Staff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
STAFF REPORT
Hearing Date: December 20, 2007
E IDIAN~.
TO: Planning & Zoning Commission I, D ~ ~~
FROM: Bill Parsons, Associate City Planner DEC ~ '# 2~~7
208-884-5.533
City ®f Meridian
SiJBJECT: Selway Rezone City Clerk Office
RZ•-07-020 -Rezone for 10.1 acres from R-4 (Medium Low Density Residential)
to R-40 (High Density Residential), by Meridian Apartments, LLC
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Meridian Apartments, LLC, has applied for a Rezone (RZ) of 10.1 acres from R-4
(Medium Low Density Residential) to R-40 (High Density Residential). As part of the Lochsa Falls
Planned Development approval in 2002, this area was conceptually approved fora 171 multi-family unit
development as a use exception to the primarily single-family Lochsa Falls Development. The site is
currently designated High Density Residential on the City's Comprehensive Plan Land Use Map and
zoned R-4. The applicant's request would bring the site into conformance with the City's Future Land
Use Map and conform more closely to the previously approved density for the site of 17 dwelling units to
the acre. NOTE: Earlier this year an application fora 171 unit apartment complex was submitted for this
site (CUP-07-016). During the pre-application meetings for the CUP, Staff requested that the applicant
submit the subject rezone application to "clean-up" the zoning on this site so the zoning designation
would better reflect the previously approved density. The applicant has complied with that request.
The subject site is located on the west side of N. Goddard Creek Way, approximately 500 feet north of W.
McMillan Rd. and a quarter mile east of N. Ten Mile Rd. The subject property is within the City's Area
of Impact and within the corporate limits of the City.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested rezone application below. Staff recommends
approval of RZr07-020, as presented in the Staff Report for the hearing date of December 20, 2007,
subject to the Finding of Facts as listed in Exhibit C. Staff has included all comments and
recommended actions in the attached Exhibit B.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Number RZ-07-020 as presented in the staff report for the hearing date of
December 20, 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 Number RZ-07-020 as presented during the hearing on December 20, 2007,
for the following reasons: (you should state specific reasons for denial.)
Selway Rezone (RZ-07-020)
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT.FOR THE HEARING DATE OF DECEMBER 20, 2007
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number RZ-
07-020 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:
West side of N. Goddard Creek Road, approximately 500 feet north of E. McMillan Rd.
and '/ mile East of N. Ten Mile Rd.
Section 26, T4N, Rl W
b. Owners:
Daniel Gibson
19500 HWY 20/26
Caldwell, ID 83607
c. Applicant:
Meridian Apartments, LLC
P O Box 633
Liberty Lake, WA 99019
d. Representative:
Daren Fluke, J-U-B Engineers
250 S. Beechwood Ave, Suite 201
Boise, ID 83709
e. Present Zoning District: R-4
f. Present Comprehensive Plan Designation: High Density Residential
g. Description of Applicant's Request: The applicant has applied for a rezone of 10.1 acres from
R-4 to R-40.
h. Applicant's Statelnent/Justification: The property is designated as High Density Residential
on the City's Future Land Use Map and is currently zoned R-4 as part of the Lochsa Falls
Planned Development. The purpose of the rezone is to have the site consistent with the City's
Future land Use Map.
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. Newspaper notifications published on: December 3, 2007 and December 17, 2007
(Planning and Zoning Corlunission);
c. Radius notices mailed to properties within 300 feet on: November 21, 2007 (Planning
and Zoning Commission);
d. Applicant posted notice on site by: December 10, 2007 (Planning and Zoning
Commission);
6. LAND USE
a. Existing Land Use(s): Vacant land
b. Description of Character of Surrounding Area: The area surrounding the proposed
development is primarily single-fartlily residential. The parcel to the south of the subject site
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
is vacant and approved for future commercial (office) development.
c. Adjacent Land Use and Zoning:
1. North: Single-family homes, Fulfur Subdivision No.7 (aka -Lochsa Falls), zoned
R-4
2. West: Single-family homes, Verona Subdivision, zoned R-8
3. South: Vacant, zoned R-4 (Future Commercial Development); Single-family
homes, Bridgetower Crossing Subdivision No.7&9, zoned R-8 & R-4
4. East: Single-family homes, Fulfur Subdivision No.3 (aka -Lochsa Falls), zoned
R-4
d. History of Previous Actions:
• The subject property was previously approved for 171 multi-family dwelling units in 2002
as a use exception with the Lochsa Falls Planned Development. The Development
Agreement (DA) for this property requires Conditional Use Permit (CUP) approval prior
to construction of the multi-family units.
• In September 2007, a conditional use permit requesting detailed approval for 171 unit
apartment complex was applied for on the subject site.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: N Goddard Creek Way
Location of water: N Goddard Creek Way
Issues or concerns: 1.) Depending on fire flow requirements a third water
connection may be required to Lochsa Falls
Office/Commercial
2. Floodplain: N/A
3. CanalsNitches Irrigation: N/A
4. Hazards: Staff is not aware of any hazards associated with this property.
5. Size of Property: 10.1 acres
6. Gross Density: N/A
f. Landscaping (see Analysis below for more details):
1. Width of street buffer(s): N/A (existing on Goddard Creek)
2. Width of buffer(s) between land uses: N/A (a land use buffers will be required on the
parcel to the south when/if it develops with non-residential uses.)
3. Percentage of site as open space: N/A
4. Other landscaping standards: N/A
j. Dimensional Standards: As per the R-40 zone for single family dwellings.
Minimum Dimensional Standards (in feet unless otherwise noted)
Required
Front living area setback (from back of sidewalk) 10
Front accessed garage setback (from back of sidewalk) 20
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
Side setback
Rear setback
Maximum. building height
5 per story
15
60
(No changes to the dimensional standards in UDC Table 11-2A-8 were requested or approved for
this site.)
k. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to
the subject property is to/from W. Goddard Creek Way.
7. AGENCY COMMENTS MEETING
On November 30, 2007, staff held an agency comments meeting. The agencies and departments present
included: Meridian Fire Department, Meridian Police, Parks Department and Public Works Department.
Staff has included all comments and recommended actions in the attached Exhibit B. However, because
this is only a RZ, comments are for informational purposes only; no conditions are included.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated "High Density Residential" on the Meridian Comprehensive Plan Future
Land Use Map. According to the Comprehensive Plan, the purpose of this designation is to allow for the
development ofmulti-family homes in areas where urban services are provided. Residential densities
may exceed eight dwelling units per acre. This residential development might include duplexes,
apartment buildings, town homes and other multi-unit structures. Other uses within the development may
be considered under a planned development permit process. A desirable project would consider the
placement of parking areas, fences, berms and other landscaping features to serve as buffers between
neighboring uses.
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)
• The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
• The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
• The subject lands are currently serviced by the Meridian Library District. This
service will not change.
• The subject lands .currently lie within the City's urban service planning area and
is serviced by Meridian City Fire Department. This service will not change.
• The subject lands currently lie within the jurisdiction the Meridian Police
Department (MPD). This service will not change.
• The subject site can be serviced by the City of Meridian's sanitary sewer and
water system.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Selway Rezone(RZ-07-020)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
• Chapter VII, Goal IV, Objective C, Action l: Protect existing residential properties from
incompatible land use development on adjacent parcels.
North of the site is an existing single family development. East of the site is a single family
subdivision. West of the site is also single family residential. The parcel to the south is
currently vacant, but planned for commercial development. Although the rezone allows for
higher densities, it does provide a transition between the proposed commercial project to the
south and the single family homes to the north.
Chapter VII, Goal IV, Objective D, Action 5: Require appropriate landscape and buffers
along transportation corridor (setback, vegetation, low walls, berms, etc.).
The applicable landscape buffer has already been installed along Goddard Creek Road.
• Chapter VI, Goal II, Objective A, Action 6: Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
The adjacent projects have not provided opportunities for vehicular connectivity (no stub to
the subject site). Vehicular connectivity should be provided to the vacant parcel to the south.
• 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 adjacent project to the north has provided an opportunity for a pedestrian connection to
this property. When the site develops in the future, the applicant will be responsible for
making that pedestrian connection to F'ulfer Subdivision No. 7 to the north.
• Chapter VII, Goal IV, Objective C, Action 6: Require pedestrian access in all new
development to link subdivisions together and promote neighborhood connectivity.
See analysis above.
• Chapter VII, Goal I, Objective D, Action 9: Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown
debris from entering adjacent agricultural and other properties.
Prior to construction of any buildings, fencing should be constructed around the perimeter of
this site. The site currently is enclosed on three sides. Additional fencing is only needed
along the southern property line.
Staff recommends that the Commission rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's zoning request is appropriate
for this property.
9. UNIFIED DEVELOPMENT CODE
a. Allowed Uses in the Residential Districts: UDC Table 11-2A-2, multi-family developments
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
are allowed in the R-40 zone with CUP approval. This site was originally approved in 2002 for a
171 unit multi-family development as a use exception within the Lochsa Falls Planned
Development. The future land use map depicts the subject property as high density residential and
is zoned R-4. The R-40 zoning district is the most appropriate zoning district for the density of 17
dwelling units to the acre that was approved with the Lochsa Falls Planned Unit Development.
b. Purpose Statement of Zone: HIGH DENSITY RESIDENTIAL DISTRICT (R-40) 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. Residential land uses are also allowed within the O-T,
TN-C, and TN-R districts as set forth in Chapter 2 Article D.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
REZONE ANALYSIS:
UDC 11-SB-3D2 provides the Planning & Zoning Commission and City Council the authority to
require a property owner to enter into a Development Agreement (DA) with the City of Meridian
that may require some written commitment for all future uses. As part of annexation into the City,
the developer for the Lochsa Falls development was required to enter into a development
agreement recorded under Instrument No. 103012598 which requires CUP approval for the 171
multi-family unit development previously allowed on this site. Due to the fact the site was
already approved as a use exception and requires detailed CUP approval for the 171 unit
development, Staff is not proposing any new DA provisions for the site. However, if the
Commission or Council feels that there are additional DA requirements that are necessary to
ensure that this property is developed in a fashion that is consistent with the Comprehensive Plan
and does not negatively impact nearby properties; Staff recommends a clear outline of the
commitments of the developer being required.
Multi-family Standards: The UDC has several specific standards that apply to multi-family
developments. These standards apply to Site Design, Common Open Space, Site Amenities,
Architectural Character, Landscaping, and Maintenance. These standards are reviewed with
CUP/CZC applications.
Density: As noted on the Comprehensive Plan Future Land Use Map, this area is designated
High Density Residential. This designation anticipates densities exceeding 4 dwelling units to the
acre in this area. The site was approved with a density of 17 dwelling units to the acre (171 total
units). Staff believes the R-40 zoning district is most appropriate for the density approved with
the Lochsa Falls development.
Pedestrian Pathways: The adjacent project to the north has provided an opportunity for a
pedestrian connection with this property. When the site develops in the future, the applicant
should be responsible for making that pedestrian connection to Fulfer Subdivision No. 7 to the
north. Pathways should be constructed in accordance with UDC 11-3A-8 (construction) and UDC
11-3B (landscaping).
Street Buffer: A 20-foot wide street buffer is required along North Goddard Creek Way, a
collector street (UDC 11-2A-6). UDC 11-3B-7C2a requires all residential street buffers to be
located on a common lot maintained by ahome-owners association. The applicable landscape
buffer has already been installed with prior subdivision approval.
Selway Rezone (RZ-07-020)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
Fencing: The site has existing 6 foot fencing along the west, north and east boundaries of the
development. When the site develops in the fixture, the applicant will be responsible for
constructing the fencing along the southern portion of the property. A detailed fencing plan
should be submitted with any future CZC application. If permanent fencing is not provided before
issuance of a building permit, temporary construction fencing to contain debris must be installed
around the perimeter. Perimeter, common open space, and micro-path fencing shall be designed
according to UDC 11-3A-7.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied
by a year-round source of water. The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not 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 assesslnents 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. The development lies within the Settler's Irrigation District.
Staff recommends approval of R2-07-020, as presented in the Staff Report for the hearing date of
December 20, 2007, subject to the Finding of Facts as listed in Exhibit C.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Legal Description and Exhibit Map
B_ Agency Comments
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
C. Required Findings from Unified Development Code
1. Rezone Findings
Selway Rezone (RZ-07-020)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
1. Vicinity Map
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
2. Legal Description and Exhibit Map
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Project: 10=07-.030
Date; April 26, 2007
PLAT DESCRIPTION
That portiomof the-.East Y4 of the Southwest ~/. of Section 26, Township 4:Norfh, Range 1 West, Boise
Meridian, Meridian,.Ada County, Idaho; and more particularly described as follows:
Commencing at the South Y. comer Section 26; .thence along the Southerly, boundary line of the East Y4.
ofthe Southwest . of Bald Section 28, North 88'38'47 West, 1,301 38 feet to the Southwest comer of said.
East Y4 of the Southwest +/.; .thence along the Westerly 6°undary'line of said East 14 of the Southwest +/.;
North 00' 29'12' East, 413.30 feet to the POINT Of BEGINNING;
thence contihuirig along said line and theEasterty boundary of Verona Subdivision. No. 2, North
00'29'12` East 394.01 feet to the Southwest comer of fulfer Subdivision No. 7; ,
'.thence along the Southerly boundary line of Fulfer Subdivision No. 7, South 89';0923' East, .893:53 feet;
thence continuing. along said'Southerty boiindary,line'NOrth 77.41'03• East, 88,08 feet to the Westerly
boundary of fulfer Subdivision No. 3;
thence along: said Westerly boundary. the following five courses:'
~~ 1.. South 24'23'53° East,. 25.46 feet;.
?• thence along a curve to the left48.17 feet, having a radius of 345.00 feet, a delta of
08.00'OD", and along chord, which bears'South.28'22'S3" East, 48.13 feet;.
3• thence South 33'22'53' East, 131 Z6 feet;
4. thence along a curve,to the right 263.06 feet, having a radius of 455A0 feet; a delta of
33'.00'00", and a long chord which bears South 15'52'53' East, .258.45 feet;
5•, !thence South 00'3707" West, U.26 feet;
~thence?parallel with the Southerly boundary line of East Yf of the Southwe;t Y. of Section 26,
North 88' 58'47" West, 1.,1.57.48 feet to the POINT OF BEGINNING.
Cantaining 10.'1.03 acres,, mote or less.
END OF DESCRIPTION
Prepared by:
J-U-6 ENGINEERS; fir.
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
B. Agency Comments
1. PLANNING DEPARTMENT
REZONE COMMENTS
1.1 The Applicant shall comply with all applicable conditions of approval for Conditional Use Permit
(CUP-02-012), Preliminary Plat (PP-02-009), Annexation (AZ-02-110), and Development
Agreement (instrument # 103012598) of the Lochsa Falls Subdivision, and any subsequent
development approvals on this site.
1.2 No building or structure shall be erected, moved, added to or structurally altered, nor shall any
building structure or land be established or change in use on this site without first obtaining a
Certificate of Zoning Compliance (CZC) permit from the Meridian Planning and Zoning
Department. NOTE: Multiple multi-family buildings may be contained in a single CZC permit.
1.3 Prior to CZC issuance, provide assurances that construction debris will not blow off of the
property by either having a debris maintenance plan or providing temporary construction fencing.
1.4 Comply with all of the standards listed in UDC 11-4-3.27 regarding multi-family developments,
including Site Design, Common Open Space, Site Amenities, Architectural Character,
Landscaping, and Maintenance.
1.5 Staffs failure to cite specific ordinance provisions or terms of the previously approved
annexation, preliminary plat, and conditional use does not relieve the applicant of responsibility
for compliance.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in N
Goddard Creek Way. The applicant shall install mains to and through this subdivision; applicant
shall coordinate main size and routing with the Public Works Department, and execute standard
forms of easements for any mains that are required to provide service. Minimum cover over
sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than
alternate materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in N Goddard Creek Way W.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
2.3 The applicant shall provide a 20-foot .common lot for all public water/sewer mains outside of
public right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
2.4 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easements shall not be dedicated via
the plat. The description shall be consistent with the graphically depicted easements on the plat
but be recorded as a separate document using the City of Meridian's standard forms. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). 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.
2.6 All existing structures shall be removed prior to signature on the final plat by the City Engineer.
2.7 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.8 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.9 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Healt~i for abandonment procedures
and inspections (208)375-5211.
2.10 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
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.12 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.13 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
2.14 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.15 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers..
2.16 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.17 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.18 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
2.19 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.20 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 (From CUP-07-017)
3.1 One and two family dwellings not exceeding 3,600 squaze feet will require afire-flow of 1,000
gallons per minute available for duration of 2 hours to service the entire project. One and two-family
dwellings greater than 3,600 square feet will require a minimum fire flow as specified in Appendix B
of the International Fire Code. Fire hydrants spacing shall be provided as required by International
Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval 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 spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on corners when spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
i. Fire sprinklers required for four-plexes.
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require temporary approved turn
around on streets greater than 150 feet in length with no outlet.
3.5 All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius.
3.6 For ali Fire Lanes, paint the curb red and provide signage "No Pazking Fire Lane".
3.7 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.8 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.9 Building setbacks shall be per the International Building Code for one and two story construction.
3.10 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a cleaz driving surface, available at ali times, which is 20' wide. Streets with less than
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension.
3.11 Maintain a separation of 5' from the building to the durnpster enclosure.
3.12 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.13 Provide a Knox box entry system and gate for the 20' fire lane (not ballards) for the complex
prior to occupancy.
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 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.16 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.
3.17 The applicant shall work with the Planning Department staff to provide an address identification
plan and a sign which meets the requirements of the City of Meridian sign ordinance at the
required intersection(s).
3.18 Pool chemicals shall be stored in compliance with the International Fire Code.
3.19 All portions of the buildings located on this project must be within 150 feet of a paved surface as
measured around the perimeter of the building.
3.20 Thcre shall be a fire hydrant within 100 feet of all fire department connections.
3.21 Buildings over 30 feet in height are required to have access roads in accordance with the
International Fire Code Appendix D Section D105 (26-feet wide).
3.22 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.23 Approved fire apparatus access roads to be 20 feet wide improved gravel surface capable of
supporting 50,000 GVW and shall be provided to all athletic fields, concession stands and pathways.
Approved water supply shall be provided to all structures. Plans and specifications shall be provided
for review and approval.
3.24 Multi-Family and Commercial projects shall be required to provide additional 60 inch 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 feet fire hose as measured around the perimeter of the building from the
fire lane. Code compliant Handicap parking stalls may be included to assist meeting this
requirement. Contact the Meridian Fire Department for details per IFC Section 504.1.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
3..25 All R-2 occupancies with 3 or more units or with 3 floors shall be required to be fire sprinklered. Full
NFPA 13 sprinkler system will be required because of proposed building height and limited access
with the single entry into development.
3.26 The developer shall provide a Knox Box at the front entrance sign of the development.
4. Police Department (from CUP-07-017)
4.1 Prior to release of building permits, the applicant shall submit a parking plan for all off-street
parking in the multi-family development to the Planning Department. All parking spaces shall be
assigned to a specific dwelling unit or for guest use. The parking space identification shall use a
different numbering system than the dwelling units.
4.2 The proposed multi-family dwellings show more than 4 units that share a common entrance
and/or stairwell. Such configurations are a safety concern. Prior to the next public hearing, the
applicant shall meet with. the Police Chief to address these concerns and revise the plans as
necessary.
4.3 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed two feet in height. Trees shall have a canopy of no less than six feet.
4.4 To increase emergency access to the site, the applicant shall provide a stub street to the south
west corner of the property for temporary access to W. McMillan Rd.
5. Parks Department
5.1 No comments received.
6. Sanitary Service Company
6.1 No comments received.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 20, 2007
C. 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 zone the subject property to R-40. 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 R-40 zone, which encourages an appropriate mix of medium to high density residential.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed' zoning 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 will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
Exhibit C