HomeMy WebLinkAboutCanterbury Commons Subdivision AZ-05-013 PP-06-011 CUP-06-006 PS-06-005
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
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In the Matter of Annexation and Zoning of 21.77 acres to R-15 (Medium High-Density
Residential), AND Preliminary Plat approval of 116 residential lots (49 4-plex lots and 67
townhouse lots) and 10 common lots on 20.32 acres, AND Conditional Use Permit approval
to construct a multi-family development consisting of 196 multi-family dwelling units (4-
plexes) on 49 lots and 67 townhouse dwelling units, AND Private Street approval adjacent
to the proposed multi-family lots within Canterbury Commons Subdivision, by American
West Homes, LLC.
Case No(s): AZ-05-013, PP-06-011, CUP-06-006, and PS-06-005
For the City Council Hearing Date of: September 12, 2006 (Findings approved on October
3, 2006)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of July 11, 2006
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of July 11, 2006
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 11,
2006 incorporated hy reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of July 11, 2006 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. S67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-013 / PP-06~Olll CUP-06-006/ PS-06-005 - PAGE 1 of 5
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code S
II-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, Site Plan,
Landscape Plan, and the Conditions of Approval all in the attached Staff Report for the
hearing date of July 11, 2006 incorporated by reference. The conditions are concluded to
be reasonable and the applicant shall meet such requirements as a condition of approval
ofthe application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code S II-SA and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated June 30, 2006 is hereby conditionally approved;
2. The applicant's Landscape Plan as evidenced by having submitted the Landscape Plan
dated June 26, 2006 is ht:reby conditionally approved; and,
3. The following modifications to the conditions were made at the City Council hearing:
a. The applicant shall be required to condo the 4-plex buildings. as proposed. Said
condo of the 4-plex buildin2s shall be completed prior to occupancy of any of the
units.
b. The applicant shall be required to provide an easement for a future public bus
pull out/bus stop along Pine Avenue.
c. The specific desiS!n criteria and elevations presented bv the applicant and
discussed during the City Council meetin2 shall be included within the
development a2reement for this site.
d. The applicant shall ali2n. where appropriate. the handicapped parkinS! stalls as
to provide an open corridor for fire department 2urnev access to the units.
4. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of July 11, 2006 incorporated by reference.
CJTY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-013/ PP~06-011/ CUP-06-006/ PS-06-005 - PAGE 2 of5
D. Notice of Applicable Time Limits (as applicable)
1. Notice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a
maximum period of eighteen (18) months unless otherwise approved by the City.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,
and acquire building permits and commence construction of permanent footings or
structures on or in the ground. For conditions use permits that also require platting, the
final plat must be recorded within this eighteen (18) month period. For projects with
multiple phases, the eighteen (18) month deadline shall apply to the first phase. In the
event that the development is made in successive contiguous segments or multiple
phases, such phases shall be constructed within successive intervals of one (1) year
from the original date of approval. Ifthe successive phases are not submitted within the
one (1) year interval, the conditional approval of the future phases shall be null and
void. Upon written request and filed by the applicant prior to the termination of the
period in accord with II-5B-6.G.l, the Director may authorize a single extension of the
time to commence the use not to exceed one (1) eighteen (18) month period. Additional
time extensions up to eighteen (18) months as determined and approved by the
Commission may be granted. With all extensions, the Director or Commission may
require the conditional use comply with the current provisions of Meridian City Code
Title 11.
2. Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years of the approval of the preliminary plat or one (1) year ofthe
combined preliminary and final plat or short plat. In the event that the development of
the preliminary plat is made in successive phases in an orderly and reasonable manner,
and conforms substantially to the approved preliminary plat, such segments, if
submitted within successive intervals of eighteen (18) months, may be considered for
final approval without resubmission for preliminary plat approval. Upon written request
and filed by the applicant prior to the termination of the period in accord with 11-6B-
7.A, the Director may authorize a single extension of time to record the final plat not to
exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as
determined and approved by the City Council may be granted. With all extensions, the
Director or City Council may require the preliminary plat, combined preliminary and
final plat or short plat to comply with the current provisions of Meridian City Code
Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-013 I PP-06-011 I CUP-06-006 I PS-06-005 - PAGE 3 of 5
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code S 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of July 11,2006
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-013/PP-06-011/CUP-06-006/ PS-06-005 - PAGE 4 of5
By action of the City Council at its regular meeting held on the 3';,5. day of
Cc#~J ,2006.
COUNCIL MEMBER SHAUN WARDLE
VOTED ~
VOTED ~
VOTED~
VOTED ~
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
TIE BREAKER
MAYOR TAMMY de WEERD
-
VOTED
~d
ATTEST:
Copy served upon:
- BXAL -
ITY CLE~ ~ ,I:? ff
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"'" . """ C),-... .. . "" ,,'"
v Apphcant """/:--'-"UNT"'i. ,\"
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v Planning Departiff~m" " 1\' \ \
v" Public Works Department
v City Attorney
By:\. ko.J'-Y\._~O OJU
City Clerk's Office
Dated: \O-Cl -Ou
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ~06-0 13 I PP-06-0 11 / CUP-06-006/ PS-06-005 - PAGE 5 of 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006
STAFF REPORT
TO:
FROM:
Hearing Date: July 11, 2006
Mayor & City Council
C. Caleb Hood, Current Planning Manager
Meridian Planning Department
208-884~5533
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SUBJECT:
Canterbury Conunons 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 conunon 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-familv
dwellinlZ units on 49 lots and 67 townhouse dwelling units
PS-06-005 - Private Street adjacent to the proposed multi-family lots within
Canterbury Conunons 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 conunon 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 Plannin!! & Zoning: Commission hearing:. The
subiect applications were continued from the March 16th meetin!! so the applicant could adequately post
the site. Staff met with the applicant on March 22nd to discuss concerns staff had about the proposed
development. Durin!! the April 20th hearing the proiect was continued to June 1 Sl, so the applicant could
meet with Planning Staff and make revisions to the plan. Staff has updated the Staff Report to reflect
the chan!!es made. Some of the cham~:es 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 conunents below are based on the revised Preliminary Plat prepared
by Treasure Valley Engineers. last revised on May 19. 2006 and the revised Landscape Plan prepared
by Jensen Belts dated 5-25-06. On June 1. 2006. the Meridian Planning & Zoning Conunission voted to
recommend approval of the subiect proiect. The Commission also accepted the applicant's withdrawal
letter for the variances originallY requested for lot size and setbacks. The applicant has submitted a
Canterbury Commons Subdivision AZ-06-0 13/PP-06-0 111CUP-05-006/PS-06-005N AR-06-005
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006
revised preliminary plat that depicts the covered parking for the multi-family units. a 7-foot wide public
utility easement in front of some of the multi-family buildings. and updated project calculations. The
applicant has also submitted a revised landscape plan that has a June 26, 2006 date and depicts the
covered parking areas. revised amenities and pathways. and project calculations. These revised plans
have been reviewed by staff and are generally 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
subj ect 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 subject
applications, staff has provided detailed analysis and is recommending approval with the conditions listed
in Exhibit B. On June 1. 2006 the Meridian Planning & Zonin!! Commission voted to recommend
approval of the subject applications. On September 12. 2006 the Meridian City Council voted to
approve the subject applications.
a. Summary of Commission Public Hearings:
i. In favor: GeoffWardle, Joe Risi, Lance Warnick, Mark Sanders
ii. In opposition: None
iii. Commenting: None
iv. Staff presenting application: Anna CaIUling, 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;
iii. Elevations, particularly the double-fronted 4-plex elevations; and,
iv. Layout of the 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-06-011, 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 Pile 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-06-0 13/PP-06-0 11/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-06-01I, 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 93101
&
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 constmct 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 ofthe seventy-
two proposed townhouse lots are below the 2,400 square-foot minimum lot size; thirty ofthe
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 I. The applicant is also proposing some open space on the townhouse
common lots, Lot 1, Block 3 and Lot 14, Block 2. Staffis 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
Canterbury Commons Subdivision AZ-06-013/PP-06-0 111CUP-05-006/PS-06-005N AR-06-005
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006
D.ll. of 13 units to the acre with a total of272 homes and condominiums. The condominiums
(4-plexes) will have 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 ofthree separate
propertylhomeowner 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
6. LAND USE
a.
The subj ect 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.
The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason ofthe provisions of the Meridian City Code Title 11 Chapter 5, a
public hearing is required before the City Council on this matter.
The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason ofthe provisions of the Unified Development Code Title 11
Chapter 5, a public hearing is required before the City Council on this matter.
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.
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 1 I,
Chapter 5, a public hearing is required before the City Council on this matter.
Newspaper notifications published on: February 27,2006 and March 13, 2006 (for
Planning & Zoning Conunission), and June 19th and July 3rd, 2006 and Allellst 14th and
Allells! 28th. 2006 (for City Council hearin~)
Radius notices mailed to properties within 300 feet on: February 22, 2UU6 (tor Planning
& Zoning Commission), and June 16th, 2006 and Allellst 11th. 2006 (for City Council
hearin~)
Applicant posted notice on site by: April 1 0, 2006 (for Planning & Zoning Conunission),
and July 1 S\ 2006 (for City Council hearing)
b.
c.
d.
e.
f.
g.
h.
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
Canterbury Commons Subdivision AZ-06-013/PP-06-0111CUP-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
Lyndhurst Grove Subdivision, zoned R-8; approved Sornmersby
Subdivision, zoned R-15 and L-O
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 comer. 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 ofthe 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
Canterbury Commons Subdivision AZ-06-013/PP-06-0111CUP-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
streets.
2. Width ofbuffer(s) between land uses: N/A
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).
1. 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 of the UDC.
J. Conditional Use Information:
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 of the 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 reconunend 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.
Canterbury Commons Subdivision AZ-06-013/PP-06-0111CUP-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
R-15 Standards
Setbacks (measured to sidewalk)Proposed
Front Living Area (townhouse) 10
Front Living Area to street (4-plex) 5
Front Accessed Garage (townhouse)20
Front Accessed Garage (4.plex) NA
Street side (townhouse and 4-plex) 10
Side (townhouse) 0
Side (4.plex) 5
Rear (townhouse and 4-plex)
Frontage
12
o
Required
10
o
20
20
10
o
4
12
o
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 recommended 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 ofthe 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 Pennit
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.
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Mixed Use - Community. The following standards will apply to this category:
. Up to 25 acres of non-residential uses permitted 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 Sheriff's
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
. The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
. 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, Objective 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
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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
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 IV, 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, Obj ective 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 construct 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. Stafffurther recommends that Lot 29, Block 1, be designated as
a common lot and a pathway be constructed through this lot.
. Chapter VII, Goal IV, Objective C, Action 6: Require pedestrian access in all new
development to link subdivisions together and promote neighborhood connectivity.
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See analysis above.
· Chapter VII, Goal I, Objective D, Action 9: Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown
debris from entering adjacent agricultural and other properties.
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 detennining if 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 8U 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 desil!Jl requirements (UDC 11 A-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 ofliving 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
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from the street by a constructed barrier at least 4 feet in height.
Site development amenities (UDC ll-4-3.27D):
All multifamily developments shall provide 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, conununity 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 conunensurate to the size of the proposed development.
Architectural Character (UDC ll-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 maj ority 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.
Landscaoilll! (UDC ll-4-3.27.F):
Development shall meet the minimum landscaping requirements in accord with Chapter 3 of this
Title.
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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.
UDC 11-4.3.27.0:
All multifamily developments shall record legally binding documents that state the maintenance
and ownership responsibilities for the management of the development, induding but not limited
to structures, parking, common areas, and other development features.
Outdoor storage/refuse 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 ofthese 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 fmdings 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
armexation ordinance adoption), and the developer. The applicant shall contact the
City Attorney, Bill Nary, 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
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production of traffic, 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 of the DA, or in the future by the City Council.
3. That all future development of the subject property shall be constructed in
accordance with City of Meridian ordinances in effect at the time of
development.
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 pennit, the subject property be
subdivided (a recorded final 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.
11. That the applicant aerees to condo all of the proposed 4-plexes. That
said condo plat( s) shall be completed prior to occupancv of any of the
units.
12. The applicant shall be required to provide an easement for a future
public bus pull out/bus stop alone Pine Avenue.
13. The specific desien criteria and elevations presented bv the applicant
and discussed durine the City Council meetines shall be included within
the development a2reement for this site.
2. PP/CUP/PS Applications:
Landscaoinl!: 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 stonnwater 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 pennitted under UDC 11- 3B-ll. If the
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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 ll-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
a revision date, but does reflect the changes mentioned within the Staff Report. A
landscape plan dated June 26th, 2006 has been submitted.
Multi-family 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 ll-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.
ParkinlZ: 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 plans.
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 ll-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 detennine if
the proposed amenities are sufficient for a development of tills 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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006
the design standards listed in this section. Staff believes that the elevations submitted
with the CUP significantly meet the requirements ofthe design standards listed in
UDC ll-3A-19. Staffwill ensure that when CZC applications are submitted for
construction of the 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 ll-3A-8 (construction) and UDC ll-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
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 of the 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 pathway leg has been shown on the revised plans.
In 1996, CaMP ASS adopted the pathway recommendations laid out in the Ridge-to-
Rivers Pathway Plan (1996). The goals of the 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 adjacent to the south property line.
Eight 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 ll-3A-6B3 requires open ditches,
laterals, canals, and drains to be fenced with a chain-link fence (see Fencing below).
Existing Residences/Buildings: The site currently contains multiple buildings.
Because the existing structures span across proposed lot lines, all buildings shall be
removed or relocated, prior to signature of the final plat by the City Engineer.
Multi-family Setbacks: The UDC does not have a specific setback between internal
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multi-family units. However, there may be a problem with not providing a fulllO-foot
front setback to the 4-plex rmits; 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 full10-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 Jrme 27, 2006, Jim Johnstone from
Idaho Power Company submitted a letter regarding the 7-foot wide utility easement.
The letter states that Idaho Power has granted similar requests in the past. However.
because this request is for an easement that is outside of the normal width. Idaho
Power would like to view a COpy of the preliminary plat before giving the formal ok to
proceed (see Exhibit B for more conunents from Idaho Power Company).
Refuse Areas: The Sanitary Services Company (SSe) has conunented 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 dwnpster locations and design proposed.
Pine Avenue Street Buffer: A 20-foot wide street buffer is required along Pine
Avenue, a collector street (UDC ll-2A-6). UDC ll-3B-7C2a requires all residential
subdivision street buffers to be located on a cornmon 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 Avenue within a cornmon lot. The revised preliminary plat depicts the
required street buffer along Pine Avenue within a cornmon lot.
Open Space: Open space is defmed 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 ll-lA). 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 rmit containing more than 500 square feet and up to
1,200 square feet ofliving 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) of the 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 conunon areas shall
be the responsibility of the 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 comer or the site, as well as the southeast comer of
the site. Some smaller open space areas have also been added internally. Staff believes
that the open space proposed complies with the UDC.
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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 Il-3A-7.
Pressure Inillation: 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
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 fmal 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 ll-3A-
15 andMCC 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 ll-3F-3. The private street standards are listed in UDC ll-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 ll-3F and as mentioned in the Staff
Report. Please see Exhibit D below for the required findings for private streets. The
applicant has submitted elevations for, but has not re-desillIled the proiect so there are
not double fronted 4-plex units.
Parkinll area on west end of Lot 5. Block 1: Originally, the parking area on the
northwest side ofthe development exceeded the maximum ISO-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 Layout/Densitv: 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.
Canterbury Commons Subdivision AZ-06-013/PP-06-01IlCUP-05-006/PS-06-005/V AR-06-005
PAGEl?
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY] 1, 2006
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
preliminary plat does show a variation of building setbacks. but does not address the
double frontage 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.
3. V AR Application: Withdrawn by Applicant on June 6. 2006.
The applieaat is reCJ:l:1estil'.l.g variances to seme of the R 15 b1ilk standards as found in
UDC 11 2.\. Speeifieally, the applieal'.l.t is reqaestil'lg a variance to the 1'llffiimum 2,100
square foet let size. The applieaflt is pmpesil'lg to plat 12 of the 72 townhouse lots
belo'll tHe stal'ldard lot size (down to 1,900 sqaare f-cet). The applieant is also
requestil'lg approval for al'l 11 feet rear setbaek '/ariance for the townhouses in Bloek 3
(12 feet is the stafldard rear setbae1c). The table OR the Hl'lised prelimiBary plat does
state tlTat the l:lRits il'l Bleeks 2 and 3 v:ill have a 12 fo0t rear setback. whieh is the
standard for the ZOfle. Staff reauests that the applieaBt daFif", at the puhlie heaFiB2:
if aBY variaues are eUFFeBtlv heiBe reauested. To gram a vtlfiance, the C01Jflei:1
needs to make the followiBg fil'ldil'lgs:
1. The variance SHall aot grant a right or speeial privilege that is Bot otherwise
allowed in the distriet;
2. The varianee relieves an l.u'ldw:l hardship because of eharaeteristics ofthe site;
3. The variance shall Ret be detrimeatal to the pl:lblie health, safety, and \velfare.
Staff fmds tlTat graRtiBg the subj eet '/ariances shOl.:ild not be detrimental to the pl:lblie
health, safety, or welfare. Fl.:lrther, staff recogtlizes that this is an unusually shapecllot.
However, if the City graftts the varianee it ',vcmld allow a right or privilege Rot usually
allowecl in the R 15 zoae. Therefere, staff does Hot believe that that havil'.l.g al'l
irregularly shaped lot is efl01igR reason to graat the requested varianees. This site is
large efl:01:lgfl that full eompliill'lee ',vith the UDC standards eaB be met without causing
aR lillooe hardship. Staff is ree0Hlffleflclin2: deRial of the Variaooe applicatioH. Staff
further recommeRds that this development b@ reCll:lired to eom1"lly with all dimensional
stal'ldards 0fthe UDC.
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 Planning & Zoninll Commission voted to recommend approval of the subiect
applications. On September 12. 2006 the City Council voted to approve the subject
applications.
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: 12-14-05 REVISED 5 19 06 Revised 6-30-06)
Canterbury Commons Subdivision AZ-06-013/PP-06-0111CUP-05-006/PS-06-005/V AR-06-005
PAGE 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 1],2006
2. Landscape Plan (dated: 10-19-05 REVISED bat uHdated (stamped "revised" oa5 25
06 by the Meridiafl Planniflg Department 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
9. Idaho Power Company
C. Legal Descriptions
D. Required Findings from Unified Development Code
Canterbury Commons Subdivision AZ-06-013/PP-06-0111CUP-05-006/PS.06-005N AR-06-005
PAGE 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006
A. Drawings
1. Preliminary Plat (dated: 12-14-05 REVISED S 190(; Revised 6-30-06)
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B. Conditions of Approval
1. Planning Department
Annexation and ZonilllZ: Comment - There will be a requirement for a Development Agreement on this
site. Details of said Development Agreement are found in Section 10 ofthe Staff Report.
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-0 11)
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 Annexation (AZ-06-013) and Conditional Use Permit (CUP-06-006) shall also be
considered conditions of the Preliminary Plat (PP-06-011).
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 ll-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 ll-3B-12, adjacent to the micro-paths.
. Provide a minimum 5-foot wide landscape buffer and trees along the southern boundary of
the development.
. 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
ll-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.ll. If the stormwater detention facility call1lot be incorporated into the approved
open space and still meet the standards of UDC ll-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 ll-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 Avenue. Prior to the signature of the final 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 1
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. Provide 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 per MCC 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 l2-5-2.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) pennit from the Meridian Planning and Zoning
Department (MCC 11-19-1). NOTE: Multiple 4-plex and or townhouse units may be contained in
a single CZC pennit.
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 pathway at the southwest comer, 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.
1.1.14 Provide an easement for a public bus pull outlbus stop alon!! Pine Avenue. Coordinate the
location of the easement with Valley Ride staff.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-0ll)
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006
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 final plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision 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 final construction.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5 Staffs failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
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-plex 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. and as required hv the Plaunine & Zonine Commission.
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
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006
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 fulllO-feet between the
front of the 4-plex units and the back of the adjacent sidewalk. Provide a 5-foot wide side setback
(lO-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).
1.3.10 The applicant shall alien. where appropriate. the handicapped parkine stalls as to provide
an open corridor for fire department eurney access to the units.
1.3.11
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 fInal plat application ofthis 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. Ifthe 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 applicant shall submit to the Citv a letter from Idaho Power stating that th~v are approving: a
substandard utility easement for this oroi ect.
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.
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006
2.7 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC ll-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.8 All existing structures shall be removed prior to signature on the final plat by the City Engineer.
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 ll-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to [mal 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
Inj ection 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 final 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 determined during the plan review process, prior to signature on the [mal 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
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006
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.
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 fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500'
apart. International Fire Code Appendix C
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers when spacing pennits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
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.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006
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.
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 tenninus of
Lot 5, Block 1 to either be less than ISO-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 ofthe 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 Plannilll! Department. All parking spaces shall be
assigned to a specific dwelling unit or for guest use. The parking space identification shall use a
different numbering system than the dwelling units.
4.2 The fac;ades 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 private areas.
4.4 The pedestrian access to the proposed 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
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006
1.5 Lot 1 of Bloek 1 creates resideooes that will be isolated from their sWTouRding:; neil!hbors. Sueh
areas have aB. iooreased crime potefttial. Prior to tbe fleJ(t public beMiRe:, the applieafl:t shall work
',vith the Police Chief alui/or PlanniRe: Staff to re';ise the plat/site plafl such that the
hous@!':/dv;elliae: units in tbe e:eaeral area are oriem:ed toward OB:e another aad eaeouraR;e
iflteractioB. oet',veea more neie:bbors. The plat/site plaa shall be revised in accord with those
diseussioas.
s. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed.
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 Almroval
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
hnprovements 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 of the 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.
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006
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.
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 mterim 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 of building pennit
(or other required pennits), 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.
Exhibit B - Page 9
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11, 2006
7.13b Any change by the applicant in the planned use of the property which is the subj ect 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 subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
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 ofthe 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 1 J, 2006
C. Legal Description
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UNLIMITED BOUNDARIES, INC. DBA
Associated Land Surveyors
1103 W~ Main SL
Middleton. Idabo 836.~4
LEGAL DESCRlPTtON FOR
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Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 11,2006
Exhibit C - Page 2
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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 pennitted. 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 [mds 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 detennining 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 advel-se impact
upon the delivery of services by any political subdivision providing services to this site.
E. The annexation is in the best ofinterest ofthe City (UDC 11-5B-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
Agreement (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 fmds 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 detennine 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 UDC. 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 ofthe community.
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Council finds 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 fmds 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 iuvolve 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 finds 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 he 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 detennine 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 of the 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 ifthey 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 of the private streets does not conflict with the Comprehensive Plan and/or
the regional transportation plan.
Exhibit D - Page 4