HomeMy WebLinkAboutTouchstone Place Subdivision AZ-06-028 PP-06-028 CUP-06-021
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
~;;di~\
ID.\HO J/
-./
I
'~
In the Matter of Annexation and Zoning of 4.43 acres from RIM to R~ 15 AND Preliminary
Plat approval for 2 residential building lots and 2 common lots AND Conditional Use
Permit approval for a multifamily development consisting of 48 dwelling units, for
Touchstone Place Subdivision, by Horizon Development.
Case No(s). AZ-06-028 and PP-06-028 and CUP-06-021
For the City Council Hearing Date of: September 26, 2006 (Continued from August 22,
2006 and fmdings on the October 10,2006 City Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of August 22,2006
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of August 22, 2006
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of August
22, 2006 incorporated by reference)
4. Required Findings per the Unified Vevelopment Code (see attached Staff Report for the
hearing date of August 22,2006 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 (LC. ~67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code ~
11-5A.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-028 and PP-06-028 and CUP-06-021
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 ifthe 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, and the
Conditions of Approval all in the attached Staff Report for the hearing date of AUGUST
22, 2006 incorporated by reference. The conditions are concluded to be reasonable and
the applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code ~ 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated June 16, 2006 is hereby conditionally approved;
2. The following modifications to site specific conditions were made at the City Council
hearing:
a. That the annexation shall include the entire legal parcel as it is currently
described.
b. That the final plat shall include all of the annexed property including any
disputed areas, OR, that any annexed land excluded from the final plat shall be
conveyed to the adjacent property owner(s) prior to signature of the final plat.
3. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of August 22, 2006 incorporated by reference.
D. Notice of Applicable Time Limits
Notice ofTwe1ve (12) Month 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 of the
combined preliminary and final plat or short plat. In the event that the development of
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-028 and PP-06-028 and CUP-06-021
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.
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 conditional use permits that also require platting, the
final plat must be recorded within this eighteen (18) month period. For projects with
multiple phases, the eighteen (18) month deadline shall apply to the first phase. In the
event that the development is made in successive contiguous segments or multiple
phases, such phases shall be constructed within successive intervals of one (1) year
from the original date of approval. If the successive phases are not submitted within the
one (1) year interval, the conditional approval of the future phases shall be null and
void. Upon written request and filed by the applicant prior to the termination of the
period in accord with ll-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
tlme 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.
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.
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 ofthe governing body of the City of
Meridian, pursuant to Idaho Code ~ 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-028 and PP-06-028 and CUP-06.021
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 August 22,2006
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-028 and PP-06-028 and CUP-06-021
By action of the City Council at its regular meeting held on the ! tJ ~ day of
tl~ ,2006.
COUNCIL MEMBER SHAUN WARDLE
VOTED~
VOTED ~
VOTED ~
VOTED ~
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
TIE BREAKER
MAYOR TAMMYdeWEERD
VOTED
ATTEST:
Copy served upon:
v", Public Works Department
~ City Attorney
By. ~~
'l:it:y Clerk's Office
Dated: \() . \1 .. (J.f
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-028 and PP-06-028 and CUP-06-021
CITY OF MERIDIAN PLANNING DEPARTMENT STAPP REPORT FOR THE HEARING DATE OF AUGUST 22,2006
STAFF REPORT
Hearing Date: 8/22/2006 (Aooroved
on 9/26/2006)
of1;rldi!'t\
I ID.\HO ~
~. /!
~~... -.,
.--r''''-!!i:.Y/''':!:!'~~'';'4t
TO:
FROM:
Mayor and City Council
Justin Lucas
Associate City Planner
Meridian Planning Department
208-884-5533
SUBJECT:
Touchstone Place Subdivision
AZ-06-028
Annexation and Zoning of 4.43 acres from RIM (Ada County) to
R-15 (Medium High-Density Residential).
PP-06-028
Preliminary Plat approval of two residential building lots (proposed to contain
48 multifamily units) and two common lots on 4.43 acres in a proposed R-15
zone.
CUP-06-021
Conditional Use Permit approval to construct a multi-family development
consisting of 48 dwelling units (6 eight~plexes) on two lots totaling 4.43 acres
in a proposed R -15 zone.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Horizon Development, has applied for Annexation and Zoning (AZ) to R-15
(Medium High-Density Residential) for 4.43 acres of property currently zoned RIM in Ada
County. The site is located on the south side of Fairview Avenue across from N. Jericho Road,
approximately 1,300 feet west of Locust Grove Road. Currently, there is one single-family home
with associated outbuildings on this site. All of the existing structures on the site are to be
removed. The subject property is within the Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ, PP and CUP) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Annexation and Zoning, Preliminary Plat, and Conditional Use Permit
applications. Staff is recommendinl! approval of the proposed Touchstone Place Subdivision (AZ-
06-028. PP-06-028. and CUP-06-021) with the conditions listed in Exhibit B of the Staff Report.
The Meridian Planning and Zoninl! Commission heard the item on July 20.2006. At the public
hearinl! they moved to recommend approval. On September 26. 2006 the City Council
aooroved the subiect applications.
a. Summary of Commission Public Hearing:
i. In favor: Jeff Mach, Sabrina Whitehead
11. In opposition: Greg Vastobin
111. Commenting: Karalee Blau, Lorinda Williams
IV. Staff presenting application: Justin Lucas
v. Other staff commenting on application: C. Caleb Hood
b. Key Issues of Discussion by Commission:
i. - Proposed height of the buildings;
Touchstone Place Subdivision AZ-06-284/PP-06-028/CUP-06-021
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22,2006
ii. - Residential condominiums
c. Key Commission Changes to Staff Recommendation:
i. -Required six foot high solid fencing along perimeter property lines.
d. Outstanding Issue(s) for City Council:
i. - Updated legal description of the proposed annexation.
1. Staff has met with the applicant to resolve this issue;
2. The current staff report only contains a written legal description;
3. A map and closure report is still required for review and final approval
by public works.
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ.
06-028, PP-06-028, and CUP-06-02l as presented in the Staff Report for the hearing date of
August 22, 2006 with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-
06-028, PP-06-028, and CUP-06-021 as presented during the hearing of August 22, 2006 for
the following reasons: (You should state specific reasons for denial of the annexation and you
must state specific reason(s) for the denial of the plat and CUP.)
Continuance
I move to continue File Numbers AZ-06-028, PP-06-028, and CUP-06-02 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: 1187 E. Fairview Ave. across from N. Jericho Rd.
approximately 1300 feet west of Locust Grove Road /3NIE07.
b. Owner:
Clarence and Bema Morgan
P.O. Box 191096
Boise, Idaho 83719
c. Applicant:
Horizon Development
1187 E. Fairview Ave.
Meridian, Idaho 83642
d. Representative: Sabrina Whitehead, Briggs Engineering
e. Present Zoning: RIM (Ada County)
f. Present Comprehensive Plan Designation: Commercial
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning ofthe subject 4.43 acres to R-15, Preliminary Plat approval of two
multi-family building lots with two common lots and Conditional Use approval of a 48 multi-
Touchstone Place Subdivision AZ-06-284IPP-06-028/CUP-06-021
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22,2006
family dwellings contained in six eight-plexes. The gross density of the project is 10.83
dwelling units per acre. Approximately 10.8% (0.4 acres) of the site is being set aside for open
space.
1. Date of preliminary plat (attached in Exhibit A):
2. Date oflandscape plan (attached in Exhibit A):
3. Date of site plan (attached in Exhibit A)
6/16/06
4/15/05
6/15/06
h. Applicant's Statement/Justification: Horizon Development has been very active to get the
surrounding neighbors input. On January 5,2006 the first neighborhood meeting was
conducted. With the neighbors concerns voiced the developer went back to the drawing board
to redesign the layout to make it more compatible with the surrounding neighbors needs. We
believe that Touchstone Place will be an aesthetic, as well as an asset to the City of Meridian.
(please see Applicant's Submittal Letter for more information.)
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation 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.
b. The subject application will in fact constitute a preliminary plat as detennined by City
Ordinance. By reason of the provisions ofthe Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. The subject application will in fact constitute a conditional use as detennined by City
Ordinance. By reason of the provisions of UDC 11-5B-6, a public hearing is required before
the City Council on this matter.
d. Newspaper notifications published on: July 3rd and July 171h, 2006 (Planning Commission) and
July 31 SI and August 14th, 2006 (City Council)
e. Radius notices mailed to properties within 300 feet on: June 23rd, 2006 (Planning Commission)
and June 28th, 2006(City Council)
f. Applicant posted notice on site by: July 10th, 2006 (Planning Commission) and August 12th,
2006(City Council)
6. LAND USE
a. Existing Land Use(s): There is one single-family home and some associated outbuildings on
this site. All structures will be removed from the site.
b. Description of Character of Surrounding Area: This site is located in between medium
density residential uses to the east and south and commercial development to the west and
north. This location makes this an area of transition between detached single family
development and commercial uses along Fairview Avenue. The site is considered infill
development.
c. Adjacent Land Use and Zoning:
1. North: Commercial Uses, zoned C-G
2. East: 6 single-family lots within Danbury Fair Subdivision, zoned R-8 and 1
commercial parcel zoned C-G.
3. South: 5 single-family lots within Danbury Fair Subdivision, zoned R-8
Touchstone Place Subdivision AZ-06-284/PP-06-028/CUP-06-021
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22, 2006
4. West: 8.25 acre Lithia Motors parcel zoned R-8
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is a sewer stub in Sandlin located to the south of this
proj ect.
Location of water: There is a water stub in Sandlin located to the south of this
project, and a main in W. Fairview Avenue to the north.
Issues or concerns: Sewer service to parcel #SI107120650.
2. Vegetation: There are several existing trees on this property that need to be protected
during construction, or be mitigated for.
3. Flood plain: N/ A
4. Canals/Ditches Irrigation: N/ A
5. Hazards: No hazards have been identified on this site.
6. Proposed Zoning: R-15 (Medium High-Density Residential)
7. Size of Property: 4.43 acres
f. Subdivision Plat Information:
1. Residential Lots: 2
2. Non-residential Lots: 0
3. Total Building Lots: 2
4. Common Lots: 2
5. Other Lots: 0
6. Total Lots: 4
7. Gross Density: 10.83 units per acre (net density is 14.41 d.u./acre)
g. Landscaping
1. Width of street buffer(s): Per UDC (Table 11-2A-4) a 25-foot wide landscape
buffer is required adjacent to arterial streets. Fairview Avenue is a classified principal
arterial roadway. Street buffers are not required on any of the internal, local streets.
2. Width ofbuffer(s) between land uses: No landscape buffers between uses are
required on this site.
3. Percentage of site as open space: 0.4 acres/1O.8%
4. Other landscaping standards: Common open space lots should include at least one
deciduous shade tree per 8,000 square feet (UDC Il-3G-3E2). See Section 10,
Analysis below.
h. Amenities: Clubhouse facility with exercise room, playground, open space with pathways, and
patio areas with barbeques.
1. Off-Street Parking: UDC 11-3C-6 requires each multi-family dwelling with more than one
bedroom to have 2 parking spaces in a covered carport or garage.
Touchstone Place Subdivision AZ-06-284/PP.06-028/CUP-06-021
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22,2006
J. Proposed and Required Residential Standards:
R-15 -Multi Fami1v Standards (see UDC 11~4-3.27)
Setbacks (in feet) Proposed Required
Front Living Area (to sidewalk) 20 20
Side 10 10
Rear 10 10
Frontage 0 0
Lot Size N/ A 2,400
k. Proposed and Required Non-Residential: N/A
1. Summary of Proposed Streets and/or Access: The applicant is proposing to provide
primary access to all of the dwellings within this development via a new public street
connection (North Jericho Road.) to Fairview Avenue. This new public street will run south
from Fairview Avenue through the proposed development and connect with the existing
Sandlin Avenue in the Danbury Fair Subdivision. The total width of the proposed public right
of way is 50-feet with 36-feet wide street sections (measured back of curb to back of curb).
The right of way will also contain five-foot wide sidewalks that are adjacent to the back of the
curb. Staffis generally supportive of the proposed street system. For a detailed report on all of
AClID's conditions, please see the ACHD report and Exhibit B.
7. COMMENTS MEETING
On June 30, 2006, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary
Services Company. Staffhas included comments, conditions and recommended actions in
Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Commercial" on the Comprehensive Plan Future Land Use Map.
Chapter VII, Section C (pg. 95) of the Comprehensive Plan contains a definition of the
commercial designation. This definition includes multi~family residential as an acceptable use in
commercial areas. Beyond this definition staff fmds that there is a strong argument for saying that
the policies set forth in the comprehensive plan support multi-family residential use on this site.
These policies are described at length below.
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):
Chapter VII, Goal III, Objective A, Action I - Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
· Sanitary sewer and water service will be extended to the project at the developer's
expense.
Touchstone Place Subdivision AZ.06-284/PP-06-028/CUP.06-021
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22,2006
· 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 suqject 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 VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes to extend the one stub street currently provided to this
property from the south. Staff believes that the applicant has done an adequate job of connecting
and extending the existing stub street.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
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 applicant is proposing to constrnct sidewalks adjacent to all of the proposed streets, which
connect to adjacent properties, Fairview Avenue and Sandlin Avenue. The applicant is also
proposing to construct a 4-foot wide pathway system within the development to help link the
buildings together and provide pedestrian access to the proposed sidewalks. Staff is supportive of
the proposed pedestrian connections.
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See above.
Chapter VII Goal IV Objective D Action 7. Develop incentives for high-density development
along major transportation corridors to support public transportation system.
The applicant has a chosen this site on Fairview Avenue to construct the proposed multi-family
Touchstone Place Subdivision AZ-06-284/PP-06-028/CUP-06-021
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22,2006
development. Staff finds that this location is favorable for such a development because of the
accessjUture residents will have to goods and services offered along Fairview Avenue. This type
of density will also help to support any future public transportation that may run along this
heavily traveled thoroughfare.
Chapter VII Goal V Objective A Action 14. Locate high-density development, where possible,
near open space corridors or other pennanent major open space and park facilities, Old Town,
and near major access thoroughfares.
See above
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a medium high-density residential zone. Staff finds that this project
acts as a good buffer between the commercial uses on Fairview Avenue and the existing single-
family residential properties to the south and east of the proposed development.
Chapter VII Goal IV Objective A Action 6. Require screening and buffering of commercial and
industrial properties and residential use with transitional zoning.
See above
Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high-density single family, multi-family, townhouses, duplexes, apartments,
condominiums, etc.) for the putpose of providing the City with a range of affordable housing
opportunities.
The subject application is requesting an R-15 zone. Staff finds that this location is favorable for
this zoning designation because of its proximity to services along Fairview Avenue. Staff also
recognizes the importance of providing diverse housing types through out the community. The
proposed development should help meet some of that demand.
Stall believes that the proposed density (10.83 d.u. 's/acre) and zoning (R-15) for this property is
appropriate. Staff recommends that the Commission and Council rely on any verbal or written testimony
that may be provided at the public hearing when determining if the applicant's zoning and development
request is appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists multi-family dwellings as
conditional uses in the R-15 zoning district.
b. Purpose Statement of Zone:
R-15 Medium High-Density Residential: The putpose 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.
c. Multifamily Development (UDe 11-4-3.27) The following standards shall apply for the
Touchstone Place Subdivision AZ-06-284/PP-06-028/CUP.06-021
PAGE 7
CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22,2006
multifamily units, including standards for Site Design, Common Open Space, Site Amenities,
Architectural Character, Landscaping, and Maintenance.
Site desilm (UDC 11-4-3.27B):
Setbacks: Buildings shall provide a minimum setback often feet (10') unless a greater setback is
otherwise required by this Title. Building setbacks shall take into account windows, entrances,
porches and patios, and how they impact adjacent properties
A minimum of 80 square feet of private, usable open space shall be provided for each unit. This
requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping,
entryway and other access ways shall not count toward this requirement.
For the purposes of this Section, vehicular circulation areas, parking areas, and private useab1e
open space shall not be considered common open space.
The parking shall meet the requirements set forth in Chapter 3 of this Title.
Developments with 20 units or more shall provide the following: a property management office, a
maintenance storage area, a central mailbox location, a directory and map of the development at
an entrance or convenient location for those entering the development.
Common open space design requirements (UDC 11-4-3.27C):
A minimum area of outdoor common open space shall be provided as follows: a) 150 square feet
for each unit containing 500 or less square feet of living area; b) 250 square feet for each unit
containing more than 500 square feet and up to 1,200 square feet of living area; and c) 350 square
feet for each unit containing more than 1,200 square feet of living area.
Common open space areas shall not be adjacent to collector or arterial streets unless separated
from the street by a constructed barrier at least 4 feet in height.
Site development amenities (unc 11-4-3.27D):
All multifamily developments shall provide for quality of life, open space and recreation
amenities to met the particular needs ofthe residents as follows: a) Quality of Life (clubhouse,
fitness facility, enclosed bike storage, and public are such as a statue); b) Open Space (open
grassy area of at least 50 by 100 feet in size, community garden, ponds or water features, and
plazas); and c) Recreation (pool, walking trails, children's play structures, and sports courts).
The number of amenities shall depend on the size of the multifamily development as follows: For
multifamily developments with 75 units or more, 4 amenities shall be provided, with at least 1
from each category. For multifamily developments with more than 100 units, the decision-making
body shall require additional amenities commensurate to the size of the proposed development.
Architectural Character (UDC 11-4-3.27.E):
All building elevations shall have a minimum portion of the elevation devoted to architectural
features designed to provide articulation and variety. These features shall include, but are not
limited to windows, bays and offsetting walls that extend at least two feet; recessed entrances;
and changes in material types. Changes in material types shall have a minimum dimension of two
feet and minimum area of 25 square feet.
Touchstone Place Subdivision AZ.06.284/PP-06-028/CUP-06-021
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22,2006
Main entrances, which are the primary point(s) of entry where the majority of building users will
enter and leave, shall be designed as an obvious entrance and focal point of the building through
architectural treatment, lighting, and address identification.
Entrances shall be adequately covered, recessed, or treated with a permanent architectural feature
in such a way that weather protection is provided.
Roof forms shall be distinctive and include variety and detail when viewed from the street.
Sloped roofs shall have a significant pitch. Flat roofs should include distinctive cornice
treatments.
Exterior building materials and finishes shall convey an impression of permanence and durability.
Materials such as masonry, stone, stucco, wood, terra cotta, and tile are encouraged.
Windows are required to allow views to exterior activity areas or vistas. Windows shall be
provided on any building facing any common area used for children's recreation.
All roof and wall-mounted mechanical, electrical, communications, and service equipment should
be screened from public view from the adjacent public streets and properties by the use of
parapets, walls, fences, enclosures, or by other suitable means.
Landscapinl! (lJDC 11-4-3.27.F):
Development shall meet the minimum landscaping requirements in accord with Chapter 3 of this
Title.
All street-facing elevations shall have landscaping along their foundation. The foundation
landscaping shall meet the following minimum standards: The landscaped area shall be at least
three feet wide; for every three lineal feet of foundation, an evergreen shrub having a minimum
mature height of twenty-four inches shall be planted; and groundcover plants shall be planted in the
remainder of the landscaped area.
UDC 11-4-3.27.G:
All multifamily developments shall record legally binding documents that state the maintenance
and ownership responsibilities for the management of the development, including but not limited
to structures, parking, common areas, and other development features.
Outdoor storal!e/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 of these functions are fully contained and out of view from adjacent
properties and public streets.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
Touchstone Place Subdivision AZ-06-284/PP-06.028/CUP-06-021
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22,2006
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-15 zone is appropriate for this property.
Please see Exhibit D for detailed analysis of the required facts and findings for
annexation.
The annexation legal description submitted with the application (stamped on /\.pril 1 4,
August 17, 2006 by Wayne K. Barber, PLS) shows the property as contiguous to the
existing corporate boundary of the City of Meridian.
Special Considerations:
Development Agreement: UDC 11-5B-3.D.2 and Idaho Code S 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 does not nelZatively impact
nearby properties.
Prior to the annexation ordinance approval, a Development Agreement (DA)
shall be entered into between the City of Meridian, property owner (at the time of
annexation ordinance adoption), and the developer. The applicant shall contact
the City Attornev. Bill Nary. at 888-4433 to initiate this process. The DA shall
incorporate the following:
· That all future uses shall not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
· 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.
· That the applicant will be responsible for all costs associated with the
sewer and water service extension.
· 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.
· That the following shall be the only allowed uses on this property:
multifamily development and allowed accessory uses ofthe R-15 zone.
· That a maximum of 48 units will be constructed on this site.
· That prior to issuance of any building pennit, the subj ect property be
subdivided in accordance with the City of Meridian Unified
Development Code.
· That a street buffer, constructed in accordance with City Code, be
installed along Fairview Avenue prior to occupancy of any new dwelling
units.
· That cross access to/from the proposed North Jericho Way be provided
to the parcel to the west, for future development along Fairview Avenue.
· That the annexation le2al description shall include the entire le2al
parcel as it is currently described.
· That the final plat shall include all of the property bein!!: annexed
Touchstone Place Subdivision AZ-06-284/PP-06-028/CUP-06-021
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22,2006
with the Touchstone Place develoument includiDl! all "disuuted"
areas. OR. that any land area that is annexed with the Touchstone
Place deyeloument that is not included within the boundaries of the
final ulat for Touchstone Place shall be conveyed to the adiacent
urouertv owner. urior to si2nature of the final ulat bv the City
Ene:ineer.
2. PP/CUP Applications:
Special Considerations:
Landscaping: The landscape plan prepared by Design Studio, on 6-15-06, labeled
Sheet L1, is approved with the following modifications/notes:
· Per UDC 11-3B-1O, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
· A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11-3B~14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
above, with the fmal plat application(s).
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 Setbacks, 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.
Multi-family Setbacks: UDC 11-4-3.27 states that multifamily developments with
multiple properties shall be considered as one property for the purpose of
implementing certain standards such as setbacks. Due to the nature of multi~family
developments it can be difficult to detennine the proper setback requirements. UDC
11-4-3.27 states that multi-family buildings shall provide a minimum setback often
feet unless a greater setback is otherwise required. With that stated staff believes that
this standard should be applied to all structures adjacent to perimeter property lines
including garages. The current proposal shows variations in the setback to the
perimeter property lines: a setback of five feet along the northern propertv line is
shown. This setback should be expanded to ten feet to meet the minimum UDC
requirement as described above.
Refuse Areas: The Sanitary Services Company (SSe) has commented that some of the
proposed dumpster locations may not be adequately designed. Further, the submitted
plans call-out chain link fencing with vinyl slats as screening for the refuse containers.
Staff believes that a solid wood or block fence would be more appropriate to screen
the refuse containers from the street. UDC 11-3A-12 requires the visual and acoustic
impacts of these functions are fullv contained and out of view from adiacent properties
and public streets.
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
Touchstone Place Subdivision AZ-06-284/PP-06-028/CUP-06-021
PAGE II
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22,2006
natural environment features, parks, playgrounds, trees, water areas, swimming pools,
termis courts, conununity centers or other recreational facilities. The term shall not
include streets, parking areas, or structures of habitation (UDC ll-IA). UDC 11-4-
3.27C requires a minimum area of outdoor conunon open space shall be provided as
follows: a) 150 square feet for each unit containing 500 or less square feet of living
area; b) 250 square feet for each unit containing more than 500 square feet and up to
1,200 square feet of living area; and c) 350 square feet for each unit containing more
than 1,200 square feet of living area. Conunon 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 10.8% (0.48 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 conunon open space. Maintenance of all conunon areas shall
be the responsibility ofthe Touchstone Place Home Owners' Association(s).
Private Useable Open Space: UDC 11-4-3.27B requires a minimum of 80 square feet
of private, usable open space shall be provided for each unit. This requirement can be
satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway
and other access ways shall not count toward this requirement. The proposed
development appears to meet the minimum requirement as described.
Parking: 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. All of the proposed 48 units
have two car garages.
Private Streets: There are some units within the development that are set back from
the public street some distance. These units may be difficult for emergency services,
delivery services and the general public to find. Therefore, staff recommends that the
applicant submit a private street application for the "driveways" off of North Jericho
Way and Sandlin Avenue. These private streets should carry street names approved by
the Ada County Street Naming Committee and comply with the private street
standards listed in UDC 11-3F. Staff is generally supportive of private streets for
multi-family developments. The applicant should desilffi and construct the private
streets in compliance with the standards listed for Private Streets in UDC 11-3F.
Amenities: The applicant is required to provide amenities for the multifamily
development. For multi-family developments between twenty and seventy-five units
three amenities shall be provided with one from each category (UDC 11-4-3.27D-2b).
The applicant is providing amenities as follows: Development map/directory,
community club house and fitness facility (Quality of Life), playground with parent
area (Recreation) picnic tables and patio (Quality of Life), and open space with
walking paths (Open Space). Staff believes that the proposed amenities are sufficient
for a multi family development of this size.
Elevations: The applicant has submitted building elevations for the proposed 8-plex
structures (see Exhibit A). UDC 11.4.3 requires multifamily structures to comply with
the design standards listed in this section. Staff believes that the elevations submitted
with the CUP significantly meet the requirements of the design standards listed in
UDC 11-3A-19. Staff will ensure that when CZC applications are submitted for
construction of the 8-plex buildings in the future, that the elevations comply with the
Touchstone Place Subdivision AZ-06-284/PP-06-028/CUP-06-021
PAGE 12
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22, 2006
UDC requirements.
Existing Residences/Buildings: The site currently contains one existing residence.
The applicant proposes to relocate or remove all structures prior to construction.
F encin~: The applicant has not proposed to construct fencing along any portion of the
property lines. Staff believes that six-foot high solid fencing should be constructed
along any portion of the propertv line that is not currently fenced. This fencing will
help act as a buffer between the proposed development and any future commercial
development to the north. A detailed fencing plan should be submitted upon
application of the final plat. If permanent fencing is not provided before issuance of a
building pennit. temporary construction fencing to contain debris must be installed
around the perimeter. Perimeter. and common open space. fencing shall be designed
according to UDC 11-3A-7.
Common Areas: Maintenance of all common areas shall be the responsibility of the
Touchstone Place Home Owners Association.
Ditches. Laterals. and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or
canals, exclusive of natural waterways, including waterways being used as amenities,
that intersect, cross or lie within the area being subdivided shall be covered.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to use
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 11- 3A-
15 andMCC 9-1-28.
b. Staff Recommendation: Staff recommends approval of the subiect applications AZ-06-028 and
PP-06-028. and CUP-06-021 with the conditions listed in Exhibit B of the Staff Report for
the hearing date of Julv 20. 2006. On Julv 20. 2006 the Meridian Planning and Zoning
Commission voted to recommend approval of the subiect applications. On September 12.
2006 the Citv Council approved the subject applications.
Touchstone Place Subdivision AZ-06-284/PP-06-028/CUP-06-021
PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22, 2006
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: 6-16-06)
2. Landscape Plan (dated: 6-15-06)
3. Site Plan (dated 6/15/06)
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
C. Legal Description
D. Required Findings from Unified Development Code
Touchstone Place Subdivision AZ-06-284/PP-06-028/CUP-06-021
PAGE 14
CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22,2006
A. Drawings
1. Preliminary Plat (dated: 6-16-06)
1----
,
JI
fll
H~
i
I
.j
or.
~'<'1
Exhibit A - Page I
-"':-.-:::-:-:::~--:=:-i-~----
i '
- ,.,! ~:-=-=F~:-:==:
- ,
''''''-''-'--r',~'
; ,: -
, ' ,
fr" ~ -.J!~: ir, -:
,I. ~ ! ,_I
..........__,...__---11Jr----" " -~::_
.-...
10
f9
"'-1;;:";'~~-
.------.r -,
,
1
;
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22, 2006
2. Landscape Plan (dated 6-15-06)
-
-- ~~~';i ...... ..... iil" ~HAtB:^~'tI1~""...."
.u.~'~~)LlI ",a1_ ... 1-'ll.4~~~~ j
.__.....IIIII~..- -- "" lI.L_Q,II1\iICl NOZltlOH
~~ -~ --~ ........." ~
QD:> :m SUBIWO'SIaJ 3":JV7cf3NOJStl7Y10..1. tit .AW~" ...J
li~' ti
....-- NOZItJOI4 NYld ONldVOliKlNYl , ,
NOUYonddY~Sn'yNOUWNOO
! r--I-- · ~r
1111!llfi
I 0 b!)~(~:~~ ~.
. I I . {'l
3fo"t.".."UM
Jll
,
"".".-. .. .-- .. "j.-". ...
---...............
1
<~
;;:
-h
;.~
.~
(f.),~
::iE:'"
~,.,
z'-
-'
::i,e.,
o':i
!l'~
0, ~
WO ..Iil
u I s~
<C :z 8~
0: i ~~
UJ .....~
~~ ~g
1'-< I~
(/)0 I
J:(/)
g~ tc
~:J; U
'G~
II ..
I
~
~
!
"I
? ~
,
~ ~
r.ljr;r"'1I'I';~"i.II;fvl II l1>'1 jtlo") '~~il;:/~;'''I ,,~,..;~ _r,,,.., ......,..~ -.'::) ..,':" ,
Exhibit A - Page 2
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22, 2006
3. Site Plan (dated 6-15-06)
I ........~''''~. "1.." -":="" ...,,~j~::'~'S'I~'1."I'
.,;;;'" t1) -:=..:~. .. .. 0" 8J.MlJftldO.,=tAi:la" NO'2"UrJOt'!l
....- E'ItD ~ mlllliJWlTlW\J ::I'JV7tl''3N01.Sfi'YY10..l
--- NOZAfOH !>IV 0lJ.19
H.d ~U!
JJ1fi':~HI i
, 'Hq: H n 1 Ji
Pi qt ii ,; I I! if i
,f L ~~, I II 'II
~l t Ii n i~ !,'q iii , lilll
Jf n.. 'I I - , , tUf
i. I t t r [ t h f I i ~ I inn
L.; - ",:,.._~ ...., . .. .... ..~, "! I.t ~. ._.
~..~....~c::!...
jl~
/ I \
-" I '>.,.....~.
-" - 1-------
.. -.- _.~.~ ."".
J
.
~
,
I
~
!
~
~8
~N
'~jf
oiL
h.
._-_.~~...,.... -_._.~-
I
,
,
.1 ~
.....11I
%1
<
~ i2
~!Z ~'<..
~~.il
Wo I:
Z..f 1:1.
OLJJ: ,$
...:>, ";jI
~~I i!
~~~ll
1-- (f.l :t~
,"-"
\.i:
h.I:j..~
1'21.wff.iij
.~ ~
,...i
<(
r'iOU'fOnddY 3sn lVNOWCNO:l
"00""
~t
n
o
o
S'
III
\
i<
! ..
1 I
, I j II
I I'l II
~~n I
~ ""-'~...' -. :J."r..l .~
~
l ..-'
~I IlilJ :~ I
'I lJi' .'1"
('" \ I -~t
.~'"- ,~-.-.-
I r--I or" , ,
L~~'li
~..
~ "
~I
"I ~
"I ;
~- *
r.i~I':NI''1.':1I;-i 1'1' "d 9\1 '-1.'W,j'.<f.ll:j "\jro'\l~' .~lh....(" ~f';-.-- Coe::1 ""..!.v 1-0
Exhibit A - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22,2006
4. Elevations
Exhibit A - Page 4
1~rtt1f~~__
"".""""__"-'o=":_=~._~_~.."-.,.-===~-~~
!
I
i
~,,~'"'...< .... --- ~;~:..~ ;'-~"""-,~, ;-:==:;,~~:__.-.~,,~.--,~~:;":"::.,==~..="
.......... --""-- ------
CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 22,2006
~,.._..~,...._...".",,~~.-
~-::--.;-.-:-;"7--~;~.:...:o::.....:.~_~.~._,,-~:..:.~;::~. ::..::....~:.~"'~"._~~:::.;,.. _n.__.
-. ...-"..~ -.....---
Exhibit A - Page 5
CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (pP-06-028)
1.1.1 The preliminary plat labeled as PRE, prepared by Briggs Engineering, Inc., dated June 16, 2006 is
approved, with the conditions listed herein. All comments and conditions of the accompanying
Annexation and Zoning (AZ-06-014) and Conditional Use Permit (CUP-06-021) applications,
and the Development Agreement for this property, shall also be considered conditions of the
Preliminary Plat (PP-06-012).
1.1.2 Landscaping: The landscape plan prepared by Design Studio, on 6-15-06, labeled Sheet Ll, is
approved with the following modifications/notes:
. Per UDC 11-3B-I0, the applicant should work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing trees
on site.
. A written certificate of completion should be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan. All standards of installation should
apply as listed in UDC 11-3B-14.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s).
1.1.3 All existing structures shall be removed or relocated, prior to signature of the final plat by the
City Engineer.
1.1.4 The applicant shall submit a Private Streets Application for the driveway that runs through lot 1
prior to any construction or site development.
1.1.5 Provide the following amenities: 0.48 acres of common open space, a community club house and
fitness facility, a property management office, a maintenance storage area, a development
map/directory, a playground with parent area, patio with picnic tables, and walking paths
throughout the development.
1.1.6 Cross access to/from the proposed North Jericho Way shall be provided to the parcel to the west,
for future development along Fairview Avenue.
1.1.7 Six-foot high solid fencing shall be constructed along aft)' POrtiClfl. of the perimeter property lines.
that are flOt eurreatly feaeed. /'1. detailed feflGmg 13laR shall be submitted upoa applieatioa of the
fiaal plat. If permanent fencing is Bot pmvided befer-e iss\:laaee of a bl.:1ildiBg permit, temporary
eOflstruetioa feaeing to e0ataia debris must be installed around the perimeter. Perimeter, eOHH'l'i0fl
o13ea s13aee, aRd riero path fiIDCing sliall be desigaed aeeordiag to UDC 11 3"^~ 7.
1.1.8 Provide a minimum ten foot setback along all perimeter property lines, including the northern
property line adjacent to the commercial zone, as required by UDC 11-4-3.27B1.
1.1.9 Maintenance of all common areas shall be the responsibility of the Touchstone Place Home
Owners' Association.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
1.1.10 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways,
including the Ten Mile Creek, and waterways being used as amenities, that intersect, cross or lie
within the area being subdivided shall be covered. 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.
1.1.11 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (pP-06-028)
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 fmal plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC ll-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 AClIO, 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 ll-6B-7.
1.3 SITE SPECIFIC REQUIREMENTS - CONDITIONAL USE PERMIT (CUP-06-021)
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 The dumpster locations shall be redesigned to meet the requirements of The Sanitary Services
Company (SSe). All refuse areas shall be screened on three sides with a solid wood or block
fence to help mitigate the visual and acoustic impacts of these functions.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
1.3.3 Provide at least 80 square feet of private, usable open space for each 8-plex unit, such as a patio
or deck.
1.3.4 All elevations of the eight-plex buildings shall confonn 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 All comments and conditions of the accompanying Annexation (AZ-06-028) application and
Preliminary Plat (PP-06-028) application shall also be considered conditions of the Conditional
Use Pennit (CUP-06-02l).
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains in Danbury
subdivision to the south. The applicant shall install mains to and through this development;
applicant shall coordinate main size and routing with the Public Works Department, and execute
standard fonus 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 confonnance of City of Meridian Public Works Departments
Standard Specifications.
2.2 The applicant shall be required to extend a sewer main to the parcel to the north, indicated on the
preliminary plat as #S 11 07120650.
2.3 Water service to this site is being proposed via extension of mains in Danbury Subdivision. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.4 The applicant shall be required to connect to mains in W. Pairview to the north and Sandlin to the
south. Upsizing ofthe water mains in this development may be required during plan review once
specific fire flow requirements for the proposed structures are determined.
2_5 Any potential reimbursement agreements must comply with all requirements of City Codc 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.6 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.7 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to fmal plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
2.8 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
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.
2.9 All existing structures not meeting the dimensional standard of the UDC shall be removed prior
to signature on the final plat by the City Engineer.
2.10 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.
2.11 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.
2.12 Per UDC ll-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. 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 prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.13 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.
2.14 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 pennits.
2.15 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.
2.16 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.
2.17 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined during the plan review process, prior to signature on the [mal plat.
2.18 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.19 Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
2.20 Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Army Corps of Engineers.
2.21 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
requirements for unobstructed sidewalk access.
2.22 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.
2.23 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.
2.24 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
3. Fire Department
3.1 Acceptance of the water supply for flIe protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the flIe 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 specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
3.4 Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D103.6 Signs.
3.5 For all Fire Lanes, 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 Commercial and office occupancies will require a flIe-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.8 The proposed multi-family lots have an estimated 48 units with a total estimated population of
139 residents at build out The Meridian Fire Department has experienced 2612 responses in the
year 2004. According to a report completed by Fire & Emergency Services Consulting Group our
requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010.
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
3.9 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.
3.10 Maintain a separation of 5' from the building to the dumpster enclosure.
3.11 The applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s). An addressing plan for the stairwells and doors shall also be included to ensure
that emergency personnel can auickly locate each unit.
3.12 The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street which the project is addressed off of. Please contact the Public Works Dept.
Addressing Specialist at 898-5500 to address this concern prior to the public hearing.
3.13 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. 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).
3.14 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered.
3.15 There shall be a fire hydrant within 100' of all Fire Department connections.
3.16 Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section DI05.
3.17 Buildiags or facilities ~(eeediH.g 30 feet (914 1 mm) €If tmee stories in aeight shall ha-ve at least
three means €If fire apparatus aceess for eaeh structUi'e. (RemoteBess Required)
4. Police Department
4.1 The applicant shall submit a revised landscape plan that uses walkways and landscaping to direct
visitors to the main entrance and away from private areas.
4.2 The pedestrian access to the proposed clubhouse/conununity entrance is not well-defmed. The
applicant shall submit a revised landscape plan that uses walkway paving materials and
landscaping to alert motorists to the pedestrian traffic.
4.3 Prior to release of building permits, the applicant shall submit a parking plan for all off-street
parking in the multi-family development to the Planning and Zoning Department. All parking
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
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.
4.4 The proposed multi-family development shall limit landscaping shrubs and bushes to species that
do not exceed three feet in height.
4.5 Any interior fencing next to common open space shall allow visibility from the street or shall not
exceed four feet in height if solid fencing is used.
4.6 The loading areas shall be separated from all public parking areas.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance will be followed.
5.3 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed 10
accordance with the Meridian Park Department's requirements.
6. Sanitary Service Company
6.1 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. Ada County Highway District
Site Specific Conditions of Approval
7.1.1 Dedicate 60 -feet of right-of-way from the centerline of Fairview Avenue abutting the parcel by
means of a warranty deed. The right-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat for signature by the
ACHD Commission or prior to issuance of a building permit (or other required permits),
whichever occurs flISt. Allow up to 30 business days to process the right-of-way dedication after
receipt of all requested material. The owner will be paid the fair market value of the right.of-way
dedicated which is an addition to existing ACHD right-of-way. Construct a 5-foot detached
concrete sidewalk a minimum of 58-feet from the center line of Fairview Avenue abutting
7.1.2 Dedicate approximately lO-feet of right-of. way 220-feet along the west side of S. Jericho Way
from Fairview Avenue to the northwest property line.
7.1.3 Construct all internal streets as a 36-foot street section with curb, gutter, and 5-foot concrete
sidewalk within 50-feet of right-of-way.
7.1.4 Construct Sandlin Avenue to align with existing Sandlin Avenue to the south as proposed. Align
South Jericho with Jericho north of Fairview Avenue.
7.1.5 Comply with all Standard Conditions of Approval.
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
Standard Conditions of Approval
7.2.1 Any existing irrigation facilities shall be relocated outside ofthe right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 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.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 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.
7.2.7 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.
7.2.8 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.
7.2.9 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.
7.2.10 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 hnpact Fee Ordinance.
7.2.11 It is the responsibility ofthe 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.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20,2006
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
8.1 Run-off is not to create a mosquito breeding problem.
Exhibit B - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
C. Legal Description (map and elosl:lfe reJ'lort still reqtlirea by Pl:lblie W0fks fer review aBd approval)
REVISED
ANNEXATION DESCRIPTION
FOR DISCOVERY SPRINGS
August 17, 2006
A PARCEL OF LAND LOCATED IN THE NORTIlWEST 1/4 OF THE NORTHEAST 1/4 OF
SECI10N 7, TOWNSHIP 3 NORm, RANGE 1 EAST, BOISE MERIDIAN, MERIDIAN,
ADA COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SECTION 7, T.3N., R.1E., B.M.,
MERIDIAN, ADA COUNTY, IDAHO; THENCE N 89054'45" W ALONG THE NORTIl LINE
OF THE NE4 OF SAID SECTION 7, 1320.50 FEET TO THE NORTHEAST CORNER OF THE
NW4 OF THE NE4 OF SAID SECTION 7; THE REAL POINT OF BEGINNING OF THIS
DESCRIPTION;
THENCE S 0004'14" W ALONG EAST LINE OF SAID NW4 AND ALONG A PORTION OF
WEST SIDE OF DANBURY FAIR SUBDIVISION NO.6 667.97 FEET TO A POINT ON THE
NORTH SIDE OF DANBURY FAIR SUBDIVISION NO.1;
lHENCE S 89050'42" W ALONG SAID NORTH LINE 403.28 FEET TO A POINT;
TIIENCE N 0008'09" E LEAVING SAID NORTH LINE 460.96 FEET TO A POINT;
THENCE S 89054'45" E 194.03 FEET TO A POINT;
THENCE S 00004'14" W 41.29 FEET TO A POINT;
THENCE S 89054'45" E 123.71 FEET TO A POINT;
THENCE N 0004'14" E 250.00 FEET TO A POINT ON THE SAID NORTH LINE OF THE
NE4'
,
lHENCE ALONG SAID NORTH LINE S 89054'45" E 85.00 FEET TO THE REAL POINT
OF BEGINNING OF TIllS DESCRIPTION.
SAID PARCEL CONTAINS 4.55 ACRES MORE OR LESS.
WAYNE K. BARB
50406-revannex.doc
Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
~I
~
ROW ~
--- POINT OF
S 89"54'45" E :i!jBEGINNING
8500' ~_L
-------t-fAllMEW.AVf~____:..__ - - .A 6 5
-------l--------.:;--=-=r - - IT'''' 8
I .
I. 0.50
I ~ 4'450 W
IW
I':".
Ii
f
IZ
J'S8i54'45"E~ ~
: s 00'04,n;.2~ S 89'54'45" E 123.7"
I
1
I
lig
I~
Ii
low
~
1:8
I~
IZ
PROPOSED ANNEXATION PARCO.
4.48 ACRES
_ S[4t_UJ02L
Exhibit C - Page 2
~ II ~i~
"1 ~i ~J
I ell ~! Hi
G ~ ~~ih
15 a:: .... d
= 11II ~;t
III ;~ Hf
.. l51iJ ~
i:i.. :!'
I I.
_ f'
~
t:~
E!3j
B~
~
ZZ
00
_E-oo
E-oOO
>:!~
r:.::IU
Z~
~~
':..
~ ~
z
ir
n.
00
~ ~I
o ~
00
i5
::II!
~
8
S?
......
~8
11
t-"
LU~
LU:
:I:~
oo!
n
"-
0
In ~! E
~~ ili
II
II
I
I
I
1 :
II
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 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:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subj ect property to R -15. City Council finds
that the proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
City Council finds that future development of this property will comply with the
established regulations and purpose statement of the R.15 zone.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
City Council finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff recommends that the Commission and Council rely
on any oral or written testimony that may be provided when detennining this fmding.
4. 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,
City Council finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to
this site.
5. The annexation is in the best ofinterest ofthe City (UDC 11-5B-3.E).
The R-15 zoning amendment will provide a buffer between the existing single family
detached units to the south and east and any future commercial development along
Fairview Ave. City Council finds that all essential services are available or will be
provided by the developer to the subject property and will not require unreasonable
expenditure of public funds. The applicant is proposing to develop the land in general
compliance with the City's Comprehensive Plan. This is a logical expansion of the City
limits. In accordance with the fmdings listed above, City Council finds that Annexation
and Zoning of this property to R-15 would be in the best interest of the City. ifthe
applicant enters into a Development Agreement CDA) with the Citv.
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:
1. The plat is in conformance with the Comprehensive Plan;
Exhibit 0 - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
City Council finds that the proposed application is in substantial compliance with the
adopted Comprehensive Please see Comprehensive Plan Policies and Goals, Section 8, of
the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
City Council fmds that public services are available to accommodate the proposed
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
3. 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, City Council fmds that the subdivision will not require the expenditure of capital
improvement funds.
4. 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 fmding Items 3
and 4 above under Annexation Findings, and the Conditions of Approval in Exhibit B for
more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
City Council is not aware of any health, safety or environmental problems associated
with the development of this subdivision that should be brought to the Councilor
Commission's attention. ACHD considers road safety issues in their analysis. The
Commission and Council should reference any public testimony that may be presented to
detcnnine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
City Council is unaware of any natural, scenic or historic features on this site. Staff
recommends that the Commission and Council reference any public testimony that may
be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is unaware.
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 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20,2006
City Council finds that the site is large enough to accommodate all required parking,
landscaping, loading and other standard regulations required by the UDC.
B. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
City 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.
City Council finds that the general design (as amended), construction, operation and
maintenance of the multi-family use 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. City Council fmds 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.
City Council fmds that the proposed development should not adversely affect other
property in the vicinity if the applicant complies with all Preliminary Plat, Development
Agreement and CUP conditions and constructs all improvements and operates the use in
accordance with the UDC standards.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection,
drainage structures, refuse disposal, water, and sewer.
Please refer to the comments and conditions prepared by the Meridian Fire Department,
Police Department, Parks Department, Sanitary Services Company and ACHD in Exhibit
B.
F. That the proposed use will not create excessive additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
If approved, the developer will be 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.
City 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. City Council finds that the proposed uses should not create excessive
additional costs for facilities or services and should not be detrimental to the economic
welfare of the community.
G. That the proposed use will not involve activities or processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
Exhibit D - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors.
City 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. Staff
does not believe that the amount of traffic or noise generated will be detrimental to the
general welfare of the public. Staff recommends that the Commission and Council
reference any public testimony that may be presented to detennine whether or not the
proposal may cause health, safety or environmental problems of which staff is unaware.
H. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
City Council finds that the proposed development will not result in the destruction, loss
or damage of any natural feature(s) of major importance. Staff recommends that the
Commission and Council 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 of which staff is unaware.
Exhibit D - Page 5