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STAFF REPORT
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CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF M~lt 1, 2~07" ..
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Hearing Date: 3/1/2007
Planning & Zoning Commission
Justin Lucas, Associate City Planner
208-884-5533
SUBJECT:
Doubletree Subdivision
PP-07~004
Preliminary Plat approval of 16 residential building lots (proposed to contain
64 multi-family units) and 3 common lots on 5.7 acres in an existing L-O
zone.
"~~,
.
CUP-07 ~002
Conditional Use Permit approval to constroct a multi-family development
consisting of 64 dwelling units (16 four-plexes) on 5.7 acres in an existing L-
Ozone.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Ron Babneau, has applied for Preliminary Plat (PP) and Conditional Use Permit
(CUP) approval for a multi-family development consisting of 64 multi-family dwelling units (16
four-plexes) on 16 building lots and 3 common lots on 5.7 acres in the existing L-O zone. The
site is located on the south side of Pine Avenue, approximately 1,000 feet east of Linder Road.
The project site is commonly known as Lot 2, Block 1, Tramore Subdivision, and is currently
vacant. The subject site is designated "High Density Residential" on the 2002 Comprehensive
Plan Future Land Use Map.
2. SUMMARY RECOMMENDATION
The subject applications (PP and CUP) were submitted to the Planning Department for
concurrent review. Below, staff has provided detailed analysis and recommended conditions of
approval for the requested Preliminary Plat and Conditional Use Permit applications. Staff is
recommendinll approval of the prooosed Doubletree Subdivision (PP-07-004 and CUP.07-002)
with the conditions listed in Exhibit B of the Staff Reoort.
3. PROPOSED MOTION (to be considered after the public hearing)
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers PP-07-004 and CUP-07-002 as presented in the staff report for the
hearing date of March 1, 2007 with the following modifications: (Add any proposed
modifications. )
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers PP-07-004 and CUP-07-002 as presented during the hearing on
March 1, 2007 for the following reasons: (You must state specific reasons for denial of the
conditional use permit and/or denial of the plat. You should state what the applicant could do
(change) to gain your approval in the future.)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH J, 2007
Continuance
I move to continue File Numbers PP-07 -004 and CUP-06-02 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: 1105 W. Pine Avenue, Lot 2, Block 1, Tramore Subdivision
b. Owner:
Roundtree Development LLC
5700 E Franklin Road Suite 220E
Nampa,Idaho 83687
c. Applicant:
Ron Babneau
4006 E Man 0 ' War Lane
Nampa, Idaho 83686
d. Representative: John Rennison, Rennison Fodrea Engineering
e. Present Zoning: L-O (Limited Office District)
f. Present Comprehensive Plan Designation: High Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for a
Preliminary Plat (PP) and Conditional Use Permit (CUP) for a multi-family development
consisting of 16 residential building lots (64 units) and 3 common lots on 5.7 acres in the
existing L.O zone. The gross density of the project is 11.23 dwelling units per acre.
Approximately 16.3% (0.93 acres) of the site is being set aside for open space (exclusive of
the Nine Mile Creek).
1. Date of preliminary plat (attached in Exhibit A):
2. Date oflandscape plan (attached in Exhibit A):
3. Date of site plan (attached in Exhibit A)
11/2/06
11/4/04
1/12/07
5. PROCESS FACTS
a. The subject application will in fact constitute a preliminary plat as detennined by City
Ordinance. By reason ofthe provisions ofthe Meridian City 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 conditional use as determined by City
Ordinance. By reason of the provisions ofUDC 11-5B-6, a public hearing is required before
the City Council on this matter.
c. Newspaper notifications published on:
d. Radius notices mailed to properties within 300 feet on:
e. Applicant posted notice on site by:
February lih and 26th, 2007
February 2nd, 2007
February 19th, 2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
6. LAND USE
a. Existing Land Use(s): This site is currently vacant.
b. Description of Character of Surrounding Area: This site is located in between higher
density residential uses to the north, and east. An industrial project (Creamline Park
Subdivision) was recently approved to the south. The site is considered infill development.
c. Adjacent Land Use and Zoning:
1. North: Tramore Senior Apartments, zoned L-O
2. East: Rock Creek multi-family development, zoned R -15
3. South: Union Pacific Railroad, and recently approved Creamline Park Subdivision,
zoned I-L.
4. West: Sunbridge Living Center, zoned L-O
d. History of Previous Actions: This site is Lot 2, Block 1 ofTramore Subdivision, a two-lot
preliminary/fmal plat that the City reviewed and approved in 2001 (PFP~01-006). Processed
concurrently with Tramore Subdivision was a CUP application for a 72-unit senior apartment
complex (CUP-O 1-036) on Lot 1, Block 1. As part of the Tramore Senior Housing
Development, a 50-foot wide cross access easement was approved to intersect Pine Avenue
near the west property line. This 50-foot wide easement is the frontage/flaglaccess for the
subject development. An access driveway has been constructed to a width of 25-feet, with
curb, gutter a sidewalk on the east side, from Pine Avenue to the northern boundary of the
proposed development (to the Nine Mile Creek).
In addition to the history described above, this site was previously approved as Roundtree
Subdivision (CUP-04-0l8, PP~04-018, FP-04-076). The approvals for Roundtree Subdivision
lapsed in 2006 and now the applicant is re-applying for basically the same project as was
previously approved. Due to the fact that the UDC has been adopted since the original
approval of this proj ect, the current applications are being reviewed for compliance with all of
the current development standards contained in the UDC.
Note: As part of the previous development approval, the applicant has all ready installed sewer
and water service on this site (see Public Works comments for more detail).
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: Sewer mains have been installed and tested on this site.
Location of water: Water mains have been installed and tested on this site.
The hydrants have been activated.
Issues or concerns: 1.) The sewer and water mains and services have all been
installed and tested on this site. If significant changes to the plat are required the
existing mains would need to be removed and new mains installed.
2. Vegetation: N/ A.
3. Flood plain: The Applicant has indicated that the property is outside ofthe flood zone
of Nine Mile Creek, with the exception of Zone "A" which is contained in the creek
channel.
4. Canals/Ditches Irrigation: The Applicant is proposing to leave the Nine Mile Creek
open abutting the site. The City has previously allowed this section of the Nine Mile
Creek to remain open. Staff fmds that the Nine Mile Creek is a significant natural
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
feature that should be protected through standard stormwater and run-off management
practices.
5. Hazards: No hazards have been identified on this site.
6. Zoning: L-O (Limited Office District)
7. Size of Property: 5.70 acres
f. Subdivision Plat Information:
1. Residential Lots: 16
2. Non-residential Lots: 0
3. Total Building Lots: 16
4. Common Lots: 3
5. Other Lots: 0
6. Total Lots: 19
7. Gross Density: 11.23 units per acre (net density is 13.61 d.u./acre)
g. Landscaping
1. Width of street buffer(s): Previously installed with Tramore Subdivision
2. Width ofbuffer(s) between land uses: No landscape buffers between uses are
required on this site.
3. Percentage of site as open space: 16.3% (0.93 acres)
4. Other landscaping standards: Common open space lots should include at least one
deciduous shade tree per 8,000 square feet (UDC 11-3G-3E2). See Section 10,
Analysis below.
h. Amenities: Public art, open grassy areas, walking trails and pathways, sand volleyball court,
and half basketball court.
1. Off-Street Parking: UDC ll-3C-6 requires each multi-family dwelling with more than one
bedroom to have 2 parking spaces in a covered carport or garage. See Section 10, Analysis
below.
J. Summary of Proposed Streets and/or Access: As part of the Tramore Development, a 50-foot
wide cross access easement was approved to intersect Pine Avenue near the west property line.
This 50-foot wide easement is the frontage/flag of the subject development. An access
driveway has been constructed to a width of 25-feet, with curb, gutter a sidewalk on the east
side, from Pine Avenue to the southern boundary of the proposed development. A secondary
access point is also provided to the development in the form of a drive aisle stub from the
Rock Creek development to the east. In a letter dated February 13,2007 ACHD stated that the
same conditions and restrictions that apply to the previously approved Tramore Subdivision
(PFP-OI-006) apply to this project. In other words there are no additional ACHD requirements
for this proj ect.
7. COMMENTS MEETING
On February 9,2007 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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
Sanitary Services Company. Staff has included comments, conditions and recommended actions
in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "High Density Residential" on the Comprehensive Plan Future Land
Use Map. Chapter VII, Section C (pg. 99) of the Comprehensive Plan contains a definition ofthe
High Density designation which states the following: "High Density: to allow for the
development of multi-family homes in areas where urban services are provided. Residential
densities may exceed eight dwelling units per acre. This residential development might include
duplexes, apartment buildings, townhouses, and other multi.unit structures. Other uses within a
development may be considered under a planned development permit process. A desirable project
would consider the placement of parking areas, fences, berms, and other landscaping features to
serve as buffers between neighboring uses." The applicant is proposing a gross density of 11.23
dwelling units per acre which is consistent with the High Density designation.
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):
Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian will be providing services to the subject development in
the following manner:
. Any necessary sanitary sewer and water service will be extended to the project at
the developer's expense.
. The subject lands currently lie within the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian
Rural Fire Department. This service will not change.
. The subject lands currently lie within the jurisdiction the Meridian Police
Department (MPD). This service will not change.
. Except for the private service drive, the roadways near 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 this development.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 6 - Require street cOlmections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes to tie into one cross access driveway that is currently
provided to this property from the Rockcreek Subdivision to the east. Staff is supportive of is
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
proposal and believes that the applicant has done a good job of connecting to the only available
secondary access point to this property.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access COImectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to construct sidewalk/micro pathways that connect to the existing
sidewalk and pathway network to the east. Various other sidewalks and paths are proposed that
link the various buildings together. Staff is supportive of the proposed pedestrian connections.
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See above.
Chapter VII, Goal IV, Objective D, Action 7 - Develop incentives for high-density development
along major transportation corridors to support public transportation system.
Staff finds that the subject location is favorable for a multi-family development because of the
access future residents will have to goods and services offered in the downtown area. This type of
density will also help to support any future public transportation that may run along the
transportation corridors to the north (Pine Avenue, an arterial street) and south (railroad
tracks).
Chapter VII, Goal V, Objective A, Action 14 - Locate high-density development, where possible,
near open space corridors or other permanent major open space and park facilities, Old Town,
and near major access thoroughfares.
See above
Chapter V, Goal I, Objective A, Action 11- Improve and protect creeks (Five Mile, Eight Mile,
Nine Mile, Ten Mile, South Slough, and Jackson and Evans Drainages) throughout commercial
industrial and residential areas.
The applicant is proposing to leave the Nine Mile Creek open on this site. Along with that, the
applicant is proposing to improve and landscape along both banks of the creek which will
enhance its aesthetics. Staff is supportive of the applicants proposal. .
Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high-density single family, multi-family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
Staff finds that this location is favorable for this development because of its proximity to services
in Old Town. Staff also recognizes the importance of providing diverse housing types through out
the community. The proposed development should help meet some of that demand.
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 zoning and development request is
appropriate for this property.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11~2~llists multi.family dwellings as
conditional uses in the L~O zoning district.
b. Purpose Statement of Zone:
L-O Limited Office: The purpose of the commercial districts is to provide for the retail
and selVice needs of the community in accord with the Meridian comprehensive plan.
Four (4) districts are designated which differ in the size and scale of commercial
structures accommodated in the district, the scale and mix of allowed commercial uses,
and the location of the district in proximity to streets and highways.
c. Multifamily Development (UDC 11.4-3.27) The following standards shall apply for the
multifamily units, including standards for Site Design, Common Open Space, Site Amenities,
Architectural Character, Landscaping, and Maintenance.
Site design (UDC 11-4-3.27B):
Setbacks: Buildings shall provide a minimum setback often feet (10') unless a greater setback
is otherwise required by this Title. Building setbacks shall take into account windows,
entrances, porches and patios, and how they impact adjacent properties
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.
For the purposes of this Section, vehicular circulation areas, parking areas, and private useable
open space shall not be considered common open space.
The parking shall meet the requirements set forth in Chapter 3 of this Title.
Developments with 20 units or more shall provide the following: a property management
office, a maintenance storage area, a central mailbox location, a directory and map of the
development at an entrance or convenient location for those entering the development.
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 of living area; and c)
350 square feet for each unit containing more than 1,200 square feet of living 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
amenities to met the particular needs of the 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 number of amenities shall depend on the size of the multifamily development as follows:
For multifamily developments with 75 units or more, 4 amenities shall be provided, with at
least 1 from each category. For multifamily developments with more than 100 units, the
decision-making body shall require additional amenities commensurate to the size of the
proposed development.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
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 ofthe 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.
UDC 11-4-3.27.G:
All multifamily developments shall record legally binding documents 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.
Outdoor storage/refuse areas (UDC 11-3A-12):
Outdoor utility meters, HV AC equipment, trash dumpsters, trash compaction and other service
functions shall be incorporated into the overall design of buildings and landscaping so that the
visual and acoustic impacts of these functions are fully contained and out of view from adjacent
properties and public streets.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
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CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
1. PP/CUP Applications:
Special Considerations:
Landscaping: The landscape plan prepared by Rennison Fodrea Engineering, on 11-
04-04, labeled Sheet U.O, is approved with the following modifications/notes:
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11-3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
above, with the fmal plat application(s).
Multi-family Standards: The UDC has several specific standards that apply to multi-
family developments (See Section 9, Unified Development Code above for a complete
list.) These standards apply to Setbacks, Site Design, Cormnon Open Space, Site
Amenities, Architectural Character, Landscaping, and Maintenance. The applicant
should be required to comply with all standards listed in UDC 11 A- 3.27. Below, staff
has detailed some ofthe standards that either meet code but are key elements to the
development, or need to be modified to be compliant with code.
Multi-family Setbacks: UDC 11-4-3.27 states that multifamily developments with
multiple properties shall be considered as one property for the purpose of
implementing certain standards such as setbacks. Furthermore, this section of the
UDC states that multi~family buildings shall provide a minimum setback often feet
unless a greater setback is otherwise required. Because this development is proposed
within the L-O zone, greater perimeter setbacks (front 20 feet, and rear 20 feet) are
required. Looking at the development as a whole the front setback to any structure is
currently proposed at over 400 feet (measured from the northern perimeter) and the
rear setback is proposed at 35 feet (measured from the southern perimeter). The side
setbacks are proposed at 15 feet. Furthermore all of the buildings within the proposed
development maintain a minimum setback of 10 feet between buildings. All of these
setbacks meet or exceed the standards for multifamily development within the L-O
zone.
Refuse Areas: At this time no details have been provided for the trash enclosures.
UDC 11-3A-12 requires the visual and acoustic impacts of these functions are fully
contained and out of view from adjacent properties and public streets. To achieve this
staff believes that a solid wood or block fence should be used to screen a minimum of
three sides of all of the proposed trash enclosures.
Open Space: Open space is defined 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 enviromnent features, parks, playgrounds, trees, water areas, swimming pools,
tennis courts, conununity centers or other recreational facilities. The term shall not
include streets, parking areas, or structures of habitation (ODC 11-lA). UDC 11-4-
3.27C requires a minimum area of outdoor conunon 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 ofliving area; and c) 350 square feet for each unit containing more
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CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
than 1,200 square feet of living 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.
Using the most restrictive of the above calculations the applicant is required to provide
22,400 square feet (.51 acres) of use able open space. The applicant states that 16.3%
(0.93 acres) of the site is being set aside for useable open space (this calculation
excludes the Nine Mile Creek). Staff is confident that the useable open space
requirement is being met for this development. Maintenance of all common areas shall
be the responsibility of the Doubletree Home Owners' Association(s).
Private Useable Open Space: UDC ll-4-3.27B requires a minimum of 80 square
feet of private, usable open space to 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 proposed
development proposes a private patio or deck measuring 10' x 10', for a total of 100
square feet of private useable open space, for each unit, which exceeds the minimum
requirement.
Parking: UDC ll-3C-6A requires multi-family dwellings with 2 or more bedrooms to
have a two-car covered carport or garage for each unit. Currently it appears that all of
the parking in the proposed development is uncovered. To conform with the UDC, at
least eight covered parking spaces, either a carport or garage, should be provided
for each four-plex. It appears that there is ample room to provide carports for the
units without a major redesign of the project. It would be more difficult to add garages
for the proposed units.
Access: The Applicant is proposing to utilize two access points to serve the
development. The first is an existing shared driveway that is located near the west
property line, on the flag portion of the subject site. With the platting of Tramore
Subdivision, a cross access easement was provided to Lot 1 (Tramore Senior
Apartments) to use the shared driveway across Lot 2 (subject site), for access to Pine
Avenue and the public street system. This shared driveway has been constructed up to
the subject lot by the developer of the Tramore Senior Apartments with curb, gutter
and sidewalk on the east side of the 25-foot wide driveway and landscaping on the
west side. The second access point proposed to this site is a drive aisle from the Rock
Creek multifamily development to the east. This drive aisle connection is a crucial
secondary access point into this development that City Staff (Planning, Fire and
Police) believe should be maintained clear at all times. Both the police and Fire
Departments have included conditions regarding secondary access through the Rock
Creek Development.
Furthermore, the proposed buildable lots do not have public street frontage. In lieu of
street frontage, the Applicant is proposing to extend the north-south private drive for
access to each lot. The Applicant should be required to provide a separate cross.access
easement for all of the lots within the subdivision to utilize the drive aisles across the
buildable lots as access to the public street system
Private Streets/Addressing: All 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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
situation, the Fire Department and Planning Staff recommend that the applicant submit
a private street application to the Planning Department for the existing
"driveway/cross access" off of Pine Avenue. Further, as part of the private street
application, the applicant should also apply for private street approval for the two
main east-west drive aisles that serve Lots 8-19. These private streets should cany
street names approved by the Ada County Street Naming Committee. Staff is
generally supportive of private streets for multi. family developments. The applicant
should design and construct the new private streets serving Lots 8-19, in
compliance with the standards listed for Private Streets in UDC 11-3F-4 (see
below).
A. Design Standards:
1. Easement: The private street shall be constructed on a pelpetual ingress/egress
easement or a single platted lot that provides access to all applicable properties.
2. Connection Point: Where the point of connection of the private street is to a
public street, the private street shall be approved by the transportation authority.
3. Emergency Vehicle: The private street shall provide sufficient maneuvering area
for emergency vehicles as determined and approved by the Meridian fIre
department.
4. Gates: Gates or other obstacles shall not be allowed.
B. Construction Standards:
1. For conversion of an existing facility to a private street at the direction of the fIre
marshal:
a. All drive aisles shall be posted as fire lanes with no parking allowed.
b. If a curb exists next to the drive aisle, it shall be painted red.
2. For all other private streets:
a. Roadway And Storm Drainage: The private street shall be constructed in
accord with the roadway and storm drainage standards of the transportation
authority or as approved by the city of Meridian based on plans submitted by
a certified engineer.
b. Street Width: The private street shall be constructed within the easement and
shall have a travel lane width of twenty four feet (24') or twenty six feet (26')
as determined by the fIre marshal relative to the height and size of the
proposed structures that adjoin the private street.
c. Sidewalks: A five foot (5') attached sidewalk or four foot (4') detached
sidewalk shall be provided on one side ofthe street in commercial districts.
This requirement may be waived if the applicant can demonstrate that an
alternative pedestrian path exists.
d. Fire Lanes: All drive aisles shall be posted as flre lanes with no parking
allowed. In addition, if a curb exists next to the drive aisle, it shall be painted
red.
Doubletree Subdivision PP-07-004/CUP-07-002
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
Amenities: The applicant is required to provide amenities for the multi-family
development. For multi.family developments between twenty and seventy-five units
three amenities shall be provided with one from each category (UDC 11-4-3.27D-2b).
The applicant is providing amenities as follows: Public Art (Quality of Life), half
basketball court and sand volleyball court (Recreation) and open grassy area and
walking paths (Open Space). Staff believes that the proposed amenities are sufficient
for a multi family development of this size.
Along with the above mentioned amenities UDC-4-3-27-B7 requires that all
multifamily developments with 20 units or more shall provide the following: a)
property management office, b) maintenance storage area, c) central mailbox location,
d) directory and map of the development. As currently proposed the applicant appears
to include all of these items on the submitted master site plan.
Elevations: The applicant has submitted building elevations for the proposed 4-plex
structures (see Exhibit A). UDC 11-4.3 requires multifamily structures to comply with
design standards for multifamily developments. The elevations submitted by the
applicant show front and rear facades with three separate material types. Variation in
the facades is also provided by window bays and covered entrances with architectural
treatment. The roof form of the building varies and the main roof shape has a
significant pitch (5/12). The exterior building materials are proposed as wood or other
natural materials. Staff believes that the elevations submitted with the CUP meet the
requirements of the design standards listed in UDC 11-3A-19. Staffwill ensure that
when CZC applications are submitted for construction of the four-plex buildings in the
future, that the elevations comply with the UDC requirements.
Pathways: The Union Pacific Railroad corridor abutting the south property line is
shown as a proposed multi.use pathway on the Comprehensive Plan Future Land Use
Map. There is also a multi-use pathway shown adjacent to the Nine Mile Creek in the
Comprehensive Plan. With the development ofthe Tramore Senior Apartments, a five
foot pathway was constructed on the north side of the Nine Mile Creek. This pathway
aligns with the pathway constructed in the Rock Creek and Tremont Subdivisions to
the east ofthe subject site. The only missing link in this pathway network is the
section on the west side of the existing drive aisle in the northwest corner of the
subj ect development. The Applicant should construct a pathway on the north side of
the Nine Mile Creek, from the west property line to the edge of pavement of the
existing driveway (approximately 12-feet long). This pathway stub will allow
pedestrians to traverse from Tremont Subdivision, through Rock Creek and across the
subject site, unimpeded. The pathway stub also allows for the pathway to be extended
when the property to the northwest of the site develops (undeveloped portion of
Sunbridge).
In the past, the City has not required the construction of a pathway within the Union
Pacific Railroad corridor, but has required developers that abut the future pathway to
provide a minimum of 5-feet of landscaping. Consistent with previous Council action,
the Applicant should not be required to construct a multi-use pathway adjacent to the
southern boundary (railroad), but should be required to provide a minimum of 5-feet
oflandscaping along the south property line. The Applicant is proposing a 35-foot
wide setback along the southern boundary ofthe project. There is an existing 25-foot
Doubletree Subdivision PP-07-004/CUP-07-002
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
wide irrigation easement within the rear setback. At a minimum, the Applicant should
be required to plant trees in accordance with the UDC (1 tree per every 35-lineal feet).
Fencing: The applicant has not proposed to construct fencing along any portion of the
property lines. At the public hearing the type of fencing proposed for the
perimeter and along the Nine Mile Creek should be identified by the applicant.
A detailed fencing plan should be submitted upon application of the final plat. If
permanent fencing is not provided before issuance of a building pennit, temporary
construction fencing to contain debris must be installed around the perimeter.
Perimeter, and common open space, fencing shall be designed according to UDC 11-
3A-7.
Common Areas: Maintenance of all common areas shall be the responsibility of the
Doubletree Home Owners Association.
Ditches, Laterals, and Canals~ Per UDC 11-3A-6 all irrigation ditches, laterals or
canals, exclusive of natural waterways (Nine Mile Creek), including waterways being
used as amenities, that intersect, cross or lie within the area being subdivided shall be
covered.
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 available, a single-point connection to the culinary water system shall be required.
If a single-point cOlUlection is used, the developer will be responsible for the payment
of assessments for the common areas prior to signature on the [mal 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.
b. Staff Recommendation: Staff recommends approval of the subject applications PP-
07-004, and CUP-07-002 with the conditions listed in Exhibit B of the Staff Report for
the hearing date of March 1, 2007.
Doubletree Subdivision PP-07-004/CUP-07-002
PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: 11.2-06)
2. Landscape Plan (dated: 11-4-04)
3. Site Plan (dated 1/12/07)
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
C. Required Findings from Unified Development Code
Doubletree Subdivision PP-07-004/CUP-07-002
PAGE 14
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
A. Drawings
1. Preliminary Plat (dated: 11-2-06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
2. Landscape Plan (dated 11-4-04)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007
4. Elevations
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Exhibit A - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-07-004)
1.1.1 The preliminary plat labeled as sheet 1 of 1, prepared by Rennison Fodrea, Inc., dated November
2, 2006 is approved, with the conditions listed herein. All comments and conditions of the
accompanying Conditional Use Permit (CUP-07-002) application shall also be considered
conditions of the Preliminary Plat (PP-07-004).
1.1.2 Landscaping: The landscape plan prepared by RelUlison Fodrea Engineering, on 11-04-04,
labeled Sheet Ll.O, is approved with the following modifications/notes
. A written certificate of completion should be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan. All standards of installation should
apply as listed in UDC 11-3B-14.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the fmal plat application(s).
1.1.3 A minimum of three sides of all of the proposed trash enclosures shall be screened by a solid
wood or block fence.
1.1.4 The drive aisle stub provided to this development from the east (Rockcreek) shall be extended as
proposed. This drive aisle shall be maintained clear of any obstruction (fences, gates, bollards,
etc.).
1.1.5 Prior to submittal of the fmal plat, the applicant shall submit a private street application for the
existing "driveway/cross access" off of Pine Avenue and the two main east-west drive aisles that
serve lots 8-19. The applicant shall provide cross-access for all of the lots within the subdivision
to utilize the existing driveway from Pine and the internal private streets as access to the public
street system. The applicant shall also provide provisions for ownership and maintenance of the
internal drive aisles and private streets. The cross access and maintenance provisions may be
done with a separate document provided prior to signature or be created via the plat.
1.1.6 Construct a pathway on the north side of the Nine Mile Creek, from the west property line to the
edge of pavement of the existing driveway (approximately 12-feet long). Said pathway shall be a
minimum of 5-feet wide and constructed to align with the existing pathway on the east side of the
driveway.
1.1.7 A detailed fencing plan shall be submitted upon application of the fmal plat. If permanent fencing
is not provided before issuance of a building pennit, 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.
1.1.8 Maintenance of all common areas shall be the responsibility of the Doubletree Home Owners'
Association.
1.1.9 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways (which
includes the Nine Mile Creek) and waterways being used as amenities, that intersect, cross or lie
Exhibit B - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
within the area being subdivided shall be covered. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
1.1.10 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (pP-07-004)
1.2.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application(s).
1.2.2 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as pennitted under UDC 11-3B.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards ofUDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of [mal construction.
1.2.3 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.4 Staffs failure to cite specific ordinance provisions or terms of the preliminary plat and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.5 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
1.3 SITE SPECIFIC REQUIREMENTS - CONDITIONAL USE PERMIT (CUP-07-002)
1.3.1 The submitted site plan, labeled XX, dated XX, prepared by XX is not approved as submitted. At
least 10 days prior to the CC hearing. . . . . . . . .
1.3.2 Comply with all of the standards listed in UDC 11-4-3.27 regarding multi-family developments,
induding Site Design, Common Open Space, Site Amenities, Architectural Character,
Landscaping, and Maintenance.
1.3.3 Provide the following amenities as proposed: 0.93 acres of common open space, public art, half
basketball court and sand volleyball court, and open grassy area and walking paths.
1.3.4 Provide the following: property management office, maintenance storage area, central mailbox
location, directory and map of the development
1.3.5 Provide each unit with a private patio or deck measuring 10' x 10', for a total of 100 square feet
of private useable open space as proposed.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20,2006
1.3.6 Eight covered parking spaces, within a carport or garage, shall be provided each four-plex. At
least 10 days prior to the City Councll hearing, provide staff with 10 full-size, one 8.5" x
11", and one jpg version of a revised site plan depicting the revised parking schedule.
1.3.7 All elevations of the four-plex buildings shall substantially conform to the elevations in Exhibit A
of the Staff Report. 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.
1.3.8 All comments and conditions of the accompanying Preliminary Plat (PP-07-004) application shall
also be considered conditions of the Conditional Use Permit (CUP-07-002).
2. Public Works Department
2.1 Sanitary sewer and water service to this development is being proposed via the existing mains
installed with the previous application. If, due to required plat revisions, the applicant needs to
install new mains or remove old ones the applicant shall install sewer and water mains to and
through this subdivision; applicant shall coordinate main size and routing with the Public Warks
Department, and execute standard forms of easements for any mains that are required to provide
service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is
less than three feet than alternate materials shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2.2 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.3 Prior to plat signature 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).
2.4 The applicant has indicated Nampa and Meridian Irrigation District will own and operate the
pressure irrigation system in this proposed development.
2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (ODC 11-3A-6). The applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, a single-point connection to the
culinary water system shall be required. If a single-point cOIll1ection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
fmal plat by the City Engineer.
2.6 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.
2.7 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.
2.8 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20,2006
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.9 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.
2.10 Street signs are to be in place, water system shall be installed and activated, sewer system shall
have passed air-testing and video inspection, fencing installed, drainage lots constructed, and road
base installed, prior to applying for building permits.
2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
required improvements prior to signature on the final plat. These include but are not limited to,
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water.
2.12 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.13 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the fmal plat.
2.14 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.
2.15 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.16 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.17 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.18 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.
2.19 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.
2.20 One hundred watt, high-pressure sodiwn streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fITe hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
commencing installations.
3. Fire Department
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fITe 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 corners when spacing pennits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.4 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section
D103.6 Signs.
3.5 For all Fire Lanes provide signage "No Parking Fire Lane".
3.6 Operational fITe hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.7 To increase emergency access to the site a minimum of two points of access will be required. The
two entrances should be separated by no less than Y2 the diagonal measurement of the full
development.
3.8 Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.9 The proposed multi~family lot has an estimated 64 units with a total estimated population of 120
residents at build out The Meridian Fire Department has experienced 2612 responses in the year
2004. According to a report completed by Fire & Emergency Services Consulting Group our
requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010.
3.10 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.11 The applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s).
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20,2006
3.12 The Fire Dept. has concerns about the addressing of the existing house and the address being visible
from the street which the project is addressed off of. Please contact the Addressing Specialist at 898-
5500 to address this concern prior to the public hearing.
3.13 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.14 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 provlded where required by the code offIcial. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
3.15 All R~2 occupancies with 3 or more units shall be required to be fire sprinklered.
3.16 There shall be a fIre hydrant within 100' of all fIre department connections.
3.17 This project will be required to provide a 20' wide swing or rolling emergency access gate. The gate
shall be equipped with a Knoxbox Padlock which has to be ordered thru the Meridian Fire
Department.
3.18 Emergency response routes and fire lanes shall not be allowed to have speed bwnps.
3.19 Provide ADA approve ramps in front of each building for gurney and ground ladder access.
4. Police Department
4.1 To increase emergency access to the site, the applicant shall provide a stub street/cross access
point to the property to the east. This cross access point shall be clear of any obstruction.
4.2 Prior to release of building permits, the applicant shall submit a parking plan for all off-street
parking in the multi-family development to the Planning and Zoning Department. All parking
spaces shall be assigned to a specific dwelling unit or for guest use. The parking space
identification shall use a different nwnbering system than the dwelling units.
4.3 The proposed multi-family development shall limit landscaping shrubs and bushes to species that
do not exceed three feet in height.
4.4 Any interior fencing next to common open space shall allow visibility from the street or shall not
exceed four feet in height if solid fencing is used.
5. Parks Department
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
5.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed ill
accordance with the Meridian Park Department's requirements.
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.
7. Ada County Highway District
7.1 In a letter dated February 13, 2007 ACHD stated that the same conditions and restrictions that
apply to the previously approved Tramore Subdivision (PFP-OI-006) apply to this project.
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20,2006
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See Exhibit B ofthe Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to detennine this finding. (See the
Conditions of Approval in Exhibit B for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Staff recommends
that the Commission and Council reference any public testimony that may be presented
to determine whether or not the proposed development may destroy or damage a natural
or scenic feature(s) of major importance of which staff is unaware.
Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20,2006
2. 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 development is in general conformance with the
comprehensive plan (please see Section 8 of the Staff Report for detailed analysis of
specific comprehensive plan action items that apply to this development).
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 (as amended), construction, operation and maintenance
of the multi-family use 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.) Staff recommends that the Commission and Council 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 all conditions of the approval imposed,
will Dot adversely affect other property in the vicinity.
Staff fmds that the proposed development should not adversely affect other property in
the vicinity if the applicant complies with all Preliminary Plat, and 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 Ure 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 financing 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 fire, 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.
Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF July 20, 2006
Staff finds that the proposed uses should not create excessive additional costs for
facilities or sexvices 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 traffic, noise, smoke, fumes,
glare or odors.
Staff finds that the proposed development will not involve uses that will create nuisances
that would be detrimental to the general welfare of the surrounding area. Staff does not
believe that the amount of traffic or noise generated will be detrimental to the general
welfare of the public. Staff recommends that the Commission and Council reference any
public testimony that may be presented to determine whether or not the proposal may
cause health, safety or environmental problems of which staffis 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.
Staff finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major importance; the applicant is proposing to leave
the Nine Mile Creek open Staff recommends that the Commission and Council reference
any public testimony that may be presented to determine whether or not the proposed
development may destroy or damage a natural or scenic feature(s) of major importance of
which staff is unaware.
Exhibit C - Page 3