HomeMy WebLinkAboutWaverly Place Subdivision AZ-06-047 PP-06-049 CUP-06-030
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
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In the Matter of Annexation and Zoning of 5.3 acres from RUT (Ada County) to L-O;
Preliminary Plat for 6 multi-family residential building lots, 1 clubhouse building lot, and 3
common lots; and Conditional Use Permit for 24 multi-family dwelling units in a proposed
L-O zone for Waverly Place Subdivision by Vacation Village Villas.
Case No(s). AZ-06-047, PP-06-049, & CUP-06-030
For the City Council Hearing Dates of: February 20th and February 27th, 2007 (Findings on
the March 13th, 2007 City Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of February 20,2007,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of February 20,2007,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of
February 20,2007, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of February 20,2007, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. ~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-06-047, PP-06-049, & CUP-06-030
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, Site Plan, and the
Conditions of Approval all in the attached Staff Report for the hearing date of February
20, 2007, incorporated by reference. The conditions are concluded to be reasonable and
the applicant shall meet such requirements as a condition of approval ofthe application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code ~ 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 request for Annexation and Zoning to the L-Q district as evidenced by
having submitted the legal description prepared by D. Terry Peugh, PLS, stamped and
dated February 17, 2006, is hereby approved; and,
2. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated October 3,2006, is hereby conditionally approved; and,
3. The applicant's Conditional Use Permit as evidenced by having submitted the Site Plan
dated July 12, 2006 and revised December 15, 2006, is hereby conditionally approved;
and,
4. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of February 20,2007, incorporated by reference.
D. Notice of Applicable Time Limits
Notice of Twelve (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 ofthe preliminary plat or one (1) year of the
combined preliminary and final plat or short plat. In the event that the development of
the preliminary plat is made in successive phases in an orderly and reasonable manner,
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-047, PP~06-049, & CUP-06-030
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 oftime 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 ofthe 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 11-5B-6.G.l, the Director may authorize a single extension of the
time to commence the use not to exceed one (1) eighteen (18) month period. Additional
time extensions up to eighteen (18) months as determined and approved by the
Commission may be granted. With all extensions, the Director or Commission may
require the conditional use comply with the current provisions of Meridian City Code
Title 11.
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 of the 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-06-047, PP-06-049, & CUP-06-030
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 February 20,2007.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-047, PP-06-049, & CUP-06-030
By action of the City Council at its regular meeting held on the
m/V1.c/l ,2007.
I J I!:- day of
COUNCIL MEMBER DAVID ZAREMBA
VOTED~
VOTED~
VOTED~
VOTED*
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER CHARLIE ROUNTREE
COUNCIL MEMBER KEITH BIRD
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Copy served upon Applicant, The Planning Department, Public Works Department and City
MAYOR TAMMY de WEERD
(TIE BREAKER)
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Attest:
Attorney.
By: 3hCiJ\ n1 Snti+h
City Clerk
Dated:
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-047, PP-06-049, & CUP-06-030
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20, 2007
FROM:
Sonya Watters, Associate City Planner
(208) 884-5533
Waverly Place Subdivision
. AZ-06-047
.'
STAFF REPORT
Hearing Date: February 20, 2007
(Continued to February 27,2007)
Mayor & City Council
",
TO:
SUBJECT:
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Annexation and Zoning of 5.3 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
The applicant, Vacation Village Villas, LLC, has applied for Annexation 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, of 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 recommended denial of the proposed
Waverly Place Subdivision (AZ-06-047, PP-06-049, CUP-06-030) for the reasons listed in the Analysis
of the Staff Report and the required Findings in Exhibit D. However, at the hearing on November 2,2006,
the Commission requested Staff to prepare findings and conditions of approval.
At the Planning & Zoning Commission meeting on November 2, 2006, the Commission
recommended that this project be continued until January 4, 2007 in order for Staff to prepare
Findings and Conditions of Approval and for the applicant to submit revised plans. The original
staff report did not contain Conditions of Approval because Staff was recommending denial of the
project. Staff has now included Conditions of approval in Exhibit A and revised Findings in Exhibit
C. Staff has amended some of the Analysis, Findings and Conditions in the revised report to reflect
the Commission's direction. The substantial updates/changes to the staff report have been bolded.
NOTE: Most of Staff's previous analysis has remained consistent with the original recommendation
for denial.
The Meridian Planninl! and Zonin!! Commission heard these items on November 2. 2006.
and Januarv 4.2007. At the Januarv 4th public hearinl!. the Commission voted to
recommend approval of the subiect applications.
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
a. Summary of Commission Public Hearine:
i. In favor: Becky McKay (applicant's representative)
n. In opposition: None
iii. Commentine: Jim Flecker. Gene Fox. and David Pearcey
iy. Staffpresentine application: Sonya Watters
v. Other staff commentine on application: Caleb Hood
b. Key Issues of Discussion by Commission:
i. The compliance of the proposed multi-family use with the UDC &
Comprehensive Plan
c. Key Commission Chane:es to Staff Recommendation:
i. Strike requirement pertainine to private streets and add requirement for
common drives and adiacent 5-foot wide landscape buffers (see Exhibit B of
the staff report. Condition 1.2.5) (staff requested this change)
d. Outstandine: Issue(s) for City Council:
i. The compliance of the proposed multi-family development with the
Comprehensive Plan (currently desienated "Office" on the Future Land Use
Map)
The Meridian City Council heafd these items on Februarv 20th. and Februarv 27th. 2007. At the
Duhlic hearin" on Februarv 27t .2007. they aDDroved the suhiect A7h PP. and CUP reauest. (The
vote wa.\' 2-1 in favor of the nro;ect. Councilman Borton voted aflain.\'t. Councilman Rountree wa.\'
ab.\'ent. j
a. SummarY of Citv Council Puhlic Hearing:
i. In favor: Shari Stiles & Beckv McKav (Aoolicant's ReDresentatives): Gene Fox:
Craig Steele: Dan Walker: and Rich Allison
ii. In oDDosition: Matt Beers
iii. Commenting:
iv. Written testimony: Richard Carlson. Ronald Hodge: and Tonv Serio
v. Staff Dresenting aDDlication: Anna Canning
vi. Other daff commentin" on aDDlication: None
h. Kev Issues of Discussion bv Council:
i. The aODroDriatenelillil of the DroDosed relilidential Ulile in the 1,-0 zone
ii. The intent of the Office designation within the ComDrehensive Plan
~ Kev Council Changelil to Commilillilion Recommendation:
i. ~
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-047, PP-06-049, & CUP-06-030 as presented in the staff report for the hearing date of
February 20, 2007, with the following modifications to the conditions of approval: (Add any
proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06-
047, PP-06-049, and CUP-06-030 as presented during the hearing on February 20,2007. (You
should state reasons for denial of the Annexation request. You must state reasons for denial of the
Preliminary Plat and Conditional Use pennit requests.)
Continuance
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
After considering all Staff, Applicant and Public testimony, I move to continue the public
hearing for File Numbers AZ-06-047, PP-06-049, and CUP-06-030 to the hearing date of
(insert continued hearing date here) for the following reason(s): (State specific reason(s) for a
continuance. )
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
2510 W. Magic View Court
Section 17, T.3N., R.IB.
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
zoning of 5.3 acres from RUT (Ada County) to L-O 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 AZ): 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 detennined by City
Ordinance. By reason of the provisions of UDC ll-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 ll-5B-6, a public hearing is required before
the Conunission 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 ofthe Unified Development Code Title 11 Chapter 5
Article B Section 6, a public hearing is required before the Conunission and City Council on
this matter.
d. Newspaper notifications published on: October 16th and October 30th, 2006 (Commission);
January 29th, 2007 and Februarv 12th, 2007 (City Council)
e. Radius notices mailed to properties within 300 feet on: October 6th, 2006 (Commission);
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06.030
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
January 26th, 2007 (City Council)
f. Applicant posted notice on site by: October 21 S\ 2006 (Commission); February 10th, 2007
(City Council)
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,
vacantJagriculturalland, and office/commercial developments to the east and south (near Eagle
Road and Interstate 84).
c. Adjacent Land Use and Zoning
1. North: Single-family residences, Greenhill Estates Subdivision, zoned Rl (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 of the Amended Magic View Subdivision in
1983.
e. Existing Constraints and Opportunities:
1. Public 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
Waverly Place Subdivision AZ.06-47, PP-06-049, CUP-06-030
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
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 1O-foot wide landscaped street buffer is required along E.
Magic View Drive and along the local public streets proposed within the development
per UDC 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 ll-2B-3.
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 ll-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 ll-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 Dimensional Standards per the L-O zone*:
Proposed Required
Front setback (from ultimate right-of-way)
Rear setback
Interior side setback
20
20
10
20
20
10
Maximum Building Height 35 35
-Applicant states that the max. bldg. height will only be 35' but the application form shows 40', The
proposed zoning allows a maximum building height of 35 '; 40' is not approved.
Maximwn building size without design standard approval 10,000 square feet
* No changes to the dimensional standards in UDC Table 11-2B-3 were requested
and none are approved.
1. Smary 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 of the southern boundary of the site. The unimproved area on the
southern boundary of this site in between the existing sections of E. 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 ofthe intemal public streets and along the
north side ofE. Magic View Drive. Please see ACHD report for details. Two 20-foot wide
private streets are proposed to extend from the intemal public streets for access to the units
located on Lots 3 & 5. The applicant needs to submit an application for the private streets.
Said private streets should be constructed in accordance with the UDC standards (see Analvsis
below).
7. COMMENTS MEETING
Waverly Place Subdivision AZ-06-47, PP.06-049, CUP-06-030
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
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
noted in the Residential districts section of the Comprehensive Plan, light office uses may be
appropriate in limited circumstances and at the discretion of City Council."
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 pennitted."
Staff believes that the applicant has interpreted the italicized and bolded portion of the 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 areas/zoning may be
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 ofthe
last sentence of the Office definition, 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..
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 pennit 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
when 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.
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
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. (NOTE: There is no mention of the
commercial districts providing for the residential needs ofthe community.)
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION/REZONE ANALYSIS: 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-Q 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
the proposed zoning of L-Q 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 Comprehensive Plan
analysis above in Section 8 and Exhibit D for a detailed analysis ofthe 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
believes that the design 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 find that approval of the development is in the best interest of the
City.
1. Landscaping: The applicant is proposing to set 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. Staff is supportive of the design and amenities ofthe 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 of E. Magic View Drive. Staff is supportive ofthis 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 oftree maturity.
A 10-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-ll and shall be designed to free-drain
with no standing water within 24 hours of the completion of a storm event.
Waverly Place Subdivision AZ-06-47, PP-06.049, CUP-06-030
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
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 11-3BI0. Submit mitigation information
for any of the existing trees on site that are removed that are not exempt per UDC 11-
3BlOC5b 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. Private Streets: Originally, the applicant proposed common driveways within this
project. As shown, the drives did not meet the requirements of a common drive listed in
UDC ll-6C-3D. Staff had concerns with this proposal as more than 4 units would be
taking access from the common driveways. The UDC requires all properties that abut a
common drive to take access from the common drive. Since the previous hearing, the
applicant has amended the plat to show private streets instead of common driveways. The
units on Lots 3 & 5, Block 1 are now proposed to take access from private streets within
separate common lots that extend from the public street system within the development 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. The design and construction standards listed for Private Streets in UDC 11-3F-4
are as follows:
A Design standards:
1. Easement: The private street shall be constructed on a perpetual
ingress/egress easement or a single platted lot that provides access to all
applicable properties.
2. Connection point: Where the point of connection of the private street is to a
public street, the private street shall be approved by the Transportation
Authority.
3. Emergency vehicle: The private street shall provide sufficient maneuvering
area for emergency vehicles as determined and approved by the Meridian
Fire Department.
4. Gates: Gates or other obstacles shall not be allowed.
B. Construction standards:
1. For conversion of an existing facility to a private street at the direction of the
Fire Marshal:
a. All drive aisles shall be posted as fire lanes with no parking allowed.
b. If a curb exists next to the drive aisle, it shall be painted red.
2. For all other private streets:
a. Roadway and storm drainage: The private street shall be constructed in
accord with the roadway and storm drainage standards of the
Transportation Authority or as approved by the City of Meridian based
on plans submitted by a certified engineer.
b. Street width: The private street shall be constructed within the easement
and shall have a travel lane width of twenty-four (24) feet or twenty-six
(26) feet as determined by the Fire Marshal relative to the height and size
of the proposed structures that adjoin the private street.
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
c. Sidewalks: A five-foot (5') attached sidewalk or four-foot (4') detached
sidewalk shall be provided on one side of the street in commercial
districts. This requirement may be waived if the applicant can
demonstrate that an altemative pedestrian path exists.
d. Fire lanes: all drive aisles shall be posted as fire lanes with no parking
allowed. In addition, if a curb exists next to the drive aisle, it shall be
painted red.
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 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 ll-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 ofE. 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 ofE. 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. Staff believes the proposed
layout does not account for this future roadway extension and creates an inefficient use of
the land, and near double-fronted lots. Staff recommends the design of this site should
account for the future stub street extension by providing some connectivity, a pedestrian
and/or street connection, and/or orienting some of the buildings along the east property
line differently.
UPDATE: The applicant submitted a letter dated December 15, 2006 stating that
the recorded plat for Greenhill Estates Subdivision No.2 delineates a 50-foot wide
stub street (Hickory Way) along the north boundary of Magic View Subdivision.
However, the stub street does not physically exist; it is unimproved/unopened right-
of-way. There are landscape improvements within the right-of-way. The applicant
does not believe it is reasonable to believe that the stub street will be extended into
the site, just east of the subject property. Even though the right-of-way is currently
unimproved, the city's policy (as well as ACHD's) regarding stub streets is that they
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
should be extended. Staff continues to believe that the extension of Hickory Way in
the future should happen. However, this discussion should occur when the adjacent
5-acre parcel develops. Until that time, staff recommends that the Commission and
Council evaluate how this project will function if a public street is built just to the
east.
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 all of the other minimum and maximum
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:
a. Setbacks: Buildings shall provide a minimum setback of lO 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 buffer is required to adjacent residential districts. This
impacts the proposed building locations on this site.
The applicant submitted a letter dated December 15, 2006, that states that
the site plan has been modified to include a 20-foot wide landscape buffer on
the west, north, and east boundary of the subdivision. Staff is supportive of
this proposal.
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.
The applicant submitted a letter dated December 15, 2006, that states that
three trash enclosure locations have been added to the site plan, subject to
approval by Sanitary Service Company.
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 clarify at the hearing if the proposed
development meets the minimum amount of open space required.
The applicant clarified at the hearing that a minimum of 80 square feet of
private usable open space will be provided for each unit. The applicant also
submitted a floor plan that shows either a covered courtyard or a covered
patio for each unit.
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
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.
The applicant submitted a letter dated December 15, 2006 stating that a
property management office, maintenance storage area and central mailbox
will be located within the clubhouse and will be included 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 garages contain 1 or the required 2 parking spaces per
unit; the applicant shall clarify this at the hearing.
The applicant clarified at the public hearing that the garages for each unit
will contain the required 2 parking spaces.
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 following qualifying amenities: 1. walking trails (recreation), 2.
grassy area of at least fifty feet 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 space; 250 square
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.
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 (SSe) 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 be constructed for
these areas, along the public street.
The applicant submitted a letter dated December 15, 2006, that states that three
trash enclosure locations have been added to the site plan, subject to approval by
Sanitary Service Company.
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
5. Multi-family Building Size: lfthe 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, tIthe buildings exceed the above noted size.
The applicant submitted a letter dated December 15, 2006, clarifying that none of
the proposed buildings will exceed 10,000 square feet.
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. ,f{ approved, full compliance with the elevation requirements
cited above, and the elevations submitted with the subject CUP, will be required with the
future issuance ofCZC'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 subject applications, AZ-06-047, PP.06-
049, and CUP-06~030 based on the comments stated in the staff report regarding compliance with
the Comprehensive Plan and the Findings of Fact as listed in Exhibit D.
At the Planning & Zoning Commission meeting on November 2, 2006, the Commission
recommended that this project be continued until January 4, 2007 in order for Staff to
prepare Findings and Conditions of Approval. The original staff report did not contain
Conditions of Approval since Staff was recommending denial of the project. Staff has
included Conditions of approval in Exhibit A, and revised Findings in Exhibit C, within the
staff report for the January 4, 2007 Commission hearing.
The Meridian Plannin!! and Zonin!! Commission heard these items on November 2. 2006.
and Januarv 4.2007. At the January 4th public hearin!! thev moved to recommend approval
of the subiect applications.
Tbe Meridian Citv Council beard t~e~e items on February 20th. and Februarv 27th. 2007. At
the Dublic hearing- on February 27t . 2007. thev aDDroved the subject AZ. PP. and CUP
reouest.
11. EXHffiITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (dated: October 3,2006)
3. Landscape Plan (dated: October 2,2006)
4. Site Plan (dated: July 12, 2006, revised December 15,2006)
5. Elevations (dated: July 12, 2006)
B. Conditions of Approval
I. Planning Department
2. Public Warks Department
Waverly Place Subdivision AZ-06-47, PP-06-049, CUP-06-030
PAGE 12
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20, 2007
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
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
PAGE 13
CITY OF MERIDIAN PLANNiNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20, 2007
A. Drawings
1. Vicinity Map
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20, 2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 Noae Staff is ree0HImefldil'lg denial 0f the pmj eet.
1.1 ANNEXATION AND ZONING COMMENTS (AZ-06-047)
1.1.1. 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.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-049)
1.2.1 The preliminary plat labeled as Sheet 1 of 1, prepared by Engineering Solutions, LLP, dated
October 3,2006 is ~ approved and shall be revised per the conditions stated in Exhibit B ofthis
staff report. All comments and conditions of the accompanying Annexation and Zoning (AZ-06-
047) and Conditional Use Pennit (CUP-06-030) applications shall also be considered conditions
of the Preliminary Plat (PP-06-049).
1.2.2 The landscape plan prepared by Glancey Rockwell & Associates, on October 2, 2006, labeled
Sheet #LS-l is approved with the following modifications/notes:
a. Per UDC 11-2B-3, provide a 20-foot wide landscape buffer along the west, north, and
east property boundaries adjacent to the existing single-family residential uses in
compliance with the standards listed in UDC 11-3B-9C, Landscape Buffers to Adjoining
Uses.
b, A 1 a-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 landscaping must comply with UDC 11-
3B: Landscaping Requirements.
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 preceding modifications and notes should be shown on a revised landscape
plan submitted with the final plat application(s).
1.2.3 Provide 6-foot tall vinyl fencing along the west, north, and east boundary of the development and
3-foot tall wrought iron fence with stucco pilasters along the south boundary, as proposed. The
fencing along E. Magic View Drive shall be constructed on or beyond the interior edge of the
street buffer. A detailed fencing plan shall be submitted upon application of the final plat. If
permanent fencing is not provided before issuance of a building permit, temporary construction
fencing to contain debris shall be installed around the perimeter. Perimeter, common open space,
and micro-path fencing shall be designed according to UDC 11-3A-7.
1.2.4 The applicant is required to vacate or improve the northern portion of the unopened right-of-way
of the current cul-de-sac of E. 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.
1.2.5 Incll:u.:le tVIO private street 10ts as aeeess for the linits witma L0ts 3 and 5, Block 1. COI.'lstmeti0fl of
said pri'vate streets shall comply with all of the standards listeaed ia UDC 11 3F 1. f~ Private
Street applieatioa is reqliired to be submitted to the PlanfJ:i.ag Department at least 10 days prior to
the City C0liaeil hearing. The applicant shall construct a common drive on Lot 3. to serve the
units on Lot 4 and a common drive on Lot 6 to serve the units on Lot 7 in compliance with
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
common drive standards. In accordance with UDC 11-3B-8C.. provide a minimum five foot
wide common area landscape strip on the south side of Lot 3 and on the west side of Lot 6.
1.2.6 All drainage areas must comply with UDC 11-3B-ll and shall be designed to free-drain with no
standing water within 24 hours of the completion of a storm event.
1.2.7 Underground, pressurized irrigation must be provided to all lots within this development.
1.2.8 Per UDC ll-3A-6 all irrigation ditches, laterals or canals, exclusive of any natural waterway, 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.
1.2.9 Maintenance of all common areas shall be the responsibility of the Homeowners' Association.
1.3 GENERAL REQUIREMENTS~PRELIMINARY PLAT (PP-06-049)
1.3.1. 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).
1.3.2. Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11.3A-17.
1.3.3. 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 pennitted 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 of UDC 11-3A.18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction,
1.3.4. A written certificate of completion should be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan upon completion of the landscape
installation. All standards of installation should apply as listed in UDC 11- 3B-14.
1.3.5. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.3.6. Staffs failure to cite specific ordinance provisions or tenns of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.3.7. Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
1.4 CONDITIONAL USE PERMIT REQUIREMENTS (CUP-06-030)
1.4.1. The site plan labeled as Sheet 1 of 1, prepared by Engineering Solutions, LLP, dated July 12,
2006 is not approved with the conditions noted in Exhibit B. At least 10 days prior to the City
Council hearing, the applicant shall submit 10 full-size copies, one 8.5" x 11" copy and jpg and
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
pdf copies of a revised site plan that reflect the conditions noted in herein. All comments and
conditions of the accompanying Annexation and Zoning (AZ.06-047) and Preliminary Plat (PP-
06-049) applications shall also be considered conditions of the CUP (CUP-06-030).
1.4.2. Provide a minimum 10-foot building setback per UDC 11-4-3.27B, unless a greater setback is
otherwise required by the unC.
1.4.3. Provide a 20-foot wide landscape buffer adjacent to the existing single-family residential uses on
the west, north, and east boundary of the proposed subdivision in compliance with UDC 11- 3B-
9C.
1.4.4. Show the locations of the proposed trash receptacles on the site plan. Trash receptacles shall be
screened from view and locations shall be approved by Sanitary Service Company.
1.4.5. Provide a minimum of 80 square feet of private, usable open space for each unit in compliance
with UDC IIA-3.278B. Show open space for each unit on the site plan.
1.4.6. Include on the site plan, the location of the property management office, maintenance storage
area, central mailbox location, and directory and map of the development at a convenient location
within the development.
1.4.7. Include 2 parking spaces within a garage for each unit on the site plan in compliance with unc
11-4-3.27B.
1.4.8. Provide a minimum of 350 square feet of common open space for each unit containing more than
1,200 square feet of living space that complies with UDC 11-4-3.27C.
1.4.9. Submit scaleable or dimensioned building elevations for the proposed units, showing construction
materials, which comply with the architectural standards set forth in UDC 11-4~3.27E with each
Certificate of Zoning Compliance application for this site. All buildings constructed on the site
shall be consistent with the elevations submitted.
1.4.10. A Certificate of Zoning Compliance is required prior to issuance of building penmts 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.
1.4.11 This property shall be subdivided prior to issuance of Certificates of Zoning Compliance.
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 be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.4 There is a water main stubbed to this property that the plat does not show being extended. The
applicant shall be require to remove the blow-off and install a fire hydrant in this location, unless
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
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 ll-3A-6). The applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
2.10 All existing structures not meeting setbacks or meeting the dimensional standards of the ODC
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.
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 ll-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 of Idaho 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
fujection Wells.
2.16 Street signs are to be in place, water system shall be approved and activated, fencing installed,
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
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 final 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 determined during the plan review process, prior to signature on the final plat.
2.20 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.
2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.22 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.23 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
requirements for unobstructed sidewalk access.
2.24 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
2.25 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.
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 sodiwn streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design ofthe 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
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. Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section DI03.6 Signs.
3.4 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.
3.5 Commercial and offtce occupancies will require a fIre-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.6 The proposed multi-family 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 fIrst digit of the Apartment/Offtce 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 fITe apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fITe 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).
3.10 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered.
3.11 There shall be a fITe 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 DI05.
3.13. Emergency response routes and fITe 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 for Lots 3 & 5 at the entrance to these lots so that they are viewable from the
public street.
5. PARKS DEPARTMENT
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-I0) 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 11-3B-IO) 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 HIGHWAY DISTRICT
7.1 SITE SPECIFIC CONIDTIONS OP 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 of a 36-foot street section within 50-feet of right-of-way,
complete with vertical curb, gutter and 5-foot concrete sidewalks on the north side of the
roadway.
7.1.3. Vacate or improve the unopened right-of-way at the southeast property line.
7.1.4. Construct South Piddle Way as a 34-foot street section within 50-feet of right-of-way complete
with curb, gutter and 5-foot concrete sidewalk. Provide a minimum 21-foot street section on
either side of the island in the entry road.
7.1.5. Locate and construct the roadways as 34-foot street 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.
7.2. STANDARD CONDITIONS OF APPROVAL
7.2.1. Any existing irrigation facilities 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
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 permit
(or other required permits), which incorporates any required design changes.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20,2007
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. 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 ofthis
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. 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 FEBRUARY 20, 2007
C. Legal Description & Exhibit Map
i
IDAHO
SURVEY
GROUP
1450 East Witer'tower St.
SUIUl ISO
Meridian. lib"" 83642
Phone (208) 846.8570
Fax(206) 884-S39~
Project No. 05-319
ADaexatioa D~tiption
Lot 6, Amended Magic View SubdivwoD
Proposed VUlage VilllIs Subdivision
February 17, 2006
Lot 6 of Amended Magic View Subdivision 8nd a portion of E. Magic View
Drive located in the South 1/2 ofthe NE 1/4 of Section 17. T.3N., R,lE" RM" Ada
County, Idaho, as same is recorded in Book 52 of Plats at Page 4445. records of Ada
County, Idaho, more particularly described as follows: C.ommencing at the EllSt 1/4.
comer of said Section 17, t'i"Qm which the Northeast .comer of said section beafS North
00"22'14.' West, 2652.96 feet; Thence North 00012;14" West, 1326,39 feet; Thence
North 89"57'30" West, 20S8.18 feet to the Nonheast comer of said Lot 6 lying on the
South boundary of Greenhill 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. .
Thence along the East line of said Lot 6 and said line ex.lended South 2~ 15' 12"
Wesl. 510,79 feel to a point on the North line ofLoI? of said Amended Magic View
Subdivision;
Thence along said North line North. 80008'34" West, 490.83 teet to a point on
the East boundary of Snorting. Bull Subdivision Phase 2, as same is recorded in Book
84 of Plats at Page 9318, records of Ada County. Idaho;
Thcnc.e North 00"22.32" East, 426.74 feet to the Northeast comer of said
subdivision lying on the South boundary of Greenhill Estates Subdivision. as same is
recorded in Book 35 of Plats at Page 3000,recards of Ada County, Idaho;
Thence along the said South boundaiy and the South boundary of said Greenhill
SubdiviSion No.2 South 89"57'30" East. 500.87 [eet to the Point ofBcginning.
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 FEBRUARY 20,2007
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WAVERLY PLACE SUBDIVISION
PROPOSED MERIDIAN ANNEXATION
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20, 2007
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 subject property to L-O. Staff believes that
the proposed amendment does not comply with the comprehensive Plan. However, the
City Council fmds that the proposed zoning map amendment does comply with the
Comprehensive Plan Future Land Use Map and all applicable provisions.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Multi-family residential developments are listed as a Conditional Use in the L-O zone per
UDC Table ll-2B-2. If the applicant revises the plat to reflect the comments stated in the
staff report, the development should meet the standards of the L-O zone for the proposed
use. The City Council fmds that the proposed map amendment complies with the
proposed zoning district and its purpose statement. Please see Section 8 of the staff report
for detailed analysis on the purpose statement of the L.O zone.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The City Council finds that the proposed zoning amendment and subsequent
development of this property 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 determining this finding.
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,
The 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 of interest of the City (UDC 11-5B-3.E).
The 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 City Council finds that Annexation and Zoning of this property to L-Q
for a multi-family development would be in the best interest of the City.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20, 2007
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;
The City Council finds that the proposed use of the property as a multi-family
development complies with the adopted Comprehensive Plan.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The City Council finds that public services can be made available to accommodate 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, the City Council finds 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;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding
items 3 and 4 above under Annexation Findings, 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
Commission 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 natural, scenic or historic features.
The City Council is unaware of any natural, scenic or historic features on this site.
Therefore, the City Council fmds 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 FEBRUARY 20,2007
3. Conditional Use Findings
The Commission and Council shall review 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 all the
dimensional and development regulations in the district in which the use is located.
The City Council finds that the site is large enough to accommodate all required parking,
landscaping, loading and other standard regulations required by the UDC for the proposed use.
B. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
The City Council finds that the proposed multi-family residential use in the proposed L~O zone
meets the objectives ofthe Comprehensive Plan.
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 City Council finds that 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 all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
The City Council 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. 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 public facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures,
refuse disposal, water, and sewer.
The City Council [mds 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.
F. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare ofthe community.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 20, 2007
The City Council 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.
The 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.
The City Council recognizes the fact that traffic and noise will increase with the approval of
this subdivision; however, the City Council does not believe that the amount generated will be
detrimental to the general welfare of the public. The City Council fmds 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 result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
The 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 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