HomeMy WebLinkAboutStaff Comments
Mayor
ROBERT D. CORRIE
HUB OF TREASURE VALLEY
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433 . Fax (208) 887-48 [3
City Clerk Fax (208) 888-4218
City Council Members
CHARLES ROUNTREE
GLENN BENTLEY
RON ANDERSON
KEITH BIRD
MEMORANDUM:
To:
Planning & Zoning Commission, Mayor and City Council
Bruce Freckleton, Assistant to City Er;tL.ineer ~
Shari Stiles, P&Z Administrator -;2;6-
From:
(.\"&
LEGAL DEPARTMENT
(208) 288-2499 . Fax 288-250 I
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-221 I . Fax 887-1297
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533. Faz 887-1297
January 5,2000
RBCE:IVED
JAN 0 6 ?onn
City of Meridian
City Clerk Office
Re:
Request for Annexation and Zoning of 5.029 Acres from R-T to L-O (1.089 Acres)
and R-8 (3.940 Acres) by Centers Construction
We have reviewed this submittal and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted by
motion of the Meridian City Council.
The property included in this application is located in an area designated as MixedIPlanned Use
Development in the Meridian Comprehensive Plan. Property to the north and west is zoned R-8 in
the City of Meridian. Doris Subdivision, an Ada County subdivision, is located south of the property
and is zoned R-8. Immediately east of this property across Locust Grove is a large lot zoned R-4
(owned by Don Bryan), and kitty corner to this parcel across Locust Grove are the Stor-It storage
rental units and the Fred Meyer complex.
Although Doris Subdivision was developed as large lots due to the fact that municipal services were
not available at that time, Ada County's R-8 zoning district allows 3 to 8 dwelling units per acre with
hookup to municipal services, and the minimum lot size allowed is 6,000 square feet. The requested
zoning of L-O will provide a desirable buffer from Locust Grove for the residential use. The
requested R-8 zoning is compatible with the surrounding zoning and uses.
This property was the subject of a prior annexation application for a project proposed as Grove Run
Subdivision in January 1995.
Although a rough subdivision layout was submitted with the annexation application, no comments
on the plat or planned unit development are included in this memorandum. The appropriateness of
annexation and zoning with the requested zoning districts are the only things under consideration at
this public hearing. A preliminary plat application and conditional use permit application for a
planned development have been submitted, but have not yet been processed. If the applications are
complete, they will be heard at the February meeting of the Planning & Zoning Commission. The
development narrative submitted with the annexation application includes details on the proposed
preliminary plat and PUD.
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January 5, 2000
Page 2
GENERAL REQUIREMENTS:
1. Any existing irrigation/drainage ditches crossing the property to be included in this project
shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association, with written confirmation of said
approval submitted to the Public Works Department.
2. Any existing domestic wells and/or septic systems within this parcel will have to be removed
from their domestic service per City Ordinance. Wells may be used for non-domestic
purposes such as landscape irrigation.
SITE SPECIFIC REQUIREMENTS:
1. Any development of this property shall be conducted under planned unit development
procedures and as conditional uses.
2. A development agreement could be required as a condition of annexation, or the annexation
ordinance could include a provision that all uses are to be developed under the planned unit
development process. The Planning & Zoning Commission and City Council will be able to
set specific criteria for landscaping, fencing, signage, etc., as part ofthe approval process,
which approval will run with the land.
3. Provide a minimum landscaped setback of20 feet beyond required ACHD right-of-way on
Locust Grove Road. Buffering of adjacent properties from the office use will be reviewed
as part of the conditional use permit.
COMPREHENSIVE PLAN POLICIES
The subject property is located in an area designated as MixedIPlanned Use Development in the
Meridian Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of goals and
policies that are relevant to this application. Staffhas selected the following sections that most
directly apply to the proposed project.
Goals Section
Goal 4: To provide housing opportunities for all economic groups within the community.
Goal 8: To establish compatible and efficient use ofland through the use of innovative and functional
site design.
Goa19: To encourage a balance ofland use patterns to ensure that revenues pay for services.
Goal 10: To create an Urban Service Planning Area which is visually attractive, efficiently managed
and clearly identifiable.
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January 5, 2000
Page 3
Economic Development Chapter
3.1 U - Approve quality housing projects that meet the needs of all economic levels.
3.2U - Encourage efforts to develop and maintain quality neighborhoods and housing. . .
Land Use Chapter
Goal: All land use development in the Meridian area will be considered an asset to the community and
not detract from our quality of life.
1.4U - Encourage new development which reinforces the City's present development pattern of
higher-density development within the Old Town area and lower-density development in
outlying areas.
1.8U - Promote the development of high-quality and environmentally compatible residential areas
that contain the necessary parks, schools and commercial facilities to maintain and fonn
identifiable neighborhoods.
2.1 U - Support a variety of residential categories for the purpose of providing the City with a range
of affordable housing opportunities.
2.3U - Protect and maintain residential neighborhood property values, improve each neighborhood's
physical condition and enhance its quality of life for residents.
2AU - Encourage sidewalks and paved streets for all existing neighborhoods...
2.5U - Encourage compatible in:fill development which will improve existing neighborhoods.
5.16U - All development requests will be subject to development review and conditional use pennit
processing to ensure neighborhood compatibility.
5.17U - A variety of coordinated, planned and compatible land uses are desirable for this area,
including low- to high-density residential, office, light industrial and commercial land uses.
5.18U - Existing residential properties will be protected from incompatible land use development in
this area. Screening and buffers will be incorporated into all development requests in this
area.
Transportation Chapter
Local Streets: Serve primarily to provide direct access to abutting residential units and should be for
local traffic movement. They are generally two lanes with parking with a right-of-way width
of about 50 feet. Service to through-traffic is discouraged. The remaining transportation
corridors of the Meridian Urban Service Planning Area are recommended for local street
status.
1.2U - Achieve a local transportation system connected to all modes of the regional transportation
system.
IAU - Monitor and coordinate the compatibility of the land use and transportation system.
1.19U - Encourage proper design of residential neighborhoods to ensure their safety and tranquility.
Housing Chapter
1.4 - The development of housing for all income groups close to employment and shopping centers
should be encouraged.
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January 5, 2000
Page 4
1.6 - Housing proposals shall be phased with transportation, open space and public service and facility
plans, which will maximize benefits to the residents, minimize conflicts and provide a tie-in
between new residential areas and service needs.
1.9 - The efficient use 0 f land for public facilities, transportation systems, utilities, and the economic
arrangement of buildings should be promoted.
1.12 - Land development regulations should be revised to encourage the infilling of existing vacant
parcels within the city limits.
1.13U - Infilling of random vacant lots in substantially developed, single-family areas should be
considered at densities similar to surrounding development. Increased densities on random
vacant lots should be considered if:
a. The cost of such a parcel ofland precludes development at surrounding densities;
b. Development of uses other than single-family structures are compatible with
surrounding development;
c. It complies with the updated Comprehensive Plan.
1.14 - Design and performance standards should be applied to infilling development in order to reduce
adverse impacts upon existing adjacent development.
1.15 - Owners or remnant residential parcels or partially-developed residential parcels should be
encouraged to consolidate these properties where possible to prevent the proliferation of
small parcels of vacant land within the city limits.
1.19 - High-density development, where possible, should be located near open space corridors or
other permanent major open space and park facilities, and near major access thoroughfares.
Community Design Chapter
6.1 U - All Meridian neighborhoods will be served with sidewalks, curb and gutters, and functional
streets.
6.2U - Pedestrian access connectors will be required in all new development to link subdivisions
together to promote neighborhood identity.
6.11 U - Promote well-planned and well-designed affordable housing in all Meridian neighborhoods.
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