenance of all common areas shall be the responsibility ofthe Canterbury Commons Home Owners' Association(s). The revised preliminary plat does show revised calculations for open space. Open space has been added to the northwest corner or the site, as well as the southeast corner of the site. Some smaller open space areas have also been added internally. Staff believes that the open space proposed complies with the une. Fencing: The applicant has proposed a 6-foot tall solid fence along the west, south and east boundaries of the development. Adjacent to the Eight Mile Lateral a chain-link fence is proposed. Chain-link fencing should be installed along both the Ten Mile Stub Drain and Eight Mile Lateral. A detailed fencing plan should be submitted upon application of the final plat. If permanent fencing is not provided before issuance of a building permit, temporary construction fencing to contain debris must be installed around the perimeter. Perimeter, common open space, and micro~path fencing shall be designed according to UDC 11-3A~7. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to use Canterbury Commons Subdivision AZ-06-0 I3/PP-06-0 IIICUP-05-006/PS-06-005/V AR-06-005 PAGE 16 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 any existing surface or well water for the primary source. If a surface or well source is not available, a single.point connection to the culinary water system shall be required. If a single-point connection is used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A- 15 and MCC 9-1-28. Private Streets: The applicant is proposing to use private streets to provide access to Pine Avenue. The applicant has submitted a Private Street application as required by UDC 11-3F-3. The private street standards are listed in UDC 11-3F. Staff is generally supportive of private streets for multi~family developments. This project is no exception. However, staff has some concerns with the layout of the private streets, as they do not provide an efficient pedestrian and vehicular street system. There are several of the proposed multi. family units that are double-fronted, or sandwiched, between a public street and a private street. This is not an efficient site layout. The applicant should design and construct the private streets in compliance with the standards listed for Private Streets in UDC 11-3F and as mentioned in the Staff Report. Please see Exhibit D below for the required findings for private streets. The aoolicant has submitted elevations for. but has not re-deshmed the proiect so there are not double fronted 4-plex units. Parking area on west end of Lot 5. Block 1: Originally, the parking area on the northwest side ofthe development exceeded the maximum 150-feet length allowed by the Fire Department. The length of Lot 5, Block 1, (revised as Lot 6, Block 1) has been shortened on the revised preliminary plat. Site LayoutlDensitv: The revised preliminary plat shows 263 dwelling units where 272 units were originally proposed..As noted in the Comprehensive Plan Policies and Goals Section, this area is designated mixed use. This designation anticipates higher densities in this area. However, staff believes that there are some design problems with the way the development is currently laid out. Lot 29, Block 1, sticks out into the private street drive lanes and prohibits pedestrians and vehicles from efficiently maneuvering in the development. Staff recommends that this lot become a common lot. On the revised preliminary plat, the pathway that was shown on the back side of the townhouses in Block 3, has been removed. Staff is supportive of this, as pedestrians can use the nearby sidewalk. However, Lot 29, Block 1 and the design of the private street drive lanes have not been amended. Staff is also concerned about the street system proposed. There is a full block of 4- plex units that have frontage on both the public street and the private street. This design is not efficient for services and is not desirable for future tenants and they will be sandwiched between two streets. Further, there is no variation in buildings or setbacks in this area; all of the units have the same street setbacks. The revised oreliminary plat does show a variation of buildin2: setbacks. but does not address the double fronta2:e lot issue. Staff believes that the applicant has substantially complied with the changes requested and staff is recommending approval of the revised site plan/preliminary plat with the conditions listed in Exhibit B. Canterbury Commons Subdivision AZ-06-013/PP-06-0lIlCUP-05-006/PS-06-005N AR-06-005 PAGE 17 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 3. V AR Application: Withdrawn by Applicant on June 6. 2006. Tae af'l19lieam is req1:1estiag variaaces to some of tae R 15 bulk staadards as f{)1:lfld in UDC 11 2:\. g1geeiiisally, the applieant is req1:1esti:ag a vanaflee to the rninimlim 2,400 s~arlll feet lot size. Talll afl19lieaRt is 19Fe1gesiRg te plat 42 of the 72 tmvahcll:lse lClts helo',v the staRelarel lot size (down to 1,900 square feet). The applieaat is also reqMestiag approval for aa 11 foot rear setback variaaee for the townhouses ia Block 3 (12 feet is tae ataRelBrd rear setbaek). The table Cln the revised 19FEllimiRary plat does state that the 1:lHits in Bloeks 2 and 3 will have a 12 foot rear setback. whiCih is the standard for the zone. Staff reoaests tllat tile aBBlieaBt elarifv at tile Baillie keariBl! if aRV variaBees are earreRtly ileiBe reoaested, Te graat a variaRee, the C01:lFleil ReSeS to make the fellswiag fmdffigs: 1. The v-ariaflee shall Flot grant a right Sf B190eial privilege that is Rot Cltherwise allowed in tae district; 2. Tae vaflanes relieves an 1:llidue hardship betiJause of eharaeteristies Clfthe site; 3. The verianee shall not he detriffieatal to the 131:1blie health, safety, aRd welfare. Staff fmes tliat gi"aRting the subjeet ',<ariaRees shOl:dd Rot be detriffiental tCl the publie health, safety, or welfare. Purteer, staff Fe00gftizes that this is ali Ufluooally shaped lot. However, if tae City gi"alits the vanaaee it 'Nolild allow a right or privilege l'lClt 1.:lsHally alle',veel iR the R 15 iZl8fle. Teerefore, staff dCles liClt behe':e that tliat havilig an irregularly shaped lot is eflOligR reasl'll'l to gTafK tae reEt1:1ested '.<ariaRces. TJ:Jis site is large eaougR that full e8Hi19lianee ",;ith the UDC staadards eaR he met without ea1:lsing ali 1:llidue hardship. Staff is reeon:HH.ooclil'lfi:: elenial Elf the Variaaee a13fJlieation. Staff further recommeacls that this ee"eloflmellt he required to eClffi13lv with all dimensional standards of the UDe. Staff Recommendation: Based on the facts provided in this report, staff recommends approval of File Numbers AZ.06.013, PP-06-011, CUP-06-006, and PS-06-005. On June 1. 2006 the Meridian Plannine: & ZoRine: Commission voted to recommend approval of the subiect applications. 11. EXHIBITS A. Drawings 1. Preliminary Plat (dated: 12-14-05 REVISED S 19 Oft Revised 6-30-06) 2. Landscape Plan (dated: 10-19-05 REVISED llat a8dated (stamped "Fe'lised" 88 S 25 Oft ily tile :Meridia8 Pla8Bi8g Departme8t Revised 6-26-06) 3. Site Plan (dated: 10-10-05) 4. Elevations B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District 8. Central District Health Department Canterbury Commons Subdivision AZ-06-0 13/PP-06-0lIlCUP-05-006/PS-06-005N AR-06.005 PAGElS CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 9. Idaho Power Company C. Legal Descriptions D. Required Findings from Unified Development Code Cantcrbul)' Commons Subdivision AZ-06-0I3/PP-06.0 Il/CUP-05-006/PS-06-005N AR-06-005 PAGE 19 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY II, 2006 A. Drawings 1. Preliminary Plat (dated: 12~14-05 REVISED !i 19 06 Revised 6-30-06) tfDt I l ~ ~ ~ ~ ~ l:::l~i'! ffi l! ; ",tt:Jg~~ itl)~~~ &~fi;lt>j;.. 5c \i-:;~ m "I;:III~~: ~ !i.~ t,.) to il-. !iJ5 ~~e ~....~ ~. ~ ~ ~ t,j j I . -<~- 3' I~ ": , Exhibit A - Page 1 'II~ ~loo;.tI' ....... '''~~~~::iir ~~ I ,.~~>>: ,,;_lS3II ~ . 1t~HIun-'.. ~,,.,..,~- -~ ..." .::JJ:t.'::"_ 1br......--4 .~--....... ...... ~_ __","~"m_I"~.::.":. ,. . ~:l" I Ii ' ..n i!.".-: -- h . \'~I' " .~:.~;i" ..7f" , ' mG i to ;tl-j , \6 P. i d I! . · Ir~tlit!-I 1 , Ii'''' " .. 51"'" ,!' II tll'~\ Il~'l!:~' f'l .!I 1 !jill' . "1111/: l:t :rlill W.iI;Sf, . " ~ "Ii .... II '" .. r", II", ~ ~ 'r 1':. 't II . II' I ~l: ~ ~.tLlllil;l!I" I' .1 i~, 'I :'l~' dhlllll Lilli . 'i, -f ,I o."u-clD~'lI,n illi' ! ! ulU !'I! r J,'li ~'il f j : 'III' 1,1 .. <~i --- (<~ l .~ il:' ~ _~~._. I ., !j !I !Jh I , I I . r ! , I 'i~! ~'- .'; I. I ;1 ,t!. ." \,. " I ~ ~~ %~ ~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY II, 2006 2. Landscape Plan (dated 10-19-05 REVISED stamped S 2S g'Revised 6-26-06) Exhibit A - Page 2 ~~~h -. ---h:;j .1 ~! >' ~ ., .81:i , ~ " i : ~ : '~ ,. , ~In..,: : 1 !;il.; ~i ' i --' i t 1'" , ~ t ~I : i ~ ~~;; 'Z'I'" ?, W ~)il f~' ~ :il;: ~~I ~ ~! i ~i ~I~l~ ~ n d , ~I n J . mnm umn &Sf ~~1~~'" ~l~~'H ... '~'~IM ~~33~i~ m SHiilHHtW .H..",I'j.... .,.,~ 1.I!.h.",t..h.J. ...1,. ,......"1..,("11'1'1...".......... 1,.lll! I I! !! Ii Ii II~i~1 I i!I!II!III!I~ I l! ijldllll1!1 ~ ill! i !~lUli! JJ~i11 IIi ij"I~!hi'tll! i~ ~~ ~ ~ a,..r~~ ~n~l~l It l"~ ':$i~.J..,_ ~ ~~ ~~ ~ l~ I, ~ ~ j l h If., ~~ iqHt : J i~~i~! I ~llhnll:! ~t~i4~i~lhiJ ~f t: ~! ~ fi ~ dUUh I;dhd IU i~Uhl~~~Uh ! ~!~ ~r :1 0:9:> <RP ., llliPr~j EJ . ~ ~ ~ " i '.~ -illil9t~~ ~j ~llh ~ l.~ 1111 J :i ~ ~!~~ i!~~ ., ~d~ c i;U .~l CI) II z !~ o :ti :E o o >- CC ::> m a: 0 UJ ; '" ~ Zl-..! ':: c( CI a: (J : CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 3. Site Plan- (dated 10-10-05 NOT APPROVED) OIMI ~ :nlWIY lNd SNOnnoo At:Il8I:BI.NVO ., 0 11:; I l :( L : III' -I '; '-":". .y.... '. y ;< ..I~I;r:l~ ~iE'1 unUm j!:i'iE: In" : n" ~.. Iii! I ihlhhl ! I ~ en ~ Ii, i a: ~ ~ ~ ~ I'IH U I ! w ~~ l:hiS $IGi liil~go Ill'! ..... ::Ezo , ' I W -, t I H~' ~ z 'o:i=~~" . ~ I ~..; u~ il,.. ~. < wO[ I I'''I~ U~"'lb I u u;: illl~ jfJ ~ ~..,,~ii~;.. Exhibit A - Page 3 CITY OF MERIDIAN PLANNING DEP ARTM ENT STAFF REPORT FOR THE HEARING DATE OF JULY II, 2006 4. Elevations .. ~~ ':..:11 Exhibit A - Page 4 "'l'llI """"" I"-'IS Il.W I fIIJOWWOO .(JnqJe~liO '; lC If J~. 5. "II~ ,!I ~..:! "r. Ii.. q'" II 1111 HI ~I! l!I'I!I <<>111. <i>\ " I: ~ II ~: .... J: Jil ~ . 1II1'IH Iiiflal1~;. 1;' '1'1 &...~ If ~; ., ! ;,1: iii ~ : ill : f ;1, ~ eee",e $099 .1;) IUJ iI!lft<il ~j ~ ~ _I. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 WI d5 l:lL .,v; Exhibit A - Page 5 lIllIlll"-- IMlIll ...., I 9UOIWJOO ~WO I 'l' 1<: I, , I jril ~i ii I, ~i 'It 1 + "'~ \, . . . f""-"';;"" ",,:~i::. ~i i ~i r i~; 1'1-\-1 ~. · :-iJ. $D 00I1100J -.-l.._~.", ... it --.J CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 I iii 0IIIlll~ \OG.q "'l!d IlIJOWWOO ":JI'lqJaIU&O r!F~~ 1m I lIE I ~ -1-- 0' II I ImlllE I Im3JLI8 ' i 'I~II mp I!: I -f1+ ~ !I.!l. Ii: ,;; Ii! It! T'" I c. .1 ~ ~h (I.~ ~. ~ 1 Exhibit A - Page 6 .JI d I. ~ I I~~J k'- I.~. !Il1"l, ItIY~f21I' . Ii. I! I: i! *10 IID""*~ I; iii, df ' II q Ii: ,: g I ~' i I d I iii I, i~ Ji : 9i" " f !L r ~:r '1111 ill r II.. I :~ I v<><>f)<iI} 0\1l<2! ~) \liJf,) ~'!J@ (i) ~ ~ I . (~ ~ ~, ~, '0 Wl fft C"J ~. -.J CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 ~~ I"as 8I4d SUOl.l.lU.ICY.) ~JnqI8IU&:J ~ II ~ .. Ui f' :tl ,., :!'r Exhibit A - Page 7 dl!il:;. ~~ :i~!hi JI gp"1 fll' It. i! In! e $@<I) ~ ~ .j if I m ,. ( Ii 1'. Y ':1 ; · I H' I 'l'l's I lI'" I !t'l f I ~, I I' . "ll~ I 9 ,,'U ti!!UU,:I!U"ld 4M' ~~i' ~ I - i:' ~ ~. l ~~ (Y) ! ~ 1 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 0IIIPf ~ ~~ '"4d I . BUow.uOO ,(Jl'lq.lEIlU1l0 I I J I I' r I :: I ~ n f n !~Iit. i . 6~~'1' . j II" i m .I~'P .~~,... ~~F;~;I .~ . Exhibit A - Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 l,d,IIM: fi!.3fJ .--! ' ~ -Drr;Wb .... _ 'UtWon I'!8olI8 el4</ SUClUIJJCl:) oUlqJ&4Uf:l:) ~ < .~~ ;1' ~iUi C\I . 'l Exhibit A - Page 9 ~. :I'L ~~ ~~ 1''> ;j: 1EI@,,'Iii! 1 I f' :! i '~;'Hl II! I ~ '1''' ('OJ 'f ._.1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 ~.~. -~I':' GllWJIl~ ..... - SUOIWlO:) ~~ur.J . I ~ J !l JJ 11,,/ 1= I I ~. ,. ~ i iIf Ii;! ~ ~ W "I .!lis ~ ~ ~~ ~~~~~ < t i:~iII' ~ ..~.~~..,,,,! I;) I ,: ! 'V ~ ~ 7 ! ! i = ,... C\l f ~ ... I 4 ~ It (I') ~~ ~ ~ J Exhibit A- Page 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY Ll, 2006 B. Conditions of Approval 1. Planning Department Annexation and Zoninl! Comment - There will be a requirement for a Development Al!reement on this site. Details of said Development Al!reement are found in Section 10 of the Staff Report. 1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-011) 1.1.1 The preliminary plat/site plan labeled Sheet PI, prepared by Treasure Valley Engineers, dated May 19, 2006, is approved, with the conditions listed herein. All comments/conditions of the accompanying Rezone (AZ-06-013) and Conditional Use Permit (CUP-06-006) shall also be considered conditions of the Preliminary Plat (PP-06-0 11). 1.1.2 The landscape plan prepared by Jensen Belts, revised on 5-25-06, is approved with the following modifications/notes: . Provide a 20- foot wide landscape buffer along Pine Avenue that is in a separate common lot. The landscape buffer along Pine Avenue shall be designed in accordance with UDC 11-3B-7. . Match the location and design of the clubhouse, pool, basketball court, tot-lots, and picnic areas with the preliminary plat. . Provide landscaping in compliance with UDC 11-3B-12, adjacent to the micro-paths. . Provide a minimum 5-foot wide landscape buffer and trees along the southern boundary of the deyelopment. . 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 11-3B-ll 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 11-3B-l1. If the stonnwater detention facility cannot be incorporated into the approved open space and still meet the standards ofUDC 11-3B-ll, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. . A written certificate of completion shall be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted prior to City Council signature of the Final Plat. All standards of installation shall apply as listed in UDC 11-3B- 14. The applicant shall submit revised landscape plans with the final plat application(s). 1.1.3 Provide private streets within the 4-plex portion of this development. Said private streets shall comply with the standards listed for Private Streets in UDC 11-3F. Provide a cross parking/cross access easement for all of the lots in Block 1 to use common Lot 6 (private streets) as access to Pine Ayenue. Prior to the signature of the fmal plat by the City Engineer, provide a copy of a recorded cross-access/ingress-egress and parking maintenance agreement for Lot 6. 1.1.4 Prior to signature of the final plat by the City Engineer, all buildings shall be removed or relocated, prior to signature of the final plat by the City Engineer. Exhibit B - Page I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 1.1.5 Provide solid fencing along the south and east sides of the project. Proyide chain-link fencing along the Eight Mile Lateral and the Ten Mile Stub Drain. Perimeter, common open space, and micro-path fencing shall be designed according to UDC 11-3A-7. 1.1.6 Maintenance of all common areas shall be the responsibility of the Canterbury Commons Subdivision Homeowners' Association. 1.1.7 All irrigation ditches, laterals or canals, exclusive of natural waterways (Ten Mile Stub Drain and Eight Mile Lateral), intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled perMCC 12-4-13, 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. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature. 1.1.8 Other than the two access points approved by ACHD, direct lot access to W. Pine Avenue is prohibited. A note shall be placed on the final plat restricting access to W. Pine Avenue. 1.1.9 Underground year-round pressurized irrigation must be provided to all lots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant shall be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single.point connection to the culinary water system shall be required. If a single-point connection is used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1.28. 1.1.10 All internal sidewalks shall be constructed as submitted and in accordance with MCC 12-5-2.K. 1.1.11 No building or other structure shall be erected, moved, added to or structurally altered, nor shall any building structure or land be established or change in use on this site without first obtaining a Certificate of Zoning Compliance (CZC) permit from the Meridian Planning and Zoning Department (MCC Ilp19-1). NOTE: Multiple 4-plex and or townhouse units may be contained in a single CZC permit. 1.1.12 Prior to obtaining certificate( s) of occupancy, all development improvements, including perimeter fencing, irrigation, and landscaping shall be installed. Prior to signature of the final plate s) by the City Engineer, a letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, amenities, sewer, water, etc. 1.1.13 Add a Dathwav at the southwest corner. between Lots 26 and 27. that connects the sidewalk on the private street with the multi-use pathway adiacent to the Ten Mile Stub Drain. 1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-011) 1.2.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as noted in this report, shall be submitted for the subdivision with the [mal plat application(s). Exhibit B - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 1.2.2 Sidewalks shall be installed within the subdiyision and on the perimeter of the subdivision pursuant to UDC 11-3A-17. 1.2.3 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 11-3B. 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. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards ofUDC 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 [mal construction. 1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department. 1.2.5 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and conditional use does not relieye the applicant of responsibility for compliance. 1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7. 1.3 SITE SPECIFIC REQUIREMENTS - CONDITIONAL USE PERMIT (CUP-06-006) 1.3.1 Comply with all of the standards listed in UDC 11-4-3.27 regarding multi-family developments, including Site Design, Common Open Space, Site Amenities, Architectural Character, Landscaping, and Maintenance. 1.3.2 All townhouse dwellings shall contain a 20' x 20' parking pad in front of a two-car garage. Provide at least 392 covered parking spaces for the 4-plex units. 1.3.3 Provide at least 80 square feet of private, usable open space for each 4-plex unit, such as a patio or deck. 1.3.4 All elevations of the 4-p1ex buildings shall conform to the elevations in Exhibit A of the Staff Report. All roof and wall-mounted mechanical, electrical, communications, and service equipment shall be screened from public streets and properties by the use of parapets, walls, fences, enclosures, or by other suitable means. 1.3.5 Providing the following amenities: 3.89 acres of common open space, a 3,000 square-foot community club house and fitness facility, a property management office, a maintenance storage area, a development map/directory, a pool, two tot-lots, a half basketball court, walking trails along the Ten Mile Stub Drain and Eight Mile Lateral and throughout the project, and picnic tables on Lot 9, Block 2. 1.3.6 Construct an additional leg of the pathway along the Ten Mile Stub Drain north through Lot 26, Block 1, that connects with the sidewalk on Lot 6, Block 1. Provide either a note on the face of the final plat, or in a document such as CCR's , an access easement for all of the lots within this development to use the pathway that runs along the Ten Mile Stub Drain. 1.3.7 Unless otherwise approved by the Public Works Department, provide a fulll0~feet between the Exhibit B - Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 front of the 4-plex units and the back ofthe adjacent sidewalk. Provide a 5-foot wide side setback (10.feet between buildings) between buildings. 1.3.8 Provide open-vision (chain link) fence along Eight Mile Lateral and the Ten Mile Stub Drain. 1.3.9 All comments and conditions of the accompanying Annexation (AZ-06-013) application and Preliminary Plat (PP-06-011) application shall also be considered conditions of the Conditional Use Permit (CUP.06-006). 2. Public Works Department 2.1 Sanitary sewer service to this development is being proposed via extension of mains in W. Pine Avenue. Those mains currently flow to the Moshers Farm lift station. There is currently a City of Meridian project underway to decommission that lift station and allow for these mains to gravity flow. If this city project is not completed prior to fmal plat application of this project, the applicant shall be responsible to submit written permission from the owner of the Mosher Farms lift station to discharge to it, as well as be responsible for any upgrades that may be required. 2.2 The proposed five foot setback from the sidewalk to the four-plexes may not be adequate to install larger diameter water services that are often used in these types of buildings. If the larger diameter water meters are used then the applicant shall increase the amount of setback to ensure adequate room to install the water services. 2.3 Prior to the next public hearing, the applicant shall meet with Vic Steelman ofIdaho Power (388. 6320) to discuss routing of the common trench through the multi. family portion ofthis project. The aoolicant shall submit to the City a letter from Idaho Power statinl! that thev are aDDrovinl! a substandard utility easement for this project. 2.3 The applicant shall install all sewer 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. 2.4 Water service to this site is being proposed via extension of mains in W. Pine Avenue. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works, and execute standard forms of easements for any mains that are required to provide service. 2.5 All sewer and water mains not in the right-of-way shall be centered in a 20-foot wide easement. 2.6 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. 2.7 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 fmal plat by the City Engineer. 2.8 All existing structures shall be removed prior to signature on the final plat by the City Engineer. Exhibit B - Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 2.9 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. 2.10 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. 2.11 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 11-3A-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. Iflateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.12 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. 2.13 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. 2.14 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. 2.15 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. 2.16 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as detennined during the plan review process, prior to signature on the final plat per Resolution 02-374. 2.17 It shall be the responsibility ofthe applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.18 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.19 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.20 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.21 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. 2.22 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 of the crawl spaces of homes is at least I-foot above. Exhibit B - Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 2.23 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined 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. Fire Department 3.1 One and two family dwellings will require a fITe-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500' apart. International Fire Code Appendix C 3.2 Acceptance of the water supply for fITe protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.3 Final Approval of the fITe hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. e. Fire Hydrants shall be placed on corners when spacing permits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g. Fire hydrants shall be place 18" above fmish grade. h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. 1. Fire sprinklers required for four-plexes. 3.4 All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 3.5 For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane". 3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.7 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. These measurements shall be based on the face of curb dimension. 3.8 Maintain a separation of 5' from the building to the dumpster enclosure. 3.9 The first digit of the Apartment/Office Suite shall correspond to the floor level. 3.10 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.11 Provide exterior egress lighting as required by the International Building & Fire Codes. Exhibit B - Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF JULY 11,2006 3.12 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. 3.13 The Fire Department requires 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. Revise the western terminus of Lot 5, Block 1 to either be less than 150-feet, or provide a turnaround. 3.14 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fIre hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 3.15 All R -2 occupancies with 3 or more units or with 3 floors shall be required to be fire sprinklered. 3.16 Pool chemicals shall be stored in compliance with the International Fire Code. 3.17 Side yard fences shall not be allowed. 4. Police Department 4.1 Prior to release of building permits. the applicant shall submit a parking plan for all off-street parking in the multi.family development to the Planning Department. All parkin!:!: spaces shall be assigned to a specific dwelling unit or for guest use. The parking space identification shall use a different numberin!:!: svstem than the dwelling units. 4.2 The fa9ades of the multi-family buildings shall include windows that look onto the parking areas and/or other public areas. 4.3 The applicant shall submit a revised landscape plan that uses walkways and landscaping to direct visitors to the main entrance and awav from orivate areas. 4.4 The pedestrian access to the oroposed clubhouse/community entrance is not well-defined. The applicant shall submit a revised landscape plan that uses walkway paving materials and landscaping to alert motorists to the pedestrian traffic 4.5 Lot 1 of Block 1 creates residences that will be isolated from their surroundin!:!: neighbors. Such areas have an increased crime potential. Prior to the next public hearing. the applicant shall work with the Police Chief and/or Planning Staff to revise the plat/site plan such that the houses/dwelling units in the general area are oriented toward one another and encourage interaction between more neighbors. The plat/site plan shall be revised in accord with those discussions. 5, Parks Department Exhibit B - Page 7 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (MCC 12-13-13-6) will be followed. 5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed. 6. Sanitary Service Company 6.1 Waste enclosure locations: There is a concern that the enclosures are not located to minimize service vehicle backing-up requirements. Large waste vehicles have blind spots when backing up is required. 98% of waste vehicle accidents occur when backing-up. Please contact Bill Gregory at SSC (888-3999) to discuss this matter prior to the next public hearing. 7. Ada County Highway District Site Specific Conditions of Approval 7.1 Construct West Pine Avenue as one half of a 46- foot street section with vertical curb, gutter and 5-foot sidewalks within 70-feet of right-of-way (35-feet from centerline). Widen the bridge on the northwest and northeast property lines to accommodate the proposed pavement widening along West Pine Avenue. Locate the improvements to West Pine Street approximately 346-feet east of the northwest property line to provide a consistent street section for the Capital Improvements Plans widening ofthe intersection ofTen Mile Road and West Pine Street. 7.2 Construct internal roadways as 33-foot street sections. 7.3 Access on West Pine Avenue must align with northern access in the two proposed places: West Jayton Drive, a proposed public street, located 497-feet west of the northeast property line and North Lyndhurst Lane, a proposed private street, located 476-feet east ofthe northwest property line. ACHD requires Fire Department approval for these street sections. 7.4 Construct the intersection of North Glen Oaks Avenue and West Jayton Drive to a minimum intersection measurement of 75-degrees. 7.5 Construct West Jayton Lane in alignment with West Jayton Drive at the intersection of West Pine Avenue. 7.6 Construct West Snyder Lane in alignment with West Snyder Street at the intersection of North Glen Oaks Avenue. 7.7 Other than the access specifically approved with this application, direct lot access to West Pine Avenue is prohibited and shall be noted on the final plat. 7.8 Comply with all Standard Conditions of Approval. Standard Conditions of Approval 7.1 b Any existing irrigation facilities shall be relocated outside of the right -of-way. Exhibit B - Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 7.2b Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. 7.3b All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.4b 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. 7.5b Comply with the District's Tree Planter Width Interim Policy. 7.6b 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. 7.7b All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.8b The applicant shall submit revised plans for staff approval, prior to issuance ofbui1ding permit (or other required permits), which incorporates any required design changes. 7.9b 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. 7.10b Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 7.11 b 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. 7.12b No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.13b Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 8. Central District Health Department Exhibit B - Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 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. 8.4 It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. 9. Idaho Power Company 9.1 I have visited with Vic Steelman, our joint trench coordinator, about your request for a seven foot wide utility easement in the Canterbury Commons Subdivision. Your request for seven feet is less than our normal ten foot wide easement. To accomplish this you also offered to allow us to place our devices in an island area adjacent to the parking area next to the sidewalk We have on a very limited basis allowed this but additional utility easements are required to do this. The easement would join the street side of the standard easement and be large enough to create a box around the island in the parking lot. Our transformers would occupy the island as well as the devices of the telephone and cable tv companies. The joint trench running line would be in the seven foot utility easement with conduit stubs to the transformers. Our j-boxes would be in the normal utility easement. Since this request is for an easement that is outside of our normal width we would like to view a copy of the preliminary plat before giving formal ok to proceed with the request. Thank You, please call me at 388-5585 if you have further questions. Exhibit B - Page 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 C. Legal Description .~ UNLIMITED BOUNDARIES, INC. DBA Associated Land Surveyors 1103 W. Main St. Middleton, Idaho 83644 LEGAL DESCRIPTION FOR AMERICA WEST HOMES The following describes a parcel of real property being a portion of the Southwest Quarter of Section 11, Tawri~hip 3 North, Range 1 West. a.M., City of Meridian, Ada County. Idaho. and being more part1cula.rly aescr10ea 45 followa: Coaunencing at t.he Center Quarter COn\lH of said Section 11, thence along th.. east-wellt centedine of !laid Section 11, H8S1"lO' 45"W, 572:,46 lee t to t hI! Il'ODI'r OF 8BQDIlf1I<<i; Thence. leaving aaid centerline, S00050' 18"W, 92:5.48 fallt to the northerly Riqhe-of-Way of the Union Paci fic RllUroad; Thence, &long lald Riqht-of;'Way. N88"21'40"", 634.81 feet to th.. centerline of the Ten Mile Stub Drain; Thence, along Bald centedine, 1102.56' 15"t, 41.89 feet thence, contioulng along Baid centerline, N20~45'45"W, 98.82 feet; Thence, continulnq along said centernne, N41.18' 45"W, 515.84 feet; Thence, continuing ,)10n9 Baid centerline, N59"26' 45"W, 645.83 feetl Thence, leavinq said centerline, NOO"52'lS"E, H.9~ feet to the east-west centerline of Baid Section 11; Thence, along said centerline, S99"lO'4S"E, 1&76.42 feet to the P02:lIft OJ' BlGDIfDIa, The above described parcel of real property contains 21.77 acres, more or leas and i3 Bubject to the Ri9hta-cf-Way of the Eight Mile Lateral being Sixty-feet (60' , in wIdth, West Pine AVenue being Twenty-FIve fest (50'l in width And an easement tor the Ten Mile Stub Drain beinq Slxty- feet (60', in width. ~~8f'!~ j B~ nB \l qi\li'.t M~~~~ ~~~i~C ....~".~..ti,. ~ ""...-~\ 10 · :'JJ~ 15 ~...r.~~ / .!( " '" L- ei ":7 797 . <P. :: lo.::;O '~1: :; ~... ~ OF \~'i-/ '.i'l '7".:-. al ~, ~ 'f'( l: ......~c_\\'\ ..l '*I.. l!R L \~.,;:. "I' ""'h",;H1.,ti~t' Exhibit C - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006 Exhibit C - Page 2 ,. _______~8t"S;l6 M.8I,~oas ------------, 1 , 1 i , I~ ,a I;;. " ~ Ii 'z i I , ~~ /~ ;:!iJ ~fj. ~ ~ ~~". 2 1.$ ft // ~i', :;; ~~. ~~ -(~ ~" ~~ C)e ", ~t a;-., ~, ~~ ~.< Iii t.~''1 i.."r:\ ~" '*, ~~ \'t.'::u ~?' I ~.; r,!-t ZZ .(..c; "'I 15S I~. ~l ~ I -I ".", ;";;1 ~L .,V ~~ , ~li{'! >~ ..:I.'j,"1 .1.lf..2 . ~~ ~ l.'s ~~ ~o v ~~ -oe'" ~~ ~~ I?::: .. ~I s d b' :-1 ml 1 I I ~I ' ;:JI ' ~, ,I s ~ ~fr ~f ,/ff 'I /l ~/ ~lt' '1 ;;~ ~l~~ ;i ~ ~ ~ 01 _ h. ? Q ~ U ,." ",0 ?~ ;:i"i i~ .'" ;:! 1loo;<Il tza 0 .~ · ~ .0 1~:1i~ f!;1~ r5tE ~ ~. _a'l!'O~l)~_"N:u... 'N ,w'e..91: M.GI.~OOS'- .J ~b. ::'lll. 'a..c Zt:Ij .. ~c i:D 9g ;'1.) El::;:- 1.1 ~ ~ liid! I ~t~!i~ I i d!ii I ! F I. ~ ~.e ~ "~ I ~ ~ I~ z i "" 8 t; tj :'3 .... 8: 8 .. {IJ .F~ 8 ;1 i3 I -z ~ ~ i "" - ~ ~ ., e ~. 0,;;;" ~ N "" Q '=' ~ ~_. ,_. 8 '" ~ ~. I' 0: ~ ll'; I ZI " J ::tl z ~I :: :! iii '" .ci.~~'." ;i ;.; CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006 D. Required Findings from Unified Development Code 1. Annexation 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; Council finds that the proposed zoning is in general conformance with the comprehensive plan (please see Section 8 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; Council finds that there are several uses that are allowed and conditionally allowed within the requested zoning districts of R-15. Specifically, multi-family uses are conditionally allowed and townhouses are principally permitted. Council finds that the development of this property should be required to comply with the established regulations and purpose statements of the requested zone. See Section 10, Analysis above for information on the regulations that need to be complied with. e. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Council fmds that the proposed annexation and zoning, and subsequent development of this property shall not be detrimental to the public health, safety and/or welfare. The Commission and Council should rely on any oral or written testimony that may be provided when determining this finding. 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, Council finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. E. The annexation is in the best of interest of the City (UDC II-5B-3.E). Council finds that all essential services are available or will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. If the Council determines the annexation is in the best interest of the Citv. a Development Allfeement (DA) with the City is required. 2. Preliminary Plat Findings: 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; Exhibit D - Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006 Council finds that the proposed zoning is in general conformance with the comprehensive plan (please see Section 8 of the Staff Report for detailed analysis of specific comprehensive plan action items that apply to this development). B. Public services are available or can be made available and are adequate to accommodate the proposed development; Council finds that services can be made available to accommodate the proposed development. C. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, Council finds that the subdivision will not require the expenditure of capital improvement funds. D, There is public financial capability of supporting services for the proposed development; The Commission and Council should rely upon comments from the public service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding Items 3 and 4 above under Annexation Findings above, and the Agency Comments and Conditions in Exhibit B for more detail.) E. The development will not be detrimental to the public health, safety or general welfare; and Council is not aware of any health, safety or environmental problems associated with the development of this subdivision. ACHD considers road safety issues in their analysis. The Commission and Council 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 finds that the Eight Mile Lateral and Ten Mile Stub Drain are features that should be preserved. Council is unaware of any other natural, scenic or historic features on this site. Therefore, Council finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance, if the Ten Mile Drain and Eight Mile Lateral are preserved and protected. The Commission and Council should reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance. 3. CUP Findings: The Commission shall base its determination on the Conditional Use Permit request upon the following: A. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Exhibit D - Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006 Council finds that the site is large enough to accommodate all required parking, landscaping, loading and other standard regulations required by the UDe. However, the applicant has applied for a variance to the standard lot size and rear building setbacks. See Section 10 of the Staff Report for detailed analysis. B. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Council finds that the proposed zoning is in general conformance with the comprehensive plan (please see Section 8 of the Staff Report for detailed analysis of specific comprehensive plan action items that apply to this development). 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. Council finds that the general design (as amended), construction, operation and maintenance of the townhouse and multi-family uses will be compatible with other uses in the general neighborhood and with the existing and intended character of the vicinity as to not adversely change the character of the area. Council finds that a higher density residential use on this site should be compatible with the neighborhood (provided the applicant complies with all UDC provisions.) The Commission and Council should reference any public testimony that may be presented to determine whether or not the proposal will adversely affect the other properties in the area. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Council finds that the proposed development should not adversely affect other property in the vicinity if the applicant complies with all Preliminary Plat, Development Agreement and CUP conditions and constructs all improvements and operates the use in accordance with the UDC standards. E. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Please refer to the comments and conditions prepared by the Meridian Fire Department, Police Department, Parks Department, Sanitary Services Company and ACHD in Exhibit B. F. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. If approved, the developer will be fmancing the extension of sewer, water, local street infrastructure, utilities and irrigation services to serve the project. The primary public costs to serve the future residents will be fire, police and school facilities and services. Council fmds that the applicant should be required to pay to extend the sanitary sewer and water mains into the site. No additional capital facility costs are expected from the City. The applicant and/or future property owners will be required to pay highway impact fees. Council finds that the proposed uses should not create excessive additional costs for facilities or services and should not be detrimental to the economic welfare of the community. Exhibit D - Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF MARCH 16,2006 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 the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Council fmds that the proposed development will not involve uses that will create nuisances that would be detrimental to the general welfare of the surrounding area. Council does not believe that the amount of traffic or noise generated will be detrimental to the general welfare of the public. The Commission and Council should reference any public testimony that may be presented to determine whether or not the proposal may cause health, safety or environmental problems. H. 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. Council finds that the proposed development will not result in the destruction, loss or damage of any natural feature(s) of major importance. The Commission and Council should reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance. 4. Private Street Findings: A. The Design of the private street meets the requirements of this Article; The applicant will have to certify that the Ada County Street Naming Committee has accepted the private street names. The design ofthe streets meets the standards as set forth in UDC 11- 3F -4; no gates are allowed. Roadway and storm drainage shall be contained on site. B. Granting approval of the private street would not cause damage hazard, or nuisance, or other detriment to persons property, or uses in the vicinity; and Staff and Council does not anticipate any hazard, nuisance or other detriment from the private streets if they are constructed and maintained as designed. C. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. The location ofthe private streets does not conflict with the Comprehensive Plan and/or the regional transportation plan. 5. VaI'faaee FiFldiB.gs: A. Tile "aRaBee sllall Bet graBt a rigllt er speeial privilege tllat is Bet etherVl'ise allewed iB tile distriet; Tae UDC relil1:lif'es a miniH'llllR 1,9QQ sCJ:l:lare foot lot for aU lots is the R 15 Z8Be. The ODe alss FeCJ:l:lires all etmetl:lrl:lS \vithin tbe R 15 ZiSH:e to ha-ve at least a 12 foot real' seteaek. Therefore, if the City grants the varianee it would allow a right or privilege flOt 1:lsl:lally allowed ia the R 15 ZOBe. Teerefore, staff does Rot Believe that that having aa irregularly shapeEllet is eflOl:lgfl reaSOR to goraBt tae reql:lested variaRees. Tms site is lal'ge (lB(ll:lgfl that Rill eomplianeo ,':ita the UDC staB.dar-ds eaR 80 met without eal:lsiBg an 1:Hi&1:le hardship. Exhibit D - Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006 B. The YllriaRee Felie"e~ aR uRdue hardship bseause af eharaeteristies af the site; Staff fiRds that this is aR irregt'llarly saafled lot. Fl:H1:her there are two ,vater latefals that are adjaeent to or bise6t the pf0perty. However, theses l.:lHI:lSl:lal eharaeteristies of the site are Rot direetly tied to tee Feltl=lestee v8riaaees and V/ol:lld Rot relieve aRY l:lft8l:l@ hardship. By redueiRg the Rl:H'flber of dweUiags OR this site, all dimeRsioaal st8Rdards of the R 15 eaR be eomplie8. wita. Co The nriaRee shall Ret be detrimeRtal te the pHillie heakk, safety, aRd welfare, Staff fiRes that griifltiRg the subjeet variaRees should Rot be detrimental to tee fl'l:lBlie heakh, safety, or welfare. Fl:H1:aer, staff reeegoaiz@s that this is 81'1 bU1:I.::lsl:1ally shaped lot. However, if the City graats the variaooe it w8l:1ld allE)""" a right or pri';ilege Bot l:1sl.:lally allowe8. iR tke R 15 2i6Re. Taer@fElFe, staff does Rot belie'/e that that haviRg aR irregt:llarly sa~ed lot is eRol:lgh reaSOR to graRt the reql:1ested variances. This site is large eR6~ tliat Rill eomplianee with the UDC staBdards eaR be met ',yith01:lt eausiag aR l:lftlklCl hardshicp. Staff is reeollliRefldiRE: deRial of the Varianee af)1'llieatioR. Staff further recoR'llOOB:ds that thia de':eloame:et B@ f@G1UH:es to e0mply v:ith all dimeRsioRal standards of the UDC. Exhibit D ~ Page 5