Staff Report
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
STAFF REPORT
TO:
FROM:
Hearing Date: May 17, 2007
Planning & Zoning Commission
Caleb Hood, Current Planning Manager
208-884-5533
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SUBJECT:
Zoning Ordinance (UDC) Text Amendment
ZOA-05-002
Zoning Ordinance/Unified Development Code (UDC) Text Amendment
to modify, clean up, and add specific sections to Title 11, Meridian City
Code, cormnonly known as the Unified Development Code (UDC).
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, the City of Meridian, has applied for a Zoning Ordinance Amendment (ZOA) to
amend several sections of the Unified Development Code (UDC). The primary purpose of this
application is to amend, and add some specific sections to the UDC. Some of the sections
proposed for modification include: definitions, open space, signs, parking, and notice
requirements. Please see Section 8 below for a complete list ofthe proposed amendments.
2. SUMMARY RECOMMENDATION
Below, staff has provided detailed analysis regarding the requested Zoning Ordinance
Amendment application. Staff recommends approval of the subject application (ZOA-07-
001).
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
I move to recormnend approval to the City Council of File Number ZOA-07-001 as presented in
the staff report for the hearing date of May 17, 2007 with the following modifications: (add any
proposed modifications.)
Denial
I move to recormnend denial to the City Council of File Number ZOA-07-001 as presented in the
staff report for the hearing date of May 17, 2007 for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Number ZOA-07-001, to (insert specific hearing date), and direct staff to
make the following changes: (insert cormnents here,)
4. APPLICATION FACTS
a. Site Address/Location: The proposed changes will effect the development process City-wide.
b. Applicant/Representative: C. Caleb Hood, Current Planning Manager, City of Meridian
Planning Department
c. Applicant's Statement/Justification: Over the past year and a half, it has come to Staff's
attention that there are some specific sections of the Unified Development Code (UDC) that
need to be amended. Some of these sections proposed for amendment include sign regulations,
parking standards, temporary uses, and setbacks. Also, there are some standards that are
currently missing from the UDC text which Staff is proposing to add. One of the new sections
proposed to be added to the UDC establishes provisions for processing Development
UDC Text Amendment 2- ZOA-07-001
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17, 2007
Agreement Modifications. In summary, the changes proposed in this memo represent changes
that City Staff believes will make the implementation and use of the UDC more efficient.
5. PROCESS FACTS
a. The subject application will in fact constitute a Unified Development Code/Zoning Ordinance
amendment as determined by City Ordinance. By reason of the provisions of the Meridian
City Code Title 11 Chapter 5, a public hearing is required before the Planning & Zoning
Commission and City Council on this matter.
b. Newspaper notifications published on: April 30, and May 14,2007
c. A public service announcement was broadcast faxed on April 19, 2007 regarding this
application.
6. COMMENTS MEETING
On April 27, 2007, a joint agency and departments meeting was held with service providers in
this area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, Meridian Police Department, and the
Sanitary Services Company. None of the agencies or departments listed above provided
comments at the April 27th meeting. Further, the ACHD has provided a letter stating that they do
not have any comments on this application (Letter from Lori Den Hartog, ACHD Planning
Review Supervisor, dated May 2, 2007).
7. COMPREHENSIVE PLAN POLICIES AND GOALS
Staff finds that the subject Zoning Ordinance Amendment complies with and furthers the goals
and objectives of the 2002 Comprehensive Plan. There are a number of actions called for in the
Comprehensive Plan which either does not address or are made easier to accomplish through the
proposed amendment. Some of the specific Objectives and Actions that support the proposed
amendment are listed below:
Chapter IV
· Goal I, Obj. B, #2 - Amend zoning ordinance and map to ensure wide variety of housing
types can be developed and property zoned and land is available.
Chapter V
. Goal II, Obj. A, #7 - Establish thematic or uniform signage.
· Goal III, Obj. B, #1 - Draft appropriate community design ordinances.
Chapter VII
. Goal I , Obj. C, # I - Amend the zoning ordinance and map to implement this plan
(Comprehensive Plan)
. Goal I, Obj. A, #5 - Amend the zoning ordinance and map to implement the provisions
of this plan.
. Goal IV, Obj. C, #7 - Provide for non-exclusive residential zoning that allows for low-
impact neighborhood commercial areas to develop in residential districts. Develop
standards to regulate neighborhood commercial uses to minimize the impact on the
integrity of the residential district.
. Goal IV, Obj. C, #10 - Support a variety of residential categories (low, medium and
high-density single-family, multi-family, townhouses, duplexes, apartments,
UDC Text Amendment 2- ZOA-07-001
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARlNG DATE OF MAY 17, 2007
condominiums, etc.) for the purpose of providing the City with a range of affordable
housing opportunities.
· Goal V, Obj. A, #13 - Review ordinances or other policy statements which affect
housing development and consolidate to avoid confusion and use of conflicting policies
and requirements.
· Goal V, Obj. C, #5 - Eliminate vague/unclear standards in development ordinances.
Staff finds that the subject ZOA application is harmonious with and in accordance with the adopted
Comprehensive Plan and Future and Generalized Land Use Map.
8. UNIFIED DEVELOPMENT CODE/ZONING ORDINANCE
Provided below are existing and proposed sections of the UDC, which staff is proposing to amend
(proposed changes in strikethro1:lgfJ. (deletions) and underline (additions)):
NOTE: Because most/all of the proposed text changes are of the clean-up variety, and are pretty self-
explanatory, staff has not provided any further analysis regarding the requested changes below.
NOTE: Except for Section 11-5A-5, all of the following changes were proposed with the application
submittal in April (additional changes to the Mailing and Publishing of the Public Hearing Notice have
arisen since the application was submitted.)
Section
11-1-10
Subsection
C
11-1-11
83
11-1-11
o
Proposed Text Changes
It is a violation of the unified development code for any person to not comply
with specific conditions of approval as stated in a certificate of zoning
compliance, conditional use permit, accessory use permit, final plat, or planned
development as set forth in this title.
The notice shall be served upon the owner, tenant or other person responsible
for the condition addressed to the last known address of such person. If no
address is known, then notice may be made by publication in the newspaper of
record for the city of Meridian. The code enforcement officer will record all
efforts made to effect service in person or by mail as part of their investigative
report.
Revocation of Conditional Use or Accessory Use Permit:
1. A conditional use or accessory use permit may be revoked or modified
by the city council, upon notice and hearing, for breach or violation of any
condition of approval or limitation of the permit
2. If the city council decides to revoke a conditional use permit or
accessory use permit, either on its own action or upon complaint to the city
council, the council shall notify the permit holder of its intention to revoke
the permit and provide the permit holder with the opportunity to contest the
revocation,
3, Fifteen (15) days prior notice of the hearing shall be given to the permit
holder and all property owners within three hundred feet (300') of the
boundaries of the land for which the permit was issued.
4. The city council shall make findings of fact and conclusions of law
supporting its decision to revoke the conditional use or accessory use
UDC Text Amendment 2- ZOA-07-001
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
permit. If the council does not decide to revoke the permit, no findings of
fact and conclusions of law shall be made.
5. An aggrieved permit holder or complainant may appeal the decision of
the city council under the administrative procedures act of the state of
Idaho, Idaho Code section 67-5270.
11-1A-1
11-1A-1
MICRO PATHWAY: A pedestrian passageway providing access by way of a
short travel link between points of destination.
MULTIUSE PATHWAY: A passageway that is designed to provide walking,
bicycling and other non-motorized recreational opportunities between areas and
facilities.
11-1 A-1
11-1 A-1
RESTAURANT:
A. The use of a site for the primary purpose of food preparation, having kitchen
and cooking facilities, and where meals are regularly serve to the public for
compensation. The use includes, but is not limited to, cafe, coffee shop,
delicatessen, diner, eatery, grill, pizza parlor, restaurant, retail bakery, sushi
bar, steakhouse.
B. Establishments with a liquor license that includes a restaurant certificate and
that meet the definition of restaurant as set forth in Idaho administrative code
11.05.01.010.04.
11-1 A-1
C. Establishments with a beer and wine license that meet the definition of
restaurant as set forth in Idaho administrative code 11.05.01.010.04, including,
but not limited to, brew pubs and wine bars.
SECTION LINE ROADS: The following roads are section line roads within the
Meridian comprehensive plan: McDermott, Black Cat, Ten Mile, Linder,
Meridian, Locust Grove, Eagle, Chinden, McMillan, Ustick, Fairview, Franklin,
Overland, Victory, Lake Hazel, Columbia, Star, Amity and Can-Ada. The term
shall include other roadways that follow surveying section lines as additional
areas are added to the Meridian comprehensive plan.
SIGN, MARKETING: A sign advertising the developer, realtor, and/or future
tenants of a site under development.
STREET PUBLIC: A street that is subject to the jurisdiction of the Idaho
department of transportation (ITD) or the Ada County Highway District (ACHD).
11-1 A-1
11-1A-1
11-1 A-1
11-1A-1
YARD, STREET: An area extending across the full width of the property and
lying between the front property line and the nearest line of a principal structure.
On comer lots, the street yard extends from the front property line and the
street side property line to the nearest line of the principal structure.
YARD, SIDE: An area extending from the street yard to the rear yard between
the interior side property line and the nearest line of the principal structure.
Correct terms used for street yard and setbacks. See Attached Figure.
11-1 A-1
11-1A-2 Figure 1
UDC Text Amendment 2-Z0A-07-001
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
11-2A-2 Table
11-2A-3 03
11-2A-4 Table
11-2A-5 Table
11-2A-5 Table
11-2A-5 Table
11-2A-6 Table
11-2A-6 Table
11-2A-6 Table
11-2A-6 Table
11-2A-7 Table
11-2A-7 Table
11-2A-8 Table
11-2B-2 Table
11-20-2 Table
11-2D-4 D3
11-2D-4 F
11-3A-6 B3
11-3A-8 B
11-3A-8 C
11-3A-8 D
11-3A-8 E
11-3A-8 F
11-3A-17 D
Wireless communication facility1 PIC PIC PIC PIC PIC
One detached accessory building that is less than two hundred (200) square
feet in area and eight feet (8') or less in height shall be allowed in the required
rear yard. In no case shall an accessory building be allowed in the street yard
or the required side yard.
Note 1. Measured from back of sidewalk or property line where there is no
adjacent sidewalk,
Street setback to front loaded garage
Street setback to living area andlor side loaded garage
Note 1. Measured from back of sidewalk or property line where there is no
adjacent sidewalk.
Note 1. Measured from back of sidewalk or property line where there is no
adjacent sidewalk.
'" with shared driveway, alley loaded garage, or private street mew lots (two
instances in table)
... attached, townhouse, & two-family duplex DU (in feet)
Side setback 5
Note 1. Measured from back of sidewalk or property line where there is no
adjacent sidewalk.
Side setback 5
Note 1. Measured from back of sidewalk or property line where there is no
adjacent sidewalk,
Wireless communication facility1 PIC PIC PIC PIC
Daycare center
Wireless communication facility, amateur radio antenna1
Wireless communication facility1
Any applications that do not meet the criteria in the Downtown Meridian Design
Guidelines, as determined by the Director, shall be subject to a conditional use
permit as set forth in chapter 5, "Administration", of this title.
Except as allowed above, all other open irrigation ditches, laterals, canals, and
drains shall be fenced with an open vision fence at least six feet (6') in height
and having an 11-gauge, two inch (2") mesh or other construction....
The city of Meridian parks and recreation system plan should be considered
when reviewing multiuse pathway designs.
Right of way for micro pathways in the middle of long blocks may be required
where necessary to obtain convenient pedestrian circulation to schools, parks,
other residential areas, andlor shopping areas.
Micro pathways shall have easements at least fifteen feet (15') in width in
accord with article B, "Landscaping Requirements", of this chapter.
Micro pathways shall be less than two hundred fifty feet (250') or two (2) lot
depths in length, whichever is less restrictive, and have a walking surface of at
least five feet (5') in width.
Landscaping adjacent to pathways shall be installed in accord with article B,
"Landscaping Requirements", of this chapter.
Sidewalks shall be required on both sides of the street, except where the
average width of lots, as measured at the street frontage line or at the building
setback line, is over one hundred fifty feet (150'); sidewalks on only one side of
UDC Text Amendment 2- ZOA-07-001
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17, 2007
11-38-6 E
11-38-7 C1a
11-38-7 C2b
11-38-8 C2d
11-38-14 C
11-38-14 C2
11-3C-4 8
11-3C-4 81
11-3C-4 83
11-3C-5 81
11-3C-5 83
the street may be allowed. Sidewalks shall not be required along private streets
in residential developments as set forth in article F, "Private Street
Requirements", of this chapter.
Subdivision Irrigation Systems: If a pressurized irrigation pump station is
required on the developed property, such station shall be on a lot solely
dedicated to that pump station. Said lot shall be owned by the entity that owns
and maintains the pressurized irrigation system..
Measurement:
i. All street buffers with attached sidewalks shall be measured from the back of
sidewalk. Where ACHD is anticipating future widening of the street, the width
of the buffer shall be measured from the ultimate sidewalk location as
anticipated by ACHD.
ii. All street buffers with detached sidewalks shall be measured from the back
of curb. Where ACHD is anticipating future widening of the street, the width of
the buffer shall be measured from the ultimate curb location as anticipated by
ACHD. Detached sidewalks shall have an average minimum separation of
greater than four feet (4') to back of curb.
All commercial, industrial, and other nonresidential street buffers shall be on a
common lot or on a permanent dedicated buffer, maintained by the property
owner or business owners association.
Trees required: Each interior planter that serves a single row of parking spaces
shall be landscaped with at least one (1) tree and shall be covered with low
shrubs, lawn, or other vegetative groundcover. Each interior planter that serves
a double row of parking spaces shall have at least two (2) trees and shall be
covered with low shrubs, lawn, or other vegetative groundcover. Trees shall be
centered within the planters. Deciduous shade trees shall be pruned to a
minimum height of eight feet (8') above the adjacent parking areas. Evergreen
trees and Class III trees are prohibited in interior planters.
Extension Of Time For Installation: The building official, upon recommendation
of the director, may issue a temporary certificate of occupancy for a specified
time period, not to exceed one hundred eighty (180) days when:
The applicant has provided surety to the city for the required improvements
consistent with the provisions of chapter 5, article C, "Surety Agreements", of
this title.
The following standards shall apply to all residential properties and to parking
areas for residential dwellings:
One boat and one travel trailer may be stored in the side or rear yard, where
such yard is fully screened with a minimum six-foot (6') closed vision fence.
Except as otherwise provided in this section, all off street parking areas and
driveways into and through a parking area shall be improved with a compacted
gravel base, not less than four inches (4") thick, surfaced with dustless material,
including, but not limited to, asphalt, concrete, pavers, bricks, or recycled
asphalt
Except as otherwise provided in this section, all off street parking areas shall be
provided with a substantial wheel restraint to prevent cars from encroaching
upon abutting private and public property or overhanging beyond the
designated parking stall dimensions. This Director may waive this requirement
UDC Text Amendment 2- ZOA-07-001
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17, 2007
11-3C-6 Table 11-
3C-6
11-3C-6 G
11-3D-3 B
11-3D-4 A2
11-3D-4 H
11-3D-6 B1
11-3D-8 B
11-3D-9 A
11-3D-10 Table 1
11-3D-10 Table 1
through
Table 6
11-3E-2
11-3EA C1
11-3E-5
11-3E-6
for internal parking spaces not adjoining a property boundary, landscape island,
sidewalk, pathway, or any similar development feature. This standard shall not
apply to temporary uses.
Notes:
1. The size of the garage required for dwelling units shall be measured by
exterior dimensions and shall be at least 10 feet by 20 feet for a 1
space garage and 20 feet by 20 feet for a 2 space garage.
2. The parking pad shall be measured from garage face to edge of
sidewalk or edge of paved travel lane (public street, private street,
common driveway, or alley).
One bicycle parking space shall be provided for every twenty five (25) proposed
vehicle parking spaces or portion thereof, except for single-family residences,
two-family duplexes, and townhouses.
Pennants, strings of lights, ribbons, streamers, spinners, twirlers or propellers,
bubble machines and similar devices of a carnival nature.
Upon tentative approval of the application by the director subject to any
applicable conditions of approval and the regulations of chapter 5,
"Administration", of this title, the applicant or owner shall have six months to
obtain a building permit.
Existing Violations: No sign permit shall be issued for a property and/or
business that has an outstanding notice of violation.
Construction signs and/or marketing signs shall be allowed, provided that such
signs are erected no more than thirty (30) days prior to the beginning of
construction for which a valid building permit has been issued, are confined to
the site of construction, and are removed five (5) days after completion of
construction and prior to occupancy. Construction signs and/or marketing signs
shall be a maximum of thirty two (32) square feet in area, unless legally
required by a governmental contract to be larger. (See tables 1 through 6,
section 11-3D-1 0 of this article for other standards related to construction signs
and marketing signs.)
Construction Signs and/or Marketing Signs: The regulations in subsection 11-
3D-6A2 of this article shall also apply.
." If approved, a planned sign program may allow for increases to the
background area and other standards for wall signs.
Rent, lease and sale signs. Permits Required N
Construction and/or marketing
(multiple instances in tables)
APPLICABILITY: The regulations of this article shall apply to all temporary uses
in all districts with the exception that Temporary Fireworks Stands, special
events, and seasonal activities that are conducted as part of an education
institution shall be deemed accessory uses and shall not be subject to the
provisions of this Article,
A maximum of one temporary structure shall be allowed and may cover a
maximum of seven hundred (700) square feet.
11-3E-5 STANDARDS FOR SUBDIVISION MODEL HOME/REAL ESTATE
SALES OFFICES:
UDC Text Amendment 2- ZOA-07-001
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
11-3E-7
11-3E-8
11-3E-9
11-3E-10
11-3E-11
11-3G-3 A 1
11-3H-4 A
11-3H-4 B
11-3H-4 C4
11-4-3 2
11-4-3 9A4
11-4-3 9A6
11-4-3 9A7
11-4-3 12D
11-4-3 12E
11-4-3 21D
11-5A-2 Table
11-5A-2 Table
11-5A-2 Table
11-5A-5 B
11-3E-6 STANDARDS FOR CONSTRUCTION SITES:
11-3E-87 STANDARDS FOR SEASONAL SALE OF AGRICULTURAL AND
FOOD PRODUCTS:
11-3E-8 STANDARDS FOR ARTS, ENTERTAINMENT OR RECREATION
EVENT:
11-3E-9 STANDARDS FOR VENDORS NOT ASSOCIATED WITH AN ARTS,
ENTERTAINMENT OR RECREATION EVENT:
11-3E-10 STANDARDS FOR PROMOTIONAL ACTIVITIES IN
NONRESIDENTIAL DISTRICTS INVOLVING THE SALE OR GOODS AND
MERCHANDISE WHERE IT IS ACCESSORY TO THE PRINCIPALLY
PERMITTED USE.
The total land area of all common open space shall equal or exceed ten percent
(10%) of the gross land area of the development
Access to and/or from 1-84 and McDermott Road (or future Highway 16
extension): No access shall be allowed except at specific interchange locations
as established by the Idaho tTransportation aDepartment
Access to and/or from State Highway 69, State Highway 55, and State Highway
20-26:
Along Highway 69 and Highway 20-26, the applicant shall be responsible for
constructing a ten foot (10') multiuse pathway with a public use easement
All outdoor recreation areas and structures that are not fully enclosed shall
maintain a minimum setback of one hundred feet (100') from any abutting
residential districts. The playing areas of golf courses, including golf tees,
fairways, and greens, are an exception to this standard.
Upon tentative approval of the application by the director for group and center
daycares, the applicant or owner shall secure and maintain a basic daycare
license from the state of Idaho department of health and welfare, family and
children's services division.
Prior to submittal of an application for an accessory daycare facility in a
residential district, the applicant or owner shall hold a neighborhood meeting in
accord with section 11-5A-5C of this title. Notice ofthe neighborhood meeting
shall be provided to all property owners of record within one hundred feet (100')
of the exterior boundary of the subject property.
The applicant shall not exceed the maximum number of clients as stated in the
approved permit or as stated in this Title, whichever is more restrictive.
Location: The secondary dwelling unit may be: located within or attached to the
primary dwelling; a detached structure; or above or beside a detached
structure, such as a garage,
Parking: At least one parking space shall be provided on site for the secondary
dwelling unit in addition to the required parking for the existing residential unit
Development agreement modification: Recommending body: D; Decision
Making Body: CC; Process: PH
Plat, final, modification. Process: PM
Plat, short. Recommending body: D; Decision Making Body: CC; Process: PH
Preapplication Meeting: No more than four (4) months prior to submitting an
application, applicants for permits requiring a public hearing are required to
UDC Text Amendment 2- ZOA-07-001
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17, 2007
11-5A-5 C
11-5A-5 D1
11-5A-5 E & F
conduct a preaplication meeting with the department.
Applicants for permits requiring a public hearing are required to hold a
neighborhood meeting to provide an opportunity for publiC review of the
proposed project prior to the submittal of an application, except a neighborhood
meeting is not required for a vacation, and/or short plat.
Required: All applicants for permits requiring a public hearing shall post the
subject property, except posting is not required for a unified development code
text amendment, comprehensive plan text amendment, vacation,
comprehensive plan map amendment initiated by the City, and/or short plat.
E. Mailing And Publishing Of The Public Hearing Notice:
1. Legal Notice: At least fifteen (15) days prior to the public hearing,
the City shall publish a notice of the time and place and a summary
of the application in the official newspaper of general circulation in
Ada County.
2. Radius notice:
a. At least fifteen (15) days prior to the public hearing, the City shall
send a notice by first class mail of the time and place, and a
summary of the application to property owners or purchasers of
record (as listed in the current records of the Ada County
Assessor) owning property within three hundred feet (300') of the
property being considered,
b. The noticing shall be extended to property owners within one
thousand feet (1,000') of the external property boundaries for
heavy industries and wireless communication facilities.
c, The Director may determine, or other applications provided for in
this Title may require, that notices be sent to property owners or
purchasers of record whose properties are further than three
hundred feet (300') or one thousand feet (1,000') from the
external boundaries of the property.
d. Notice To Other Jurisdictions: The city shall send notice of the
application to other jurisdictions with interest and/or authority over
the application, including but not limited, to the following:
i. Other jurisdictions with joint jurisdiction;
ii. Appropriate utility companies, irrigation companies or districts
and drainage districts;
iii. Health and transportation authorities; and
iv. School district.
F, Alternate Forms Of Notice: When posted or mailed notice is required of
two hundred (200) or more property owners or purchasers of record, or
when the city submits an application for a Comprehensive Plan Map
amendment, alternate forms of notice may be provided as follows:
a One (1) additional notice of the time and place of the hearing and
summary of the proposal shall be published in a newspaper of
general circulation within the County, not less than ten (10) days
prior to the hearing; and/or
b. At least seven (7) days prior to the hearing, a public service
announcement shall be made available to newspapers, radio, and
television stations servicing the City.
c. The city shall send notice to other jurisdictions in accord with
UDC Text Amendment 2- ZOA-07-00l
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
section 11-5A-5E of this article.
G. Public Hearing:
11-5A-6 C After receipt of a request for review of the action of the director or commission,
the council shall hold a de novo public hearing to reach a decision to uphold or
overrule the action,
11-5A-8 MEDIATION. An applicant may request mediation consistent with Idaho Code ~
67-6510.
11-58-3 02 The city may require a development agreement in conjunction with the
annexation or rezone pursuant to Idaho Code section 67-6511A. When
required, said development agreement shall be signed by the property owner
and returned to the city within one (1) year of the city council granting
annexation and/or rezone.
11-58-3 F Development Agreement:
1. The City and/or an applicant may request a development agreement or a
modification to a development agreement consistent with Idaho Code ~ 67-
6511A. The development agreement may be initiated by the City or applicant as
part of a request for annexation and/or rezone at any time prior to the adoption
of findings for such request.
2. A development agreement may be modified by the City or an affected party
of the development agreement. Decision on the development agreement
modification is made by the city council in accord with chapter 5,
"Administration", of this title.
11-58-6 F2 For conditional use permits that also require platting, the final plat must be
recorded within this eighteen (18) month period.
11-58-6 F7
11-58-6 H Revocation: See Section 11-1-110.
11-5C-1 Purpose: the purpose of this article is to establish procedures that guarantee
the completion of improvements where city engineer signature on the final plat
or occupancy of a structure is desired, but the improvements required by the
city have not been completed.
11-5C-2 The provisions of this article shall apply to those improvements that are not
needed to protect the public health, safety and life (including but not limited to
landscaping, fencing, pressurized irrigation systems and site amenities). The
following improvements are needed to protect the public health, safety and life
(including but not limited to : water, sewer, and power facilities; parking lot
paving and striping; and street paving, and therefore shall be installed prior to
occupancy.
11-5C-3 8 All improvements related to public life, safety and health shall be completed
prior to occupancy of the structures. Where approved by the city engineer, an
owner may post surety for such improvements in order to obtain city engineer
signature on the final plat.
11-5C-3 C In the event that an applicant and/or owner cannot complete the non-life, non-
safety and non-health improvements, such as landscaping, pressurized
irrigation, and fencing, prior to city engineer signature on the final plat and/or
prior to occupancy, a surety agreement may be approved in accord with the
procedures set forth in this chapter.
11-68-5 A1c The proposed subdivision does not exceed four (4) lots (excluding landscaping
UDC Text Amendment 2- ZOA-07-001
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
lots) on previously platted property or does not exceed two (2) lots (excluding
landscaping lots) on a parcel of land;;
No new street dedication, excluding widening of an existing street, is involved;
and
A condominium plat application for property in any district may be processed as
a short plat where all buildings are constructed or have received building
permits for construction.
Preapplication Conference: The applicant shall complete a preapplication
conference with the director or designee prior to submittal of an application for a
short plat.
Decision: In accord with chapter 5, "Administration", of this title, a decision on a
short plat is made by the city council with recommendation from the director
and/or city engineer.
Failure To Submit Final Plat Approval of a preliminary plat, combined
preliminary and final plat, or short plat shall become null and void if the
applicant fails to obtain the city engineer's signature on the final plat within two
(2) years of the approval of the preliminary plat or one (1) year of the combined
preliminary and final plat or short plat.
Phased Development In the event that the development of the preliminary plat
is made in successive phases in an orderly and reasonable manner, and
conforms substantially to the approved preliminary plat, such segments, if
signed by the city engineer within successive intervals of eighteen (18) months,
may be considered for final approval without resubmission for preliminary plat
approval.
Authorize Extension: Upon written request and filing by the applicant prior to the
termination of the period in accord with subsection A and subsection 8 of this
section, the director may authorize a single extension of time to record the final
plat not to exceed eighteen (18) months.
Abutting Properties: Unless limited by significant geographical feature, or
separated by a minimum five-foot (5') wide landscaped common lot, all
properties that abut a common driveway shall take access from the driveway.
Depictions: For any plats using a common driveway, the setbacks, building
envelope, and orientation of the lots and structures shall be shown on the
preliminary and/or as an exhibit with the final plat application.
Total easement width shall not be less than ten feet (10'), unless specifically
approved by city council at the time of final plat approval or as approved
through an easement vacation application.
Mailbox Placement The applicant shall provide a letter from the United States
Postal Service stating that the mailbox location(s) for the development have
been approved.
Allows for innovative design that creates visually pleasing and cohesive
patterns of development (including but not limited to residential development at
densities greater than eight (8) units per acre where garage doors are generally
not fronting the street); and
Figure 11: Setbacks, Required Yards, and Lot Types
11-68-5
A1d
11-68-5
A2
11-68-5
B
11-6B-5
o
11-68-7
A
11-68-7
8
11-68-7
C
11-6C-3
05
11-6C-3
07
11-6C-3
E2
11-6C-3
11-7-1
A2
UDC Text Amendment 2- lOA-07-00 1
PAGE ))
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
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UDC Text Amendment 2- ZOA-07-001
PAGE 12
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17, 2007
9. RECOMMENDATION
Staff recommends approval of the subject Zoning Ordinance Amendment (ZOA-07-001) application, with
the changes to the Unified Development Code (UDC) listed in Section 8 of the Staff Report for the
hearing date of May 17, 2007.
10. EXHmITS
A. Required Findings from Unified Development Code
UDC Text Amendment 2- ZOA-07-001
PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2,2006
Exhibit A - Required Findings from Unified Development Code
1. Unified Development Code Text Amendments:
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 a text amendment to the Unified Development Code, the Council shall make
the following findings:
1. The text amendment complies with the applicable provisions of the
comprehensive plan;
Staff finds that the proposed zoning ordinance amendment complies with the
applicable provisions of the Comprehensive Plan. Please see Comprehensive
Plan Policies and Goals, Section 7, of the Staff Report for more information.
2. The text amendment shall not be materially detrimental to the public health,
safety, and welfare; and
Staff finds that the proposed text amendment will not be detrimental to the public
health, safety or welfare.
3. The text 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.
Staff fmds that the proposed text amendment does not propose any significant
changes to how public utilities and services are provide to developments. All
City departments, public agencies and service providers that currently review
applications will continue to do so. Please rely on any written or oral testimony
provided by any public service provider(s) when making this finding.
Exhibit A - Page 1