HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 15, 2007
STAFF REPORT
Hearing Date: November 15, 2007 E IDIAN~--
(Continued from October 18, 2007) IDAHO ~ T
TO: Planning & Zoning Commission I ~/ E D
FROM: Sonya Watters, Associate City Planner
(208) 884-5533 NQV Q Q ZQQ7
SUBJECT: Cavanaugh City Of Meridian
City Clerk Office
• RZ-07-014
Rezone of 30.08 acres from R-8 (Medium Density Residential) to C-N
(Neighborhood Business) (13.59 acres) and TN-C (Traditional Neighborhood
Center) (16.49 acres) zoning districts
PP-07-015
Preliminary Plat of 517 lots [consisting of 443 single-family residential
building lots; lmulti-family residential building lot consisting of 32
conceptuaUfuture apartment units; 8 residential building lots consisting of 61
future/conceptual condo units; 4 mixed use lots consisting of commercial-
retail on the first floor with 12 residential lofts on the second floor; 9
commercial building lots, 1 school building lot, 1 civic/social hall lot, 47
common lots, and 3 other (parking) lots] on 177.43 acres in the C-N, TN-C,
TN-R, & R-8 zoning districts
• CUP-07-017
Conditional Use Permit to convert the existing Caven home into acivic/social
hall, in an R-8 zone
• MI-07-O11
Development Agreement modification to address the new neighborhood
center plan and conversion of the existing Caven home into acivic/social hall
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Kastera Development, LLC, has applied for a Rezone (RZ) of 30.08 acres from R-8
(Medium Density Residential) to C-N (Neighborhood Business) and TN-C (Traditional
Neighborhood Center) zoning districts. The portion proposed to be zoned C-N consists of 13.59 acres
and the portion proposed to be zoned TN-C consists of 16.49 acres. Preliminary Plat (PP) approval is
also requested for 5171ots [consisting of 443 single-family residential building lots; lmulti-family
residential building lot consisting of 32 conceptuaUfuture apartment units; 8 residential building lots
consisting of 61 future/conceptual condo units; 4 mixed use lots consisting of commercial retail on
the first floor with 12 residential lofts on the second floor; 9 commercial building lots, 1 school
building lot, 1 civic/social hall lot, 47 common lots, and 3 other (parking) lots]on 177.43 acres in C-
N, TN-C, TN-R, & R-8 zoning districts. A Conditional Use Permit (CUP) is requested for approval to
convert the existing Caven home on the proposed Lot 1, Block 34 into acivic/social hall, in an R-8
zone. A Development Agreement modification (MI) is requested to address the new neighborhood
center plan and conversion of the existing Caven home into acivic/social hall.
This property was annexed into the Ciry in 2006 with R-8, TN-R, and C-N zoning and a
preliminary plat was approved at the same time under the name of Tanana Valley. Since that time
the property has been sold and purchased by a new owner and is now being developed by Kastera
Development. A portion of this property, shown as phase 1 on the preliminary plat, received final
Cavanaugh RZ PP CUP MI PAGE I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 15, 2007
plat (FP-07-014) approval in June, 2007 under the name of Cavanaugh Subdivision No. 1. This
final plat contained 123 single-family building lots and 12 common lots on 24.8 acres in the R-8
and TN-R zoning districts.
The subject property is located on the southeast corner of S. Meridian Road/SH 69 and E. Victory
Road. The site consists of four tax parcels, one of which is currently addressed as 465 E. Victory
Road. Currently, there is one existing single-family (Given) home (currently being used by Kastera
Development for a real estate sales and construction office for residential dwelling/lots within the
development) on this site that the Applicant is proposing to retain for acivic/social hall. The subject
property is currently located within the Urban Service Planning Area and the corporate boundaries of
the City.
2. SUMMARY RECOMMENDATION
The subject applications (RZ, CUP, PP, & MI) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Rezone, Conditional Use Permit, Preliminary Plat, and Miscellaneous
(Development Agreement modification) applications. Staff is recommending approval of the
proposed Cavanaugh development (RZ-07-014, CUP-07-017, PP-07-015, & MI-07-011) with
the conditions listed in Exhibit B of the Staff Report. (Note: The Commission is not required to
make a recommendation to City Council on the Development Agreement Modification (MI)
application.)
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers RZ-07-014, CUP-07-017, and PP-07-015 as presented in staff report for the
hearing date of November 15, 2007, with the following modifications: (Add any proposed
modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers RZ-07-014, CUP-07-017, and PP-07-015 as presented during the hearing
on November 15, 2007, for the following reasons: (You should state specific reasons for denial of
the rezone and you must state specific reason(s) for the denial of the plat and conditional use
permit. You must state what the applicant could do to gain your approval of the CUP in the future.)
Continuance
I move to continue File Numbers RZ-07-014, CUP-07-017, and PP-07-015 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:
The subject property is generally located on the southeast corner of S. Meridian Road/SH 69 and
E. Victory Road and consists of Ada County Tax Parcel #'s S l 130212450, 51130121110,
51130233725, and 51130234000
NW '/a of Section 30, Township 3 North, Range 1 East
Cavanaugh RZ PP CUP MI PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 15, 2007
b. Owner:
DBSI Tanana Valley, LLC
15711 State Highway 55
Boise, ID 83714
c. Applicant:
Kastera Development, LLC
15711 State Highway 55
Boise, ID 83714
d. Representative: Wayne Forrey, Kastera Development
e. Present Zoning: R-8 (Medium Density Residential), C-N (Neighborhood Business), & TN-R
(Traditional Neighborhood Residential)
f. Present Comprehensive Plan Designation: Medium Density Residential & Mixed Use-
Neighborhood -Neighborhood Center
g. Description of Applicant's Request:
The Applicant is requesting approval of the following:
Rezone (RZ) of 30.08 acres from R-8 to C-N (13.59 acres) and TN-C (16.49 acres) zoning
districts;
Preliminary Plat (PP) modification to address the new village center neighborhood
commercial plan and conversion of the Caven home into acivic/social hall. The plat consists
of 5171ots [consisting of 443 single-family residential building lots; lmulti-family
residential building lot consisting of 32 conceptuaUfuture apartment units; 8 residential
building lots consisting of 61 future/conceptual condo units; 4 mixed use lots consisting of
commercial retail on the first floor with 12 residential lofts on the second floor; 9 commercial
building lots, 1 school building lot, 1 civic/social hall lot, 47 common lots, and 3 other
(parking) lots] on 177.43 acres in C-N, TN-C, TN-R, and R-8 zones;
• Conditional Use Permit (CUP) to convert the existing Caven home into a unique
neighborhood community center as a civic/social hall for neighborhood and community
events. The civic/social hall will be available for public and private neighborhood gatherings,
meetings, weddings, relaxation, spa, banquets, parties, picnics, seminars, and recreation; and
• Development Agreement modification (MI) to address the new neighborhood center plan and
conversion of the existing Caven home into acivic/social hall.
1. Date of Site/Landscape Plan (attached in Exhibit A): November 5, 2007
2. Date of Preliminary Plat (attached in Exhibit A): November 8, 2007
5. PROCESS FACTS
a. The subject application will in fact constitute a Rezone as determined by City Ordinance. By
reason of the provisions of UDC 11-SA-2, a public hearing is required before the Commission
and City Council on this matter.
b. The subject application will in fact constitute a Conditional Use Permit as determined by City
Ordinance. By reason of the provisions of UDC 11-SA-2, a public hearing is required before the
Commission and City Council on this matter.
c. The subject application will in fact constitute a Preliminary Plat as determined by City Ordinance.
Cavanaugh RZ PP CUP MI PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER I5, 2007
By reason of the provisions of UDC 11-SA-2, a public hearing is required before the Commission
and City Council on this matter.
d. The subject application will, in fact, constitute a Development Agreement modification as
determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11,
Chapter 5, a public hearing is required before the City Council on this matter.
e. Newspaper notifications published on: October 1, 2007 and October 15, 2007
f. Radius notices mailed to properties within 300 feet on: September 21, 2007
g. Applicant posted notice on site by: September 17, 2007
6. LAND USE
a. Existing Land Use(s): There is one single-family (Caven) home (currently being used by Kastera
Development for a real estate sales and construction office for residential dwelling/lots within the
development) and associated outbuildings on the site. The existing home is proposed to be
retained on the site as a civiclsocial hall. The remainder of the property is being used as
agricultural land.
b. Description of Character of Surrounding Area: This area contains a mix of uses. To the north,
across Victory Road are a commercial nursery and other commercial businesses and single-family
homes in Observation Point Subdivision. To the south and east are recently approved
subdivisions in the City. To the west, across Meridian Road, are large parcels and single-family
homes in the County. This section is rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Commercial property (Victory Greens, gas station, Double D feed store), zoned C-G;
and residential property (Observation Pointe, Glacier Springs, Kachina Estates), zoned R-4
and RUT (Ada County)
2. East: Residential property (Tuscany Village, Roseleaf, Sicily, Reflection Ridge), zoned R-4
and R-8; Grange hall, zoned R1 (Ada County)
3. South: Residential property (approved Sicily & Reflection Ridge), zoned R-4 & R-8; and
storage facility, zoned RUT (Ada County)
4. West: Residential property (Meridian Heights), zoned RUT and R6 (Ada County)
d. History of Previous Actions:
This property previously received approvals under the name of Tanana Valley. The previous
applications were as follows:
• Annexation and Zoning (AZ-06-O15) approval of 192.26 acres to R-8 (177.90 acres), TN-R
(10.42 acres), and C-N (3.94 acres) zones. A Development Agreement was also approved
with the annexation (Instrument No. 106151214);
• Preliminary Plat (PP-06-013) approval of 548 single-family residential lots, 1 commercial lot,
1 school lot, and 20 common lots on 177.94 acres;
• Final Plat (Cavanaugh Subdivision No. 1, FP-07-014) approval of 123 single-family
residential lots and 12 common lots on 24.8 acres in the R-8 and TN-R zoning districts; and
• A temporary Certificate of Zoning Compliance (CZC-07-043) was issued on March 27, 2007
for the existing Caven home to temporarily be used for a real estate sales and construction
Cavanaugh RZ PP CUP MI PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER I5, 2007
office for residential dwelling/lots within the development; this permit expires on March 27,
2007.
NOTE: There were 548 single-family building lots approved with Tanana Valley; there are 443
single-family building lots proposed with this application. Therefore there are l OS less single-
familybuilding lots proposed with the subject development. However, in addition to the single-
family lots, the subject development now includes lmulti-family residential lot proposed to
conceptually contain 32 apartment units, 8 residential lots consisting of 61 future/conceptual
condominium units, and 4 mixed-use lots consisting of commerciaUretail on the first floor with
12 residential lofts on the second floor. Although the type of dwelling has changed from 105
single-family to 105 multi-family, the overall number of dwelling units on this property has not
changed.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: Black Cat Trunk
Location of water: This property is proposing water service from mains located in Victory
Road and Meridian Road.
Issues or concerns: None
2. CanalslDitches Irrigation: The Ridenbaugh Canal bisects the subject property. There are a
couple of other ditches and/or drains that abut this site. Except for the Ridenbaugh Canal, the
applicant should cover all ditches and laterals that cross, intersect, or are adjacent to the site.
Please see the Analysis section and Exhibit B below for requirements related to the irrigation
ditches, laterals and canals on this site.
3. Vegetation: There are some existing trees on this site that should either be preserved or
mitigated for. The rest of the site is primarily used for agricultural purposes.
4. Flood plain:NA
5. Hazards: The Ridenbaugh Canal is deep and wide and could be hazardous to children.
6. Proposed Zoning: C-N (Neighborhood Business) and TN-C (Traditional Neighborhood
Center); existing R-8 and TN-R.
7. Overall Zoning for Development: R-8 (Medium Density Residential), C-N (Neighborhood
Business), TN-C (Traditional Neighborhood Center); and TN-R (Traditional Neighborhood
Residential) zoning districts
8. Size of Property: 177.43 acres
£ Subdivision Plat Information:
1. Residential Lots: 463 (+4 mixed use lots w/residential lofts)
2. Non-residential Lots: 1 S (including commercial lots, civic/social hall lot, school lot, & mixed
use lots w/commercial-retail on the first floor)
3. Total Building Lots: 478
4. Common Lots: 47
5. Other Lots: 3 (parking)
6. Total Lots: 517
7. Gross Density: 3.08 units per acre (net density is 4.76 dwelling units per acre)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 15, 2007
g. Landscaping
1. Width of street landscape buffer(s): A 25-foot wide buffer is required along E. Victory Road,
an arterial street; a 35-foot wide buffer is required along S. Meridian Road/SH 69, an
entryway corridor and arterial street; and a 20-foot wide buffer is required along S. Standing
Timber Way and the future Rumpel Lane/Harris Street collector streets, in accordance with
the standards listed in UDC 11-3B-7C.
2. Width of buffer(s) between land uses: A 20-foot wide buffer is required on property that is
zoned C-N that is adjacent to residential uses, per UDC Table 11-2B-3.The buffer shall be
constructed in accordance with the standards listed in UDC 11-3B-9C.
3. Parking lot landscaping: Perimeter and internal parking lot landscaping is required on all lots
that are zoned C-N and TN-C, in accordance with the standards listed in UDC 11-3B-8C.
Perimeter and internal landscaping on these lots will be reviewed for compliance with UDC
standards with submittal of Certificate of Zoning Compliance applications for each building.
4. Other landscaping standards: Landscaping adjacent to multiuse pathways and micropaths
should comply with the standards listed in UDC 11-3B-12. Common open space lots should
include at least one deciduous shade tree per 8,000 square feet in accordance with UDC 11-
3G-3E2.
h. Off-Street Parking: Per UDC 11-3C-6, single-family dwellings with more than 1 bedroom are
required to have 2 parking spaces per dwelling unit in an enclosed garage with a 20 foot x 20 foot
parking pad between access and garage; multi-family dwellings are required to have 2 parking
spaces per dwelling unit in a covered carport or garage.
i. Summary of Proposed Streets and/or Access: The applicant is proposing to construct public
street accesses to both Victory Road and Meridian Road. On the submitted preliminary plat, three
public streets (S. Standing Timber Way, S. Enter Way, & S. Mesa Way) are shown to intersect
Victory Road, and one (currently) private street (Rumpel Lane) is shown to intersect SH
69/Meridian Road at the southwest corner of the development. Aright-in access point from
Victory Road is also proposed between Standing Timber Way and S. Enter Way. The ACHD is
requiring that Standing Timber Way be constructed as a residential collector, with no front-on
housing. All of the other internal streets are proposed as local streets with 33-foot wide street
sections (measured back of curb to back of curb) and contain 5-foot wide detached sidewalks, per
the typical street section shown on Sheet 2 of the plat.
There are four blocks (Blocks 24-27), consisting of 81ots proposed for future condo units, in the
TN-C portion of the property that propose access to the units from an alley.
The applicant is proposing to provide stub streets to the out-parcel on Victory Road and the out-
parcel on S. Meridian Road; Staff supports these stub streets. Stub streets are also proposed to be
extended from the previously approved Tuscany Village Subdivision to the east, from Sicily &
Roseleaf Subdivisions to the south, and from Reflection Ridge, at the southeast boundary. Staff
supports the extension of these stub streets. The plat also shows a public street connection to
Rumpel Lane at the south boundary (1/2 mile south of Victory Road). Access points to adjacent
arterial streets should be approved by ACRD, ITD and the City. The ACHD report is included in
Exhibit B of the Staff Report. (See Section 10, Analysis, for more information.)
7. COMMENTS MEETING
On September 28, 2007 a joint agency and department meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary
Cavanaugh RZ PP CUP MI PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 15, 2007
Services Company. Staff has included comments, conditions and recommended actions in Exhibit B
below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
A majority of this property is designated "Medium Density Residential" on the Comprehensive Plan
Future Land Use Map. Medium density residential areas are anticipated to contain three to eight
dwelling units per acre (see Page 99 of the Comprehensive Plan). The proposed development includes
548 residential units on 177 acres for a gross density of 3.08 dwelling units/acre. The proposed
density lies within the anticipated density of the Comprehensive Plan for this area.
A portion of this property is also designated "Mixed Use -Neighborhood" (MU-N) with a
Neighborhood Center (N.C.) overlay on the Comprehensive Plan Future Land Use Map. This
designation is depicted at the half-mile between Meridian Road and Locust Grove Road; however, the
Applicant is proposing to move it to the Victory/Meridian Road intersection. Staff supports the
relocation of MU-N/N.C. as shown and proposed by the Applicant. Neighborhood Centers are
anticipated to provide a blend of high-density residential, small-scale commercial, entertainment,
office and open space uses that are geared to serve all residents within a one to two square mile area.
The purpose of these centers is to create a centralized, pedestrian-oriented, identifiable and day-to-day
service oriented focal point for neighborhood districts. The proposed development includes a mix of
housing types, small scale commercial uses, acivic/social hall, open space, and pathways.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed development (staff analysis in italics below policy):
Require that development projects have planned for the provision of all public services
(Chapter VII, Goal III, Objective A, Action 1, page 111).
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The subject property is already within the corporate boundaries of the City.
The City of Meridian plans to provide municipal services to the lands proposed to be
developed in the following manner:
- 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.
- The subject lands currently lie within the jurisdiction of the Meridian Police Department
(MPD).
- The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD) and Idaho Transportation Department (ITD).
These services will not change.
- The subject lands are currently serviced by the Meridian School District No. 2. This
service will not change.
- The subject lands are currently serviced by the Meridian Library District. This service
will not change.
• Chapter VI, Goal II, Objective A, Action 6 -Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes to extend four stub streets provided to this property
from previously approved subdivisions. Staff believes that the applicant has done a nice job
of connecting to existing stub streets as well as providing for future connectivity to the south.
Cavanaugh RZ PP CUP MI PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 15, 2007
• 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.
The applicant is proposing to construct 4 foot tall solid fencing along Meridian Road
adjacent to the single family residential portion of the development and along a portion of
the southern boundary that is adjacent to the storage facility. Prior to home construction,
temporary construction fencing to contain debris should be constructed around the perimeter
of this site where permanent fencing is not proposed.
• Chapter VI, Goal II, Objective A, Action 5 -Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to construct S foot wide detached sidewalks adjacent to all of the
proposed streets, which connect to adjacent properties. The applicant is also proposing to
construct micro paths internally within the development for pedestrian access to the proposed
civic/social hall, the multi-use pathway along the Ridenbaugh Canal, and the commercial
portion of the development. The 10 foot wide multiuse pathway along the Ridenbaugh will
also connect to the required 10 foot wide pathway along Meridian Road and the adjacent
developments as part of the City's pathways plan. Staff is generally supportive of the
proposed pedestrian connections to adjacent properties.
• Chapter VII, Goal N, Objective D, Action 2 -Restrict curb cuts and access points on
collectors and arterial streets.
In accordance with the UDC and ITD's standards, the applicant is not proposing any access
points to/from SH 69 other than at the half mile mark between section line roads at Harris
Street (Rumpel Lane). Three access points are proposed to/from Victory Road, an arterial
street. The Applicant is also proposing stub streets to the out parcel on Meridian Road and
the out parcel on Victory Road so that they will have access to local streets.
• Chapter VII, Goal N, Objective C, Action 1 -Protect existing residential properties from
incompatible land use development on adjacent parcels.
Most of the subject property is zoned residentially (R-8). Staff finds that the existing single-
family residential properties to the north, south, east and west, as well as the Grange Hall to
the east are compatible with the proposed development.
• Chapter V, Goal I, Objective A, Action 4 -Develop and maintain greenbelts along
waterways.
The Ridenbaugh Canal bisects this property. The Applicant is proposing, and is required, to
construct a 10 foot wide multi-use pathway alongside the canal as part of the City's Master
Pathways Plan.
Chapter V, Goal III, Objective D, Action 5 -Require all commercial and industrial
businesses to install and maintain landscaping.
Landscaping is proposed as required within the commercial portion of the development and
should be maintained by the Business Owners Association. Compliance with internal
landscaping standards will be reviewed at the CZC or CUP approval level for the future
buildings.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 15, 2007
• Chapter VII, Goal I, Objective C, Action 4 -Require new residential development to meet
development standards regarding landscaping, signage, fences and walls, etc.
Landscaping is required within the residential portion of the development in accordance with
UDC standards. Fencing is proposed on the site and is required to comply with the standards
listed in UDC 11-3A-7. Signage shall be approved by a separate sign permit and shall
comply with the requirements listed in UDC 11-3D.
• Chapter VI, Goal I, Objective A, Action 2 -Support the location of school sites within every
square mile in undeveloped areas.
An alternative high school is proposed in the north eastern portion of the development
adjacent to Victory Road. Staff is supportive of the proposed school location as there are no
other schools within the square mile.
• Chapter VII, Goal I, Objective B, Action 1 -Consider development applications that apply
the neighborhood center concept.
The proposed development employs the neighborhood center concept with neighborhood
friendly commercial uses, a mix of residential uses (vertically integrated residential units
over retail uses, future condos, future apartments, and single family homes), open space,
pedestrian pathways, acivic/social hall, and a school.
Staff believes that the proposed development generally complies with the Comprehensive Plan. Staff finds
that the proposed density, land uses and zoning districts for this property are consistent with the goals
and objectives 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. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (iTDC) 11-2-1 lists single-family detached homes
as permitted uses in the R-8 and TN-R zoning districts. Multi-family developments are a
permitted use in the TN-C zoning district. There are several principally permitted, accessory and
conditional uses allowed in the C-N and TN-C zoning districts.
b. Purpose Statement of Zoning Districts:
• R-8 Medium-Density Residential: The purpose of the residential districts is to provide for a
range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection
to the City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
TN-R Traditional Neighborhood Residential: The purpose of the TN-R District is to provide
for a variety of residential land uses including attached and detached single-family
residential, duplex, townhouse, and multifamily. A TN-R District includes open spaces and
promotes pedestrian activity through well-designed and varied streetscapes that also provide
for the safe and efficient movement of vehicular traffic. Most dwelling units should be
accessed from alleys. The maximum density of the TN-R District is fifteen (15) units per
acre. The minimum density is eight (8) units per acre. Density should decrease away from the
center and closer to conventional residential districts. The TN-R District should be generally
located: adjacent to a TN-C District, along a transit corridor, or within a mixed use
Cavanaugh RZ PP CUP MI PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 15, 2007
neighborhood. For the purposes of this Title, the term residential district shall also include
the Traditional Neighborhood Residential District.
• TN-C Traditional Neighborhood Center: The purpose of the TN-C district is to serve as the
focal point of a neighborhood center, containing retail, commercial, and community services
to meet the daily needs of community residents within a one to two mile radius. A TN-C
district is pedestrian oriented, and is designed to encourage pedestrian connection with a
traditional neighborhood residential district. TN-C uses include small scale retail, restaurants,
recreational, personal services, public or quasi-public uses, churches, and attached and multi-
family dwellings.
• C-N Neighborhood Commercial: The purpose of the Commercial Districts is to provide for
the retail and service needs of the community in accord with the Meridian Comprehensive
Plan. Four 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. Specific Use Standards: Per UDC Table 11-2A-6, specific use standards apply to the proposed
civic/social hall use. The specific use standards in UDC 11-4-3-7 state that no outdoor event or
activity center associated with the use shall be located within 50 feet of any property line; and
accessory sales and or distribution of beer and wine shall be allowed.
d. General Standards: Please see UDC 11-2A-6 for development standards in the R-8 district; UDC
11-2D-5 for development standards for the TN-C district; UDC 11-2D-6 for development
standards in the TN-R district; and UDC 11-2B-3 for development standards in the C-N district.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
REZONE: The Applicant is requesting to rezone 30.08 acres of the site from the R-8 zoning
district to C-N and TN-C zoning districts. The Applicant intends to build a grocery store on the
northwest corner of the property; vertically integrated buildings internally; multi-family
buildings; and, stand alone commercial buildings within the area proposed for the rezone. This
area previously was approved for single-family detached dwellings.
The Comprehensive Plan Future Land Use Map designation for the property proposed to be
rezoned is medium density residential. However, the Applicant is proposing to shift the mixed use
neighborhood center towards the VictorylMeridian intersection. Staff is supportive of this shift
and the proposed rezone (see Section 8 above). Based on the policies and goals contained in the
Comprehensive Plan, staff believes that the requested C-N and TN-C zoning is appropriate for
this property. Please see Exhibit D for detailed analysis of the required facts and fmdings for
annexation.
The rezone legal descriptions and exhibit maps submitted by the applicant (stamped on July 6,
2007 by Gregory Holkesvig, PLS) included as Exhibit C are accurate and meet the requirements
of the City of Meridian and Idaho State Tax Commission.
CONDITIONAL USE PERMIT: The Applicant is requesting Conditional Use Permit (CUP)
approval to convert the existing 13,000 square foot Caven home into a unique neighborhood
community center as a civic/social hall. The UDC (Table 11-2A-2) requires such uses to obtain
CUP approval. The Applicant has submitted a site plan, attached as Exhibit A.6, showing how the
site is proposed to develop and be utilized.
Cavanaugh RZ PP CUP MI PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER I5, 2007
The Applicant proposes to preserve the Caven home and convert it into a gathering place for
neighborhood and community events. The Applicant's narrative states that the proposed
civic/social hall will be available for public and private neighborhood gatherings, meetings,
weddings, relaxation, spa, banquets, parties, picnics, seminars, and recreation. Because of the size
of the civic/social hall, Kastera envisions that multiple functions can occur during the same time.
Facilities include a library, commercial kitchen, banquet room(s), recreation rooms, computer
rooms, meeting rooms, swimming pool, tennis court, spa, barbeque and picnic facilities, patios
and decks, large lawn areas, restrooms, storage rooms and garage. Anticipated capacity for
outdoor events is estimated to be 300 people; anticipated capacity for indoor events is estimated
to be 100 people.
Specific Use Standards: Per UDC Table 11-2A-6, specific use standards apply to the proposed
civic/social hall use. The specific use standards in UDC 11-4-3-7 state that no outdoor event or
activity center associated with the use shall be located within 50 feet of any property line; and
accessory sales and or distribution of beer and wine shall be allowed. Staff is including a
condition of approval that the Applicant complies with these standards.
Elevations: The Applicant has not submitted building elevations with this application but has
submitted photos of the existing Caven home. Included in the Applicant's narrative is a list of 21
unique design features of the Caven home that will be used as a reference throughout the
Cavanaugh Architectural Guidelines for the subdivision. (See Exhibit A.8 for a list of proposed
design features and photos of the existing Caven home.) Staff has reviewed the proposed design
features and found them to represent high quality architecture and construction materials. For
this reason, Staff supports the design features and construction materials proposed for structures
within this development.
Certificate of Zoning Compliance (CZC): A CZC is required for the change in use of the
existing Caven home from a residence to a civic/social hall, prior to obtaining Certificate of
Occupancy for the new use.
Staff has reviewed the site plan submitted with this application. The parking shown on the site
plan exceeds the amount required by UDC 11-3C-6B but will be necessary for the proposed use.
The existing landscaping on the site is abundant and meets UDC requirements. A 20-foot wide
street buffer is required adjacent to S. Standing Timber Way, a collector street, and should be
constructed in accordance with the standards in UDC 11-3B-7C, a proposed. A detailed
site/landscape plan is required to be submitted for approval with the CZC application for a change
in use of the site from a residence to a civic/social hall. At that time, Staff will review the site in
detail for compliance with applicable UDC standards.
Staff believes that the conversion of the Caven home to a civic/social hall as proposed will be a
great addition to the neighborhood as well as the community. Further, Staff believes that the
proposed use will be an excellent reuse of an extraordinary property and commends the Applicant
for preserving the existing structure and making it available for public use. For these reasons,
Staff is very much in favor of the CUP request as proposed, per the findings attached in Exhibit D
of this report.
PRELIMINARY PLAT: The Applicant is requesting preliminary plat approval of 5171ots
[consisting of 443 single-family residential lots; 1 residential lot consisting of 32 future apartment
units; 8 residential lots consisting of 61 future condominium units; 4 mixed-use lots consisting of
commercial retail on the first floor with 12 residential lofts on the second floor; 9 commercial
lots; 1 school lot; and 1 civic/social hall lot, 47 common lots, and 3 other lots (parking lots)] on
177.43 acres in C-N, TN-C, TN-R, & R-8 zones. The previously approved preliminary plat for
Tanana Valley contained 548 single-family building lots, 1 commercial lot, 1 school lot, and 20
Cavanaugh RZ PP CUP MI PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 15, 2007
common lots on 182.6 acres in the R-8, TN-R, and C-N zoning districts. There are now l OS less
single-family residential lots than before. Additionally, 32 future apartment units, 61 future condo
units, and 12 residential lofts above retail uses are now proposed.
The proposed preliminary plat was prepared by J-U-B Engineers on 11 /8/07. The gross density
for the residential portion of the proposed development is 3.08 dwelling units per acre (net
density is 4.76 dwelling units per acre). There is one existing home on Lot 1, Block 34 that is
proposed to remain and be converted into acivic/social hall for the benefit of the neighborhood
and community.
The previously approved preliminary plat consisted primarily of single-family residential uses in
the R-8 (177.9 acres) and TN-R (10.42 acres) districts with only a small portion (3.94 acres)
zoned C-N for commercial uses. The subject plat decreases the R-8 area to 137.4 acres, adds the
TN-C area of 16.5 acres, increases the C-N area to 13.6 acres, and does not change the TN-R area
from 10.4 acres. The open space area previously approved was 24.05 acres or 13.5% of the site;
the proposed open space area is now 27.6 acres or 15.6% of the site, for an increase of 3.55 acres
or 2.1 %. Staff supports the proposed land use changes as they are consistent with the mixed-use
neighborhood designation on the Future Land Use map for this area. Further, Staff believes that
the variety of uses proposed fits well with the neighborhood center concept.
The previous plat had an overall gross density of 3.09 units per acre; the subject plan has an
overall gross density of 3.08 dwelling units per acre. While the density is the same, the lot sizes
proposed on the subject plat have generally decreased in size. The subject plat includes more
pathways than originally proposed, which increases pedestrian accessibility to the commercial
portion of the development, the school site, and the civic/social hall. The previous plat depicted
two access points (S. Standing Timber and S. Mesa Avenue) to Victory Road and one access
point (Harris Street) to Meridian Road. The new plat depicts three access points to Victory Road
and one to Meridian Road.
The proposed plat shows a portion (the TN-R zoned portion) of the property that received final
plat approval in June, 2007 as Cavanaugh Subdivision No. 1 but does not include it within the
plat boundary. For this reason, details are not shown on this portion of the property. This area did
not change from that approved with the preliminary plat for Tanana Valley. The TN-R zoned
portion of the property should be included in the subject revised preliminary plat for this
development; this piece provides a contiguous connection that is needed for this property to be
included in one plat.
Dimensional Standards: Staff has reviewed the preliminary plat for compliance with the
dimensional standards of the R-8, C-N, TN-C, and TN-R zoning districts. The existing structure
that is proposed to remain meets the minimum setbacks of the R-8 zone. The following list of
items does not comply with dimensional standards and/or are errors on the plan that need to be
shown on a revised plat:
A 25-foot wide street buffer shall be provided along the full length of the property along
E. Victory Road, an arterial street, exclusive of ACHD's right-of--way, including adjacent
to the deceleration lane west of Standing Timber Way and adjacent to the school site on
Lot 24, Block 8. Said buffer should be placed in a common lot or a permanent easement,
maintained by the business owners' association in commercial portions of the
subdivision. Buffers in residential portions of the subdivision should be placed in a
common lot, maintained by the homeowners' association.
• A 20-foot wide street buffer(s) shall be provided along S. Standing Timber Way and
Harris Street, both collector streets and all other streets classified as collectors. (The
buffer along Harris Street should extend further to the east so that Lot 8, Block 43 does
Cavanaugh RZ PP CUP MI PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 15, 2007
not have frontage on two streets.) Said buffers should be placed in a common lot or a
permanent easement, maintained by the business owners' association in commercial
portions of the subdivision. Buffers in residential portions of the subdivision should be
placed in a common lot, maintained by the homeowners' association.
Access: The applicant is proposing to construct public street accesses to both Victory Road and
Meridian Road. On the submitted preliminary plat, three public streets (S. Standing Timber Way,
S. Enter Way, & S. Mesa Way) are shown to intersect Victory Road, and one (currently) private
street (Rumpel Lane) is shown to intersect SH 69/Meridian Road at the southwest corner of the
development at the half mile (in alignment with Harris Street). Aright-in access driveway is also
proposed to the commercial portion of the site from Victory Road between Standing Timber Way
and S. Enter Way. A public street, S. Mesa Way, is proposed to Victory Road along the east
boundary of the proposed school site; direct access to the school lot to/from Victory Road shall be
prohibited. The ACHD is requiring that Standing Timber Way and the future extension of Harris
Street be constructed as residential collectors, with no front-on housing. Staff is supportive of the
proposed access points as allowed by ACHD. All of the other internal streets are proposed local
streets with 33-foot wide street sections (measured back of curb to back of curb) and contain 5-
foot wide detached sidewalks, per the typical street section shown on Sheet 2 of the plat. There
are four blocks (Blocks 24-27), consisting of 81ots proposed for future condo units, in the TN-C
portion of the property that propose access to the units from an alley. The plat also shows a public
street connection to Rumpel Lane, a private street at the south boundary. Staff and ACRD are
requesting that the Applicant close and/or incorporate Rumpel Lane into a new public
street (the extension of Harris Street currently on the west side of Meridian Road)
constructed as a standard residential collector with a 36-foot street section. The new
extension of Harris Street should extend from the intersection of Meridian Road to connect
with the stub street (Reflection Ridge Place) from Reflection Ridge Subdivision. ACHD's
conditions are included in Exhibit B of the Staff Report.
Private Street: On the plat adriveway/private right-in access point to the site from Victory Road
between S. Standing Timber Way and S. Enter Way is shown. Staff is not supportive of this
access point; the private street is not approved with this application.
Stub Streets: The Applicant is proposing public street connections to four stubs streets provided
to this property from previously approved Tuscany Village Subdivision to the east, from Sicily &
Roseleaf Subdivisions to the south, and from Reflection Ridge, at the southeast boundary. Staff
supports the extension of these stub streets as proposed. Additionally, there is a stub street at the
south boundary from Reflection Ridge Subdivision (Reflection Ridge Place) that the Applicant is
proposing to connect to the extension of Harris Street.
There are two out parcels that are surrounded by the subject development. One of the out parcels
is on Victory Road; the other is on Meridian Road. Both of these out parcels currently take direct
access to the adjacent arterial roadway. The Applicant is proposing to construct a stub street to
these properties to allow for access to these parcels to be provided from a local street. Staff is
supportive of all of the proposed stubs as they allow for future access to these parcels from
internal local streets rather than the adjacent arterial streets.
Existing Structures: The site currently contains one existing home and garage, which is
proposed to remain and be converted into acivic/social hall and service area per the site plan
submitted with this application.
Design Standards: All structures proposed within the development that are located adjacent to
SH 69, an entryway corridor, shall be required to obtain design review approval and comply with
the design standards listed in UDC 11-3A-19C. This requirement applies specifically to future
structures on Lot 3, Block 29. The Design Review application may be submitted with the CZC
Cavanaugh RZ PP CUP MI PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 15, 2007
application.
Elevations: The Applicant has submitted a design collage (see Exhibit A.7) for this development
that represents architectural elements proposed in Cavanaugh for the residential and commercial
portions of the development. The images are taken from the Architectural Vision and Guidelines
for the development. It is recommended that architects involved at Cavanaugh study the
Architectural Vision and Guidelines as well as other standards set for the subdivision. The
Applicant has also submitted a list of 21 unique design features at the Caven home that will be
used as a reference throughout the Cavanaugh Architectural Guidelines. This list is included as
Exhibit A.8 in this report. Conceptual elevations with construction materials were submitted for
the residential lofts, future condominiums, and apartments (see Exhibit A.9). Staff has reviewed
the proposed design features and design collages in Exhibits A. 7, and A.8, and the conceptual
building elevations in Exhibit A.9 and found them to represent high quality architecture and
construction materials. For this reason, Staff supports the design features, construction
materials, and conceptual elevations proposed for structures within this development. (Note: The
multi family units proposed within this development do not require future CUP approval
because multi family developments are a permitted use in the TN-C zone. For this reason,
Commission and Council should review the conceptual elevations submitted with this
application included in Exhibit A.9 to determine if additional design requirements should be
added.)
Sidewalk: A 5-foot wide detached sidewalk is required to be constructed along E. Victory Road,
in accordance with ACHD standards and UDC 11-3A-17. A 10-foot wide detached multi-use
pathway is required to be constructed along SH 69/S. Meridian Road with a public use easement,
in accordance with ITD standards and UDC 11-3H-4C. All sidewalks shall be a minimum of 5-
feet wide, except if detached sidewalks are provided on local streets in residential subdivisions,
the minimum sidewalk width may be reduced to 4 feet, per UDC 11-3A-17A.
Parkways: Per UDC 11-3A-17E, the minimum width of parkways planted with class II trees
shall be 8 feet; parkways are currently depicted on the typical street section shown on Sheet 2 of
the plat at 6 feet in width. The planter width for class II trees maybe reduced to 6 feet if there are
root barriers that are a minimum of 18 inches below sub-grade adjacent to the sidewalk and a
minimum of 24 inches below sub-grade adjacent to the curb; the root barriers shall extend 2
inches above grade. If 8-foot wide parkways are not provided, this area may not be counted
toward the required open space for the subdivision, per UDC 11-3G-3B.5. If the Applicant
proposes to construct a 6-foot wide parkway, the Applicant shall comply with the above
standards relating to root barriers. Staff is including a condition of approval as such.
Development along State Highways: Because this development is located along SH 69, there
are certain provisions in the UDC that pertain to the design of new residential development along
state highways to mitigate noise impacts associated with such roadways. Specifically, a 10-foot
wide multi-use pathway is required to be constructed adjacent to the State Highway as proposed
by the Applicant and shown on the site/landscape plan. Access to this pathway is provided from
the pathway along the Ridenbaugh Canal. Additionally, a berm or berm/wall combination is
required to be constructed within the buffer a minimum of 10 feet higher than the elevation at the
centerline of the state highway. Staff is including a condition of approval in Exhibit B that the
Applicant is required to comply with the standards listed in UDC 11-3H-4B, Noise
Abatement for Residential Uses along State Highways.
Landscaping: The landscape plan prepared by Breckon Land Design on 8/10/07 is approved
with the following modifications/notes:
• Construct a minimum 25-foot wide street buffer along the entire length of Victory Road
(including adjacent to the school lot and the deceleration lane west of Standing Timber
Cavanaugh RZ PP CUP MI PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 15, 2007
Way), exclusive of ACHD right-of--way. Said buffer should be constructed in accordance
with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets.
• Construct a minimum 35-foot wide street buffer along the entire length of SH 69/S.
Meridian Road, exclusive of ITD right-of--way. A berm or berm/wall combination shall
be constructed within the buffer a minimum of 10 feet higher than the elevation at the
centerline of the state highway, per the standards listed in UDC 11-3H-4D, Noise
Abatement for Residential Uses along State Highways.
• Construct a minimum 20-foot wide street buffer along S. Standing Timber Way, Rumple
Lane/Harris Street, and all other streets classified as collectors within the development.
Said buffer should be constructed in accordance with the standards listed in UDC 11-3B-
7, Landscape Buffers along Streets. The buffer along Harris Street should extend further
to the east so that Lot 8, Block 43 does not have frontage on two streets.
• Per UDC Table 11-2B-3, Provide a 10-foot wide street buffer along all local streets in the
C-N zoned portion of the development in accordance with the standards listed in UDC
11-3B-7, Landscape Buffers along Streets. Parking stalls shall not encroach within the
required buffer area.
• Provide a minimum 20-foot wide buffer on the southern boundary of C-N zoned property
that is adjacent to residential uses. Landscaping shall be installed in accordance with the
standards listed in UDC 11-3B-9, Landscape Buffers to Adjoining Uses.
• UDC 11-3B-12 requires a minimum 5-foot wide landscape buffer on both sides of micro-
paths, the 10-foot wide multi-use pathway along the south side of the Ridenbaugh Canal,
and the 8-foot wide pathway along the north side of the Ridenbaugh Canal, planted with a
minimum of one deciduous tree per 35' linear feet and shrubs, lawn, or other vegetative
ground cover. The landscape plan depicts "existing trees " on the south side of the
pathway; the plan should be revised to include the size and botanical name of existing
trees to determine compliance with UDC 11-3B-12. Also, several of the micro paths do
not contain the required number of trees.
Either provide 8-foot wide parkways adjacent to local streets or provide 6-foot wide
parkways with root barriers in accordance with the standards in UDC 11-3A-17E. Street
section on sheet 2 of the plat shows a 6 foot wide parkway; the landscape plan shows an
8 foot wide parkway.
• A 6-foot tall open vision fence is required along the south side of the Ridenbaugh Canal,
per UDC 11-3A-6B; a 5-foot tall open vision is shown on the plan. Revise plan to comply
with this requirement.
Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing
trees on site.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above,
with the final plat application(s).
Mitigation: There are a lot of existing trees on this site. Staff encourages the Applicant to save as
many of the existing trees as possible. Mitigation shall be provided for all existing trees 4-inch
caliper or greater that are removed from the site in accordance with the standards listed in UDC
11-3B-1OC.5.
Common Open Space: Per UDC 11-3G-3, a minimum of 10% common open space is required
within the development. The site consists of approximately 177 acres; 17.7 acres of open space is
Cavanaugh RZ PP CUP MI PAGE 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 15, 2007
required. The Applicant is proposing 27.6 acres of open space, which complies with and exceeds
the minimum open space requirement. Additionally, one site amenity is required for each
additiona120 acres of development area. Per this requirement, the site is required to have 8
amenities. The Applicant is proposing the following as amenities: (3) pedestrian bridges across
the Ridenbaugh Canal; amulti-use pathway along the south side of the canal; a 8-foot wide
sidewalk along the north side of the Ridenbaugh Canal; 25' x 60' pool; 4' radius hot tub; 15' x
15' splash park; 20' x 20' water plaza; open play area; acivic/social hall; bus turnout; and
additional open space area beyond the required amount. Additionally, per UDC 11-3G-3E.2, at
least one deciduous shade tree per every 8,000 square feet of common open space should be
planted along with lawn, either seed or sod. The landscape plan complies with this requirement.
Maintenance of all common areas shall be the responsibility of the Cavanaugh Home Owners'
and Business Owners' Associations. Staff is generally supportive of the open space and site
amenities proposed on the site as they comply with UDC requirements. (Note: In order for
parkways to count toward the required open space, they need to be a minimum of 8 feet in width
from curb to edge of sidewalk; they are currently shown at 6 feet on Sheet 2 of the plat and 8 feet
on the landscape plan.)
Multi-use Pathway: The applicant is proposing to construct amulti-use pathway, as depicted on
the Future Land Use Map, along the south side of the Ridenbaugh Canal throughout the property.
Staff is supportive of the proposal to construct the multi-use pathway as depicted. Per, UDC 11-
3B-12, a 5-foot wide landscape strip is required on each side of the pathway along with one
minimum 2-inch caliper deciduous tree per 35 linear feet and shrubs, lawn, or other vegetative
groundcover. The landscape plan depicts "existing trees" on the south side of the pathway;
the plan should be revised to include the size and botanical name of existing trees to
determine compliance with this requirement. Staff is including a condition of approval in
Exhibit B for the Applicant to comply with the standards listed in UDC 11-3B-12C. The
Applicant is also proposing to construct a 8-foot wide pathway along the north side of the
Ridenbaugh Canal. The pathway should also have landscaping on either side as required by UDC
11-3B-12C.
Micro-paths: The applicant is proposing to construct several micro-paths within this
development for pedestrian connection to the proposed civic/social hall, the multi-use pathway
along the Ridenbaugh Canal, the commercial portion of the development, and between
subdivision blocks. Per UDC 11-3B-12, micro-paths are required to be landscaped with a
minimum of one deciduous tree every 35 linear feet and shrubs, lawn, or other vegetative
groundcover. Several of the micro-paths do not have enough trees to meet the
aforementioned requirement of 1 tree per 35 feet. Staff has included a condition of approval in
Exhibit B for the landscape plan to be revised to comply with this requirement. Staff is generally
supportive of the proposed pedestrian connections as shown. UDC 11-6C-3F prohibits blocks
from being longer than 1,300 feet without a pedestrian connection; Block 43 exceeds the
maximum block length allowed without a pedestrian connection. The applicant should add
a micro-path to break up this block length, connecting to the sidewalk on Harris Street. All
micro-paths shall be constructed at least 5 feet wide, with 5 feet of landscaping on each side of
the path in accordance with the standards listed in UDC 11-3B-12.
Alleys: There are four blocks (Blocks 24-27) consisting of 81ots proposed for future condo units,
in the TN-C portion of the property that propose access to the units from an alley. Staff supports
the proposed alley access to these units and is including a requirement in Exhibit B that the alley
shall be constructed in accordance with the standards listed in UDC 11-6C-5
Fencing: Four-foot tall solid fencing is shown on the landscape plan adjacent to the single-family
residential portion of the development along SH 69 north of the out-parcel and six-foot tall solid
fencing is shown south of the out-parcel and along the southern boundary adjacent to the storage
Cavanaugh RZ PP CUP MI PAGE 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 15, 2007
facility. Five-foot tall open vision fencing and four-foot tall solid fencing is proposed internally
within the development adjacent to common areas and micro-paths. Afive-foot tall open vision
fence is proposed along the south side of the Ridenbaugh Canal adjacent to the proposed
residential lots; asix-foot tall open vision fence is required per UDC 11-3A-6B. Staff is
including a condition of approval in Exhibit B that the fencing along the south side of the
Ridenbaugh complies with this requirement. All fencing proposed on the site shall be constructed
in accordance with the standards in UDC 11-3A-7 and 11-3A-6B.
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, asingle-
point connection to the culinary water system shall be required. If a single-point connection is
used, the developer will be responsible for the payment of assessments for the common areas
prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation
system should be installed to all landscape areas per the approved specifications and in
accordance with UDC 11-3A-15 and MCC 9-1-28.
Ditches, Laterals, and Canals: The Ridenbaugh Canal and the Kennedy Lateral traverse through
this site. There are other irrigation/drainage laterals that bisect this parcel. The City has
historically not required the Ridenbaugh Canal to be piped (it would take a large diameter pipe.)
Per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the area being subdivided should be
tiled except when used as a water amenity or linear open space. Staff recommends that exclusive
of the Ridenbaugh Canal, all irrigation ditches, laterals and canals be tiled.
Certificate of Zoning Compliance (CZC): A Certificate of Zoning Compliance is required prior
to issuance of a building permit for any and all of the multi-family and commercial structures
within this development. All structures must substantially comply with the photo collage and
design features submitted with this application (see Exhibit A.7, A.8, and A.9) and the
architectural standards listed in UDC 11-4-3-27E for multi-family developments. Additionally,
the commercial building shown on Lot 3, Block 29 is required to comply with the design
standards listed in UDC 11-3A-19C for commercial structures located along entryway corridors.
NOTE: A CZC application may include multiple/all multi family structures within the
development.
DEVELOPMENT AGREEMENT MODIFICATION (MI Application): The Applicant is
requesting to modify the existing DA (Instrument No. 106151214) approved with the annexation
(AZ-06-015) of this property to address the new neighborhood center plan and conversion of the
existing Caven home into acivic/social hall. Staff has included the Applicant's requested DA
modifications in Exhibit A.10 of this report with Staff's comments in red/bold italics. Staff is
supportive of the proposed changes to the DA as shown in Exhibit A.10 with recommended
changes as noted on #5.1.14. The amended Development Agreement shall be signed within 6
months of City Council approval of this application.
b. Staff Recommendation: Staff recommends approval of the subject applications (RZ-07-014,
CUP-07-017, PP-07-015, & MI-07-011) based on the Findings listed in Exhibit D and the
conditions listed in Exhibit B of this Staff Report for the hearing date of November 15,
2007.
11. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
Cavanaugh RZ PP CUP MI PAGE 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 15, 2007
2. Rezone Site Plans
3. Preliminary Plat (prepared by: J-U-B Engineers, dated: 11/8/07)
4. Phasing Plan
5. Landscape/Site Plan (prepared by: Breckon Land Design, dated: 11/5/07)
6. CUP Site Plan
7. Cavanaugh Design Collage
8. Design Features
9. Conceptual Elevations for Multi-family Residential Lofts, Future Condominiums, and
Apartments
10. Requested Development Agreement Modifications
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
C. Legal Descriptions & Exhibit Maps for Property Proposed to be Rezoned
D. Required Findings from Unified Development Code
Cavanaugh RZ PP CUP MI PAGE 1 S
A. Drawings
1. Vicinity/Zoning Map
Exhibit A
Exhibit A
2. Rezone Site Plans
dT
3. Preliminary Plat (prepared by: J-U-B Engineers, dated: 1118107)
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(~ j /~~ ~, ~ ~ 'r 15111 MWY 55 _ PE L. .0 P S -2 ^ ~,r.
8015 b 03114 BC SE 0 0 9 D9
1. ~ PNONE: (200) 838-LANG GAX: (2DB) BJ9-8110 E ,.
., ~ ~ ~ /: ?~ ~ ~ f~~ s DDV. I
5 RN~,OF RJ~~ LD a eiODGE, P1.5. 1G
Exhibit A
Exhibit A
4. Phasing Plan
5. Landscape/Site Plan (prepared by: Breckon Land Design, dated: 11/5/0?)
(There are 10 additional sheets of the Landscape Plan that are not included in this staff
report; they are labeled as Sheets Ll.ll-L1.20.)
Exhibit A
\~~
~.. rir•
LtiD
6. CUP Site Plan
~~
Conditional Use Permit Site Plan for
Cavanaagh SoaallCivic Hall
i~Ca 11.C 15711 SH55, Boise, Ideb 837U
~~ LLOYD STREET
° SQ•~ t
A~t7,ulOT ~934~LM~
Exhibit A
7. Cavanaugh Design Collage
THE CAVEN HOME
CIVIC/SOCIAL HALL AND ARCHITECTURAL
Exhibit A
INSPIRATION FOR CAVANAUGH
COMMERCIAL PROPERTIES
Exhibit A
Exhibit A
RESIDENTIAL PROPERTIES
LANDSCAPING
Exhibit A
8. Design Features
Design features at the Caven home that will be used as a reference throughout the Cavanaugh
Architectural Guidelines:
1. The play of light/shade using cantilevers, overhangs, balconies, and pergolas. Consider the
imagery cast by shadows;
2. Basic geometric masses horizontal in perspective or features that are horizontal in aspect;
3. A variety of texture in massive planes;
4. Low pitched roofs with large overhangs and intersecting roof planes;
5. Repeating patterns in beam work and materials;
6. Integration of interior and exterior spaces through the use of: skylights, captured views, atriums,
exterior materials visually continuing to interior spaces, transparent walls to patio areas,
expansive glass;
7. Architecture designed around specific captured views;
8. Transom windows at the ceiling line bringing in generous amounts of natural light;
9. Shadow walls designed to screen windows, and windows recessed into the building envelope.
The majority of the windows are facing north to maximize energy efficiency;
10. Mature landscaping strategically placed to provide shade, privacy, and beauty;
11. Porte cocheres;
12. Exterior spaces that blend with the site and surrounding architecture;
13. Joints that appear disconnected by a gap that casts shadow (floating ceilings);
14. Massive structural components;
15. Stone walls at the Caven home use Trail Creek stone. The natural stone is used as a structural
component applied with minimal or no grout lines. In Cavanaugh, stone must have a structural
appearance and not a veneer look. Stone is not permitted to terminate at an outer corner, but
must wrap around and continue to a point of intersection at an inside corner;
16. Materials are true to their nature. Exposed timbers are weathered and stained to enhance the
natural tones of the wood. Stone appears structural;
17. Exposed aggregate concrete provides a variety of texture;
18. A modern mix of colors; finished industrial products may use bright colors in contrast to natural
materials in subtle earth tones;
19. Exposed redwood timber in a smooth finish;
20. Smooth finished stucco; and
21. Copper edging, caps, and accents.
Exhibit A
9. Conceptual Elevations for Multi-family Residential Lofts, Future Condominiums, and Apartments
Cavanaugh Lofts
,Conceptual Fievation
fafA~
Cavanaugh Condominiums
Conceptual Fievation
i.if~v
,. ,
_ .._~
Flat Roofs with Parapets and Low Sloped
Boats with Architectural Grade Composition
Shingles
Heavy Woad Pergolas
Horizontal and Vertical Wood Siding in
Combination with Stucco Wall Planes
Stone Accents
Metal Clad Windows and Patio Doors
Off~t Wall Planes for Vlsuai Relief and
Shadow Patterns
Law Sloped Roois with Architectural
Grade Composition Shingles
Heavy Wood Fascias
Horizontal and Vertical Wood Siding in
Combination with Stueeo Wall Planes
Stone Accents
Metal Ctad Windows and Patio Doors
Offset Watl Planes tar Vlsuai Reltei
and Shadow Patterns
Exhibit A
Law Sloped Roofs with Architectunt
Crade Campositio» Shingles
Heavy Woad Fascias end Trim
Harizontat and Vertical Wood Siding in
Combination with Stucrn Walt Planes
_ . ..
--.- -~.
-~-~.
i~
r
Y` C' ~
- e .~ .. __,__
~h~ "~
s.~
.~~~,
Cavanaugh Apartments
Conceptual Elevation
L1
L~ ~--~
~~..,L~ ~
Stone Accents
Earthtone Windows and Patia boors
Offset Wall Planes for Visuat Relief
and Shadow Pakerns
Exhibit A
10. Requested Development Agreement Modifications
Kastera proposes the following modifications: (Staff s comments in bold/red italics)
DEVELOPMENT AGREEMENT MODIFICATIONS
PARTIES: 1. Agency = City of Meridian
2. Owner = DBSI Tanana Valley LLC
3. Developer= west Kastera Development LLC
THIS DEVELOPMENT AGREEMENT (this "Agreement"), is made and entered into this 2S~' _ day of
20067, by and between City of Meridian, a municipal corporation of the State of Idaho,
hereafter called "City", west Kastera Development, LLC, whose address is d^ 47`T. r,..°°a°r n~.,°°,
&t~ 15711 State Highway 55, ~if~~} Boise, Idaho 83714, hereinafter called "Developer", and
' DBSI Tanana Valley LLC, whose address is ^^o".T_ T,..°~a°~ ni..°°, ~`° ' n' 15711
State Highwa,~55, ~'^-~ Boise, 83714, hereinafter called "OWNER".
DBSI Tanana Valley LLC as "Owner" and Kastera Development LLC as "Developer", agree to be bound
by the terms of the original Development Agreement (instrument # 106151214), approved on September
21, 2006 on the land described in Exhibit "A", (the "Original Development Agreement") except for the
wording as specifically contained within items: 1.4; 3.2; 3.3; 3.4; 4.1; 5.1.6; 5.1.7; 5.1.11; 5.1.15; 5.1.16
and 16.
1.4 -That item 1.4 of the Original Development Agreement be amended by modifying the
sentence to read: "WHEREAS, "Developer" has submitted an application for ~nrae~~[tie~r
a~~~s~ng Conditional Use Permit and rezonin~ofportions of the "Property's "described
in ExhibitAB and has requested a designation of "' Q' ~'' a;.•~... "°~°~'-• n°..:a°.~`;°' n:°'°:°*
(TN-C) Traditional Neighborhood
Commercial District, and (C-N) Neighborhood Business District (Municipal Code of the City
of Meridian); and "
3.2 -That item 3.2 of the Original Development Agreement, be amended by modifying the
sentence to read: "DEVELOPER": means and refers to wept Kastera Development LLC
whose address is ~'~'~' rr nv°°a°u D'°~° °'° 'n' 15711 State Highway SS, Fta~
Boise. Idaho 83714, the party developing said "Property "and shall include any subsequent
developer(s) of the "Property ".
3.3 -That Item 3.3 of the Original Development Agreement, be amended by modifying the
sentence to read: "OWNER ": means and refers to ~ DBSI Tanana Yalley
LLC whose address is 44~T'~~den-Plaee~te-~~ 15711 State Highway S5. ~
~y Boise. Idaho 83714, the party that owns said `Property" and shall include any
subsequent owner(s) of the "Property ".
3.4 -That item 3.4 of the Original Development Agreement, be amended by modifying the
sentence to read: "PROPERTY": means and refers to that certain parcel(s) of "Property"
located in the County of Ada, City of Meridian as described in Exhibit A describing all the
parcels to be annexed and zoned n Q'~''°a~••°~ "°~°~''• °°°'t' ~'~'~'~~~'~°~' ~#-R
includingthe parcel described in Exhibit B
to be rezoned TN-C ~7'raditional Neighborhood Commercial), and the two parcels described
Exhibit A
in Exhibit C to be rezoned a~td C-N (Neighborhood Business District), such exhibits being
attached hereto and by this reference incorporated herein as if set forth at length. "
4.1 -That item 4.1 of the Original Development Agreement, be amended by modifying the
sentence to read: `Application for a Certificate of Zoning Compliance shall be submitted to
the City of Meridian prior to a future development to the C-Nand TN-C zones and the
pertinent provisions of the City of Meridian Comprehensive Plan are applicable to this A~
8g-A~3 application. "
5.1.6 -That item 5.1.6 of the Original Development Agreement, be amended by modifying
the sentence to read: "That future uses within the TN-C and C-N areas will comply with the
schedule of use for the TN-C and C-Nzone in effect at the time of building permit submittal;
that a retail grocery store shall be allowed in the C-Nzoned property at the west end o .the
neighborhood center; that prior to issuance of any building permit within the TN-C and C-N
zoning area, a re-subdivision of the TN-C or C-N lot be recorded, and that with the re-
subdivision application, the applicant agrees to submit elevations for approval by the City
Council; and that the constructton of any subsequent structure(s) in this area shall be
generally compatible in appearance and bulk with the Council approved
pictures/elevations. "
5.1.7 -That Item 5.1.7 of the Original Development Agreement, be amended by modifying
the sentence to read. "That the applicant agrees to
bu er the
TN-C and C-N areas where ~ they abuts residential zoning as shown on the modified
Preliminary Plat which is Exhibit D attached hereto and by this reference incorporated
herein as if set orth at length. "
5.1.11 -That Item 5.1.11 of the Original Development Agreement, be amended by modifying
the sentence to read: "That public street access will be allowed to Victory Road, as approved
by ACRD; direct residential or individual commercial lot access to Victory Road shall be
prohibited. "
5.1.14 -That Item 5.1.14 of the Original Development Agreement, be amended by modifying
the sentence to read: "That a maximum of 548 detached and attached residential units ~ifirgle-
}dm~ets shall be platted on this Property. Single family detached lots. sin,~le family
attached units workforce housingapartments. lofts and affordable housing units shall be
allowed on this Property as shown on Exhibit E attached hereto and b ty his reference
incorporated herein as ifset forth at length which is a summary table ofall residential diving
units at Cavanau~"
Staff comments: The proposed number of residential units (548) is not accurate; it reflects
units instead of lots (units are not platted). Staff proposes the following changes to 5.1.14
instead:
"That a maximum of 348 443 single family residential loth 1multi-family residential lotto
contain up to 32 apartment units, 8 residential lots to contain up to a total of 61 future
condominium units, and 4 mixed-use lots consisting of commerciaUretail on the ftrst floor
with 12 residential lofts on the second floor shall be platted on this property. A summary
table is shown in Exhibit E attached hereto. which is a summary of all residential living
units at Cavanaugh. "
Exhibit A
5.1.15 -That Item 5.1.15 of the Original Development Agreement, be amended by modifying
the sentence to read: "That the applicant agrees to provide commercial design, building
massing and construction materials for this development as proposed during the Kastera
Development public hearings . "
5.1.16 -That the following be added as a new Item 5.1.16 to the Development Agreement:
"Attached hereto as Exhibit F and by this reference incorporated herein as if set orth at
length is the Developers proposed Phasing for the Property. The City is aware that
Owner is planning to transfer ownershi~of the property that makes up Phases 4 - 8 of the
subdivision to another legal entity or entities. Both Owner and Developer acknowledge and
understand that a conveyance ofproperty that has not been legally subdivided will require.
before a buildingpermit can be obtained to make improvements to the property sv conveyed,
a re-assembly o the parcels as they existed before they were conveyed, or obtainment offinal
plat approval or an~arcel so conveyed consistent with the terms ofthis Development
Agreement and the preliminary plat. The property so conveyed and the owner or owners of
such conveyed property shall be bound by the terms o,~this Development Agreement. Owner
agrees to retain ownersh~ of the Caven home (Lot 1. Block 34) and will not convey the home
as part of an_y transfer of Phases 4 - 8 o~the subdivision. "
16 -That Item 16 of the Original Development Agreement be amended by modifying the
mailing address of the Developer and Owner to read:
DEVELOPER:
Fa~est Kastera Development LLC
Attn: Var Reeve
n n 4~ t.T ri..e.,aa~ nt..,.e a«e ~ ~~ 15711 State Highway 55
E~, Boise, Idaho 83714
OWNER:
DBSI Tanana Valley LLC
Attn: Var Reeve
stn o~ >`r r~..e..ae„ nt..,,e ~~o t n~ 15711 State Highway 55
~~~ Boise, Idaho 83714
SEE ATTACHED EXHIBITS ON FOLLOWING PAGES:
Exhibit A =Legal description of entire Cavanaugh property. (See annexation legal
description for Tanana Valley in original DA)
Exhibit B =Legal description of the parcel to be rezoned TN-C Traditional Neighborhood
Commercial. (Included in Exhibit C of this report)
Exhibit C =Legal description of the two parcels to be rezoned C-N Neighborhood Business
District. (Included in Exhibit C of this report)
Exhibit D =Modified Preliminary Plat of entire Cavanaugh property. (Included as Exhibit
A.3 in this report)
Exhibit E =Summary table of all residential living units at Cavanaugh. (See table below)
Exhibit F =Proposed Phasing Plan for Cavanaugh. (Included as Exhibit A.4 in this report)
Exhibit A
Exhibit E =Summary Table of all Residential Living Units at Cavanaugh.
Category of Living Units at Cavanaugh Total Number of
Dwellin Units
Sin le Famil Detached Residential 365
Sin le Famil Attached Residential*** 78
Loft Living above Nei hborhood Retail 12
Condominium Livin in attached residential structures 61
A artment Livin in attached residential structures 32
TOTAL UNITS 548
*** Note: Attached living units within the TN-R zone may or may not be attached; pending market
demand and market conditions...therefore increasing the number of detached living units accordingly (1
ratio).
Exhibit A
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 REZONE COMMENTS
1.1.1 The rezone legal descriptions submitted with the application (stamped on July 6, 2007 by
Gregory Holkesvig, PLS) included as Exhibit C are accurate and meet the requirements of the
City of Meridian and Idaho State Tax Commission.
1.2 PRELIMINARY PLAT -SITE SPECIFIC REQUIREMENTS
1.2.1 The preliminary plat, prepared by J-U-B Engineers, dated November 8, 2007, is approved, with
the conditions listed herein. All comments and conditions of the accompanying Rezone (RZ-07-
014), Conditional Use Permit (CUP-07-017) and any applicable provisions of the previously
approved annexation (AZ-06-015) applications shall also be considered conditions of the
preliminary plat.
1.2.2 The preliminary plat prepared by J-U-B Engineers, dated November 7, 2007, shall be revised as
follows:
a. A 25-foot wide street buffer shall be provided along the full length of the property along
E. Victory Road, an arterial street, exclusive of ACHD's right-of--way including adjacent
to the deceleration lane west of Standing Timber Way and adjacent to the school site on
Lot 24, Block 8. Said buffer shall be placed in a common lot or a permanent easement,
maintained by the business owners' association in commercial portions of the
subdivision. Buffers in residential portions of the subdivision shall be placed ui a
common lot, maintained by the homeowners' association.
b. A 20-foot wide street buffer(s) shall be provided along the S. Standing Timber Way, a
collector street and all other streets classified as collectors including the future extension
of Harris Street. The buffer along Harris Street shall extend further to the east so that Lot
8, Block 43 does not have frontage on two streets. Said buffer shall be placed in a
common lot or a permanent easement, maintained by the business owners' association in
commercial portions of the subdivision. Buffers in residential portions of the subdivision
shall be placed in a common lot, maintained by the homeowners' association.
1.2.3 The Applicant shall close and/or incorporate Rumpel Lane into a new public street (the extension
of Harris Street currently on the west side of Meridian Road) constructed as a standard residential
collector with a 36-foot street section. Harris Street shall extend from the intersection of Meridian
Road to the intersection of the stub street (Reflection Ridge Place) from Reflection Ridge
Subdivision; revise plat accordingly.
1.2.4 Extend the four public stub streets provided to this property from adjacent approved
developments as proposed.
1.2.5 Construct a stub street to the out-parcel on S. Meridian Road, and to the out-parcel on Victory
Road as proposed.
1.2.6 The site/landscape plan prepared by Breckon Land Design on November 5, 2007, is approved
with the following modificationslnotes:
a. Construct a minimum 25-foot wide street buffer along the entire length of Victory Road
(including adjacent to the school lot and the deceleration lane west of Standing Timber Way),
exclusive of ACHD right-of--way. Said buffer shall be constructed in accordance with the
standards listed in UDC 11-3B-7, Landscape Buffers Along Streets.
Exhibit B
b. Construct a minimum 20-foot wide street buffer along S. Standing Timber Way, Rumple
LanelHarris Street, and all other streets classified as collectors within the development. Said
buffer shall be constructed in accordance with the standards listed in UDC 11-3B-7,
Landscape Buffers along Streets. The buffer along Harris Street shall extend further to the
east so that Lot 8, Block 43 does not have frontage on two streets.
c. Per UDC Table 11-2B-3, Provide a 10-foot wide street buffer along all local streets in the C-
N zoned portion of the development in accordance with the standards listed in UDC 11-3B-7,
Landscape Buffers along Streets. Parking stalls shall not encroach into the required buffer
area.
d. Provide a minimum 20-foot wide buffer on the southern boundary of C-N zoned property that
is adjacent to residential uses. Landscaping shall be installed in accordance with the standards
listed in UDC 11-3B-9, Landscape Buffers to Adjoining Uses.
e. A berm or bermlwall combination is required to be constructed within the buffer along SH 69
a minimum of 10 feet higher than the elevation at the centerline of the state highway, per the
standards listed in UDC 11-3H-4D, Noise Abatement for Residential Uses along State
Highways.
UDC 11-3B-12 requires a minimum 5-foot wide landscape buffer on both sides of micro-
paths, the 10-foot wide multi-use pathway along the south side of the Ridenbaugh Canal, and
the 5-foot wide pathway along the north side of the Ridenbaugh Canal, planted with a
minimum of one deciduous tree per 35' linear feet and shrubs, lawn, or other vegetative
ground cover. (The landscape plan depicts "existing trees " on the south side of the pathway;
the plan should be revised to include the size and botanical name of existing trees to
determine compliance with UDC 11-3B-12. Also, several of the micro paths do not contain
the required number of trees. )
g. Per UDC 11-3B-10, the applicant shall work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing trees
on site. Submit a plan with the final plat application. Mitigation shall be provided for all
existing trees 4-inch caliper or greater that are removed from the site in accordance with the
standards listed in UDC 11-3B-1OC.5.
h. A written certificate of completion should be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan and submitted to the Planning
Department prior to issuance of any Certificate of Occupancies for this site. 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 preceding modifications and notes should be shown on a revised landscape
plan submitted with the Final Plat and Certificate of Zoning Compliance application(s).
1.2.7 The Applicant is required to provide a minimum of 27.6 acres (15.6%) open space as shown on
the plan. Site amenities shall be provided on the site as shown on the site/landscape plan. All
amenities and open space within each phase shall be installed prior to occupancy.
1.2.8 Per UDC 11-3H-4C.4, construct a 10-foot wide detached pathway along S. Meridian Road within
the right-of--way or a public pedestrian easement.
1.2.9 A 10-foot wide multi-use pathway shall be constructed along the south side of the Ridenbaugh
Canal as depicted on the landscape plan and the Future Land Use Map.
Exhibit B
1.2.10 An 8-foot wide pathway shall be constructed along the north side of the Ridenbaugh Canal as
depicted on the landscape plan.
1.2.11 Per UDC 11-11-3G-3B.5, the Applicant shall construct 8-foot wide parkways within the
development in order to count toward open space requirements. If 6-foot wide parkways are
constructed as proposed on the plat, the Applicant shall comply with the standards relating to root
barriers in UDC 11-3A-17E.
1.2.12 All future commercial structures proposed within the development that are located adjacent to SH
69, an entryway corridor, shall be required to obtain design review approval and comply with the
design standards listed in UDC 11-3A-19C. The Design Review application may be submitted
with the CZC application.
1.2.13 A Certificate of Zoning Compliance is required prior to issuance of a building permit for any and
all of the multi-family and commercial structures within this development. All structures must
substantially comply with the photo collage and design features submitted with this application
(see Exhibit A.7, A.8, and A.9) and the architectural standards listed in UDC 11-4-3-27E for
multi-family developments. Additionally, the commercial building (grocery store) shown on Lot
3, Block 29 is required to comply with the design standards listed in UDC 11-3A-19C for
commercial structures located along entryway corridors.
1.2.14 A note prohibiting direct access to E. Victory Road, except for the access points approved with
this application, shall be added to the fmal plat.
1.2.15 A note prohibiting direct access to SH 69/S. Meridian Road, except for the access points
approved with this application, shall be added to the final plat.
1.2.16 The alley proposed to be constructed between Blocks 26 & 27, and Blocks 24 & 25 in the TN-C
portion of the development, shall be constructed in accordance with the standards listed in UDC
11-6C-5.
1.2.17 All signage for the site requires approval of a sign permit. All signage must comply with the
standards listed in UDC 11-3D.
1.2.18 Permanent perimeter fencing shall be constructed on the site as depicted on the landscape plan in
conformance with the standards listed in UDC 11-3A-7.
1.2.19 UDC 11-6C-3F prohibits blocks from being longer than 1,300 feet without a pedestrian
connection; Block 43 exceeds the maximum block length allowed without a pedestrian
connection. Provide amicro-pathway from the Harris Street sidewalk to the sidewalk on E. Frank
Lloyd Street.
1.2.20 If permanent perimeter fencing is not provided along the boundaries of the site, temporary
fencing to contain debris during construction shall be installed prior to release of building
permits.
1.2.21 Underground, pressurized irrigation must be provided to all lots within this development.
1.2.22 Per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of the Ridenbaugh Canal
and natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided should be tiled except when used as a water amenity or linear open space.
1.3 CONDITIONAL USE PERMIT -SITE SPECIFIC CONDITIONS OF APPROVAL
1.3.1 The site plan, attached in Exhibit A.6 of this report is approved with the conditions listed herein.
All comments and conditions of the accompanying Rezone (RZ-07-014) and Preliminary Plat
Exhibit B
(PP-07-015) and any applicable provisions from the previously approved annexation (AZ-06-015)
applications shall also be considered conditions of the conditional use permit.
1.3.2 The existing Caven home located on the proposed Lot 1, Block 34, is allowed to operate as a
civic/social hall as requested by the Applicant.
1.3.3 The Applicant shall comply with the specific use standards listed in UDC 11-4-3-7, which state
that no outdoor event or activity center associated with the use shall be located within 50 feet of
any property line; and accessory sales and or distribution of beer and wine shall be allowed.
1.3.4 A Certificate of Zoning Compliance application is required to be submitted to the Planning
Department and approved for the change in use of the existing Caven home from a residence to a
civic/social hall, prior to obtaining Certificate of Occupancy for the new use.
1.4 DEVELOPMENT AGREEMENT MODIFICATION
1.4.1 The previously approved Development Agreement (Instrument #106151214) shall be revised per
the changes noted in Exhibit A.9 of this report. Said Development Agreement shall be signed
within 6 months of City Council approval of this application. Contact Bill Nary, 898-5506, to
initiate the drafting of the development agreement modification.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service for this development shall be via extension of main in Meridian Road the
Black Cat trunk. The applicant will be responsible to install a portion of the Black Cat trunk along
their frontage on E Victory Road starting from a manhole that will be located on the West side of
Meridian Road at the developer's expense. Also the applicant will need to submit plans to
decommission the private lift station that flows to observation point. The applicant shall install
mains to and through this subdivision; applicant shall coordinate main size, manhole locations
and routing with the Public Works Department. The applicant shall 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 Water service to this site is being proposed via the existing mains in E Victory Road, and S.
Meridian Road. Due to fire flow requirements the applicant shall be responsible to install
multiple water connections in E Victory Road, and S. Meridian Road. The applicant shall be
responsible to install mains to and through this development, coordinate main size and routing
with Public Works.
2.3 An ongoing study of the Master Sewer Plan is being accomplished at this time. There may be a
need to route a main line trunk through this project. Prior to the construction plan approval the
applicant's engineer shall meet with Public Works to coordinate this routing in the construction
plans.
2.4 Sanitary sewer service to this project will be from the Black Cat Sewer trunk that is currently
being installed. Portions of the downstream trunk are being installed by developers of projects
along its route; other segments are to be installed by the City of Meridian therefore the City of
Meridian does not guarantee to the timeline for sewer service being available as established in the
UDC.
2.5 The applicant shall be required to install a flushing station along the Ridenbaugh Canal, design
and location to be coordinated with the Public Works Department.
2.6 Due to existing topography, this development will have two separate water pressure zones. The
Exhibit B
applicant shall be required to install pressure reducing vaults to ensure the separation between the
two zones is not compromised.
2.7 A portion of this development is serviceable by the existing pressure zone; however the remainder
of the property cannot be served by municipal water until two sources for the new zone are
established. The first source would be from a well lot which the developer would donate to the
City of Meridian or a connection to the high zone being established in the development to the
south. The second source would be a booster station which would be installed at the applicant's
expense. The applicant shall coordinate with the Public Works Department regarding this
condition and it may be waive if the two sources of subsequent development warrants it.
2.8 Any potential water or sewer line 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 The applicant has indicated Nampa and Meridian Irrigation District will own and operate the
pressure irrigation system in this proposed development. Therefore a letter of plan approval shall
be submitted prior to scheduling of apre-construction meeting.
2.10 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-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.
2.11 If "stair step" grading of lots is constructed then the side lot lines shall be laid out as to allow for
the sloped portion of the lot to be owned by the lower lot.
2.12 Any retaining walls greater than three-feet in height shall be engineered.
2.13 All existing structures not meeting setbacks or dimensional standards in the UDC shall be
removed prior to signature on the fmal plat by the City Engineer.
2.14 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.
2.15 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.
2.16 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.
2.17 All irrigation ditches, laterals or canals, exclusive of natural waterways and the Ridenbaugh
Canal, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall
be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate irrigationJdrainage district,
or lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department. If lateral users association approval can't be obtained, alternate plans
shall be reviewed and approved by the Meridian City Engineer prior to final plat signature.
2.18 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Exhibit B
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.19 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.20 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.
2.21 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 final plat
per Resolution 02-374.
2.22 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.
2.23 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.24 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.25 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.
2.26 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.
2.27 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 1-foot above.
2.28 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
3. FIRE DEPARTMENT
3.1 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 fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 '/z" 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 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.
Exhibit B
3.3 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.
3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.5 For all Fire Lanes provide signage "No Parking Fire Lane".
3.6 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.
3.7 Building setbacks shall be per the International Building Code for one and two story construction.
3.8 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.
3.9 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.10 The proposed multi-family lot has an estimated 105 units. 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.
3.11 The 13 office/commercial lots lot will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call volumes. 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.
3.12 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.13 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.14 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.15 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.
3.16 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. 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).
Exhibit B
3.17 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered.
3.18 There shall be a fire hydrant within 100' of all fire department connections.
3.19 Buildings over 30' in height are required to have access roads in accordance with The
International Fire Code Appendix D Section D105.
3.20 Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least
three means of fire apparatus access for each structure. Two of the access roads shall be placed a
distance apart equal to not less than one half of the length of the overall diagonal dimension of the
property or area to be served, measured in a straight line.
3.21 The entrance to the alley from the public street shall provide a minimum twenty-eight foot (28')
inside and forty-eight foot (48') outside turning radius. No parking shall be allowed on either side of
the street within fifty feet (50'} of the alley entrance as measured from the centerline of the alley.
The minimum rear setback for alley accessed properties shall be 20 feet to the garage if the alley
width is 16 feet or 18 feet to the garage if the alley width is 20 feet.
3.22 Multi-Family and Commercial projects shall be required to provide additiona160" wide access point
to the building from the fire lane to allow for the movement of manual fire suppression equipment
and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that
building access is provided in such a manner that the most remote part of a building can be reached
with a length of 150' fire hose as measured around the perimeter of the building from the fire lane.
Code complaint Handicap parking stalls may be included to assist meeting this requirement. Contact
the Meridian Fire Department for details per IFC Section 504.1.
3.23 Residential units proposed over commercial uses will be required to be fire sprinklered per NFPA 13
standard.
3.24 A road connection from Victory Road to Intelligence Street shall be constructed on the school
property. No direct access to Victory Road should be allowed to/from the school site.
4. POLICE DEPARTMENT
4.1 A road connection from Victory Road to Intelligence Street shall be constructed on the school
property. No direct access to Victory Road should be allowed to/from the school site.
5. PARKS DEPARTMENT
5.1 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
5.2 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-10) will be followed.
5.3 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-10) will be followed.
6. SANITARY SERVICE COMPANY
6.1 Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site
plan from SSC.
6.2 Waste enclosure access: The applicant shall provide drive-on capability for 6 and 8 cubic yard
containers. Allow a minimum of 60 ft. frontal clearance for such containers.
7. ADA COUNTY HIGHWAY DISTRICT
Exhibit B
7.1 SITE SPECIFIC CONDITIONS
7.1.1 The City of Meridian, the applicant and ITD should work together to determine if additional
right-of--way or improvements are necessary on Meridian Road (SH 69).
7.1.2 Dedicate a total of 48-feet (or 38-feet with the sidewalk in an easement) ofright-of--way from the
centerline of Victory Road abutting the parcel by means of a warranty deed. The right-of--way
purchase and sale agreement and deed must be completed and signed by the applicant prior to
scheduling the final plat for signature by the ACHD Commission or prior to issuance of a
building permit (or other required permits), whichever occurs first. Allow up to 30 business days
to process the right-of--way dedication after receipt of all requested material. The owner will be
paid the fair market value of the right-of--way dedicated which is an addition to existing ACHD
right-of--way.
7.1.3 Construct a 5-foot detached concrete sidewalk abutting the site on Victory Road located a
minimum of 41-feet from the centerline of the roadway. If any portion of the sidewalk is located
outside the public right-of--way, the applicant shall provide the District with an easement.
7.1.4 The District recommends that the applicant construct a 5-foot concrete sidewalk across the two
out-parcels along Victory Road on either side of the proposed school site. This sidewalk should
either be constructed within the existing right-of--way or within an easement provided by the
property owners.
7.1.5 Construct an eastbound right turn lane and a westbound left turn lane on Victory Road into the
site at the intersection with Standing Timber Way. Dedicate the additional right-of--way
necessary for the turn lanes without compensation. The widening of Victory Road for the
auxiliary turn lanes may necessitate the widening of the bridge west of the proposed entrance
road. If the bridge widening is necessary to construct the pavement tapers required for the turn
lanes the applicant shall be required to design and construct the bridge widening at that time.
7.1.6 Construct a commercial entry road to intersect Victory Road, S. Enter Way, located
approximately 670-feet east of Meridian Road. The roadway shall be constructed as a 40-foot
street section with vertical curb, gutter, and sidewalk within 54-feet ofright-of--way. S. Enter
Way is required to align centerline to centerline with Emerson Street on the north side of Victory
Road.
7.1.7 Construct the internal commercial roadways identified below, as proposed.
a. S. Entry Way, E. View Water St, and S. Thisa Way, and E. Boardwalk Row between Thisa
Way and Standing Timber Way are proposed to be constructed as a 4b-foot street section
with vertical curb, gutter, and 5-foot attached sidewalk within 54-feet ofright-of--way.
b. E. Summer Walk Way, is proposed to be constructed a 36-foot street section with vertical
curb, gutter, and 5-foot attached sidewalk within 50-feet ofright-of--way.
c. E. Boardwalk Row from S. Enter Way east approximately 250-feet is proposed to be
constructed with 11.5-foot travel lanes, 19-foot diagonal parking lanes, vertical curb, gutter
and concrete sidewalk within 75-feet of right-of--way.
d. E. Boardwalk Row from 5. Thisa Way west approximately 180-feet is proposed to be
construct with 11.5-foot travel lanes, 19-foot diagonal parking lanes, vertical curb, gutter, and
concrete sidewalk within 75-feet ofright-of--way.
Construct the remainder of E. Boardwalk Row with diagonal parking or with no on street parking
in that location.
7.1.8 Construct one right-in ONLY driveway located approximately 1,250-feet east of Meridian Road.
Coordinate the exact location, design, and signage with District Traffic Services staff.
Exhibit B
7.1.9 Construct the commercial driveway located of off the commercial entry road (S. Enter Way) no
closer than 50-feet from Victory Road. Pave the driveways their full width and at least 30-feet
into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-
foot radii abutting the existing roadway edge. Commercial driveways are restricted to a width of
36-feet.
7.1.10 Construct the entrance road, Standing Timber Way (intersecting Victory) as a residential collector
with vertical curb, gutter, and 5-foot concrete sidewalk, from its intersection with Victory through
the site to the south property line crossing the Ridenbaugh Canal. The street should be
constructed as a boulevard style with a 27-foot wide islands and 21-foot street sections on each
side of the island. The center islands shall be owned and maintained by the homeowner's
association. If any portion of the sidewalk is located outside of the public right-of--way, the
applicant will be required to provide an easement. The applicant shall re-design the center island
(to be no wider than 12-feet) at the intersection of Standing Timber Way & Victory to allow for
simultaneous left and right turns (eastbound and westbound) on Standing Timber Way.
7.1.11 Construct Harris Street, the entrance street intersecting Meridian Road at the half-mile, as a
standard residential collector with a 36-foot street section (vertical curb, gutter, and 5-foot
concrete sidewalk on the north side of the road and a gravel shoulder and barrow ditch on the
south.) from its intersection with Meridian Road to its intersection with the stub street being
extended from Reflection Ridge
7.1.12 Provide a road trust deposit with the District for one-half of the cost for the design and
construction of the signal for the intersection of Harris Street and Meridian Road (SH 69). When
the property on the west side of Meridian Road develops, the road trust deposit funds can be
utilized to construct the signal at that time OR at the time when ITD approves a signal in that
location. Design Harris Street to accommodate a future signal at the intersection with Meridian
Road.
7.1.13 District staff recommends that the private lane, Rumpel Lane, be closed and/or incorporated into
the new public street, Harris Street, and that all access be taken to the new public street. The City
of Meridian and TTD should coordinate on the future closure of this roadway to ensure that only
one street intersects Meridian Road at the half-mile.
7.1.14 Construct the internal local streets as 33-foot street sections with rolled curb, gutter, and 5-foot
detached concrete sidewalks within 50-feet ofright-of--way. Receive written approval from the
Meridian Fire Department for the reduced street section OR construct the streets as standard 36-
foot street sections.
7.1.15 Construct two 20-foot wide alleys in Block 21 & 22, and two 16-foot alleys in Block 26 & 27 and
Blocks 24 & 25, as proposed. The alleys shall comply with the following policies:
• Minimum right-of--way width is to be 16-feet.
• Access is allowed to and from a fully improved alley (District policy 7204.10.2). Parking
shall be designed so the minimum clear distance from the back of the parking stall to the
opposite side of the alley is 22-feet for perpendicular parking.
• An access to an alley shall be located a minimum of 25-feet from the nearest public street.
• A minimum ofback-of--curb radius of 15-feet is required at all alley intersections.
7.1.16 Extend a stub street from the east and from the south from within Tuscany Village Subdivision.
7.1.17 Extend a stub street from the east within Reflection Ridge Subdivision.
Exhibit B
7.1.18 Construct a new stub street to the south and one to the east to the undeveloped parcel. Install a
sign at the terminus of the roadways stating, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE." If the stub streets are greater than 150-feet in length, provide a temporary turnaround
at the terminus of the roadways.
7.1.19 Construct a public street in alignment with Mesa Way on the north side of Victory Road. Mesa
Way south of Victory Road will be required to be constructed in alignment with Mesa Way
(centerline to centerline) on the north side of Victory Road. This roadway will be required to be
constructed as one-half of a 36-foot street section with vertical curb, gutter, and 5-foot concrete
sidewalk on the west side, a minimum of 24-feet of pavement, and a 3-foot gravel shoulder and
adequately sized barrow ditch on the east side of the roadway. This road will be required to be
within a minimum 40-feet of right-of--way. If an alignment with Mesa Way cannot be achieved ,
the applicant should re-design this portion of the site to provide another local street access for the
school site.
7.1.20 Submit the bridge plans for the crossing of the Ridenbaugh Canal (Standing Timber Way) for
review and approval prior to the pre-construction meeting and plat approval.
7.1.21 Other than the access specifically approved with this application, direct lot access to Victory and
Meridian Road is prohibited and shall be noted on the final plat.
7.1.22 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 ACRD 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 maybe 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 of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 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.
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
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
Exhibit B
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 ACRD Traffic
Operations 38?-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 subject property unless
a waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. CENTRAL DISTRICT HEALTH DEPARTMENT
8.1 After written approval from appropriate entities is 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 amosquito-breeding problem.
Exhibit B
C. Legal Descriptions & Exhibit Maps for Property Proposed to be Rezoned
re~vl w~vAt.
BY _
Frct~ect: 10-f}6-~D74
rice: ,kdy S, 20Q7
Revlsad: Z2, 2~T +AkYtIGMAN p'UBLIC
d+t~i~?KS DEPY
PARE Q. ~~
OVERALL G1VAliAIaGH C0IRCGL SITE
That t of the Mkxthwest 1G of SaCtion 31l, Taws 3 North, Rime 1 East, Solse blerldiem, Iutrl
taunty, icfrd~w, and nx~re prma~rrly desalbsd as fdlrnvs:
Cwnenrtndrrg 8E the' ~ tt~rrten' of Sattian ~ from wIt1C- the North ik corner of! said Section 30
heart NorCh 89"42'K19' East, .2,150.83 feet, ttwnce the ley boar tine of the Nardritnst tb
Nvr1#t a9~12~r Erst, $50.00 feet to the Pt7~'f o~ tlEGMI!NiNG
tirettce c~ongnuirtQ rtong said 1'brthsri,Y boun~lry tine North 89'42Q9" fast, 1,236.83 fact;
thenoee 5otdtr 00' i7'S1" East,. 350.00 feet;
tharMCe along a clove ~ the rte 317.54 feet, havMg a radius of 317.50 fdM, r delta of 57" 17'15', and a
lsxog which bears Sorkf- 2a`21'Ot" Weft, 304.41 feet;
thence South 57"43'28" West, 16.19 fern;
ther~ae along r Greve to the i~eft 237,06 feet. bluing a crdltrs of 682.50 feet, a deltb of 19' S4'M", and r
l+drpi c#wrrd wMth beers Satrtl'14T"1$'?,$" WtSt, 283.87 feet;
therxe Souifi 35'+13"27'° West, 54.00 feed thence along a curve to the left 173.56 feet, heMr~ a rad~s of
534.56 feat, a d~1s< ~ 18'11'34", and a tong chard whkh bees Sout#- 26'21'i0" West, 172.79 fast;
thence South 19'04"50i" West, 7.82 feet tea the Northerly right-M.way of the Ridgy Lapel;
thar>cs rtong said rlgtrt-of~way the f~lowing 3 caur~s
1. North 70'55'f$" West! 1,~b.88 feet;
2. thanee along a a~rre tso tttie right 11$.85 #aet, hslvirlg a racN:~s of 250.40 feet, r delta of 26'46'48",
and r ~ chard ~ beaus Nortft 57"31'52'° Wast,115.T4 feet;
3. kltier~oe NKrrth 44'08'28' Walt, 329;b4 feat to liar F.rst~Y right-ofway ~' SouM AAerkNan Rd.;
thanes riciang said rift-t~ay~ North Q0'15'38" East, 275.18 fit;
thsnce North 6?' 14"5i" frisk,. 65.31 feet to the y right-of-way of E, Wctory Rd.;
thea9ce slang said rpR-t-of~vray NoRh 85'58'15" East, 89.71 feet;
thar-ca rar~r-uMg along aakf right-bf-wry rkxtlt 69'74'90" Ealat,130,98 few
thence Nortltfl0`17"51" West, 32.04 feet to the POiNt OE BEGitB•1R~.
torrtelg ~i.479 r~+es, tn+ars or less.. r ~~~-~ 7
Prepared by: ~
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Ro~MAi. , P.L5. ~ }~~`~Z~
i{:~GSF\tp.Qb-t17i - rc.~ll ~ 3ti6'114abf}7 f0-a60?Kanwu~h CaRam~rciMt Sr6e.doc
Exhibit C
+~ Pat/ OF
Oi,7t' 8t3CMA~16
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ro
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V) ,~,~ a~ KEYi N LAI.
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M yVC7k'KN 7f P t iG
SCALE: 1 "=30fl'
~ LEGEND~a
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Exhibit C
Prc~eCi: 10•li6-U3'~i
C-at~e: .IuEy ~, 2t~Q7
PAi2Cp. DESCRtPYiON
CAVAivAUGhE Ct3;i-if~CiAL SITE
20Ni+ CN EASY'
Thtit portion of R#tC Nartill~'@5t ~ of 5ectian 3t3, ~'anvrtsitip 3 Na~th, EtdRge i East, 8ofse Meridian, Adn
County, Idai~, and mare particeit8rly dexribed as foltrm~;
Grx~trtc~tg at Northwast confer of Section 30 fran which file t ki Corner of said Section 3d
bears ~ 8ti' 4xd4' East, 2,450,83 feet, thence atong Cite Northerly boundary Eire of the Nari~rrezt 36
Nacth 84"42'04" East, 1,35?.38 feet trt the PfiiN'i' Ctt= i~iNrviia~;
tl~er~cs co~ttinuing alcxtg said lire, $9'42Y34" Fast, 535.45 feet;
thep~ South Ut}` 17'5'!" fast, 3:50.00 ft~et;
thence along a curve to the right 7.Gb.25 feet, t~avfrig a radius of 317'.50 feet, a delta of 48'Q2'S0', aaxS a
Eong Chord vvhi+~h bears Snatttt 23 A3'3~' YVtst~ 258.52. feet;
thence NortEt 42' f 8'45" West, 53.55 feet;
hence along a curve tv the left 17'9.30 foal, havfr~g s radius of Z00,0d feet, a delta of 51'2!'54` olio a
long chvrri watch bears North 67`5~9`4Y' West, 173.35 feet; '.
tl~enCe truth lib `!9'2i" West, 56.47 feet;
thence North 03°d4'39' NfeSt, i 77.9t'} feet;
thence Piorth 48'4d'39` Wiest, ~ 33.71 feet;
tike along a curve to the r(ght lb8.9! feet, C~vfng a rradius of 7~I.0D Feet, a delta of 48`23x4"~ and a
tcrrt~ chcud which bears North 24'28'§7" YVest, lb3,94 feet:
tltiarsca hfor#t ~' 17'15" West, 67.92 feet 'to the PUfi+iT t7E S£Gii~tl~ii}dG.
Containf~ 5.129 ages, more or less.
Prepared by:
J-U-B E~iGit+iEEi, Enc,
Gf'+~g+~'y L, Ha1k , P.1..5.
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H:'14~R;ttC-a~4?4 - ttmst+erte Cz~ranit~ au611Q-0b~t~7'•~-At~ iavt~144{17r4G~'~u~t CanmertiAi Sfts CN t~ti[.QOc
Exhibit D
u ~o
Hsau' .._. ..._
E VICtORIt ROAD tY
~`~ 30
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133~T!`
ITt.9iC
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LEGEND
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Exhibit D
Project: tO^O6.074
Date: Duty 5, 25307
PANEL. DE5CRiPTION
CAYANAUC,ii Ct71M{ERlriAl SITE
YOKE TNC
lltat partfon of the N4tthvv~ 34 of Sectkuf 3Ei, Township 3 N°rth. Raalge 1 East, 8olse Meridian, Ada
Cotwfty, Idaho, and more PartlcutarlY tirscrfbet! as fdlaws:
Commencing at the NDrthwrst Gwner of Sector 30 tram whidt tha North 4G of said Section 30
bears North B9'42YJ9" East, Z,450.83 feet, Ctreaca alDrtQ ~ Northerly botAtdary Una of the rfo-thwest !4
North 89'42Y39" Eatt, 731<50 feet to thr PO1fVT ~ BEGiNNB~i;
thence corttlnuing along said Une, Nortft 89'42'09- East, b19.88 feet;
[halite South 60' 17'tS East, 67.92 feet; thence along a cexve to the left (68.91 feat, havktg a radius of
204,f~ #tet, a tiefta of 48.2374', and a tong chord wRieh bears South 24'28'57" EasC, tb3.94 feet;
tibnce South 48'40'39° East 133,72 feet;
thence South 03'46'39" East, 177,90 Peer,
tftante North 8b'19'2i" East, 5b.47 feet;
thence along a curve to the right 179.30 feet, having a radila of 20.00 feet, a delta of 51'2t'94°, and a
sang Ghotd which bears SotRh 67`59'42' East, t73.35 feet;
thence South 42'lff45' East 53.65 feet; tftertce along a non tangent verve to tale rtgitt St.25 Peet, having
a radita of 317.90 feet, a delta of 09' 14'55", and a tong chord vrMd1 bears Sotrth 52' 22Zb' West, 51.20
feat;
thence South 57'43'28` West 46.19 feet;
thence along a curveto the left 237.06 fete. havir~ a radius of b82,50 feet., a delta of i9'S4'04', and a
tang chord whtrfi bears South 47'4628' West, 235.87 feet;
thence South 35'4327" West, 50.00 fart;
thence along a Guna to tha lefE 173.96 feet, havktg a radius of 530.56 feet, a dtlEa of 78.44'34", and a
long chotTl whtgt burrs South 2b'21't D' West, 172.79 feet;
thence South 19.64!56" West, 7.82 fret to the Nor~triy right•of-way of the Ridenbattgb Canal;
thenct along said rigJtt-uf-Way Hc9rtf~ 70" 551b° West, 782.8'1 feet;
thenee North 19'04'4f"Easy 43.80 feet;
t3retrce along a ran CanQertt curve to the tight 109.84 fart., having a radius of 160.00 feet, a data of
66.3827, and a long dlord which brats North 11 `1424" Weat, 106.97 fret;
thencr North 79'04'50' East, 123.38 fret;
thence alan$ a cove to the tart 106.73 feet, having a radha of 295,0° reef, a delta of 19.2205^, and a
ta>Q chord which tzars North 09.23'47 East, 400.26 feat.;
fitiente North 00'1Tt5" west, 356.10 feef to the PDtN7 DF BEGINNING.
Gortalnfrpf 96.484 acres, more or less,
Prepared bY:
SU-B ENGINEERS. Me.
GreQOry E. Natkasvtg, P.L.S. ~j~'•
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~O$Y H. 8
REVI vas
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MERiDlAN PUBIiG
WDRKS DEPT.
Exhibit D
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CURVE TABLE
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Exhibit D
Rrtxject: 1~~4
nape: July 5, 21313~i
PA~tC£l. DESCRt~'TfQN
+~AV'Ai'iAUGN C{3slVrMERGiAL S#~
Zt?N£ GV VYF51'
'i'h~at ~rtinn trf tPte Morti~rvsest yi of Section 313, Township 3 North, Rams 1 East, Boise Aieridian, Ada
County, i!'~tar attd more pas~tulerty da-ser~e~d ~ foll+sws:
Commaacin~ at the t~ofthwexc rx>i'nesr of Section 3t~ from wht+cia the Wirth 34 corna:r of mid Sectican 30
bears North 8~3'~{~9'° East, 2,4513.83 fact, Chance along the Nt>rtherty taotmdery lima t~f ~ N~ !k
i~vrtfa 84 °42'C~!` East, b5~.t~3 teat, tta the Pt3tP1T QE BEGit+ii+ittdG;
thextee North 89`42'tl9" East, 81.~i4 feet;
~ Sot~Ci- tIQ `i 7"15" East, 386.1 t? teat;
thentae along ~, curve tra the right 1!ap.73 feet, itavit~g a radius of 298.130 feet, a delta of 19' 22'05" and ~
ittt~g ei'isrd v~ith beam Srrerth 1~t ° 23'48" West, i OD. Zb fr'et; '
there 5~rh X9'0 West, 123,38 feet;
ti~n~ 81i a CEttY+~ tta the Lett 1135.84 feet, having a raditJS Ot ip0.Q0 feet 8 ~ r;f 6Q'3$'2i' and a
to»~ chord rtiMictt bears ~auth 11' 34'23" East (1)0.47 feek;
thence St3ctth 3~°t}4'4d"' West, #3.80 teat, to the Northerly r3ght~f-waY of Este R1den3~ugh Canal;
them ag satd rlglat-tali way the ftaliol«ti~ 3 courses
3. i'~arth ?0° 55'16" West, 304.C?7 feet,
2, time alrang r# C~tanre to the rislht 315.55 gee~L, haying a radius of 250.00 feet. a delta of 2fa'4G'48'
and a bra cl°itard w?ai~ bears Nra~th 57`31'5Z" West, 335.79 test;
3. thence fiiorth ~44`08'Z8" West, 329.64 6aet W the E~isterly right.-way of South Merfdiara Rd,;
Thence ai~g said right-of-way ~l~?Cth x0'25'38" Ea~ta Z7'S.~it3 feet;
thence tr'iarth b7'` 14"51" East, 65.31 teat to the Sout#aeriy rf8ht-cf-+way of E. 'Victory Rd.;
ttletaCS BlQra~ 58id rigttt•o#-way North 85' 5$'45" Eaat, 89,73 feet;
~-ence ~tmtirrufrtg akang said ri~ht~of-+,r+ay ~larth 89°3~'S1~` E~ast~ 4.98 fe~aC;
~i. ~[,.a.~.i~ pMly 4~*~.t~5 `Y' Py~ ~1. ~y p~C ~1~f ~tr-~ BY RQYAL
eiler'-ce l~it)r'th Wi;i° El .11~~ }T~~r ~~.W t~1. t~ WI~~ {f"V Vr ~~i~~1~~1[a3.
COritairlSn~ $.461 ages, ttiflr@ far IE:SS.
izrret3
Gregcary E. Ficalkesv^ig, P.L.S..
r~i
M~~~a-AN Pueuc
wr;Rrc,s I~Ea1t:
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H:tpsr~~arao7.r . ~ s~,~~n-a~a~~•~,w~cnprt~v~a.t-~~•r.~s~- car, s~x+e~ w~.aDc
Exhibit D
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24 19 ~0.7Y l1.4ir ~ 7,~oaj' 6 VlCIOR1' pdN ~
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LEGEND
I CURVE TABLE
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Exhibit D
D. Required Findings from Unified Development Code
1. Rezone Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to rezone a portion of the subject property to C-N and TN-C. Staff
finds that the proposed zoning map amendment complies with the applicable provisions of
the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of
the Staff Report.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that future development of this property will comply with the purpose statement of
the C-N and TN-C districts, which provides for the retail, commercial, and community
services to meet the daily needs of community residents within a one to two mile radius. (see
Section 10 of this report for more information).
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning map amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on any
oral or written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Staff finds that the proposed zoning amendment should not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
This finding is not applicable to the subject rezone request.
2. Conditional Use Permit Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish:
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.
A CUP is requested for the conversion of an existing home to a civiclsocial hall for the
benefit of the neighborhood and community. Staff fords that the site/landscape plan submitted
with this application and the conditions of approval in Exhibit B, the site is large enough to
accommodate the proposed use and meet all other dimensional and development regulations
of the R-8 district.
Exhibit D
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Staff finds that the proposed use of the property as a civiclsocial hall complies with the
objectives of the Comprehensive Plan and the requirements in the UDC.
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 proposed use of the property should be compatible with adjacent proposed
residential uses in the general area and will not adversely change the character of the area, if
the conditions are adhered to.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
Staff finds that the proposed development should not adversely affect other property in the
vicinity if the applicant complies with all conditions of approval listed in Exhibit B of this
staff report 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 fire protection, drainage
structures, refuse disposal, water, and sewer.
Staff fmds that the proposed use of the property will be served adequately with essential
public facilities and services. Please refer to comments prepared by the Public Works
Department, Fire Department and other agencies.
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.
Staff finds that the applicant will pay to extend the sanitary sewer and water mains necessary
to serve this property. 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.
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 recognizes the fact that traffic and noise will increase with the approval of this
development; however, Staff does not believe that the amount generated will be detrimental
to the general welfare of the public.
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 use of the property will not result in the destruction, loss or
damage of any natural feature(s) of major importance. In fact, the proposed use of the
property will preserve a unique structure that can be used and enjoyed by the neighborhood
and community as a whole. Staff recommends that the Commission and Council reference
any public testimony that may be presented to determine whether or not the proposed
Exhibit D
development may destroy or damage a natural or scenic feature(s) of major importance of
which staff is unaware.
3. 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:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan. Staff 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;
Staff finds that public services are currently available and will be extended to the property at
the developer's expense. (See Exhibit B of the Staff Report for more details from public
service providers.)
c. 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
own cost, Staff 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 recommends the Commission and Council rely upon comments from the public service
providers (i.e., Police, Fire, ACRD, 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
Staff is not aware of any health, safety, or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACRD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to determine
whether or not the proposed subdivision may cause health, safety or environmental problems
of which staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Except for the Caven home, which is proposed to be retained as a civiclsocial hall and the
Ridenbaugh Canal, which is to remain open, Staff is unaware of any natural, scenic, or
historic features on this site. Staff 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 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 D