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Home My WebLink AboutMeadowlake Village North PP-07-009 CUP-07-008 MI-07-006 / CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for Preliminary Plat Approval of 52 Single Family Residential Lots, 2 Office / Commercial Lots, and 10 Common Lots Within the Existing L-O (Limited Office) District AND Conditional Use Permit Approval to Modify the Conceptual Planned Development (PD) for the Touchmark Living Centers / Meadowlake Village Development AND Miscellaneous Approval to Amend the Existing Development Agreement (DA) for the Touchmark Living Center / Meadowlake Village Development, by Touchmark of the Treasure Valley, LLC Case No(s). PP-07-009, CUP-07-008, & MI-07-006 For the City Council Hearing Date of: July 17, 2007 (Continued from June 5 and July 3, 2007) Findings on the August 14, 2007, City Council Agenda A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of July 17, 2007, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of July 17, 2007, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of July 17, 2007, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of July 17, 2007, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. 967-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW, AND DECISION & ORDER CASE NO(S). PP-07-009, CUP-07-008, & MI-07-006 Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code ~ 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the Applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description, Preliminary Plat, and the Conditions of Approval all in the attached Staff Report for the hearing date of July 17, 2007, incorporated by reference. The conditions are concluded to be reasonable and the Applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority, as provided in Meridian City Code ~ 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The Applicant's Preliminary Plat, as evidenced by having submitted the Preliminary Plat, REVISED May 29,2007, labeled COO - C03, and prepared byWRG Design, Inc., is hereby conditionally approved. 2. The Applicant's Landscape Plan, as evidenced by having submitted the Landscape Plan, REVISED May 29,2007, labeled Ll - L8, and prepared by WRG Design, Inc., is hereby conditionally approved. 3. The following modifications to the corresponding staff report were approved by the Meridian City Council on July 17, 2007: a. Condition 1.2.3 to be stricken from the staff report; b. Condition 1.2.4 to be stricken from the staff report; c. Condition 1.2.13 added to the staff report, requiring the Applicant to submit a private street application; d. Condition 1.2.10 to be stricken from the staff report which refers only to the portion that the Applicant provide documentation from the irrigation district that tiling the Ridenbaugh Canal is not necessary; CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW, AND DECISION & ORDER CASE NO(S). PP-07-009, CUP+07-008, & MI-07-006 e. Clarify Condition 1.2.6 to specifically reference "residential" setbacks; f. Modify Condition 1.2.11 to establish that maintenance of all common areas shall be the responsibility of Touchmark of the Treasure Valley, LLC, rather than by the Meadowlake Village North Homeowner's Association; g. Modify Condition 2.30 which calls for sodium streetlights within Meadowlake Village North. As the existing Meadowlake Village development currently uses a metal-halide, the Applicant desires to install the same within the subject subdivision. Public Works is amenable to such only if the Applicant enters into a maintenance agreement with the City which establishes that Touchmark of the Treasure Valley, LLC, is responsible for all maintenance ofthe metal-halide street lights; and h. Condition 3.9 to be stricken from the staff report which refers only to the portion that the Applicant provide a stub street within the development. 3. The site specific and standard conditions of approval are as shown in the attached Staff Report for the hearing date of July 17, 2007, incorporated by reference. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration: Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the Applicant fails to record a final plat within two (2) years of the approval of the preliminary plat or one (1) year of the combined preliminary and final plat or short plat. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of eighteen (18) months, may be considered for final approval without resubmission for preliminary plat approval. Upon written request and filed by the Applicant prior to the termination of the period in accord with ll-6B-7.A, the Director may authorize a single extension of time to record the final plat not to exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as determined and approved by the City Council may be granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the Applicant does not receive a time extension, the property shall be required to go through the platting procedure agam. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty- eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW, AND DECISION & ORDER CASE NO(S). PP-07-009, CUP-07-008, & MI-07-006 2. Please take notice that this is a final action of the governing body of the City of Meridian. Pursuant to Idaho Code 9 67-6521, an affected person being a person who has an interest in real property which may be adversely affected by the issuance or denial of a conditional use permit approval may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of July 17,2007 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW, AND DECISION & ORDER CASE NO(S). PP-07-009, CUP-07-008, & MI-07-006 By action of the City Council at its regular meeting held on the I ~1'6.. day of ~rl- ,2007. COUNCIL MEMBER DAVID ZAREMBA VOTED ~ fr<- ~ ~ COUNCIL MEMBER JOE BORTON VOTED COUNCIL MEMBER CHARLIE ROUNTREE VOTED COUNCIL MEMBER KEITH BIRD VOTED TIE BREAKER MAYOR TAMMY de WEERD - VOTED ~ ATTEST: MAY-OIS" . .' ~;~~\,,!,. (::~.~.,~'".."~,, :~<;J;:~'<'>';;' .::..> c~r /...."(I:r~~PU1~4 :::,. ~(~ ,...~ .::... /' .,~, ~I.c~ ..;. .;::- ~ ()-:. - - - - - - - - - - ~ - - - V Applicant V Planning Department v Public Works Department ~ City Attorney By. ---l. - ~^ I), H~ ~l~e Dated: 8- \"1-01 Copy served upon: CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW, AND DECISION & ORDER CASE NO(S). PP-07-009, CUP-07-008, & MI-07-006 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007 STAFF REPORT Hearing Date: 7/17/2007 Continued From: 6/5/2007 & 7/3/2007 TO: Mayor & City Council cUcrldz:r~ \ lIJ..\UO ~~... ~"'~':!':.... ., -"90..1)",-",,, ~.Y.c~!!'~ " FROM: Amanda Hess, Associate City Planner 208-884-5533 SUBJECT: Meadowlake Village North . PP-07-009 Preliminary Plat of 52 single family residential lots, 2 office / commercial lots, and 10 common lots within the existing L-O (Limited Office) district, by Touchmark of the Treasure Valley, LLC . CUP-07-008 Conditional Use Permit to modify the conceptual Planned Development (PD) for the Touchmark Living Centers / Meadowlake Village development . MI-07-006 Miscellaneous request to amend the existing Development Agreement (DA) for the Touchmark Living Center / Meadowlake Village development NOTE: The Applicant requested continuance of the June 5 and July 3 Council hearings to allow Staff enough time to update the Staff report to reflect the changes to the proposed development as called for by the Planning & Zoning Commission. The changes to the plat proposed by the Applicant, no longer require a variance for cul-de-sac length. Therefore, Staff has deleted all reference to a request for a variance within the subject report (excepting under the Commission's Recommendations) for simplification purposes for the Council and as the Applicant has withdrawn said request. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, Touchmark of the Treasure Valley, LLC, has applied for Conditional Use approval to modify the conceptual PD for the Meadowlake Village development. Concurrently, the Applicant is requesting Preliminary Plat approval of 52 single-family residential lots, 10 common lots, and 2 office / commercial lots on 19.80 acres. The Applicant has also applied for a modification to the existing Development Agreement (DA) in effect for the site. Said applications will be heard before City Council concurrent with the subject PP and CUP applications. The proposed subdivision is located on the south side of E. Franklin Road off of S. Touchmark Way in Section 16, Township 3 North, Range 1 East, B.M. The site has not been previously platted. The property is within the City's Area of Impact and Urban Service Planning Area and is currently zoned L-O and C- G. 2. SUMMARY RECOMMENDATION The Commission is typically the final decision maker on conditional use permit applications and a recommending body on preliminary plat applications; however, as the City Council is the fmal decision making body on preliminary plat and miscellaneous applications, all of the subject applications are Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006 Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF JULY 17,2007 combined into one staff report. The Commission must make a formal recommendation to tbe Council on the preliminary plat and conditional use permit applications. The Commission may also review and make recommendations regarding miscellaneous applications, as this application is key to the proposed development. The subject applications (PP-07-009, CUP-07-008, & MI-07-006) were submitted to the Planning Department for concurrent review. Staff has provided a detailed analysis of the Applicant's request. Staff is recommending approval of applications PP-07-009, CUP-07-008, and MI-07-006. The Meridian Plannine and Zonine Commission heard this proiect on Mav 17. 2007. At the public hearine. they moved to recommend approval of the subiect PP. CUP. and MI applications. However. the Commission recommended denial of the requested V AR application. a. Summary of Public Hearine: i. In favor: Mel:!:an Johnson (Applicant's Representative) & Bruce Dalrymple (Developer. VP for Touchmark of the Treasure Valley) 11. In opposition: None 111. Commentinl:!:: Welcome Adamson (Meadowlake Villal:!:e Resident) IV. Written testimony: None v. Staff presenting application: Amanda Hess vi. Other Staff commentin!! on application: None b. Key Issues of Discussion by Commission: i. Connectivity within the Meadowlake development: ii. The Applicant's desire for the development's residents to have a private and safe (no cut- through traffic) neighborhood. This is the primary reasoninl:!: for the cul-de-sacs and the variance request: 111. Whether the request for a variance passes the "Findin!!s Test" (i.e. a hardship exists that would necessitate a variance). The Commission determined that there is no such hardship: iv. The Applicant did not provide the site plans and building elevations for the proposed commercial lots. as required by Staff. However. durin!! the public hearing. the Developer proposed that each lot be subiect to the Conditional Use Permit process in lieu of Staffs request: v. Cul-de-sacs are not conducive to emergency vehicles: c. Key Commission Chanees to Staff Recommendation: i. That. prior to development of either of the two commercial lots in Meadowlake Village North. procurement of CUPs will be required so that the Commission can evaluate the respective site plans and building elevations: and ii. That neither ofthe commercial lots take direct lot access to S. Touchmark Way. d. Outstandine Issue(s) for City Council: i. The Commission supported denying the Applicant's variance request regarding cul-de- sac length and supported Staff s requirement for connectivity by means of making Nistler Court a through-street at the location of the proposed emergency access. On May 29th. the Applicant submitted revised plans to Planning Staff which depict a private street connection at the south propertv line instead of at the northeast corner where the emerl:!:ency access was required (see Condition 1.2.3 below). Also at that time. the Applicant formally submitted a letter for withdrawal of the requested variance. as the proposed street eliminates the need for said variance. Staff has evaluated the new plat against the City's regulations. suPports the Applicant's revisions. and has updated the staff report to reflect the revisions r save the conditions outlined in Exhibit B as the Council should modify these 1: Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006 Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUL Y 17,2007 ii. Condition 1.2.3 should be removed from the staff report as a public street stub rat the northwest comer of the propertyl is no longer required by Staff; 111. Condition 1.2.4 should also be removed from the staff report as an emergency access is no longer warranted with the proposed construction of a private street within the development; IV. Staff requires of the Applicant a completed private street application. Please add a condition (l.2.xX) requiring the Applicant to submit a private street application; and v. Condition 1.2.10 should be removed from the staff report as the Applicant has provided documentation that a 48" or larger pipe would be required for covering the Ridenbaugh Canal. The Meridian City Council heard these items on June 5. Julv 3. and .July 17. 2007. At the .Julv 17. 2007. nublic bearin~ they annroved the subiect annlications. a. SummarY of City Council Public Hearinv: i. .In..fayQI; .Mel2:an JQhnson (Aoolicant's Reoresentatiy~ ii. In oooosition:....NQne iii. Commentinl2:: .JiQne iv. WrittenJ.es1imQDv: None v. ~taff or~sentin!! aoolicatiQK.Anna Canninl2: vi. Other Staff commentinl2: on aoolication: Len Gradv b. Key Issues of Discussion bv Council: i. The AoolicanCs request to install a different tvoe of streeLlight within th~ subiect develooment t~p. tvoicallv required bv the City. so as be con1l.!stent with the one~~y constructedFitbin the other oarts ofMeado.wlake Villa!!e: and 11. The n~eQ for one of the orooosed 10ts...liLshare a driveway," as it does not_IDkeUhe. City' s standards for minimum froDtl!g~ Q!!. a_publ~c street. c. Kev Council Chan~es to Commission Recommendation: i. Condition 1.2..:3J.o be stricken from the staff revolt. ii. ConditiQll_l.2..4Jo be stric..krn..fr.om the staff reoort; iii. Condition l~"~)] added to the staff reoort. requiriwUhe Aoolicant to submit a orivate street aoolication; IV. CmlditiQn 1.2.1 0 to be stricken from the staff. report which refers on~t.Q the p~Qr.tion that the Aoolicant provide documentation from the~..irri2a1i~m district that tilin!! the Ridenbaul!h Canalis..nill..neQ.es':ia~ v. Clarify Condition 1.2.6 to soecificallv refert?nce "residential" setbacks: VI. Modify Condition L2.J.Lt(Le.stablish that maintenance of all common ,!reas shall b~ the resoonsibilitv ofTo~fhmarkgfthe Treasure Valley. LLC. rather than b-YJh.kMe.ad.Qwlake Villal!e Nol1hlfume.Qwm;L.s..Ass_QciatiQn~ V11. Modify Condition 2.30..wmch"calls.JQr _sodium streetlil2:hts within Meadowlake Villa!!e North. As the existinl2: Meadowlake Villal!~ deyelooment c1!ITentlv uses a metal-halide. the Aoplicant desires to install the....saIlliLwi1bin the subiect sllbdiyisiQo. Public Works is amenable to such only if the A.-llolicant ~nters into a maintenance allfeement with the City which establishes tha.LIouchmark of the Treasure Vallev. LLC. is resoonsible for all maintenance of the metal-halide str~et Ugh~ and VIIl. Condition 3.9 to be stricken f[QlIL~affreoort which refers only to the portion that the Applicant orovides a.s.t:uh.s1r.eetw.ithin ~ develooment. 3. SUMMARY RECOMMENDATION Approval Meadowlake Village North - PP~07-009, CUP-07-008, & MI-07~006 Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007 After considering all Staff, Applicant, and public testimony, I move to approve File Numbers PP-07- 009, CUP.07-008, & MI-07-006, as presented during the hearing on July 17, 2007, with the following modifications to the conditions of approval: (add any proposed modifications) Denial After considering all Staff, Applicant, and public testimony, I move to deny File Numbers PP-07-009, CUP-07-008, and MI-07-006, as presented during the hearing on July 17, 2007, for the following reasons: (state specific reasons for denial of the preliminary plat and conditional use permit request) Continuance After considering all Staff, Applicant, and public testimony, I move to continue File Numbers PP-07- 009, CUP-07-008, and MI-07-006 to the hearing date of (insert continued hearing date here) for the following reason(s): (state specific reason(s) for a continuance) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 3805 / 3975 E Franklin Road Meridian, ill 83642 NE~ NW~ & NW~ NE~ Section 16, T3N, RIE b. Owner / Applicant: Touchmark of the Treasure Valley, LLC 5150 SW Griffith Drive Beaverton, OR 97005 c. Representative: Megan Johnson, WRG Design, Inc. d. Present Zoning: L-O (Limited Office) & C-G (General Retail and Service Commercial) e. Present Comprehensive Plan Designation: Mixed Use - Community f. Description of Applicant's Request: 1. Date of Preliminary Plat (See Exhibit A): REVISED Mav 29. 2007 2. Date of Landscape Plan (See Exhibit A): REVISED Mav 29.2007 g. Applicant's Statement / Justification: Phase III of Meadowlake Village is designed to expand upon and continue the VISiOn of Meadowlake as an active-adult community by providing unique housing opportunities and lifestyle choices. All applications have been submitted in accordance with the requirements of the City. Phase III will incorporate the same development standards and architectural standards that were used in previous phases. The project will provide active and passive recreational opportunities for the residents. (Please see Applicant's submittal letter for more.) 5. PROCESS FACTS a. The subject application will, in fact, constitute a preliminary plat as determined by City Ordinance. By reason of the 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 applications will, in fact, constitute a conditional use as determined by City Meadowlake Village North - PP-07~009, CUP-07-008, & MI-07-006 Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF .JULY 17,2007 Ordinance. By reason of the provisions of the Unified Development Code Title 11, Chapter 5, a public hearing is required before the City Council on this matter. c. The subject application will, in fact, constitute a development agreement modification as determined by City Ordinance. By reason of the provisions of the Unified Development Code Title 11, Chapter 5, a public hearing is required before the City Council on this matter. d. Newspaper notifications published on: April 16, 2007, and April 30, 2007 (Planning & Zoning Commission) May 14. 2007. and May 28.2007 (City Council) e. Radius notices mailed to properties within 300 feet on: April 5, 2007 (Planning & Zoning Commission) May 11. 2007 (City Council) f. Applicant posted notice on site by: April 23, 2007 (Planning & Zoning Commission) May 26. 2007 (City Council) 6. LAND USE a. Existing Land Use(s): Vacant, undeveloped land. b. Description of Character of Surrounding Area: A mix of single family residential and vacant land, where a mix of office, retail, single-family residential, and multi-family residential uses have been proposed for development. c. Adjacent Land Use and Zoning: 1. North: Undeveloped Meadowlake Village property, zoned L-O 2. East: Edgeview Estates Subdivision No.1, zoned R1-C (City of Boise) 3. South: Undeveloped Meadowlake Village property and the golf course, zoned L-O 4. West: Developed and undeveloped Meadowlake Village property, zoned L-O d. History of Previous Actions: In May 2001, The Touchmark Living Centers I Meadowlake Village development was annexed (AZ-99-02l) and granted conceptual approval as a planned development (PD) to house a mix of office, retail, single-family residential, and multi-family residential uses in an L-O (Limited Office) zone (CUP-99-039). Please see Exhibit A for original PD concept plan. The subject site, which totaled approximately 160 acres, was proposed to develop in multiple phases. A development agreement was recorded which outlined the requirements of construction for each of the phases. Each of the phases requires detailed CUP approval. Future phases of development will require CUP approval, as well. In 2003, a modification to the PD with an associated annexation application came before the Planning & Zoning Commission. An approximately 5-acre property which bisected the north half of the Meadowlake development was acquired by Touchmark of the Treasure Valley, and a new concept plan proposed to better unify the site. Please see Exhibit A for modified PD concept plan. Several improvements in Phase I of the project included construction of the major streets within the development, such as S. Touchmark Way; the landscaping along 1-84 and a portion of Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006 Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007 Franklin Road; the golf course; the Continuing Care Retirement Center; and some cottage and patio homes at the southeast portion of the property. Phase II saw platting and construction of commercial and office units at the northwest portion of the Meadowlake Village property. The subject applications, Phase III of the Meadowlake Village project, propose modification to the approved PD and CUP concept, and development agreement in effect for development, as this phase is not consistent with the 2003 plan. e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: This property is proposing sewer service to mains north of the project. Location of water: There is water in Touchmark Way. Issues or concerns: 1) The need for a second water connection, and 2) The Applicant's narrative did not request a waiver to tile the Ridenbaugh Canal, but should do so prior to the City Council public hearing. 2. Vegetation: All existing vegetation must be protected or mitigated for. 3. Floodplain: N/ A 4. Canals/Ditches/Irrigation: Ridenbaugh Canal runs at the east property line. 5. Hazards: N/A 6. Existing Zoning: L~O & C~G 7. Size of Subj ect Development: 19.8 acres f. Subdivision Plat Information: 1. Residential Lots: 52 2. Non.residential Lots: 2 office / commercial 3. Total Building Lots: 54 4. Common Lots: 10 5. Other Lots: 0 6. Total Lots: 64 7. Open Lots: 0 8. Residential Area: ~ 12.38 acres 9. Gross Density: 2.62 units per acre 10. Average Lot Size: 9,987 square feet g. Landscaping: 1. Width of street buffer(s): N/A 2. Width ofbuffer(s) between land uses: N/A 3. Percentage of site as open space: 5.18 acres (26.1 %) 4. Other landscaping standards: Landscaping adjacent to micropathways should comply with UDC 11-3B-12. Common, open~space lots should include at least one deciduous Meadowlake Village North - PP~07-009, CUP-07-008, & MI-07-006 Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007 shade tree per 8,000 square feet (UDC 11-3G-3-E2). Landscaping within parkways should comply with UDC 11-3B-7C. To qualify as open space, parkways shall be a minimum of eight feet (8') in width, measured from back-of-curb to edge-of~sidewalk and shall contain trees (UDC II ~3G-3B-5). h. Proposed and Required Non-Residential Setbacks: The L-O district does not have established residential setbacks, as single family dwellings are not considered allowed uses per City Code. However, the Meadowlake project was approved as a PD to specifically include residential units under the blanket zoning of L-O. Under said PD, the following setbacks for the residential portion were approved as follows: Previously Approved Setbacks Street to Living Area Street to Front-Facing Garage Side Entry Garage Street Side Side* Rear** Minimum Lot Size Maximum Building Height Minimum Street Frontage 10 20 15 10 5 / story 20 5,250 35 40 30 Street Frontage on Cul-de-sac * Measured from property line ** Measured from building to building This is the first phase of the project which provides single family dwellings, each on their own platted lot. The previous residential phase was constructed as a multi-family development, where all units are located on one building lot. Therefore, Staff recommends that the previously approved PD setbacks apply to this project, with the exception that the rear yard setback be in accord with the R-8 standard of 12 feet, measured from property line. 1. Summary of Proposed Streets and/or Access (public, private, common drive, etc.): The primary access to this phase of the development will be from an existing public street, S. Touchmark Way, which currently connects with Franklin Road. Two public streets will serve the homes within the development. A private street is proposed to connect to the south with an existing private street within the Meadowlake Village development, E. Putter Drive. (See Preliminary Plat Analysis and Variance Analysis below for more information). ACHD is supportive of the proposed street layout as long as all Site Specific and Staudard Conditions of Approval are met (see Exhibit B). 7. COMMENTS MEETING On April I, 2007, Planning Staff held agency comments meetings. The agencies and departments present included: Meridian Public Works Department, Meridian Fire Department, Meridian Police Department, Meridian Parks Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006 Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007 The subject site is designated 'Mixed Use - Community' on the Meridian Comprehensive Plan Future Land Use Map. According to the Comprehensive 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 following standards will serve as general guidelines for development in these Mixed Use areas: . All development within this designation will occur only under the Conditional Use Pennit process; . Where feasible, multi-family residential uses will be encouraged, especially for projects with the potential to serve as employment destination centers and when the project is adjacent to State Highways 20-26 , 55 or 69; . Where mixed use developments are phased, a conceptual site plan for the entire mixed use area is encouraged with the development application or, depending on the scope of the development, prior to a formal development application being submitted; and . Where the project is developed adjacent to low or medium density residential uses, a transitional use is encouraged. The following standards apply to the Mixed Use - Community Comprehensive Plan designation: . Up to 25 acres of non~residential uses pennitted within the Mixed Use - Community areas as shown on the Future Land Use Map; . In Mixed Use - Community areas that are not Neighborhood Centers, over 25 acres of non- residential uses shall be pennitted (through the CUP process); . Up to 200,000 sq. ft. of non-residential building area; and . Residential density of 3 to 15 units / acre. 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. The City of Meridian plans to provide municipal services to the subject development in the following manner: ;0.. Sanitary sewer and water service will be extended to the project at the developer's expense. ;0.. The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. ;0.. The subject lands are currently serviced by the Meridian School District #2. This service will not change. ;0.. The subject lands are currently serviced by the Meridian Library District. This service will not change. 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 VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (1ow~, 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. Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006 Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007 The subject application proposes single family detached dwellings. As the site is part of a larger residential concept for the Meadowlake development, where single family attached and multi~ family units are also proposed, Staff does find that, if approved, the development will contribute to the variety of residential housing in this area. . Chapter VII, Goal IV, Objective C, Action I - Protect existing residential properties from incompatible land use development on adjacent parcels. North, south, and west of the subject subdivision will be additional fUture residential developments located within the Meadowlake Village community. East of the site are existing single-family dwellings sited on 0.25-acre lots within the City of Boise. However, they are buffered by the Ridenbaugh Canal. Because the existing and anticipated land uses are also residential, Staff finds that the proposal is generally compatible with surrounding developments. · Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. Staff believes that, with the addition of an additional street connection, the subject application would comply with this Comprehensive Plan objective. Please see Preliminary Plat Analysis below for more information. . Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity. As required, several micropathways will be constructed which will olfer means for bicycle and pedestrian travel within this subdivision and between future adjacent Meadowlake Village subdivisions. Additionally, sidewalks will be constructed along all local streets. . 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, at minimum, temporary fencing should be constructed around the perimeter of this site. Staff finds that the proposal is generally harmonious with the Future Land Use Map designation for this site, is harmonious with the surrounding area, and generally does meet the goals and policies of the Comprehensive Plan. 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. 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: Per the approvals for annexation (AZ-99-021) and the planned development (CUP-99-039) for The Touchmark Living Centers / Meadowlake Village development, single-family detached developments are a permitted use in the L-O zone. b. Purpose Statement of Zone: The purpose of the L.O zone is to permit the establishment of groupings of professional, research, executive, administrative, accounting, clerical, stenographic, public service and similar used which shall not involve heavy testing operations of any kind or product manufacturing of such a nature to create noise, vibration, or emissions of a nature offensive to the overall purpose of the District. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation CONDITIONAL USE PERMIT ANALYSIS: Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006 Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007 The Applicant, Touchmark of the Treasure Valley, has requested modification of the existing PD (CUP-03-005) for a platted single-family residential subdivision, Meadow Lake Village North. When Touchmark was approved in 2001, it was approved as a conceptual Planned Development (PD) with a mix of office, retail, single~family residential, and multi-family residential uses. As part of the original approval, the single family products were approved under a different configuration and phase of construction. This application will modify the previously approved concept plan. The subject project site is approximately 20 acres in the heart of the Meadow Lake Village development. Staff is generally supportive of the modification (please see Preliminary Plat analysis for more information). PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan, Staff believes that this is a good location for the proposed single~family residential products. Staff also believes that the design of the plat is in general conformance with the UDC. Please see Exhibit B for conditions of approval and Exhibit D for detailed analysis of the required facts and findings for a preliminary plat. 1. Access / Streets: The preliminary plat which went before the Commission proposed internal public streets which terminated in dead-ends as cul-de-sacs. A temporary, fire-access was planned at the terminus of S. Worth Court to provide the Fire Department with alternate access to the development. The proposed cul-de-sacs exceeded the City's standard for cul-de-sac length and, hence, necessitated a variance. Additionally, the Comprehensive Plan requires street connections between subdivisions / developments at regular intervals to enhance connectivity within the City, a reason why City Staff did not support the requested variance. The Commission agreed. The revised plan maintains primary access from an existing public street, S. Touchmark Way, which currently ties in with Franklin Road. The two public streets, S. Worth Court and Biel Court, proposed to serve the development still terminate as cul-de-sacs. However, an additional access is now planned via a private street, which will connect S. Worth Court with an existing private street provided with the Meadowlake Village development, E. Putter Drive. The public roads within the development are proposed at 34-foot wide street sections, 8-foot parkways, and 4-foot wide attached sidewalks within 50 feet of right-of-way. The private street must maintain a 26-foot wide travel lane, as measured from face of curb, per the request of the Fire Department. Staff and ACHD are supportive ofthe revised plan, as long as all Site Specific and Standard Conditions of Approval are met (see Exhibit B). 2. Parking: UDC 11-3C-6A requires all single family dwellings with 2 or more bedrooms to have a two-car garage plus a 20' x 20' parking pad to be sited in front of each garage. Additionally, as the proposed streets within the subdivision will be 34-feet in width, measured front-of-curb, there street parking as well. The proposal also depicts several parking stalls located within the cu-de-sac islands. Staff believes that the development ample parking for its residents. 3. Elevations: The Applicant has not submitted building elevations for the proposed single family detached structures. However, Staff was able to locate elevations that were approved with the application for a Planned Development (CUP-99-039). Construction of these units should substantially comply with the previously approved elevation. Staff has included these elevations with the subject staff report (see Exhibit A). Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006 Page 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007 Staff cannot locate whether office / commercial elevations were submitted with the original annexation and PD for the site, and the Applicant has not submitted building elevations for the proposed office / commercial lots. Staff recommends that either the Applicant, provide said information to Planning Staff prior to the public hearing or at the time of the public hearing. Additionally, the Applicant should provide a concept plan for the office / commercial lots which depict the orientation of buildings, the parking lot layout, and how these buildings will access the public road system. 4. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The Applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single- point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. 5. Fencing: At the public hearing, the Applicant should state whether permanent fencing will be installed around the perimeter of the subdivision. The Applicant should submit a detailed fencing plan with the final plat application for the subdivision. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All perimeter fencing must be completed prior to issuance of building permits. Fencing should taper down to a 3 foot maximum within 20 feet of all rights-of-way. All fencing shall be installed in accordance with UDC 11-3A-7. 6. Ditches, Laterals, and Canals: The Ridenbaugh Canal courses along the eastern boundary of this site. UDC 11-3A-6 requires all irrigation ditches, laterals, canals, and drains to be piped. However, the City Council has the ability to waive this requirement for large-capacity facilities. In the past, the Council has granted waivers for large-capacity facilities if a 48-inch or larger pipe would be required, if the Applicant can provide documentation that a 48" or larger pipe would be required for covering the Ridenbaugh Canal. As the Applicant has provided Staff with said documentation, Staff recommends that the Council grant a waiver of tiling the Ridenbaugh Canal. Staff further recommends that 6- foot tall open-vision fence be constructed on the east side of the property. All other open ditches or laterals that cross the subject site should be tiled in accordance with the UDC. 7. Landscaping: The Applicant has provided 5.18 acres (26.1 %) of landscaped open space, exceeding the 5% minimum required by UDC 11-3G-3A-1. The majority of open space is provided in the form of parkways throughout the entire development. Staff is generally supportive of the revised landscape plan prepared by WRG Design, Inc., labeled Sheets LOO - L8, and dated 5/29/2007. The plan shall demonstrate compliance with the following standards. Per the conditions of approval for the Touchmark Living Center / Meadowlake Village development, the following landscape buffer is required: 10 feet minimum adjacent to the Edgeview Estates Subdivision (beyond the canal easement). This landscape buffer should be included as part ofthe adjacent common lot. Landscaping within parkways should comply with UDC 11-3B-7C. To qualify as open space, parkways shall be a minimum of eight feet (8') in width, measured from back-of-curb to edge-of-sidewalk and shall contain trees at a density of 1 per 35 linear feet of street frontage (UDC 11-3G-3B). Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07~006 Page] 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007 Per UDC 11-3A-8, all micropaths shall be a lllilllmum of 5-feet wide with 5 feet of landscaping on either side of said path and shall also contain trees at a density of 1 per 35 lineal feet. Per UDC II-35-5B, plant sizes upon installation shall be, at minimum, 2-inch in caliper for all ornamental and shade trees and 6-foot in height for all evergreen trees. All conunon areas approved as open space shall be vegetated and usable by residents. Maintenance of all common areas shall be the responsibility of the Meadowlake Village North Homeowners Association. 8. Tree Mitigation: Per UDC 11-3B-I0, any tree over 4" in caliper that is removed from the property should be replaced by installing additional trees, being the equivalent number of caliper inches of those removed. 9. Open Space / Amenities: The Applicant proposes to set aside 5.18 acres (26.1 %) of the property) in landscaping and open space. Staff is supportive of the provision of parkways throughout the project. Staff also supports the two large common areas as an amenity, as it provides useable recreational opportunities for the residents. All common lots that are approved as open space and will function as drainage areas shall be vegetated and usable by residents. Maintenance of all common areas should be the responsibility of the Meadowlake Village North Homeowners Association. 10. Existing Structures: Any existing structure that spans across proposed lot lines should be removed or relocated prior to signature of the final plat by the City Engineer. DEVELOPMENT AGREEMENT ANALYSIS: The Applicant has also submitted a Miscellaneous application (MI) requesting modification to the previously amended development agreement, the May 2003 Addendum recorded August 14, 2003, Instrument No. 103137119, for the Touchmark Living Centers / Meadowlake Village development, located in a L-Q zone. That addendum approved a revision to the original phasing plan for Phase III. This addendum also proposes amending the construction requirements for Phase III of the development. Items 2, 3, 4, 6, 8, & 9, are to be deleted as part of the requirements for completion of Phase III, the development proposed under this application, as these items are no longer considered to be within the scope of said phase. Item 12 should be deleted, as it duplicates Item 5. Items 1 and 5 are to be modified to eliminate references to 'Street D.' As all homes within this phase are to be single family units, Staff recommends that all references to patio homes be eliminated, as well. Items 1, 5, 7, and 13, "PHASE THREE - Begin in the Summer of 2006, Completion in 2009" should be modified to state: 1. Installation of domestic water distribution system and sanitary sewer collection system in all streets and cul-de-sacs to Phase Three cottages. 5. Public utilities along all streets and cul-de-sacs in Phase Three. 7. Construction of the street base for the Phase Three streets and cul-de-sacs. 13. Construction of cottage units and landscaping in Phase Three. This modification will nullify the May 2003 Addendum. Staff supports the proposed amendment to the recorded Development Agreement for this site. Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006 Page 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007 b. Staff Recommendation: Based on the above analysis, Staff finds that the subject PP I CUP I MI applications generally conform to the Comprehensive Plan policies, UDC standards, and the conceptual PD for the Touchmark Living Centers I Meadowlake Village development. Staff recommends approval of said PP, CUP, and MI applications subject to the conditions listed in Exhibit B. The Meridian Plannine: and Zonine: Commission heard this project on Mav 17. 2007. At the public hearine:. they moved to recommend approval of the subiect PP. CUP. and MI applications. The Meridian Citv Council heard these items 00 June 5. Julv 3. and Julv 17. 2007. At the Julv 17. 2007. nubHc hearioQ' thev annroved the subiect annHcations. 11. EXHmITS A. Drawings 1. Vicinity Map 2. Original Concept Plan (CUP-99-039) 3. Modified Meadowlake Village Concept Plan (CUP-03-005) 4. Preliminary Plat (REVISED: Mav 29.2007) 5. Landscape Plan (REVISED: May 29.2007) 6. Residential Elevations B. Agency Comments 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 D. Preliminary Plat and Landscape Plan Submitted With Application Meadowlake Village North - PP-07-009, CUP-07-008, & MI-07-006 Page 13 CITY OF MERIDIAN PLANNiNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007 A. Drawings 1. Vicinity Map ;d U~. ~ ~~ D~ E kl" 'I5ol ~ IllIi III ~. 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Exhibit A -.- """'1 O'Tl'AIT1W^ ~ 3H.1.:JO ~ III 3SVHd 3V~ 3)fV1MOO\f3Yi' NV1d E)N1.lH'lf"W ~ 'IIPPII II '1' ,~~, hili " J i Illd;i !ff~ I · JeJ!', I Jlul II n '.I'll ; ~I :I!I il! 111' ~_ i !Iijl~ ~ i ili !Hir!il)U ,I! ij1li · t ! I d. ,II II. ,I In!dl, I.. J .'Ie ,~ 8 . p e' ,,/,./ ;1 I,i, I, ~. \\ \~\\.. "~>\ , , '\;\ " ' '. :'~ \ " '\~ " , II II , ' \\ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007 .,.., "---"---"-----~......-""""'.~:9""'--- ._j"--'''--''-'-'._.;i;-~''Mf-'-'-'''."------ - .~ ;:" -:->" . ;~/ /:l. -~ ", . :r ,?'::-"--"'-,'" //;>'- , , " ! .' .../ I.. \.,\\". j' '., ./ i ,i \, ... \ I t !I II 'II t · I, ',:,', " i,I;. ) \\,\\ lit' " /.. ..\,... if)' '; t>' '.. ' . , '<', /~4/ '.:. . ',~>;~<" I' /" :",,'. .' ._," ,,,..-- - ~'~_ ~"i,,) //1' '. "c...<~-..::-..- ~-:c-__,_ "-, /"1"_ /,/~/ . /. ./'< .-,,, ~ - -.--,-.-:. , " // /If /". ri? / /~,.--- ''''~... ~ 1/; , .(/:., 1/' / -'. 'c""" /~,I'~ ';/;:;;"',$ 'I" /~/' /;,i/,/ ./l . .~/.)//.. .~...- /1 I ....~~. ;-'. 1/ / /;;?/ ..<./ t 1';('/ '- /~'l" I f/ ^ 1/. 1"/'/ .' ~,,/../.... ' /1,/ ./ .... . /1'" /' . :.::7 '/' /I~?::':,'/ ,: t I " /,' ! ~g! 1.:l/,/:/ , I ~ I l T , I '. ! ; J, I" Ij I >;~ I 1! I f I ~~I I I: >- ,II I ~--.-. - "'-1 I, <( ,III - " -- "1 I ;:. I' ',,; i i If :;J! I I ;J fIll, I II :~;:I 8 l;" ... -'-~ "1" .m ;:": -,,' , >i : I ' I i I ! I i I . I: Ii / ~ ' I : ~-'!...---. -_..----~ .......--.-.-1 _.~ -~ --- ---.... .(;I.t....~~ . I . g II II - , q 1111 t l I , .' "I C,t II I i U U! ! L U:U ~ II I Illil II at In I,ll 1111 It I! ! II i I' 9 I I Ij 111s1 I llilllllh'lll! I . . . Ffl I , . , !~ .?;5 , :~ " . i',- 1 ;-" , ' " , " ,. . , f I f , . f m: i ! " , , I ,/ I . r' ~ , , : .,..... '-....... " ~ r .~ "i' -...... f ....... J ""- l~. ~' J .. "r , L.nnnnnn!'_\:lJ.1Al!' ~'" Exhibit A ...... 'lIIltlIIiI't 011 '..\5'T1V^ ~ 3M! .10 )II;MIHJl'lOJ.1 lit 3SVHd 3ElVllI^ 3>tV'1MOClV3r4 NV1d eNIJ.NV1cI -.NOeON\tl" I,pp II i t Ii i . .~. ~ I I f tlf~hl .!ifU . ,..! n!l, J '~"I I t IlitfiJi , ~ 1.lili U'h III flllH : II ;:0'1. 1 · II 1,IIIJ I 'f!5 I . -I' f E, i r~ ., q"ll~fl~ I II II;". ~ t II t ,11,1_1 II tllRI G! 1IIIIMfbUhmrl ~ ~; ~: .-E3 i.e ;" :~':~; '\', ... iii .. ... . u . ..~ . ;(,.; .._.(v" /iM" ,.;JrP: ':. . .. _ .t.... .. ~ 'It'll' .. . ~ LJ ...~/I r.,.. ., : ...( . ......~. CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007 6. Residential Elevations Exhibit A ~ I ~ CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF JULY 17,2007 B. Agency Comments 1.1 CONDITIONAL USE PERMIT COMMENTS 1.1.1 Future construction of the single-family homes shall substantially comply with the elevations in Exhibit A of the staff report. 1.1.2 The Afl13lieant shall provide elevatioas of the 13ro13osed offie8 ,I eCll'l'li'l'lereial Buildings to Plal'lflffig Staff Fl0 later than at the time of the Planniag & ZOBiBg CoR1H'.lission hearing. .'\clclitioBally, the Applicant shall also 13rovide a eoncept plan f-or the offiee I con:nnereial lots wilieh depict tho oriefttatioB of buildings, the parkiR-g lot layout, ami how these Bt-lildillgs will aeeess the pt-lblic road system. 1.1.3 The proposed office I commercial lots, Lots 1 & 62. Block I, shall be subiect to Conditional Use Permit approval. At the time of submittal for CUPs, the Applicant shall provide plans for these lots which depict the orientation of buildings, the parking lot layout. and how they will access Nistler Court, not Touchmark Wav. Additionally, the Applicant shall also supply elevations ofthe proposed buildings. 1.1.4 Any future subdivision on this property shall require procurement of a CUP in accordance with the City of Meridian ordinances in effect at the time of permit submittal. 1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT 1.2.1 The preliminary plat labeled as Sheets COO-C03, prepared by WRG Design, Inc., and REVISED May 29, 2007, is approved, with the conditions listed herein. At least 10 days prior to the City COl:lBeil heariBg, provicle PlanniBg Staff with 10 full size e013ies of afl updated Preliminary Plat wilieh lists the oorreot setbacks f{lf the deyelopmem aflcl other applicable chaBges as listecl iB the eOBditioBs of approval hereiB. 1.2.2 Dedicate and construct all public internal roadways to meet ACHD's road design standards. 1.2.3 pfl[;jda€l a pweli€l StMB str€l€1t €!mlHliltillll tll tlulllmth }Ullpl.llt)" lill€l, at th€ t!lFmillliS ilfNi8t1@f Clltut, m8t€lUi llftkll ~rg~gl3€1i €1Hhlfg@IHl)" a€llIlS8. 1.2.1 Pfll'ivilill an €tn€fg€n€)' 8@@@BB tll llllllRllllt ..~.ith thll Pf€lpll8Ba fltul'l at thll nilfthgagt @€lfRllr €lf thll BWj€€t pf€lplll'ty. 1.2.5 All roads (public and emergency) shall meet the Meridian Fire Department's requirement of 28' inside I 48'outside turning radius and be constructed in accordance with ACHD's requirements. Modify all applicable roads to reflect this requirement. 1.2.6 Direct access to S. Touchmark Way shall be prohibited for anv lot within this subdivision; place a note on the face of the Final Plat. 1.2.7 The residential setbacks for the proposed subdivision shall be as follows: Setbacks Street to Living Area** Street to Front-Facing Garage** Side Entry Garage** Street Side** Side* 10 20 15 10 5 I story Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007 Rear* 12 5,250 35 40 30 Minimum Lot Size Maximum Building Height Minimum Street Frontage Street Frontage on Cul.de~sac * Measured from property line ** Measured from back of sidewalk 1.2.8 All single family dwellings with shall be required to have a two.car garage plus a 20' x 20' parking pad to be sited in front of each garage. 1.2.9 The landscape plan prepared by WRG Design, Inc., REVISED Mav 29. 2007, and labeled Sheets L1 - L8, is approved and shall demonstrate compliance with the following standards: · Provide 5.18 acres (26.1 % of the site) for landscaping and open space. · Graphically depict the 10.foot minimum landscape buffer adjacent to the Edgeview Estates Subdivision (beyond the canal easement). This landscape buffer should be included as part of the adjacent common lot. · Per UDC 11.3G-3B5 all parkways that are used as common open space shall be a minimum of eight feet wide from street curb to edge of sidewalk AND contain one Class II tree for every 35 linear feet of parkway. As it stands, with approximately 3,500 lineal feet of frontage is proposed within the development. Therefore, 102 street trees should be provided. Only 89 are depicted on the plan. Install 13 more trees within the proposed street parkways. · All micropathways shall be, at minimum, 5 feet wide and constructed in accordance with UDC 1l.3A.8. All landscaping adjacent to the pathway shall meet the requirements of UDC 1l.3B-12. · Per UDC 11-3A. 7 A. 7b, fencing is required adjacent to all micropathways and common areas. Said fencing shall be either four feet (4') in height, if closed vision, or six feet (6') tall if open vision fencing is used. Modify the applicable areas on the landscape plan to reflect this requirement. . Coordinate a tree mitigation plan with Elroy Huff of the Meridian Parks Department. · A written certificate of completion shall be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted prior to City Council signature of the Final Plat. 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). 1.2.1Q Tile .~ppli@aRt allall p'Err.id@ dOllulluBtatioll tllat a 18" or larger pipe would he required for eo':utog tile Ridllllhaugh. Callal pl!'ior to tile Il@arcillg hdull City Coulleil. The Applicant shall construct 6-foot tall, open-vision fencing on the east side of the development. 1.2.11 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC shall be removed prior to signature on the fmal plat by the City Engineer. 1.2.12 Maintenance of all common areas shall be the responsibility of the r.ic~uhn:lab~ -';.Tillagll NInth IIlnnCIHiVliCfS ABBlllliMillll Touchmark,of the Treas~e Vallev. LLC. and / or any subseauent o\y!!~r ofthe Meadowlake Villa2:e deve.,looment. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007 1.2.13 The ADDlicant shall submit to PlanninlZ Staff....a comoleted Driv~te street aoolicatLon Drior to submittal of the final Dlat for Meadowlake Villal!e Nm1h, 1.3 1.3.1 1.3.2 1.3.3 1.3.4 1.3.5 1.3.6 1.3.7 1.3.8 1.3.9 1.3.10 GENERAL REQUIREMENTS-PRELIMINARY PLAT Sidewalks/walkways shall be installed within the subdivision pursuant to UDC 11-3A-17. All lot lines common to a public right-of-way shall reserve a 10' utility easement. The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The Applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. 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. 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 Applicant shall submit a fencing plan with the final plat application for the subdivision. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All fences shall taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in accordance with UDC 11-3A-7. 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 open ditches or laterals that cross the subject site shall be tiled in accordance with the UDC (with the exception of the Ridenbaugh Canal, if waived by City Council). Staffs failure to cite specific ordinance provisions or terms of the approved preliminary plat does not relieve the Applicant of responsibility for compliance. Preliminary plat approval shall be subj ect to the expiration provisions set forth in UDC 11-6B-7. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains to the north of this project. The Applicant shall install mains to and through this subdivision; Applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Prior to construction plan approval the Applicant shall submit signed easements using the City of Meridian's standard forms for off-site mains. All off-site sewer mains shall have a 14-foot wide all weather access road placed over it to allow for routine maintenance. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007 2.3 The Applicant shall revise the common lot proposed to house the sewer main to be 20-foot in width, and dedicate a City of Meridian sewer easement over it. The sewer shall be centered within the buildable, with none of it being installed within a buildable lot. All lots must still meet the minimum dimensional standards. 2.4 No trees shall be allowed within the City of Meridian's sanitary sewer easements. Coordinate with the Planning Department for compliance with this condition while still meeting all landscaping ordinance. 2.5 Water service to this site is being proposed via extension of mains in Touchmark Way. The Applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.6 Due to the number of lots proposed with only a single water connection the Applicant shall be responsible for a second water connection. The water connection shall not be routed through a buildable lot, but rather a 20.foot wide common lot with a City of Meridian water easement dedicated over it. 2.7 The Applicant shall comply with one of the following: 1. Either provide two water stubs to the northern boundary, location to be coordinated with the Public Works Department; or 2. Provide one water stub to the north and when the northern property develops, a connection to the Franklin Road with a PRY shall be required. 2.8 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement with the reimbursable amount shall be approved by Council prior to plat signature. 2.9 Per UDC ll-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being developed shall be tiled. Historically, the requirement to tile the Ridenbaugh canal has been waived by City Council. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 2.10 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). 2.11 Additional width to the public utilities, drainage and irrigation easement along the right-of way shall be dedicated where the sidewalk is located past the right-of-way. The additional width needs to be sufficient to allow for 10 feet of easement past the sidewalk. 2.12 With the fmal plat application the applicant shall be required to dedicate 5-foot wide Public Utilities, Drainage, and Irrigation easements along interior lot lines, and lO-foot wide Public Utilities, Drainage, and Irrigation easements along rear lot lines. 2.13 The Applicant has not indicated who 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 fmal plat signature on the last phase of this proj ect. 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007 2.14 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 water for the primary source. If a surface source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the Developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.15 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC shall be removed prior to signature on the fmal plat by the City Engineer. 2.16 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. 2.17 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. 2.18 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. 2.19 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, road base approved by the Ada County Highway District, and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. (Residential Only) 2.20 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. 2.21 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive final approval prior to occupancy. Other required development improvements, such as fencing, micropaths, and landscaping may be bonded for prior to obtaining certificates of occupancy. (Commercial Only) 2.22 All development improvements, including but not limited to sewer, fencing, micropaths, pressurized irrigation, and landscaping shall be installed and approved prior to obtaining certificates of occupancy. (Residential Only) 2.23 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. 2.24 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. 2.25 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.26 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007 2.27 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. 2.28 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. 2.29 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. 2.30 One-hundred watt, high-pressure s@QiaIM. !lletal-halide streetlights, on 25' pole shall be required on all public residential streets. Two-hundred and fifty watt high pressure 8@€litim me.1aHJ.a1.i.de 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. .The Meridian Publico. Works Deoartment consid~rs metal-halide str~etliQ:hts to b.sLa decorative lig.ht: Decorative lights require a streetlight agreement on fIle with Public Works prior to activation. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400' distance in between locations. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain approval from the Public Works Department, and permit from Building Department prior to commencing installations. 3. FIRE DEPARTMENT 3.1 One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet apart. International Fire Code, Appendix C. 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 ofthe fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on comers when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all 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 of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 3.5 All entrance and internal public and private roads shall have a turning radius of 28' inside and 48' outside radius. 3.6 Requirements for dead-end fire apparatus access roads that are between 500'-750' in length. 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 26' wide. Streets with less than a 35' street width shall have no parking. Streets with less than 39' shall have parking only on one side. These measurements shall be based on the face of curb dimension. Special approval required over Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007 750' IFC Table D103.4. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 3.7 Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 3.8 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.9 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. The two entrances should be separated by no less than 12 the diagonal measurement of the full development. Tile .l4JfllicaBt Bllall f1fOvidll a stub strut 1'\"HlHs tll@ dllnlllflBltlllt. 3.10 Building setbacks shall be per the International Building Code for one and two story construction. 3.11 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface. Streets with less than 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 back of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 3.12 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. 3.13 Maintain a separation of 5' from the building to the dumpster enclosure. 3.14 Provide a Knox box entry system for the complex prior to occupancy. 3.15 The first digit of the office suite shall correspond to the floor level. 3.16 The Applicant shall work with Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance at the required intersection( s ). 3.17 All aspects ofthe building systems (including exiting systems), processes, and storage practices shall be required to comply with the International Fire Code. 3.18 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. 3.19 Provide exterior egress lighting as required by the International Building & Fire Codes. 3.20 There shall be a fire hydrant within 100' of all fire department connections. 3.21 The fire department is opposed to any landscape island in the middle of a cuI de sac that may prevent a fire truck from turning around on the end of the court. 3.22 Contact Joe Silva with the Meridian Fire Department (888-1234) to address concerns about the cul-de-sacs and secondary access. 4. POLICE DEPARTMENT 4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not exceed two feet in height. Trees shall have a canopy of no less than six feet. 4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. All micropaths and open areas shall have adequate lighting. 5. PARKS DEPARTMENT 5.1 The Parks Department has no concerns with the site design as submitted with the application. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007 6. SANITARY SERVICE COMPANY 6.1 SSC has no cormnents related to this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 SITE SPECIFIC CONDITIONS OF APPROVAL 7.1.1 Construct the internal streets (Nistler Court and Biel Court) as 34-foot street sections with rolled curb, gutter, and 8~foot planter strips within 50 feet of right-of-way; and a 5-foot detached concrete sidewalk located on site within an easement, as proposed. If any portion of the sidewalk is located outside of the right-of-way, then the applicant shall provide ACHD with a public access easement. 7.1.2 Obtain fire department approval for the reduced street sections, and parking is restricted to one side of the roadway. 7.1.3 Construct an oblong cul-de-sac turnaround with an island at the tenninus of Nistler Court and Biel Court with minimum turning radii of 45 feet. No on-street parking is allowed around these turnarounds. 7.1.4 Pave the emergency access to the site (located along the northern boundary) its entire width and at least 30-feet beyond the edge of pavement (as a paved apron), where intersecting Touchmark Way and Nistler Court. 7.1.5 Construct perpendicular parking on the proposed islands at the tenninus of Nistler Court and Biel Court, as proposed. 7.1.6 Comply with all Standard Conditions of Approval. 7.2 STANDARD CONDITIONS OF APPROVAL 7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way. 7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. 7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 Comply with the District's Tree Planter Width Interim Policy. 7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State ofIdaho shall prepare and certify all improvement plans. 7.2.8 The Applicant shall submit revised plans for staff approval, prior to issuance of building pennit (or other required pennits), which incorporates any required design changes. 7.2.9 Construction, use, and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Exhibit B CITY OF MERIDJAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007 7.2.10 Payment of applicable road impact fees is required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The Applicant at no cost to ACHD shall repair existing utilities damaged by the Applicant. The Applicant shall be required to call DIGLINE (1~800-342-1585) at least two full business days prior to breaking ground within ACHD right.of-way. The Applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the Applicant or the Applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.2.13 Any change by the applicant in the planned use of the property which is the subject 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 HEAL TH 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 Environmental 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 Applicant shall apply for a land use change application prior to [mal platting. 9.2 A11laterals and waste ways must be protected. 9.3 The District's Ridenbaugh Canal courses along the east boundary of this proposed project. This easement must be protected and any encroachment without a signed License Agreement and approved plan, before any construction is started, is unacceptable. 9.4 All murricipal surface drainage must be retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. 9.5 The Developer must comply with Idaho Code 31-3805. 9.6 NMID recommends that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. Exhibit B CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17,2007 C. Required Findings from Unified Development Code 1. Conditional Use Permit 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; The Council believes the site is large enough to accommodate the proposed single.family subdivision and still comply with all development regulations as outlined in this staff report. Staff and the Commission recommend City Council rely on Staffs analysis and any oral or written public testimony provided when detennining if this site is large enough to accommodate the proposed use. b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title; The Counxil fmds that the designated Comprehensive Designation for this property is Mixed- Use - Community. The property is currently zoned L-O. Per the approved conceptual site plan, the proposed single family residential uses are generally harmonious with the requirements of the Planned Development for Touchmark Living Centers / Meadowlake Village and the unc. (See Sections 8 and 10 above for more information regarding the requirements for this use.) c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area; The Council finds that, if the Applicant complies with the conditions outlined in this report, the proposed subdivision should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; The Council finds that, if the Applicant complies with the conditions outlined in this report, the proposed uses will not adversely affect other property in the area. Staff and the Commission recommend City Council rely upon any public testimony provided to detennine if the development will adversely affect the other property in the vicinity. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer; Based on comments from other agencies and departments, the Council finds that the proposed use can be adequately served by all of the public facilities and services listed above, if the Applicant complies with the conditions outlined in this report. Please refer to any comments prepared by the Meridian Fire Department, Police Department, Parks Department, Sanitary Services Corporation, and ACHD. 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 of the community; Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007 If approved, the Applicant will be financing any improvements required for development. The Council finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community's economic welfare, if the Applicant complies with the conditions outlined in this report. 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; and The Council does not anticipate the proposed uses will create excessive noise, smoke, fumes, glare, or odors. The Council finds that the proposed uses will not be detrimental to people, property, or the general welfare of the area, if the Applicant complies with the conditions outlined in this report. h. That the proposed use will not result in the destruction, loss or damage of a natural, scenic, or historic feature considered to be of major importance. The Council finds that there should not be any health, safety or environmental problems associated with this subdivision that should be brought to the Council's attention, if the Applicant complies with the conditions outlined in this report. The Council [mds that the proposed use will not result in the destruction, loss or damage of any natural, scenic, or historic feature of major importance. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following [mdings: a. The plat is in conformance with the Comprehensive Plan; The Council finds that the proposed application is in substantial compliance with the adopted Comprehensive Plan. The Council supports the proposed density and proposed plat layout, with recommended changes, as they comply with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. b. Public services are available or can be made available and are adequate to accommodate the proposed development; The Council [mds that public services can be made available to accommodate the proposed development. Please see Section 8 of the Staff Report above. c. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; If approved, the developer will be installing sewer, water, and utilities for the development at their own cost. The Council finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff and the Commission recommend City Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B, Agency Comments and Conditions, for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007 Staff and the Commission recommend City Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety, or environmental problems. f. The development preserves significant natural, scenic or historic features. The Council is unaware of any natural, scenic, or historic features on this site. Therefore, the Council finds that the proposed development will not result in the destruction, loss, or damage of any natural, scenic, or historic feature(s) of major importance. Staff and the Commission recommend the 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 and the Commission are unaware. Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 17, 2007 D. -'---_._, _~ _1IIIIi .. 1I__ ..IIIIIIII_.... ~.~..:!....! Il I Preliminary Plat and Landscaoe Plan Submitted With Apolication 0lMJl 'Nw:IIBl'l ~ .we I 01' 'A3'llVJ\ iWOSY3w. 3H.l,tO >4WV'tHOf)QJ. III 3S"o'Hd ~. 3DVllI^ 3>IV1MOOV3ri .L~ et3^OO IW1Hj · j.~.~ !i ~ Ii ., ( ~ ~ ..... ~~ ... ::::, I ~ !Y ii~i ~ -. ~.~II: ~ ai~! a: ~ Ii 8 ~ r'= ,lii h.. , I ~.! I tl ql" I Ulii I II . ! I. , ~ -! I :llh hM I I I. 1~IUt I I hilt.? 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