HomeMy WebLinkAboutStaff Report
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
SUBJECT:
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Strate Apartments , 0 1 2007
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CUP-07-01l- Conditional Use Permit to construct 12 multi-family r~~@lMeridia.n.
dwelling units on 1 acre in an R-15 District erk Office
PS-07-004 - Private Street approval within the proposed multi-family
development
Hearing Date: June 7th, 2007
Continued from May 17th, 2007
STAFF REPORT
TO:
FROM:
Planning & Zoning Commission
C. Caleb Hood, Current Planning Manager
208-884-5533
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Gene Strate, has applied for Conditional Use Permit (CUP) approval and Private Street
(PS) approval to construct 12 multi-family dwelling units and a private street on one acre in the existing
R-15 zoning district. The site is located on the south side of Pine Street, approximately 1,600 feet west of
Locust Grove Road. This site is a portion of Lot 6, Onwi1er Subdivision which was recorded in 1934.
Currently, there is a single-family home on this site. The subject property is within the Urban Service
Planning Area and within the corporate boundaries of the City of Meridian (zoned R.15).
2. SUMMARY RECOMMENDATION
Below, staff has provided a detailed analysis and recommended conditions of approval for the requested
Conditional Use Permit application. The Planning & Zoning Commission is the final decision making
body on a Conditional Use Permit request and Planning Staff is the decision making body on a Private
Street request (UDC 11.5A-2D). Staff is recommending approval of the proposed Strate Apartments
(CUP-07-01l and PS-07-004) with the conditions listed in Exhibit B of the Staff Report.
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP-07.011
(PS-07 -004 optional) as presented in staff report for the hearing date of June 7, 2007 with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP-07-011 (PS-
07.004 optional) as presented during the hearing on June 7, 2007 for the following reasons: (You must
state specific reasons for denial and what the applicant could do to gain your approval in the future.)
Continuance
I move to continue File Number CUP-07-011 to the hearing date of (insert continued hearing date here)
for the following reason( s) : (You should state specific reason( s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 911 E. Pine Street; South side of Pine Street, west of Locust Grove
Road, in Section 7, Township 3 North, Range 1 East.
b. Owner/Applicant:
Gene Strate
825 E. Pine Street
Strate Apartments CUP-07-011
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
Meridian, ill 83642
c. Representative:
Brian Hauff, Hauff & Associates Architects, LLC
d. Present Zoning: R-15 (Mediwn High-Density Residential)
e. Present Comprehensive Plan Designation: Mixed Use - Community
f. Description of Applicant's Request: The applicant has applied for Conditional Use Permit
approval to construct 12 multi-family dwelling units on 1 acre in the R-15 (Medium High-
Density Residential) zoning district. There are four building types proposed (A, B, G and H).
All are two unit buildings. Eight of the units are proposed with one bedroom (between 915 and
1016 square feet each) and four are proposed with three bedrooms (1,450 square feet each).
Three of the building types (A, B and G) are two-story and one of the one-bedroom buildings
(H) is one.story tall. The gross density ofthis development is 12 dwelling units per acre.
Approximately 10.7% of the site is being set aside for open space (0.11 acres).
1. Date of site plan (attached in Exhibit A): 5/29/07
2. Date oflandscape plan (attached in Exhibit A): 5/29/07
NOTE: Revised plans have been submitted since the original application was filed. The
staff report is based on the revised plans (site plan, landscape plan and elevations.)
5. PROCESS FACTS
a. The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason ofthe provisions of the Unified Development Code Title 11
Chapter 5, a public hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a private street as determined by City
Ordinance.
c. Newspaper notifications published on: Apri130 and May 14, 2007
d. Radius notices mailed to properties within 300 feet on: April 20, 2007
e. Applicant posted notice on site by: May 28, 2007
6. LAND USE
a. Existing Land Use(s): There is an existing dwelling and associated outbuildings on this site.
b. Description of Character of Surrounding Area: Across Pine Avenue is a large vacant
piece of property zoned L-O. To the east and west are single.family homes in the County. To
the south is a vacant piece of ground and further to the south and west is an industrial business.
c. Adjacent Land Use and Zoning
1. North: Vacant, zoned L-O
2. West: Single.fami1y dwellings, zoned RI (Ada County)
3. South: Vacant, zoned RI (Ada County)
4. East: Single.family dwellings, zoned RI (Ada County)
d. History of Previous Actions: Annexed in1999 with R-15 zoning; Development Agreement
#99067737.
e. Existing Constraints and Opportunities
1. Public Works
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
Location of sewer: Sewer is located in the property to the west.
Location of water: There is a ten inch water main in E.Pine Street.
Issues or concerns: Flood plain associated with Fivemile Creek.
2. Floodplain: Portions of this property are within the Fivemi1e Creek floodplain.
3. CanalslDitches Irrigation: There is a ditch on the west side of this site. All open
ditches that cross the subject site should be tiled in accordance with the UDC and the
Development Agreement in effect for this site.
4. Hazards: see Floodplain above.
5. Proposed and Existing Zoning: This property is currently zoned R-15; no
change in zoning is proposed.
6. Size of Property: 1 acre
f. Landscaping:
1. Width of street buffer(s): A 25.foot wide street buffer is required along Pine
Street, an arterial street (UDC 11-2A-7). The original site and landscape plans did not
depict the required street buffer along Pine Street. The revised plans depict the
required buffer along Pine Street. Please see Section 10 of the Staff Report below for
further analysis.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: The applicant states that 10.7% (0.1 acres) of the
site is being set aside for open space. Please see Section 10 of the Staff Report for
more details on private and common open space.
g. Amenities: For multi-family developments with less than 20 units, two amenities shall be
provided, with 1 from two separate categories (Quality of Life, Open Space, and
Recreation)(UDC 11-4-3.27D-2a). Please see Section 10 of the Staff Report for more details
on required amenities.
h. Off-Street Parking: UDC 11-3C-6A requires multi-family dwellings with 2 or more
bedrooms to have a two-car covered carport or garage for each unit, and dwellings with 1
bedroom to have 2 car parks, with at least 1 being in a covered carport or garage. The
submitted site plan proposes 1 ~car garages for the one bedroom units and 2-car garages for the
3 bedroom units. Staff is supportive of the proposed parking. Please see Section 10 of the Staff
Report below for more analysis regarding parking.
1. Conditional Use Information:
1. Non-residential square footage: NA
2. Proposed building height: 24 feet; R-15 zone allows 40 feet
3. Percentage of site devoted to building coverage: approximately 30%
4. Percentage of site devoted to landscaping: approximately 25%
5. Percentage of site devoted to paving: approximately 45%
6. Percentage of site devoted to other uses: 0%
7. Number of Residential units:
12
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
J. Sununary of Proposed Streets and/or Access (private, public, common drive, etc.): The
applicant is proposing to construct a private street into this development from Pine Street. This
private street access is proposed with a fire department turnaround and cross access to the
property to the west. ACHD has reviewed and approved the proposed private street location.
Please see Exhibit B for ACHD' s comments and conditions regarding this development.
7. AGENCY COMMENTS MEETING
On April 27, 2007, staff held an agency comments meeting. The agencies and departments
present included: Meridian Fire Department, Meridian Police, Meridian Public Works
Department, Meridian Parks Department and the Sanitary Services Company. Staff has included
all comments and recommended actions as Conditions of Approval in Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated 'Mixed Use - Community' on the Meridian Comprehensive Plan
Future Land Use Map. Mixed Use - Community (MU-C) areas are anticipated to provide for a
combination of compatible land uses that are typically developed under a master or conceptual
plan. The purpose of this designation is to identify key areas which are either infill in nature or
situated in highly visible or transitioning areas of the city where innovative and flexible design
opportunities are encouraged. The intent of this designation is to offer the developer a greater
degree of design and use flexibility (Chapter VII, Pg. 102, Meridian Comprehensive Plan).
Further, the Comprehensive Plan anticipates between 3 and 15 dwelling units per acre in the MU-
C areas. The applicant is proposing 12 dwellings on the subject acre.
Staff believes that the location of this proposed medium-high density development is supported
by the Comprehensive Plan. Staff finds that there are several Comprehensive Plan policies that
support the proposed project. Staff finds the following Comprehensive Plan policies to be
applicable to this property and apply to the proposed development (staff analysis in italics below
policy):
. Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands in the
following manner:
. The subject lands currently lie within the jurisdiction of the Meridian City Fire
Department. This service will not change.
· The subject lands currently lie within the jurisdiction of the Meridian Police
Department (MPD). This service will not change.
· The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
· The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
. The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject rezone.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
· Chapter VII, Goal IV, Objective D, Action 2: Restrict curb cuts and access points on
collectors and arterial streets.
Pine Street is classified as an arterial roadway in this area. The proposed access point to
Pine Street should comply with ACHD 's standards and be limited to one location.
· Chapter VII, Goal IV, Objective C, Action 1: Protect existing residential properties from
incompatible land use development on adjacent parcels.
This site is surrounded by single-family homes on large, County parcels. Staff believes that
the proposed development should be compatible with the existing land uses. NOTE: Mr. &
Mrs. Paul W McKague, 933 E. Pine, submitted a letter stating that they have concerns
regarding the height of the buildings proposed on this site.
· Chapter VII, Goal IV, Objective D, Action 5: Require appropriate landscape and buffers
along transportation corridor (setback, vegetation, low walls, berms, etc.).
By ordinance, a 25-foot wide landscape buffer, located outside of the right-ofway is required
adjacent to Pine Street.
. Chapter VI, Goal II, Objective A, Action 3: Consider "Accommodating Bicycle and
Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and
Walking in all land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject application generally complies with the policies listed in the
literature noted above.
. Chapter VI, Goal II, Objective A, Action 6: Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
The properties surrounding this site have not developed in the City. Therefore, there are
currently no stub streets or driveways to this property from adjacent properties. However, the
applicant is proposing to provide cross access to the property to the west. Staff believes that
this proposal will allow interconnectivity with the undeveloped parcels in the vicinity, helping
connectivity and future traffic flows.
· Chapter VI, Goal II, Objective A, Action 5: Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to extend the sidewalk on the west side of the private street to the
southern and western property lines. This proposal should enhance pedestrian connectivity
amongst neighborhoods in the area.
. Chapter VII, Goal IV, Objective C, Action 6: Require pedestrian access in all new
development to link subdivisions together and promote neighborhood connectivity.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
See analysis above.
· Chapter VII, Goal I, Objective D, Action 9: Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown
debris from entering adjacent agricultural and other properties.
Prior to construction of any buildings, fencing should be constructed around the perimeter of
this site.
Staff recommends that the Commission and Council rely on any verbal or written testimony that
may be provided at the public hearing when determining if the applicant's development request is
appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Allowed Uses in the Residential Districts: UDC Table 11-2A-21ists multi~fami1y
development uses as conditional uses in the R-15 zoning district.
b. Purpose Statement of Zone: MEDIUM-HIGH DENSITY RESIDENTIAL DISTRICT (R.15):
The purpose of the residential districts is to provide for a range of housing opportunities
consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water and
sewer systems is a requirement for all residential districts. Residential districts are distinguished
by the allowable density of dwelling units per acre and corresponding housing types that can be
accommodated within the density range. Residentia11and uses are also allowed within the O.T,
TN~C, and TN-R districts as set forth in Chapter 3 Article D.
c. Multifamily Development (UDC 11-4-3.27) The following standards shall apply for the
multifamily developments, including standards for Site Design, Common Open Space, Site
Amenities, Architectural Character, Landscaping, and Maintenance.
Site design (UDC 11-4-3.27B):
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.
F or the purposes of this Section, vehicular circulation areas, parking areas, and private
useab1e open space shall not be considered common open space.
The parking shall meet the requirements set forth in Chapter 3 of this Title.
Common open space design requirements (UDC 11-4-3.27C):
A minimum area of outdoor common open space shall be provided as follows: a) 150 square
feet for each unit containing 500 or less square feet ofliving area; b) 250 square feet for each
unit containing more than 500 square feet and up to 1,200 square feet ofliving area; and c)
350 square feet for each unit containing more than 1,200 square feet ofliving area.
Common open space areas shall not be adjacent to collector or arterial streets unless
separated from the street by a constructed barrier at least 4 feet in height.
Site development amenities (UDC 11-4-3.27D):
All multifamily developments shall provide for quality of life, open space and recreation
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
amenities to met the particular needs ofthe residents as follows: a) Quality of Life
(clubhouse, fitness facility, enclosed bike storage, and public are such as a statue); b) Open
Space (open grassy area of at least 50 by 100 feet in size, community garden, ponds or water
features, and plazas); and c) Recreation (pool, walking trails, children's play structures, and
sports courts).
The nwuber of amenities shall depend on the size of the multifamily development as follows:
For multifamily developments with up to 20 units, 2 amenities shall be provided from
different categories.
Architectural Character (UDC 11-4-3.27 .E):
All building elevations shall have a minimum portion of the elevation devoted to architectural
features designed to provide articulation and variety. These features shall include, but are not
limited to windows, bays and offsetting walls that extend at least two feet; recessed entrances;
and changes in material types. Changes in material types shall have a minimum dimension of
two feet and minimum area of 25 square feet.
Main entrances, which are the primary point(s) of entry where the majority of building users
will enter and leave, shall be designed as an obvious entrance and focal point of the building
through architectural treatment, lighting, and address identification.
Entrances shall be adequately covered, recessed, or treated with a permanent architectural
feature in such a way that weather protection is provided.
Roof forms shall be distinctive and include variety and detail when viewed from the street.
Sloped roofs shall have a significant pitch. Flat roofs should include distinctive cornice
treatments.
Exterior building materials and finishes shall convey an impression of permanence and
durability. Materials such as masonry, stone, stucco, wood, terra cotta, and tile are
encouraged.
Windows are required to allow views to exterior activity areas or vistas. Windows shall be
provided on any building facing any common area used for children's recreation.
All roof and wall-mounted mechanical, electrical, communications, and service equipment
should be screened from public view from the adjacent public streets and properties by the
use of parapets, walls, fences, enclosures, or by other suitable means.
Landscaping (UDC 11-4-3.27.F):
Development shall meet the minimum landscaping requirements in accord with Chapter 3 of
this Title.
All street-facing elevations shall have landscaping along their foundation. The foundation
landscaping shall meet the following minimum standards: The landscaped area shall be at
least three feet wide; for every three lineal feet of foundation, an evergreen shrub having a
minimum mature height of twenty-four inches shall be planted; and groundcover plants shall
be planted in the remainder of the landscaped area.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
Maintenance and Ownership Responsibilities (UDC 11-4-3.27.G):
All multifamily developments shall record legally binding docwnents that state the
maintenance and ownership responsibilities for the management of the development,
including but not limited to structures, parking, common areas, and other development
features.
10. ANALYSIS
Analysis Leading to Staff Recommendation
Based on the policies and goals contained in the Comprehensive Plan, staff believes that this is a
good location for a higher density development. As submitted, the subject site plan does not
comply with the Unified Development Code and the Comprehensive Plan. However, there are
some modifications to the site plan and the landscape plan that will bring the project into
compliance. In each section below, staff has listed the items that should be amended.
CUP Application:
Existing Development Agreement: There is a Development Agreement (DA) in effect for
this property. In 1999, Walter and Alice Culver requested annexation to the City. In July
of 1999 a DA was recorded and the subject property was annexed into the city with an R-
15 zoning district designation. Some of the provisions in the subject DA include: a
requirement to tile any existing irrigation/drainage ditches crossing the property
(provision 5.1.1); a requirement to obtain CUP approval for any development (5.1.3); a
requirement to dedicate 35-feet of right-of-way from the centerline of Pine (5.1.4); and a
restriction on driveway locations (5.1.7 & 5.1.8).
Pine Street Right-of-Way/Buffer/Sidewa1k: The applicant is depicting a 35-foot wide
right-of-way for Pine Street. Even though Pine is a designated arterial street, the ACHD
is only requiring a 35-foot wide right-of-way, with the sidewalk being located outside of
the right-of-way. The applicant should be required to preserve 35-feet of right-of-way
and construct a 25-foot wide landscape buffer, located outside of the right-of-way, with a
5-foot wide sidewalk located within the 25-foot wide buffer.
Private Street:
Addressing: Most of the units within the development are set back from the public street
a significant distance. These units may be difficult for emergency services, delivery
services and the general public to find. Due to this situation, the Fire Department and
Planning Staff recommend that the applicant submit a private street application to the
Planning Department for the proposed asphalt drive/private street access off of Pine
Avenue. The applicant has submitted a private street application.
Access: The applicant is proposing to construct one private street access to Pine Avenue.
Staff is supportive of the proposed private street, provided the applicant complies with
the following:
. Construct the private street in compliance with UDC 11-3F-4;
. Construct the trave11ane to be a minimwn of 24-feet wide;
. Construct a 5-foot wide sidewalk on one side (west and north) of each leg of the
private street, as proposed;
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. Provide a Fire Department approved turnaround;
. Post the private street "No Parking";
. Gates or other obstacles shall not be allowed;
. Obtain approval from the Ada County street name conunittee for a private street
name;
. Prior to issuance of a building permit, provide documentation of a binding
contract that establishes the party or parties responsible for the repair and
maintenance of the private street, including regulations for the funding thereof;
. Prior to issuance of a building permit, create a perpetual ingress/egress easement
for the private street to all 12 units and the parcel to the west (Parcel
#R6576001129);
. Abandon any other vehicular access to this site from Pine Street.
Landscaping: The landscape plan prepared by Breckon Land Design, on 5-29-07, labeled
Sheets Ll.1 and Ll.2, is approved. The following modifications/notes should be made to
the plan:
. Provide a 25-foot wide landscape buffer along Pine Street that is located
outside of the required ACHD right-of-way. The landscape buffer along Pine
Street shall be designed in accordance with UDC 11-3B-7 and contain a 5-foot
wide public sidewalk.
. Unless otherwise approved by the Meridian Public Works Department, trees
are not allowed within the existing sewer easement on the west side of the
site.
. Provide landscaping along all private street facing foundations. The
foundation landscaping shall meet the following minimum standards: The
landscaped area shall be at least three feet wide; for every three lineal feet of
foundation, an evergreen shrub having a minimum mature height of twenty-
four inches shall be planted; and groundcover plants shall be planted in the
remainder of the landscaped area.
. Depict a concrete sidewalk from the west side of the private street to the south
property line, adjacent to the amenity area (and as shown on the site plan).
. 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 11-3B-ll and shall be fully vegetated with
grass and trees. Sand, gravel or other non-vegetated surface materials shall not
be used in open space lots, except as permitted under UDC 11-3B-l1. If the
stormwater detention facility cannot be incorporated into the approved open
space and still meet the standards of UDC 11-3B-ll, then the applicant shall
relocate the facility. This may require losing a developable lot or developable
area.
. A written certificate of completion shall be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation shall apply as listed in UDC 11- 3B-14.
Multi-family Standards: The UDC has several specific standards that apply to multi-
family developments (See UDC Section 9c above for a complete list.) These standards
apply to Site Design, Conunon Open Space, Site Amenities, Architectural Character,
Landscaping, and Maintenance. Below are some of the most important standards that the
applicant should be required to comply with:
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
Site Design: The applicant has submitted a site plan, prepared by Hauff & Associates
Architects, LLC, labeled sheet ALl, dated May 29, 2007. UDC 11-4~3-27B requires
buildings to provide a (perimeter) setback of at least ten feet unless a greater setback is
otherwise required. The applicant is showing a 12 foot rear (south) setback, a 10 foot
side (east) and 20 foot side (west) setback, and will be required to provide a minimum
25 foot front (north) setback to the Pine Street right-of-way. All other internal setbacks
between buildings shall be in accordance with the adopted Building Code in effect at
the time of permit submittal; internal setbacks are not required by the UDC for multi-
family developments.
Open Space: Open space is defmed as an area substantially open to the sky that may
be on the same property with a structure. The areas may include, along with the
natural environment features, parks, playgrounds, trees, water areas, swimming pools,
tennis courts, community centers or other recreational facilities. The term shall not
include streets, parking areas, or structures of habitation (UDC 11-IA). UDC 11-4-
3.27C requires a minimwu area of outdoor common open space shall be provided as
follows: a) 150 square feet for each unit containing 500 or less square feet of living
area; b) 250 square feet for each unit containing more than 500 square feet and up to
1,200 square feet of living area; and c) 350 square feet for each unit containing more
than 1,200 square feet ofliving area. Common open space areas shall not be adjacent
to collector or arterial streets unless separated from the street by a constructed barrier
at least 4 feet in height. By Ordinance, 2,700 square feet of outdoor common open
space is required for this development. The applicant states that 0.1 acres
(approximately 4,400 square feet) ofthe site is being set aside for common open space.
Based on the square footage of the proposed units, the applicant has complied with the
open space requirement.
Private Useable Open Space: UDC 11-4.3.27B requires a minimum of 80 square feet
of private, usable open space shall be provided for each unit. This requirement can be
satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway
and other access ways shall not count toward this requirement. The applicant is
proposing to construct a patio area on the rear of the proposed units. Each patio
contains approximately 80 square feet. Staff is supportive of the proposed private
useab1e open space provided for each unit.
Parking: UDC IIM3C-6A requires multi-family dwellings with 2 or more bedrooms to
have a two-car covered carport or garage for each unit, and dwellings with 1 bedroom
to have 2 car parks, with at least 1 being in a covered carport or garage. The submitted
site plan proposes I-car garages for the one bedroom units and 2-car garages for the 3
bedroom units. Additionally, there are driveways in front of all of the garages for
additional visitor/resident parking. This is important as no parking will be allowed on
the private street. Staff is supportive of the proposed parking for this development.
Amenities: The applicant is required to provide amenities for the multi-family
development. For multi-family developments with less than 20 units, two amenities
are required, with 1 from different categories (Quality of Life, Open Space, and
Recreation)(UDC 11-4-3.27D-2d). The applicant is providing open space, a walking
path/loop connecting the sidewalk on Pine to the internal sidewalks, and a 1,012
square foot picnic area with two picnic tables and a BBQ on the south side of the site.
Staff is supportive of the proposed amenities.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
Elevations: With the application submittal the applicant provided two front building
elevations for the proposed duplex structures. Since the original submittal, front
elevations for all four of the proposed units have been provided, as well as side
elevations for the tow buildings fronting on Pine Street. The front elevations
submitted, prepared by Hauff and Associate, LLC, are attached in Exhibit A. UDC 11 ~
4- 3 requires multifamily structures to comply with the design standards listed in this
section. The applicant is proposing to construct the structures with painted cement
fiber board lap siding on most of the walls, and board and batten siding on the gable
ends of the roofs. Composition shingle roofs and vinyl windows are also proposed for
all of the units. Staff is generally supportive ofthe proposed elevations as they appear
to comply with UDC 11-4-3.27.E. However, Staff recommends that one additional
window be added to the north side, second floor elevation of Unit A facing Pine
Street and one window be added to the north side, first floor elevation of Unit B
facing Pine Street. Staff further recommends that the applicant clarify, at the
public hearing, what color scheme is proposed for the development. NOTE: Staff
will ensure that when CZC applications are submitted for construction of the buildings
in the future, that the elevations also comply with the UDC requirements and are
consistent with those attached in Exhibit A.
Pedestrian Paths: The applicant is proposing to construct sidewalks along Pine Street and
the internal private street with the ability to extend all legs of the sidewalks in the future.
Further, as an amenity, the applicant is proposing to construct a walking path on the west
side of the site that loops the private street sidewalks to the Pine Street sidewalk. Staff is
supportive of this proposal. The applicant should be required to construct sidewalks as
proposed.
Ditches: UDC 11-3A-6 requires natural waterways to be left open as a natural amenity,
and for irrigation ditches, laterals, canals and drains that are not being used as an amenity
to be piped or otherwise covered. There is a ditch on the west side of the property. In
accordance with the UDC and the DA in effect for this site, the irrigation/drainage ditch
on the west side of the site should be piped/tiled.
Fencing: The applicant is proposing to construct a 6-foot tall fence around the
development. The fence on the south and east sides of the property are proposed as vinyl.
The fence on the west side of the property is proposed as a coated chain link fence to
match the color of the vinyl fence. Staff recommends that the Commission determine
if chain-link fencing is appropriate along the west property line, or if a 4-foot taU
vinyl fence may be more appropriate. NOTE: The Meridian Police Department has
provided comments stating that they would prefer to see an open-vision fence along the
west side of the development (see Exhibit B). This will allow the Police Department
better visibility into the common open space areas on the rear of the units. Also, the
Meridian Fire Department has provided comments that they will restrict fencing between
the duplexes (see Exhibit B), This will allow firefighters to drag there hoses to the back
side of the units. If permanent fencing is not provided before issuance of a building
permit, temporary construction fencing to contain debris must be installed around the
perimeter. Perimeter, common open space, and micro-path fencing shall be designed
according to UDC 11-3A-7.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
Strate Apartments CUP-07-011
PAGE ]1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF JUNE 7, 2007
available, a single-point connection to the culinary water system shall be required. If a
single-point connection is used, the developer will be responsible for the payment of
assessments for the common areas prior to signature on the 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.
Existing Residence/Buildings: The site currently contains multiple buildings. Because
the existing structures are not consistent with the elevations submitted for this
development, all buildings shall be removed or relocated off-site, prior to issuance of a
Certificate of Zoning Compliance application.
Staff Recommendation: Based on the facts provided in this report, staff recommends
approval of File Numbers CUP-07-011 and PS-07-004 with the conditions listed in Exhibit B of
the Staff Report.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Site Plan (dated: 5-29-07)
3. Landscape Plan (dated: 5-29-07)
4. Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
9. Nampa & Meridian Irrigation District
C. Required Findings from Unified Development Code
Strate Apartments CUP-07-011
PAGE 12
CITY OF MERlDIANPLANNINGDEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
A Drawings
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B. Conditions of Approval
1. Planning Department
SITE SPECIFIC REQUlREMENTS.--cONDITIONAL USE PERMIT (CUP-07-011)
The site plan labeled ALl, prepared by Hauff & Associates Architects, LLC, dated May 29,
2007, is approved with the conditions listed herein.
1.1
1.1.1
1.1.2 The landscape plan prepared by Breckon Land Design, on 5-29-07, labeled Sheets Ll.l and LI.2,
is approved with the following modifications/notes:
· Provide a 25-foot wide landscape buffer along Pine Street that is located outside of the
required ACHD right-ofpway. The landscape buffer along Pine Street shall be designed in
accordance with UDC 11-3B-7 and contain a 5-foot wide public sidewalk.
· Unless otherwise approved by the Meridian Public Works Department, trees are not
allowed within the existing sewer easement on the west side of the site.
· Provide landscaping along all private street facing foundations. The foundation
landscaping shall meet the following minimum standards: The landscaped area shall be at
least three feet wide; for every three lineal feet of foundation, an evergreen shrub having
a minimum mature height of twenty-four inches shall be planted; and groundcover plants
shall be planted in the remainder of the landscaped area.
· Depict a concrete sidewalk from the west side of the private street to the south property
line, adjacent to the amenity area (and as shown on the site plan).
. Construct a BBQ area with two benches at the south end of the private street, as proposed.
. 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 subj ect to
UDC 11-3B-ll and shall be fully vegetated with grass and trees. Sand, gravel or other
non-vegetated surface materials shall not be used in open space lots, except as permitted
under UDC 11-3B-11. If the stormwater detention facility cannot be incorporated into the
approved open space and still meet the standards of UDC 11-3B-l1, then the applicant
shall relocate the facility. This may require losing a developable lot or developable area.
. A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan. All standards of installation
shall apply as listed in UDC 11-3B-14.
. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be mitigated.
· All perimeter landscaping and amenities shall be installed prior to the issuance of the first
occupancy permit in this development.
1.13 Comply with the applicable provisions contained within the Development Agreement in effect for
this property (Instrument #99067737).
1.1.4 Comply with ACHD's requirement for right-of-way dedication of 35-feet (from centerline) along
Pine Street. Construct a 25-foot wide landscape buffer, located outside of the right-of-way, with a
5-foot wide sidewalk located within the 25-foto wide buffer.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
1.1.5 The proposed private street for this development is approved subject to the following:
. Prior to issuance of a building permit, construct the private street in compliance with UDC
11-3F-4;
. Construct the trave11ane(s) to be a minimwn of 24-feet wide;
. Construct a 5-foot wide sidewalk on one side (west and north) of each leg of the private
street, as proposed;
· Provide a Fire Department approved turnaround;
. Post the private street "No Parking";
. Gates or other obstacles shall not be allowed;
. Obtain approval from the Ada County street name committee for a private street name;
· Prior to issuance of a building permit, provide docwnentation of a binding contract that
establishes the party or parties responsible for the repair and maintenance of the private street,
including regulations for the funding thereof;
. Prior to issuance of a building permit, create a perpetual ingress/egress easement for the
private street to all 12 units and the parcel to the west (Parcel #R6576001129);
. Abandon any other vehicular access to this site from Pine Street.
1.1.6 Provide a minimwn 12 foot rear (south) setback, a 10 foot side (east) and 20 foot side (west)
setback, as well as a minimum 25 foot front (north) setback to the Pine Street right-of-way (in a
landscape buffer). All other internal setbacks between buildings shall be in accordance with the
adopted Building Code in effect at the time of permit submittal; internal setbacks are not required
by the UDC for multi-family developments.
1.1.7 The applicant is required to provide, as amenities for the proposed multifamily development at
least 0.1 acres (10 %) ofthe site for common open space; a BBQ area with two picnic tables; and,
a pedestrian pathways, as proposed.
1.1.8 Per UDC 11-4-3.27B construct a patio area on the rear of the units, as proposed. Each patio shall
contain at least 80 square feet.
1.1.9 Construct I-car garages for the one bedroom units and 2-car garages for the 2/3 bedroom units
and driveways in front of all of the garages for additional visitor/resident parking, as proposed.
1.1.10 One additional window shall be added to the north side, second floor elevation of Unit A facing
Pine Street, and one window be added to the north side, ftrst floor elevation of Unit B facing Pine
Street. Other than the changes mentioned above, the front elevations submitted, prepared by
Hauff and Associate, LLC, are attached in Exhibit A, are approved. NOTE: Staff will ensure that
when CZC applications are submitted for construction of the buildings in the future, that the
elevations also comply with the UDC requirements and are consistent with those attached in
Exhibit A. All roof and wall-mounted mechanical, electrical, communications, and service
equipment shall be screened from public streets and properties by the use of parapets, walls,
fences, enclosures, or by other suitable means.
1.1.11 Construct sidewalks along Pine Street and the internal private street so they may be extended in
the future. The sidewalks along the private street shall be extended to the south and west property
lines, as proposed on the site plan. All internal sidewalks shall be constructed as submitted and in
accordance with MCC 12-5-2.K.
1.1.12 In accordance with the UDC and the DA in effect for this site, the irrigation/drainage ditch on the
west side of the site shall be piped/tiled.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
1.1.13 Unless otherwise approved by the Commission, construct a 6-foot tall vinyl fence along the south
and east sides of the development and a 6~foot tall painted chain-link fence along the west side of
the development, as proposed.
1.1.14 Underground year-round pressurized irrigation must be provided within this development. The
City of Meridian requires that pressurized irrigation systems be supplied by a year-round source
of water. The applicant shall be required to use any existing surface or well water for the primary
source. If a surface or well source is not available, a single-point connection to the culinary water
system shall be required. If a single-point connection is used, the developer will be responsible
for the payment of assessments for the common areas prior to signature on the 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.
1.1.15 Prior to Certificate of Zoning Compliance submittal, remove the existing structures from this site.
1.1.16 No building or other structure shall be erected, moved, added to or structurally altered, nor shall
any building structure or land be established or change in use on this site without first obtaining a
Certificate of Zoning Compliance (CZC) from the Meridian Planning and Zoning Department.
All buildings require Certificate of Zoning Compliance (CZC) approval from the Planning
Department; prior to issuance of building permits, obtain a CZC from the Planning Department.
1.1.17 Prior to obtaining certificate(s) of occupancy, all development improvements (except for those
directly adjacent to individual units), including perimeter fencing, irrigation, and landscaping
shall be installed.
1.1.18 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.1.19 Comply with all of the standards listed in UDC 11-4-3.27 regarding multi-family developments,
including Site Design, Common Open Space, Site Amenities, Architectural Character,
Landscaping, and Maintenance. Conditional Use Permit approval shall be subject to the
expiration provisions set forth in UDC 11-6.
2. Public Works Department
2.1 The applicant shall install Water and Sewer mains to and through this development; 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. Minimwn 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 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).
2.3 A portion of this property lies within a FEMA recognized flood plain with a zone designation of
A. The applicant shall provide a Base Flood Elevation report from a professional surveyor or
other licensed professional qualified to prepare said document.
2.4 Submit plan for use by the Building Department that contains the floodplain overlay.
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
2.5 All pads encumbered by the floodplain shall submit flood plain elevation certification prior to
occupancy.
2.6 The applicant has indicated Nampa-Meridian will own and operate the pressure irrigation system
in this proposed development. If it is to be maintained as a private system, plans and
specifications will be reviewed by the Public Works Department as part of the construction plan
review. A "draft copy" of the operations and maintenance manual will be required prior to plan
approval with the "[mal draft" being required prior to final plat signature on the last phase of this
project. If it is to be owned and maintained by an Irrigation District then a letter of plan approval
shall be submitted prior to scheduling of a pre-construction meeting.
2.7 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
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.
2.8 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.
2.9 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.10 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall 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't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer.
2.11 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
Injection Wells.
2.12 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District, prior to
applying for building permits.
2.13 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive
final approval prior to occupancy. Other required development improvements such as fencing,
micro-paths, and landscaping may be bonded for prior to obtaining certificates of occupancy.
2.14 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, per Resolution 02-374.
2.15 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.
2.16 Applicant shall be responsible for application and compliance with and NPDES Permitting that
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
may be required by the Environmental Protection Agency.
2.17 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.18 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.19 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.
2.20 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.
2.21 One hundred watt, high-pressure sodiwn streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
3. Fire Department
3.1 One and two family dwellings not exceeding 3600 square feet will require a fire-flow of 1,000
gallons per minute for a duration of 2 hours to service the entire project. One and two family
dwellings greater than 3600 square feet and greater will require a minimum fire flow as specified in
Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by
Appendix C of the International Fire Code.
3.2 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.
3.3 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 pennits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 Yz" outlets.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for aU new construction or additions to
existing buildings within 1,000 feet of the project.
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing ofthe project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.5 Operational fire hydrants, temporary or pennanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.6 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. No parking will be
allowed in the proposed private street; provide appropriate signage.
3.7 The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street which the project is addressed off of. Please submit a private street application
for this project.
3.8 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building. Side yard fencing shall be prohibited to maintain
the 150 foot fire hose line reach for handlines.
3.9 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. F or 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).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
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 or with 3 floors shall be required to be fire sprinklered.
4. Police Department
4.1 The proposed multi-family development shall limit landscaping shrubs and bushes between
buildings 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. Solid fencing on perimeter is discouraged.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-1O) 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-1 0) will be followed.
6. Sanitary Service Company
6.1 Please contact Bill Gregory at SSC (888.3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
6.2 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
intersect a public street.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
7. Ada County Highway District
Site Specific Conditions of Approval
7.1a Construct the proposed private road approximately 65-feet east of the west property line with 15-
foot pavement tapers, a minimum of 20 to 24-feet wide, paved its entire width, and at least 30-
feet beyond the edge of pavement of Pine Street.
7.2a Dedicate 35-feet of right. of-way from the centerline of Pine Street; AND construct a 5-foot
concrete sidewalk outside of the right-of-way, within an easement abutting Pine Street.
7.3a Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
7.1 b Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2b Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.3b All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7 Ab Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction ofthe proposed development. Contact Construction Services at 387-6280 (with file
nwnber) for details.
7.5b Comply with the District's Tree Planter Width Interim Policy.
7.6b 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.
7.7b 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.
7.8b The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.9b 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.
7.10b Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.11 b 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
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 7, 2007
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7 .12b 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.
7.13b Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Envirorunental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
9. Nampa & Meridian Irrigation District
9.1 If all storm drainage is retained on-site there will be no impact on Nampa & Meridian Irrigation
District and no further review will be required. However, if any surface drainage leaves the site,
the NMID requires that a Land Use Change Application is filed for review.
9.2 All laterals and waste ways must be protected.
9.3 The developer must comply with Idaho Code 31-3805.
C. Required Findings from Unified Development Code
1. CUP Findings:
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
A. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Staff finds that the site is large enough to accommodate all required parking, landscaping,
loading and other standard regulations required by the UDC.
B. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
Staff finds that the proposed use is in general conformance with the comprehensive plan
and the UDC (please see Sections 8, 9 and 10 of the Staff Report for detailed analysis of
specific items that apply to this development).
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
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.
Staff finds that the general design, construction, operation and maintenance of the multi-
family uses will be compatible with other uses in the general neighborhood and with the
existing and intended character of the vicinity as to not adversely change the character of
the area. Staff finds that a higher density residential use on this site should be compatible
with the neighborhood (provided the applicant complies with all UDC provisions.) The
Commission and Council should reference any public testimony that may be presented to
determine whether or not the proposal will adversely affect the other properties in the
area.
D. That the proposed use, if it complies with aU conditions of the approval imposed,
will not adversely affect other property in the vicinity.
Staff finds that the proposed development should not adversely affect other property in
the vicinity if the applicant complies with all CUP conditions and constructs all
improvements and operates the use in accordance with the UDC standards.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and f"Ire protection,
drainage structures, refuse disposal, water, and sewer.
Please refer to the comments and conditions prepared by the Meridian Fire Department,
Police Department, Parks Department, Sanitary Services Company and ACHD in Exhibit
B.
F. That the proposed use will not create excessive additional costs for public facilities
and services and will not be detrimental to the economic welfare ofthe community.
If approved, the developer will be fmancing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be ftre, police and school facilities and services.
Staff finds that the applicant should be required to pay to extend the sanitary sewer and
water mains into the site. No additional capital facility costs are expected from the City.
The applicant and/or future property owners will be required to pay highway impact fees.
Staff fmds that the proposed uses should not create excessive additional costs for
facilities or services and should not be detrimental to the economic welfare of the
community.
G. That the proposed use will not involve activities or processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traff"Ic, noise, smoke, fumes,
glare or odors.
Staff ftnds that the proposed development will not involve uses that will create nuisances
that would be detrimental to the general welfare of the surrounding area. Staff does not
believe that the amount of traffic or noise generated will be detrimental to the general
welfare of the public. The Commission and Council should reference any public
testimony that may be presented to determine whether or not the proposal may cause
health, safety or environmental problems of which staff is unaware.
H. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Exhibit D - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 16,2006
Staff finds that the proposed development will not result in the destruction, loss or
damage of any natural feature( s) of maj or importance. The Commission and Council
should 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.
2. Private Street Findings:
a. The Design of the private street meets the requirements of this Article;
The applicant shall comply with the private street design standards listed in UDC 11-3F-
4A and condition of approval # 1.1.5 listed above in Exhibit B of this staff report.
b. Granting approval of the private street would not cause damage hazard, or
nuisance, or other detriment to persons property, or uses in the vicinity; and
If the Applicant complies with the conditions listed in Exhibit B of this staff report
pertaining to private streets, Staff does not anticipate any hazard, nuisance or other
detriment from the private streets if they are designed and constructed as required by
UDC 11-3F-4.
c. The use and location of the private street shall not conflict with the Comprehensive
Plan and/or the regional transportation plan.
Staff finds that the use and location of the proposed private street do not conflict with the
Comprehensive Plan and/or the regional transportation plan.
Exhibit D - Page 3