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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
STAFF REPORT
TO:
Hearing Date: 11/2/06
Planning & Zoning Commission
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FROM:
Sonya Watters
Associate City Planner
884-5533
SUBJECT:
Waverly Place Subdivision
. AZ-06-047
Annexation and Zoning of5.3 acres from RUT (Ada County) to L-O zone
. PP-06-049
Preliminary Plat of 6 multi-family residential building lots, 1 clubhouse
building lot, and 3 common lots on 5.3 acres in a proposed L-O zone
· CUP-06-030
Conditional Use Permit approval for 24 multi-family dwelling units (6 four-
plexes) in a proposed L-O zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
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Thc applicant, Vacation Village Villas, LLC, has applied for Armt:xation and Zoning (AZ) of 5.3 acres
from RUT (Ada County) to L-O (Limited Office); Preliminary Plat approval of 6 multi-family residential
building lots, 1 clubhouse building lot, and 3 common area lots; and Conditional Use Permit approval for
24 multi-family residential dwelling units (6 four-plexes) in a proposed L-O zone. This site currently
contains one home which is proposed to be removed. This property was previously platted in Ada County
as Lot 6, Block 1, o[Magic View Subdivision. This site is within the City's Urban Service Planning Area
and our Area of Impact.
2. SUMMARY RECOMMENDATION
The subject applications (AZ, PP, CUP) were submitted to the Planning Department for concurrent
review. Below, staff has provided a detailed analysis for the requested Annexation and Zoning,
Preliminary Plat, and Conditional Use Permit applications. Staff is recommending denial of the proposed
Waverly Place Subdivision (AZ~06~047. PP-06-049. CUP-06-030) for the reasons listed in the Analysis
ofthe Staff Report and the required Findings in Exhibit D.
3. PROPOSED MOTIONS
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06~047, PP-06-049, and CUP-06-030 as presented in the staff
report for the hearing date of November 2,2006.
Continuance
I move to continue the public hearing for File Numbers AZ-06~047, PP-06-0~9, and CUP-06-030
to (date certain). OPTIONAL: I further move to direct Staff to prepare Findings and Conditions
of approval for this project, to be considered at the (date certain) public hearing.
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
2510 W. Magic View Court
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
Section 17, T.3N., R.1E.
b. Owners:
Vacation Village Villas, LLC
719 West Oakhampton
Eagle, ill 83616
c. Applicant:
Same as owner
d. Representative: Becky McKay, Engineering Solutions, LLP
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Office
g. Description of Applicant's Request: The applicant is requesting approval of annexation and
7.oning of 5_1 acres from RUT (Ada County) to T .-0 with a preliminary plat for 6 multi-family
residential lots and 3 common area lots, including a clubhouse lot, and conditional use permit
approval for a multi-family development consisting of 6 four-plexes (24 units) in an L-O zone.
1. Date of Preliminary Plat (attached as Exhibit A2): October 3,2006
2_ Date of Landscape Plan (attached as Exhibit A3): October 2,2006
3. Date of CUP Site Plan (attached as Exhibit A4): July 12, 2006
4. Date of Elevations (attached as Exhibit A5): July 12, 2006
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and rezone as determined by City
Ordinance. By reason of the provisions of UDC 11-5B-6, a public hearing is required before
the Commission and City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of UDC 11-5B-6, a public hearing is required before
the Commission and City Council on this matter.
c. The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason of the provisions of the Unified Development Code Title 11 Chapter 5
Article B Section 6, a public hearing is required before the Connnission and City Council on
this matter.
d. Newspaper notifications published on: October 16th and October 30th, 2006
e. Radius notices mailed to properties within 300 feet on: October 6th, 2006
f. Applicant posted notice on site by: October 215\ 2006
6. LAND USE
a. Existing Land Use(s): Existing rural residence and associated land.
b. Description of Character of Surrounding Area: A mix of single family residential,
vacant/agricultural land, and office/commercial developments to the east and south (near Eagle
Road and Interstate 84).
c. Adjacent Land Use and Zoning
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
1. North: Single-family residences, Greenhill Estates Subdivision, zoned RI (Ada
County).
2. East: Existing rural residence on 5-acres, zoned RUT (Ada County).
3. South: Existing rural residence on 5-acres, zoned RUT (Ada County).
4. West: Single-family residences, Woodbridge Subdivision, zoned R-4.
d. History of Previous Actions: Platted as Lot 6 ofthe Amended Magic View Subdivision in
1983.
e. Existing Constraints and Opportunities:
1_ Puhlic Works
Location of sewer: There is currently sewer installed in E. Magic View Drive
Location of water: There is currently water installed in E. Magic View Drive
Issues or concerns: Abandonment of existing mains stubbed to this property that
are not being extended.
2. Vegetation: Mature trees around the existing home.
3. Floodplain: NA
4_ Canals/Ditches/Irrigation: Staff is unaware of any ditches on this site. However any
& all ditches on this site must be tiled.
5. Hazards: None.
6. Proposed Zoning: L-O
7. Size of Property: 5.3 acres
f. Subdivision Plat Information
1. Residential Lots: 6
2. Non~residential Lots: 1 (for clubhouse)
3. Total Building Lots: 7
4. Common Lots: 3 (including clubhouse lot)
5. Other Lots: N/A
6. Total Lots: 9
7. Open Lots: N/A
8. Residential Area: 5.3 acres
9. Gross Density: 5.1 units per acre (6.4 net density)
g. Landscaping
1. Width of street buffer(s): A 10-foot wide landscaped street buffer is required along E.
Magic View Drive and along the local public streets proposed within the development
perUDC 11-2B.3.
2. Width ofbuffer(s) between land uses: A 20-foot wide landscape buffer is required
along the west, north, and east property boundaries adjacent to existing residential
uses per UDC 11-2B-3.
Waverly Place Subdivision AZ~06-47, PP-06~049, CUP-06-030
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
3. Percentage of site as open space: 16.36% or 0.765 acres
4. Other landscaping standards: Common open space lots should include at least one
deciduous shade tree per 8,000 square feet (UDC 11.3G-3E2). Landscaping installed
within the required street buffer along E. Magic View Drive and the local public
streets within the development shall comply with the standards listed in UDC 11- 3B-
7, Landscape Buffers Along Streets. The required buffer adjacent to existing
residential land uses along the west, north, and east property boundaries shall comply
with the standards listed in UDC 11-3B-9C Landscape Buffers to Adjoining Uses.
h. Proposed and Required Uimensional Standards per the L.O zone*:
Proposed Required
Front setback (from ultimate right-of-way)
Rear setback
20
20
20
20
Interior side setback 10 10
Maximum Building Height 35 35
-Applicant states that the mar. bldg. height will only be 35' but the application form shows 40 '_
Maximum building size without design standard approval 10,000 square feet
* No changes to the dimensional standards in UDe Table 11-2B~3 were requested
and none are approved.
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to
the development will be provided from E. Magic View Drive, a public street, which currently
exists to the east and west ofthe southern boundary of the site. The unimproved area on the
southern houndary ofthis site in between the existing sections ofE. Magic View Drive is
currently within a 50-foot wide easement that grants general public use over the easement. The
applicant is proposing to dedicate the entire 50 foot right-of-way required for this section of
Magic View Drive by platting over the easement. The applicant has applied for approval of
four internal public streets to serve the multi-family units within the development. Curb,
gutter, and sidewalk is required along both sides of the internal public streets and along the
north side ofE. Magic View Drive. Please see ACHD report for details. Two 20-foot wide
private drives are proposed to extend from the proposed public streets for access to the units
located on Lots 3 & 5.
7. COMMENTS MEETING
On October 13, 2006 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, and
Meridian Public Works Department. Staff has included all comments and recommended actions as
Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN ANALYSIS
This property is designated "Office" on the Comprehensive Plan Future Land Use Map. Per the
Comprehensive Plan (page 106), the Office land use designation is described as follows:
"This designation will provide opportunities for low-impact business areas. These would include
offices, technology and resource centers; ancillary commercial uses may be considered
(particularly within research and development centers or technological parks). Additionally, as
notcd in thc Rcsidcutial districts scction of the Comprehensive Plan, light office uses may be
appropriate in limited circumstances and at the discretion of Citv Counci1."
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
The residential section (page 101) that the previous underlined text refers to reads as follows:
"At the discretion of City Council, areas with a Residential Comprehensive Plan designation may
request office uses if the property has frontage on an arterial street or section line road and is
3 acres or less in size. In this instance, no ancillary commercial uses shall be permitted."
Staff believes that the applicant has interpreted the underlined portion ofthe above text to mean that
office uses may be appropriate in limited circumstances in residential zones, and that residential uses
would also be appropriate for property with an office designation. Staff disagrees with this interpretation
and asserts that the intent of this underlined portion was to state that other office areaslzoning may he
allowed in residentially designated areas, at the discretion ofthe Council, not that residential areas/zoning
may be allowed in office designated areas. Further, the intent was to allow the redevelopment of
properties designated "Public/Quasi-Public," so long as the proposed use(s) are compatible with adjacent
zoning districts. Such a request was only intended to be an option upon redevelopment of the subject
property. The intent ofthe Amendment was not to change what is allowed in areas with a Comprehensive
Plan designation of "Office." Staff believes that only commercial uses should be allowed in areas
designated as office on the Comprehensive Plan Future Land Use Map, unless the zoning is already in
place. Even if the applicant's interpretation were accurate, which Staff maintains is not the intent of the
last sentence of the Office defmition, this property is designated "office," not "residential," is greater than
3 acres in size, and does not have frontage on an arterial or section line road. Further, the Planning &
Zoning Commission recently acted on a Comprehensive Plan Text Amendment that clarifies the intent of
the "Office" definition.
With that being said, UDC 11-2B-2 currently lists multi-family developments as a conditional use in the
L-O zone. However, in order to be eligible to apply for a conditional use permit for multi~family, the
property would need to already be zoned L-O, and again, the Comprehensive Plan text does not support
residential uses on property with an office designation, only those already zoned L-O. Staff believes that
wht:n property is annexed into the City, it is appropriate to have the requested zoning designation closely
match the requested land use (please see the Purpose Statement of Zone in Section 9 below). Otherwise,
as was the case with the previous Zoning Ordinance and land use exceptions, the zoning map becomes an
inaccurate depiction of what land uses are actually allowed for individual properties. Following this train
of thought, the applicant should be requesting R-8 or R.15 zoning to coincide with the proposed multi-
family development; both R.8 and R-15 districts are inconsistent with the Future Land Use Map.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control; UDC 11-2B-2 lists multifamily developments as a
Conditional Use in the L-O zone.
b. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the
retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Four Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location
of the district in proximity to streets and highways. (~:OTE: There is no mention of the
commercial districts providing for the residential needs of the community.)
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATIONlREZONE ANAL YSIS: Based on the "office" designation on the
Comprehensive Plan Future Land Use Map and the text noted above on page 106 detailing the
type of development encouraged within this land use category, Staff believes that annexing the
subject property and rezoning it to L-O for the purpose of constructing a multi-family residential
development does not comply with the desired future land use on this property. Staff believes that
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
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CiTY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
the proposed zoning of L-O is appropriate for this site, but that the land use associated with the
development of this site (multi-family) is not appropriate. Please see the Comprehen~ive Plan
analysis above in Section 8 and Exhibit D for a detailed analysis of the required facts and findings
for annexation.
The annexation legal description submitted with the application (prepared on February 17, 2006
by D. Terry Peugh, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
PRELIMINARY PLAT ANALYSIS: Staff believes if the following conditions are met that the
preliminary plat and landscape plan will meet the minimum requirements of the UDC. Staff
belicvcs that thc dcsign of the plat is in general conformance with the UDC. However, Staff
believes that this is the wrong site for this development. Staff is providing this analysis, should
the Commission and Council fmd that approval of the development is in the best interest of the
City.
1. Lam.l:sl,;apiIl/;l;; Tht: applil,;ant is proposing to sd aside 0.765 acre (16.36% of the property)
for open space which will include a 2,000 square foot clubhouse for the use of the
residents. The plan appears to meet the open space requirements stated in UDC 11-4-
3.27C. Staffis supportive of the design and amenities of the proposed open space.
Detached sidewalks with curb and gutter are proposed within the development adjacent to
the public streets with trees planted within the parkways on Lots 1-7, Block 1. Attached
sidewalks with curb and gutter are proposed adjacent to the public streets on Lot 1, Block
2 and along the north side ofE. Magic View Drive. Staffis supportive of this design.
A 20-foot wide landscape buffer is required per UDC 11-2B-3 along the west, north, and
east property boundaries adjacent to the existing single-family residential uses and shall
comply with the standards listed in UDC 11-3B-9. Additional trees are required in these
buffers to result in a barrier that allows trees to touch at the time of tree maturity.
A lO-foot wide landscape street buffer is required along E. Magic View Drive and the
local public streets within the development per UDC 11-3B-7B. Trees are required at one
per 35 lineal feet within the street buffer. Fencing is prohibited within this buffer but may
be allowed at the interior edge of the buffer. All street buffers shall be located within a
common lot, maintained by the homeowners owners association per UDC 11-3B-7C2.
All landscaping must comply with UDC 11-3B: Landscaping Requirements.
All drainage areas must comply with UDC 11-3B-11 and shall be designed to free-drain
with no standing water within 24 hours of the completion of a storm event.
Mitigation shall be required for all existing trees that are 4-inch caliper or greater that are
removed from the site in accordance with UDC 11-3BIO. Submit mitigation information
for any of the existing trees on site that are removed that are not exempt per UDC 11-
3B 1 OC5b on the landscape plan submitted with the final plat application.
2. Common Areas: Maintenance of all common areas shall be the responsibility of the
Waverly Place Home Owners' Association.
3. Common/Private Drives: The units on Lots 3 & 5, Block 1 are proposed to take access
from private drives extending from the public street system within the development. As
shown, the drives do not meet the requirements of a common drive listed in UDC 11-6C-
3D. The UDC requires all properties that abut a common drive to take access from the
common drive. Further, the number of dwelling units that can take access from the
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
common drive is limited to a maximum of 4 dwelling units. If these accesses are
proposed to be private streets, the applicant shall comply with UDC 11-3F Private Street
Requirements and submit a Private Street application. Currently, these access drives do
not meet the UDC requirements for common drives or private streets.
4. 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 utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a
single-point connection is 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. 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.
5. Fencing: A 6-foot tall vinyl fence is shown along the west, north, and east boundaries of
the subdivision on the landscape plan A 3-foot tall wrought iron fence with stucco
pilasters is shown along the south boundary adjacent to E. Magic View Drive; this fence
must be constructed on or beyond the interior edge of the street buffer. Fencing details
shall be submitted with the on the landscape plan with the final plat application.
Perimeter fencing must be installed prior to issuance of building permits. All fences
should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing
should be installed in accordance with UDC 11-3A-7.
6. Magic View Drive: The applicant will be required to vacate or improve the northern
portion of the unopened right-of-way of the current cul-de-sac ofD. Magic View Drive at
the southeast property line as the cul-de-sac will no longer be needed if E. Magic View
Drive is extended to connect to the stub in Woodbridge Subdivision.
7. Sidewalks: Sidewalks are required and shall be constructed along both sides of the
internal streets and along the north side of E. Magic View Drive in accordance with UDC
11-3A-17.
8. Stub Streets: There is an existing stub street from Greenhill Estates Subdivision that
borders the subject property at the northeast boundary. In the future, when this roadway
stub is extended, it will lie directly adjacent to Lot 5, Block 1. The proposed layout does
not account for this future roadway extension and creates an inefficient use of the land,
and double-fronted lots. The design of this site should allow for connectivity in the future
to this stub street extension.
9. Dimensional Requirements of the L-O Zone: The maximum building height for the
proposed buildings for this site is listed on the application form as 40 feet; however, the
applicant states that the maximum building height will only be 35 feet per requirement of
the zone. Per the L-O zone, the maximum building height allowed shall be 35 feet. The
proposed development appears to meet the minimum dimensional standards required in
the L-O zone.
10. Ditches, Laterals. and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, that intersect,
cross or lie within the area being subdivided shall be covered.
CONDITIONAL USE PERMIT ANALYSIS:
1. Multifamily Standards: UDC 11-4-3.27B:
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
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CITY OF MERIDIAN PLANNING DEPARTMENT STAPF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
a. Setbacks: Buildings shall provide a minimum setback of 10 feet, unless a greater
setback is otherwise required by the UDC. The building envelopes shown on the
site plan appear to meet the minimum setback requirements stated. However, as
mentioned in the Preliminary Plat Analysis, Landscaping, above, a 20-foot wide
land use bl1:fJer is required to adjacent residential districts. This impacts the
proposed building locations on this site.
b. Service areas: On-site service areas, outdoor storage areas, waste storage,
disposal facilities, and transformer or utility vaults shall be fully screened from
view from any public street. The site plan does not show trash receptacles. The
applicant should include this information on a revised site plan and obtain
approval from Sanitary Service Company for location of any dumpsters.
c. Private. usable open space: 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. Staff does not have
adequate information to determine if the project complies with this standard as
submitted. The applicant should clarifv at the hearin!! if the proposed
development meets the minimum amount of open space required.
d. Developments with 20 units or more shall provide the following: A property
management office, a maintenance storage area, a central mailbox location, and a
directory and map of the development at a convenient location. This
development does contain more than 20 units; however, the applicant has not
shown any of the afore-mentioned items on the site plan.
e. Covered Parking: UDC 11-3C-6 requires that multifamily developments shall
provide parking as follows: for 1 bedroom units, there shall be two parking
spaces with one in a covered carport or garage; and for units with more than
one bedroom. 2 parking spaces shall be provided in a covered carport or
garage. The applicant has not specifically proposed any covered parking;
however the submitted floor plans show garages on the multifamily buildings.
Staff is unsure if the earaees contain 1 or the required 2 parkin!! spaces per
unit: the applicant shall clarifv this at the hearine.
f. Amenities: UDC 11-4.3.27 requires that multi-family developments between 20
and 75 units provide 3 amenities from separate categories (i.e. quality of life,
open space, or recreation). The project complies with this standard as submitted,
by providing the Iollowing qualifYing amenities: 1. walking trails (recreation), 2.
grassy area of at least fifty jeet by one hundred feet in size (open space), 3.
clubhouse with a fitness room (quality of life), and 4. children's play structures
(recreation).
2. Open Space: Common open space for the development shall meet the requirements of
UDC 11-4-3.27C which requires that open space be provided at the following rates: 150
square feet for each unit containing 500 square feet or less of living Rpace; 250 Rquare
feet for each unit containing more than 500 square feet and up to 1,200 square feet of
living space; and 350 square feet for each unit containing more than 1,200 square
feet of living space. Eligible common space shall not be less than 400 square feet in area
and shall have a minimum length and width of 20 feet. Eligible common space shall not
be adjacent to collector or arterial streets unless separated from the street by a constructed
barrier at lest four feet in height. The project appears to comply with this standard.
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
3. Landscaping: Landscaping for this development shall meet the minimum requirements of
UDC 11-3 Regulations Applying to all Districts, and the multi-family development
landscaping requirements of UDC 11-4-3.27.
4. Refuse Areas: The site plan submitted with the application does not show dumpster
locations. The applicant should coordinate with the Sanitary Services Company (SSC) for
approval of all dumpster locations. All proposed refuse areas shall be located in an area
not visible from a public street, or shall be fully screened from view from a public street
per UDC 11-4-3.27. If the units are pulling their refuse to the curb, SSC will not use
private streets or common drives for access. Therefore, a pad should he constructed for
these areas, along the public street.
5. Multi-familv BuildinQ: Size: If the overall building size of the multi-family units exceeds
10,000 square feet, the structures will be subject to the design standards in UDC 11-3A-
19. Staff does not have the square footage of each of the buildings. However, the
elevations submitted appear to meet the design standards, which are very similar to those
required with multi-family developments, jfthe buildings exceed the above noted size.
6. Elevations: Scaleable or dimensioned building elevations for the development are
required showing construction materials. Elevations are required to meet the architectural
standards set forth in UDC 11-4-3.27E. The elevations appear to comply with the
architectural standards. If approved, full compliance with the elevation requirements
cited above, and the elevations submitted with the subject CUP, will be required with the
future issuance of CZC 's on this site.
7. Certificate of Zoning Compliance: A Certificate of Zoning Compliance (CZC) is required
prior to issuance of building permits for the multi-family and clubhouse buildings
proposed within this development. The multi-family units may be combined in one CZC
or submitted separately for approval.
b. Staff Recommendation: Staff recommends denial of the subiect applications. AZ-06-047. PP-06.
049. and CUP-06-030 bascd on thc comments statcd in the staff report rCllardinll compliance with
the Comprehensive Plan and the Findings of Fact as listed in Exhibit D.
11. EXIIIDITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (dated: October 3, 2006)
3. Landscape Plan (dated: October 2,2006)
4. Sitc Plan (datcd: July 12, 2006)
5. Elevations (dated: July 12, 2006)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Firc Dcpartmcnt
4. Police Department
5. Parks Department
6. Sanitary Service Company
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
7. Ada County Highway District
8. Idaho Power Company
C. Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
1. Annexation Findings
2. Preliminary Plat Findings
3. Conditional Use Pennit Findings
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
A. Drawings
1. Vicinity Map
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
2. Preliminary Plat (dated: October 3,2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
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t:xhiblt A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 None - Staff is recommending denial of the proj ect.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in E. Magic
View Drive. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2 There is a sewer main stubbed to this site that the plat does not show as being utilized. The
applicant shall coordinate with Public Works staff during plan review an acceptable solution to
abandoning this line.
2.3 Water service to this site is being proposed via extension of mains in E. Magic View Drive. The
applicant shall bc rcsponsiblc to install water mains to and through tins development, cOOldiuatt:
main size and routing with Public Works.
2.4 There is a water main stubbed to this property that the plat does not show bt:iug t:xtt:Illkd. The
applicant shall be require to remove the blow-off and install a fire hydrant in this location, unless
it is to be extended and connected to provide a looped system.
2.5 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized 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 indicated that the Nampa and Meridian Irrigation District will own and operate
the pressurized irrigation system in this development, therefore a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
2.8 The Nampa and Meridian Irrigation District requires their pump stations to be placed on a
separate lot dedicated to the District. The applicant shall revise the plat to show the proposed
pump station to be on a separate lot.
2.9 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
water for the primary source. If a surface source is not availahle, 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.
2.10 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.11 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
2.12 Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way_ The additional width
needs to be sufficient to allow for 10 feet of easement past the sidewalk.
2.13 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.
2.14 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. 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.
2.15 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 watcr
treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding Shallow
Injection Wells.
2.16 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.
2.17 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the [mal plat.
2.18 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.
2.19 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detemuned dUling the plall review proct:ss, prior to signature on the fmal plat.
2.20 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act amI tht: Fair Housing Act.
2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environrnt:ntal Prott:ction Agency.
2.22 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be requirt:u by tht: Army Corps of Engineers.
2.23 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or Ilt:ar siut:walk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.24 Compal,;tioIl tt:st rt:sults shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.25 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above_
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
2.26 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fIre hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. FIRE DEPARTMENT
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the 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 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 fcet ofthc projcct.
3.3. Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 Ibs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
3.4 Operational ftrc hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.5 Commercial and office occupancies will require a frrc-flow consistent with the hltemational Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.6 The proposed multi-fan1ily lot has an estimated units with a total estimated population of 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.
3.7 The frrst digit of the Apartment/Office Suite shall correspond to the floor level.
3.8 The applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s ).
3.9 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).
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAPP REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
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).
3.10 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered.
3.11 There shall be a fire hydrant within 100' of all fire department connections.
3.12 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D1 05_
3.13. Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.14. Pool chemicals shall be stored in compliance with the International Fire Code.
4. POLICE DEPARTMENT
4.1 The proposed multi-family development shall limit landscaping shrubs and bushes to species that
do not exceed three feet in height.
4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
4.3 Locate address signs tor Lots 3 & 5 at the entrance to these lots so that they are viewable from the
public street.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-10) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 1l-3B~ 1 0) will be followed.
5.3 Irrigation consisting of rainbird high speed gear drive rotors for infields is required for ALL
skinned infields on the school property.
6. SANITARY SERVICE COMPANY
6.1 No comments were received from SSC regarding this application.
7. ADA COUNTY HIGHWAVDISTRICT
7.1 SITE SPECIFIC CONIDTIONS OF APPROVAL
7.1.1. The applicant is required to dedicate 50-feet of right-of-way for Magic View Drive by executing
a warranty deed oftrust and granting the right-of-way to the District.
7.1.2. Construct Magic View Drive as one half ofa 36-foot street section within 50-feet of right-of-way,
complete with vertical curb, gutter and 5-foot concrete sidcwalks on thc north sidc ofthc
roadway.
7.1.3. Vacate or improve the unopened right-of-way at the southeast property line.
7.1.4. Construct South Fiddle Way as a 34-foot street section within 50-feet of right-of-way complete
with curb, guttcr and 5-foot concretc sidcwalk Providc a minimum 2l-foot strcct section on
either side of the island in the entry road.
7.1.5. Locatc and construct thc roadways as 34-foot strcet sections within 50-feet of right-of-way
complete with curbs, gutters and 5-foot concrete sidewalks.
7.1.6. Comply with all Standard Conditions of Approval.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
7.2. STANDARD CONDITIONS OF APPROVAL
7.2.1. Any existing irrigation facilitit:s shall be relocated outside of the 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
bomt: 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 3~7~6280 (with tile
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 tile 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 permit
(or other required permits), 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 is required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.2.11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Thc
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 thc 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
a waiver/variance of said requirements or other legal rdit:f is grantt:d pursuant to the law in effect
at the time the change in use is sought.
8. IDAHO POWER COMPANY
8.1 The applicant shall contact the Idaho Power Company Operations Center with a formal request for
service for this property. Existing infrastructure may possibly need to be upgraded in order to
provide electrical services to this development.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
C. Legal Description & Exhibit Map
II
IDAHO
SURVEY
GROUP
1450 Ea5( Watertower st.
Suire 150
Mendian, Ida h." 83642
Phone (208)846.8570
Fu' (208) 884-5399
Prqject No_ 05-319
February 17,2006
AnDexatioD Des~riptioD
LDt 6, AmeDdedMlilgie View SubdiVJsioo
Proposed Village Villas SubdivisiOD
Lot 6 of Amended Magic View Subdivision and a portion orE. Magic View
Drive located in the South 1/2 of the NE 1/4 of Section 17, T.3N., R.IE., B.M., Ada
County, Idaho, as same is recorded-in Book 52 of .Plats at Page 4445, recorlh of Ada
County, Idaho, more particularly described <u; follows; Commencing at the East 114
comer of said Section 17, from which the Northeast comer of said section bears Nonh
00"22'14.' West. 2652.96 feet; Thence North 00"12'14" West, 1326.39 fee!; Thence
North 89"57'30" West, 2088.1& feet to the Northeast comer of said Lot 61ying.OIl the
South boundaiyofGreenhill Estates Subdivision No.2, as same is recorded in Book 35
of PlatS at Page 3002, records of Ada County. .Idaho, said point being the REAl,
POINT OF BEGINNING.
Thenc;c along lht: Ea5t line of said Lot 6 and sajdJine extended South 2015'12"
West, 510.79 feet to a point on the North lille of Lot 7 of said Amended Magic VieY.'
Subdivision:
Thence along said North line North 80~08'34" West, 490.83 feet to a point on
tbe East boundary of Snorting Bull Subdivision Phase 2, lIS Same is recorded in Book
84 o(Plats lit Pllge9318, records vf Ada Count)', Idaho;
Thence North 00022'32" East, 426.74 feet to the Northeast comer of said
subdivision l)'ing on the Southboundill)' ofOreenhiU Estates Subdivision. asS!lJTle is
recorded in Book 35 of Plats at Page 3000, reCords of Ada County, Idaho;
'l"hellce along the said .Southboundary .llll.l till: South boundary of said GreenhIll
SubdivisionNo.l South 89051'30" East, 500.87 r~:.et to the Point of Beginning.
Containing 5.30 acres. more or less.
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
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PROPOSED MERIDIAN ANNEXATION
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
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 Conncil 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 L-O. Staff finds that the
proposed zoning map amendment complies with the Comprehensive Plan Future Land
Use Map; however, the proposed multi-family development does not comply with the
type of land use desired in the Office designation. Please see Comprehensive Plan
Analysis, Section S, of the Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that multi-family residential developments are listed as a Conditional Use in
the 1,-0 zone per UDC Table 11-2B-2. If the applicant revises the plat to reflect the
comments stated in the analysis section of the staff report, the development should meet
the standards of the L-O zone for the proposed use. However, the purpose of the
commercial districts is to provide for the retail and service needs of the community in
accord with the Meridian Comprehensive Plan. The Comprehensive Plan does not
support residential uses within the Office designation (see Section 8 of the staff report).
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment and subsequent development of this
property will not be detrimental to the public health, safety, or welfare. Staff rccommcnds
that the Commission and Council rely on any oral or written testimony that may be
provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing pnblic services within the City
including, but not limited to, school districts; and,
Staff 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 of interest of the City (UDC 11-5B-3.E).
Staff 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.
Further, although the proposed multi-family development resulting from an L-O zoning
amendment would provide a good transition between the existing single-family homes
and the future commercial development to the east, Staff finds that the proposed use does
not comply with the City's Comprehensive Plan. Because of this, Staff [rods that
Annexation and Zonim! of this propertv to L-O for a multi-familv development would not
be in the best interest of the City.
Exhibit D
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2, 2006
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;
Staff finds that the proposed use of the property as a multi-family development does not
comply with the adopted Comprehensive Plan for the reasons listed in the
Comprehensive Plan Analysis, Section 8 of the staff report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services can be made available to acconunodate the proposed
development.
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, staff fmds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is pnblic financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon conunents 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 Agency Comments and
Conditions in Exhibit B for more detail.)
4. The development will not be detrimental to the public health, safety or general
welfare; and
Staff 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. Staff recommends that the
Conunission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
5. The development preserves significant natnral, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
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. 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.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
UDC 11.5B-6E: Conditional Use Findings
The Commission and Council shall rt:view the particular facts and circumstances of each proposed
conditional use in terms of the following, and may approve a conditional use permit if they shall find
evidence presented at the hearing(s) is adequate to establish:
A. That the site is large enough to accommodate the proposed use and meet aU the
dimensional and deyelopment regulations in the district in which the use is located.
Staff fmds 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.
Staff finds that the proposed multi-family residential use does not meet the objectives of the
Comprehensive Plan as listed in Section 8 of this report, although multi-family developments
are listed as a conditional use in the L-O zone per the UDC for property that is already zoned L-
O. Sincc this propcrty is not currently zoned L-O, the Comprehensive Plan does not support
the proposed residential use.
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.
The building height, parking layout, landscape buffer widths (as revised per staff comments),
and other dimensional standards shown in the application generally comply with the UDC.
D. That the proposed use, if it complies with aU conditions of the approval imposed, will not
adversely affect other property in the vicinity.
Staff finds that the proposed development may not adversely affect other property in the
vicinity if the applicant complies with all comments listed in the analysis section of the staff
report and constructs all improvements and operates the use in accordance with the UDC
standards. However, this property was designated as "Office" on the Future Land Use
Map to serve as a transitional nse between the single-family homes to the west and north
and the more intense commercial uses to the southeast. The intent uf the Cumprehensive
Plan designation will not be realized if the proposed nse is approved, and it may adversely
affect other properties in the vicinity. Traffic volumes will increase with this development;
ACHD has reviewed the application and placed special conditions on the applicant.
E. That the proposed use will be served adequately by essential pnblic facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures,
refuse disposal, water, and sewer.
Staff finds that sanitary sewer, domestic water and irrigation can be made available to the
subject property. Please refer to comments prepared by the Meridian Fire Department and
other agencies.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2,2006
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.
Staff finds that the applicant will 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.
G. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
Staff 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 recognizes the fact that traffic and noise will increase with the approval of this
subdivision; however, staff does not believe that the amount generated will he detrimental to
the general welfare of the public. Staff finds the future buffer between land uses along the
property boundaries adjacent to residential uses will help to mitigate noise, fumes and glare
created by the additional traffic.
H. That the proposed use will not resnlt in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff 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 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.
Exhibit D