HomeMy WebLinkAboutStaff ReportCITY OF MER}D-AN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
STAFF REPORT Hearing Date: March 6, 2008 ~~
TO: Planning & Zoning Commission
E IDIANEe 2 9 2008
FROM: Bill Parsons, Associate City Planner
208-884-5533 l D A H 0 ity Of 1Vleridian
City Clerk Office
SUBJECT: Villas @Lochsa Falls
• AZ-08-002 -Request for Annexation and Zoning of 3.0 acres from Ada County
RUT to R-15 (Medium Density Residential), by D. T. Campbell Investments
• PP-08-002 -Request for a Preliminary Plat with 1 Residential Building Lot and
1 Common Lot in a proposed R-15 zoning district, by D. T. Campbell
Investments
• CUP-08-003 -Conditional Use Permit for 21 multi-family dwelling units in a
proposed R-15 zoning district, by D. T. Campbel'1 Investments
• PS-08-001 -Private Street approval within the proposed Villas @Lochsa Falls
Multi-family Development
• ALT-08-002 -Alternative Compliance for an alternative design from the
parking requirements and alternative compliance for the landscaping
requirements adjacent to walking paths, by D. T. Campbell Investments
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, D.T Campbell Investments, has applied for Annexation and Zoning (AZ) of 3.0 acres from RUT
(Ada County) to R-15 (Medium-high Density Residential). Concurrently, the applicant has submitted for
Preliminary Plat (PP) approval of one residential lot and one common lot; Conditional Use Permit (CUP)
approval to construct amulti-family development consisting of 21 condominium units and exercise cabana; a
private street (PS) application for three private streets within the proposed development and alternative
compliance (ALT) from two UDC standards: 1) to allow for an alternative design from the 20' X 20'parking pad
requirement and 2)an alternative design for the 5-foot landscape strip adjacent to pathways.
The applicant is proposing to develop the site with 21 condominium units ranging in size from 1,500 to 1,750
square feet. There is also a 120 square foot exercise cabana with fitness pool proposed for this site. The
proposed dwelling types include 5 individual detached buildings and 8 dual unit buildings for a total of 13
buildings on the site, excluding the cabana. Although there are different floor plans, all units will be 3 bedroom
and 2.5 baths. The proposed units will feature two car attached garages located at the rear of the homes units
except for the 4 detached units internal to the development. The applicant is proposing tandem parking instead
of the 20' X 20' parking pad and 10 guest parking stalls for the 4 internal units that do not have any parking
pads in front of the garages. The applicant is proposing that no more than two exterior treatments of homes be
repeated side by side in the proposed development. Access to the site will be via Cedar Grove (currently a half
street section) via a cul-de sac that will be dedicated to ACRD and will be extended if/when the parcel to the
.south annexes into the City. The applicant is also proposing three private streets that will provide access and
circulation within the proposed development.
The subject site is located at 5555 N. Linder Road in Section 26, T4N, R1 W. The site is currently designated
Medium Density Residential on the City's Comprehensive Plan Land Use Map. This site is within the City's
Area of Impact and is contiguous to the current City limits.
Villas @Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
2. SUMMARY RECOMMENDATION
The subject applications (AZ, PP, CUP, PS, & ALT) were submitted to the Planning Department for concurrent
review. By City Ordinance, the Planning & Zoning Commission makes a recommendation to the City Council
on the AZ, PP and CUP applications and the PS and ALT applications are reviewed at the Staff level. Below,
Staff has provided a detailed analysis and recommended conditions of approval for the requested Annexation,
Preliminary Plat, Conditional Use Permit, Private Street, and Alternative Compliance applications. Staff is
recommending approval for the proposed Villas @Lochsa Falls Development (AZ-08-002, PP-08-002,
CUP-08-003, PS-08-001, & ALT-08-002) with included conditions listed in Exhibit B of the Staff Report.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File
Numbers AZ-08-002, PP-08-002 and CUP-08-003 (PS and ALT optional) as presented in staff report
for the hearing date of March 6, 2008 with the following modifications: (Add any proposed
modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File
Numbers AZ-08-002, PP-08-002 and CUP-08-003 (PS and ALT optional) to the City Council as
presented during the hearing on March 6, 2008, for the following reasons: (you should state specific
reasons for denial of the annexation and plat and you must state specific reasons for denial of the
conditional use permit and what the applicant could do to gain your approval in the future.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers AZ-08-
002, PP-08-002 and CUP-08-003 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:
5555 N. Linder Road
Section 26, T4N, R1 W
b. Owners:
Catherine Nelson
5555 N. Linder Road
Meridian, Idaho 83642
c. Applicant:
D. T. Campbell Investments
3313 W. Cherry Lane
Meridian, Idaho 83642
d. Representative:
Bert Kirby, Mason and Stanfield
Evelyn Grime, Place! Design and Planning
e. Present Zoning District: RUT (Ada County)
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant has applied for annexation and preliminary plat
approval of 21ots on 3 acres in a proposed R-15 zoning district. Also for concurrent review, the
applicant is requesting Conditional Use Permit (CUP) approval to construct amulti-family
development consisting of 21 units and an exercise cabana. The 21 units are 5 individual detached
buildings and 8 dual unit buildings for a total of 13 buildings on the site. The applicant is also
Villas @Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TW'E HEARING DATE OF MARCH 6, 2008
requesting approval to construct three private streets and alternative compliance for the 20' X 20'
parking pad in front of the units. In addition, an alternative design is proposed for the 5-foot
landscaping along the walkway proposed in the development.
1. Date of preliminary plat (attached in Exhibit A): January 2, 2008
2. Date of site/landscape plan (attached in Exhibit A): January 31, 2008
3. Elevations (attached in Exhibit A)
h. Applicant's Statement/Justification: The Villas @Lochsa Falls is proposed as a planned community
through a condominium plat. The Villas will consist of 21 individual homes on 3 acres with a density
of 7 dwelling units to the acre. Each home will consist of 3 bedrooms and 2.5 bathes ranging from
1,500 to 1,750 square feet with attached two car garages and single wide driveways. The home
design is to create the appearance of larger homes while maintaining the compatibility with the
surrounding residential properties. Each home will have specific exterior detailing to heighten the
differences between the homes. The idea is not to repeat the same exterior treatment within the
proposed development. Each home site encompasses approximately 2,700 square feet with private
rear yards, covered patios and private courtyards. Amenities for the site include walking paths,
central plaza and water fountain, neighborhood fitness pool and exercise cabana.
The Villas will incorporate the use of private streets for access to the development. ACRD has also
reviewed the public street portion into the development and supports the configuration on the
prelmnary plat. In addition, alternative compliance is requested to allow tandem style parking
instead of the 20 X 20 parking pad in front of the garages of the units. Four of the units do not
comply with this standard and additional guest parking stalls have been provided on site. The other
alternative compliance request is to have a flexible design from the 5-foot landscaping adjacent to
walking paths. The Villas project is proposing to meander the walking path allowing 5-foot wide
areas for the planting of trees while and narrowing to three feet in places to enhance the aesthetics of
the walkway while meeting the intent of the code. In summary, the Villas neighborhood extends the
sense of place in keeping with the architectural theme of the surrounding neighborhoods and
supporting the quality of life and lifestyles in the area. (See Applicant's Submittal Letter for more.)
5. PROCESS FACTS
a. The subject application will in fact constitute an Annexation as determined by City Ordinance.
By reason of the provisions of the Unified Development Code, Title 11 Chapter 5, a public
hearing is required before the Planning & Zoning Commission and the City Council on this
matter.
b. The subject application will in fact constitute a Preliminary Plat as determined by City
Ordinance. By reason of the provisions of the Unified Development Code, Title 11, Chapter 5, a
public hearing is required before the Planning & Zoning Commission and the City Council on
this matter.
c. The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason of the provisions of the Unified Development Code Title 11 Chapter 5, a
public hearing is required before the Planning and Zoning Commission and the City Council on
this matter.
d. The subject application will in fact constitute a private street as determined by City Ordinance.
By reason of the provisions of the Unified Development Code Title 11, Chapter 5, a public
hearing is not required on this matter.
e. The subject application will in fact constitute an Alternative Compliance review as determined
by City Ordinance. By reasons of the provisions of the Unified Development Code, Title 11,
Chapter 5, a public hearing is not required on this matter.
Villas @Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
f. Newspaper notifications published on: February 18, 2008 and March 3, 2008 (Planning and
Zoning Commission)
g. Radius notices mailed to properties within 300 feet on: February 12, 2008 (Planning and
Zoning Commission)
h. Applicant posted notice on site by: February 25, 2008 (Planning and Zoning Commission)
6. LAND USE
a. Existing Land Use(s): There is an existing home and associated outbuildings located on the site.
These structures should be removed prior to the City's Engineer signature on the final plat.
b. Description of Character of Surrounding Area: The area surrounding the proposed development is
primarily single-family residential.
c. Adjacent Land Use and Zoning:
1. North: Lochsa Falls Subdivision No. 1; zoned R-4
2. West: Lochsa Falls Subdivision No. 1; zoned R-4
3. South: Single-family residence; zoned RUT (Ada County)
4. East: Rocky Mountain High School; zoned R-8
d. History of Previous Actions: None.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: N Linder Rd.
Location of water: N Linder Rd and W Cedar Grove St.
Issues or concerns: None.
2. Vegetation: There are some existing trees on the subject properties that should either be
preserved or mitigated for.
3. Floodplan: N/A
4. Canals/Ditches/Irrigation: N/A
5. Hazards: Staff is not aware of any hazards associated with this property.
6. Size of Property: 3.0 acres
7. Gross Density: 7 units per acre
£ Landscaping (see Analysis below for more details):
1. Width of street buffer(s): A twenty-five foot wide landscape buffer is required on N. Linder
Road, an arterial roadway.
2. Width of buffer(s) between land uses: N/A
3. Percentage of site as open space: The site is under the 5 acre requirement requiring 10%
open space for the site. However, the applicant is required to comply with the multi-family
standards of the UDC for usable open space. Furthermore, 29 percent of is expected to be
landscaped (excludes the structures and paving on the site). At this time the applicant does
not comply with the useable open space requirements; see below for more information.
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply with
UDC 11-3B-12. The applicant has requested alternative compliance for this requirement.
g. Amenities: For multi-family developments with more than 20 units, the decision making body shall
require additional amenities commensurate to the size of the development (UDC 11-4-3.27D-2d).
There are 21 units proposed in this development. As a reference for multi-family developments
Villas @Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
between 20 and 75 units, 3 amenities are required, with at least one from each category (Quality of
Life, Open Space, and Recreation). Amenities on site include: walking path throughout the
development, bermed landscape buffer along N. Linder Road with a central plaza and water fountain,
neighborhood fitness pool and exercise cabana. See Analysis below for more information regarding
amenities.
h. Off-Street Parking: UDC 11-3C-6 requires multi-family dwellings with more than 1 bedroom to
have 2 parking spaces per dwelling unit in a covered carport or garage. The applicant is proposing 2-
car garages for each dwelling unit. However, the applicant has stated that the multi-family units are
proposed to be platted as condominiums in the future. If the multi-farruly units are platted for
condominiums (the city would then classify the units as single-family), the UDC requires a 20' X 20'
pad in front of the garages for single-family units. The applicant has requested alternative
compliance for this standard. Parking will be provided in front of the units via tandem parking stalls
except for the four single detached units internal to the development. Guest parking has been
provided to comply with the additional parking requirements for those units. See below for further
analysis.
i, Required Dimensional Standards: The UDC requires a rninirnum 10' setback measured from the
perimeter of the subdivision.
j. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The applicant is
proposing three private streets that will provide access and circulation within the proposed
development. Primary access to the site is proposed from Cedar Grove (half street section) via a cul-
de-sac that will be dedicated to ACRD and will be extended if/when the parcel to the south annexes
into the City. ACRD has reviewed the public street section and supports the applicant's design.
7. AGENCY COMMENTS MEETING
On February 15, 2008, staff held an agency comments meeting. The agencies and departments present included:
Meridian Fire Department, Sanitary Services, Parks Department and Public Works Department. Staff has
included all comments and recommended actions as Conditions of Approval in Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
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 project includes 21 units on 3 acres for a gross density of 7 dwelling
units/acre. The proposed density lies within the anticipated density of the Comprehensive Plan for this area.
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 (ACRD). 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.
Villas @ Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
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 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.
Both the Comprehensive Plan and the Zoning Map envision the adjacent properties in this area of
Meridian to develop with residential land uses. Staff believes the proposed development to be
harmonious with the existing and future residential developments in the area.
Chapter VII, Goal IV, Objective D, Action 5: Require appropriate landscape and buffers along
transportation corridor (setback, vegetation, low walls, berms, etc.).
The applicant is required to install and maintain a 25 foot landscape buffer adjacent to N. Linder
Road. Within the required buffer the applicant is proposing to construct a berm, S- foot walking
path and a 3 foot wall adjacent to the walking path.
• Chapter VI, Goal II, Objective A, Action 3: Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient. Staff
believes that the subject applications generally comply with the applicable policies listed in the
literature noted above.
• Chapter VI, Goal II, Objective A, Action 6: Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The adjacent residential subdivision to the west has provided opportunities for the subject site to
provide vehicular connectivity. The applicant is proposing to extend the existing public street
(Cedar Grove) via a cul-de-sac. The existing roadway that provides vehicular connection to the
proposed development is split between the applicant's property and an Ada County parcel to the
south. Until the Ada County parcel requests annexation the cul-de-sac will remain partially
unimproved until development is 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 adjacent Lochsa Falls project to the west has provided an opportunity for a pedestrian
connection to this property. The applicant is extending the side walk from the adjacent subdivision
and connecting it to the walkways within the proposed development. Said walkways also connect to
the attached sidewalk along Linder Road. The applicant is also provided future pedestrian
connectivity to the Ada County parcel south of the site.
Villas @Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
• 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.
The subject site has existing 6 foot cedar fencing along the western and northern boundaries. The
applicant is proposing to construct new cedar fencing along the southern boundary. No fencing is
proposed along the eastern boundary. Prior to any building permits the proposed fencing and
temporary fencing will be installed to contain debris.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's development request is appropriate
for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Use Control: Unified Development Code (UDC) 11-2A-21ists multi-family developments as a
conditional use in the R-15 zoning district. Specific Use Standards (UDC 11-4-3-27) apply to multi-family
developments; please see Section 10, Analysis below for more information.
b. Purpose Statement of the Residential Districts: 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.
c. Multifamily Development (UDC 11-4-3.27): The following standards shall apply for the multifamily units,
including standards for Site Design, Common Open Space, Site Amenities, Architectural Character,
Landscaping, and Maintenance.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
AZ Application: The applicant is proposing an R-15 zoning designation, which is generally consistent
with the Medium Density Residential Map designation for this site. Approval of the subject annexation
and zoning request would allow the applicant to obtain aMedium-High Zoning Designation for the
subject property. According to UDC 11-2A-2 amulti-family development is a conditional use in the
proposed R-15 zoning district. For concurrent review, the applicant has submitted a preliminary plat, a
conceptual development plan and building elevations showing how this site would develop with 21
condominium units.
Density: As noted on the Comprehensive Plan Future Land Use Map, this area is designated Medium
Density Residential. This designation anticipates densities between 3 to 8 dwelling units to the acre in
this area. The applicant is proposing a density of 7 dwelling units to the acre. The applicant complies
with the density allowed in an R-15 zone and the Comprehensive Plan. Staff is generally supportive of
the proposed density.
Based on the policies and goals contained in the Comprehensive Plan and the proposed Future
Land Use Map designation of Medium Density Residential for this property, Staff believes that
Villas @ Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 7
CITY OF MER}DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
the requested R-15 zoning district is appropriate for this property. Please see Exhibit D for a
detailed analysis of the required facts and fmdings for an annexation.
The annexation and zoning legal description prepared by Darin Holzhey, PLS, dated January 28, 2008
and submitted with the application, is accurate and meets the requirements of the City of Meridian and
State Tax Commission.
Development Agreement (DA): UDC 11-SB-3D2 provides the Planning & Zoning Commission and
City Council with the authority to require a property owner to enter into a DA with the City of Meridian
that may require some written commitment for all future uses. Because the applicant is requesting an
R-15 zoning district, and there are R-4 zoned lots adjacent,. staff believes that a Development
Agreement is necessary. Staff is recommending that a DA provision restrict the development of
this property to a maximum of 20 units and to comply with the conceptual site plan and elevations
submitted with the CUP (see Exhibit B for DA provisions). If the Commission and/or Council
believes that there are additional DA provisions 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 be made.
PP Application: Based on the policies and goals contained in the Comprehensive Plan and the general
compliance of the proposal with the Unified Development Code, Staff believes that this is a good
location for the proposed 2-lot, multi-family development. Please see below and Exhibit D for detailed
analysis and facts and findings for a preliminary plat.
Dimensional Requirements of the R-15 zone per UDC Table 11-2A-7: The applicant is proposing
one residential lot and one common lot within an R-15 zoning district. A 25-foot wide landscape street
buffer is required along Linder Road. The UDC requires a nunimum lot size of 2,400 square feet in the
R-15 district. The UDC requires street frontage for lots in the R-15 district. The proposed buildable lot
complies with the R-15 zoning district dimensional standards. NOTE: Internal setbacks listed in Table
11-2A-7 do not apply to multi-family developments.
Landscaping: Linder Road is designated as an arterial roadway. The UDC requires a 25-foot wide
landscape street buffer along Linder Road, an arterial roadway. Further, UDC 11-3B-7.C2a
requires all residential street buffers be on a common lot. On the submitted preliminary plat the
applicant does not show the street buffer landscaping within a common lot. The submitted
landscape shows a 25-foot bermed landscape buffer and complies with the number of required trees.
However, the site/landscape plan does not call out the number plantings, the class and the caliper
of the trees proposed. The applicant should revise the landscape plan and plat to show the
appropriate plantings and the buffer in a common lot, prior to submitting for a final plat.
Furthermore, the proposed sidewalk connection to the existing Lochsa Falls sidewalk on Cedar
Grove (west of the site) tapers from 5 feet to 2 feet on the submitted plat. UDC 11-3A-17A
requires sidewalk widths of 5 feet for attached or 4 feet for detached. Prior to final platting, the
applicant should comply with the UDC sidewalk width.
The applicant is proposing to construct an internal pathway system for recreational use. The submitted
landscape plans do show the trees and groundcover required by UDC 11-3B-12. Pathways should also
be constructed in accordance with UDC 11-3A-8. The applicant is in compliance with the UDC. Further
analysis is provided below regarding alternative compliance for the landscaping width along the
pathway.
A visit to the site revealed there are existing trees on the site. However the submitted landscaping plan
does not show existing trees. Nor are they referenced to be protected and incorporated into the design of
the project or being identified as being removed and nutigated for. Any existing on-site tree over 4" in
Villas @Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 8
CITY OF MERIDIAN PLANN1NG DEPARTMENT STAFF REPORT FOR THE H£AR1NG DATE OF MARCH 6, 2008
caliper that is removed from the property shall be replaced by installing additional trees, being the
equivalent number of caliper inches of those removed. Required landscaping trees will not be
considered as replacement trees for those that are removed. The Applicant should coordinate a
mitigation and protection plan with Elroy Huff at the Meridian Parks Department. This should be
included on the updated landscape plan as well.
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 upon
completion of the landscaping prior to Certificate of Occupancy for the site. All standards of installation
should apply as listed in UDC 11-3B-14.
ALT (Alternative Compliance) Application: UDC 11-3B-12 requires a 5-foot landscape strip along
both sides of walkways with trees planted every 35 linear feet. By requiring a 5-foot landscape strip
along pathways, the walking path along the west side of the property would either be placed along the
existing fencing of single family residences or adjacent to the garages of the two units that parallel the
pathway. For aesthetic reasons, the applicant is proposing to vary the widths of the landscaping strips
along the pathway to allow 5 feet for the planting of trees and narrow to 3 feet in areas to be planted
with shrubs and plants while maintaining the 5-foot pathway. Portions of the walking path would still be
at the back of the residential fencing; however the impact is less than having the entire fencing located
along the west property owner's fence line. Staff believes this a better alternative because it allows for a
variety of plants, limits the impact to the residences on the west and meets the intent of the landscape
ordinance. In Lieu of the Landscaping Standards, staff supports and approves ALT-08-002 associated
with the findings in Exhibit D.
Common Areas/Open Space: UDC 11-3G-1 requires the applicant to provide a certain amount of
common open space and site amenities in residential districts. This section of the code is applicable to
parcels 5 acres or larger in size. The subject property totals approximately 3 acres which does not
require the site provide a minimum of 10% open space. However, the applicant is proposing some
common open space areas with the subject development. The applicant will be required to comply with
the open space requirements for multi-family developments (UDC 11-4-3-27C). See CUP Analysis for
more information.
Proposed Streets and/or Access: The applicant is proposing to extend the existing public street (Cedar
Grove) into the site as a cul-de-sac. This existing roadway provides vehicular connection to the
proposed development but is stubbed between the applicant's property and an Ada County parcel to the
south. Until the Ada County parcel request annexation a small off-site portion of the cul-de-sac will
remain unimproved until development is proposed. The applicant should coordinate with ACHD
regarding the appropriate signage and road markings to direct the future residents and guests
into the development.
In addition to Cedar Grove, three 24-foot private streets are proposed that will provide access and
circulation within the proposed development. The private street requirements will be further explained
in the Private Street section below.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water. The applicant should be required to utilize any existing surface or well
water for the primary source. If a surface or well source is not available, 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. 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.
Villas @ Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
Existing Structures: The site currently contains an existing single family home with associated
outbuildings. The submitted plans indicate all existing buildings are to be removed to make way for the
proposed multi-family development. Prior to the City Engineer's signature of the final plat, all
existing buildings on this site shall be removed.
Fencing: The subject site has existing 6-foot cedar fencing along the western and northern boundaries.
The applicant is proposing to construct new cedar fencing along the southern boundary. No fencing is
proposed along the eastern boundary. Prior to any building permits the proposed fencing and temporary
fencing will be required to be installed to contain debris. Fencing should taper down to a 3 foot
maximum within 20 feet of all rights-of--way. All fencing shall be installed in accordance with UDC 11-
3A-7.
CUP Application: The applicant has submitted for CUP approval of a 21 unit multi-family
development in a proposed R-15 zone. An exercise cabana and pool, along with a walking pathway
highlight the amenities of the project. The applicant intends to condo the proposed development in the
future. Staff is generally supportive of the development, and has included provisions that the
applicant construct the project as amended and submits for a condo plat for the subject project in
the future, as proposed.
Multi-family Standards: The UDC has several specific standards that apply to multi-family
developments. These standards apply to Site Design, Conunon Open Space, Site Amenities,
Architectural Character, Landscaping, and Maintenance. Below are some of the multi-family and
general design standards that the applicant should be required to comply with.
Site Design: UDC 1-4-3.27B requires developments with 20 units or more provide the following: a
property management office, a maintenance storage area, a central mailbox location, a directory and
map of the development at an entrance or convenient location for those entering the development. The
referenced requirements above are for multi-family developments. The applicant intends to condo the 21
units; if the subject applications are approved (the city would then classify the units as single-family).
Due to the size and nature of the development, Staff believes the requirements for the property
management office, directory, site map and a maintenance storage area is not warranted. In addition, the
applicant states the Home Owner's are to maintain the proposed develop thru CCR's that will govern
the development. On the submitted site/landscape plan the applicant has provided a central mail box
location for the development. Staff is generally supportive of the proposed site design.
Multi-family Setbacks: The UDC requires a minimum 10-foot setback to the perimeter of the
Subdivision for multi-family developments. The UDC does not have a specific setback between internal
multi-family units. On the submitted site/landscape plan the applicant complies with the multi-family
development setback standards. However, the four structures (the attached garages) adjacent to Linder
Road indicate a 2.5 foot setback from the residential lot to the landscape street buffer boundary. Staff is
conditioning that the landscape buffer area required on Linder Road be placed in a common lot, and not
within an easement as proposed with the preliminary plat. The applicant should be aware that the
building department may consider the common lot property line for setbacks rather than the
subdivision boundary. The applicant should contact the building department for the appropriate
building code requirements prior to CZC submittal.
In addition, the exercise cabana along the north side of the property shows a 5 foot setback to the north.
This structure is approximately 120 square feet and is considered an accessory building for the site.
Staff is recommending the cabana increase in square footage from 120 square feet to 240 square feet.
This change will require that the cabana be located at least 10 feet south of the north property
line.
Villas @ Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
Site Layout: The applicant is proposing several different structures on this site. The site is expected to
develop with 14 buildings, including an exercise cabana. The mix of buildings includes 5 single
detached buildings and 8 bi-unit buildings, totaling 21 units. The product type will range in size from
1,500 to 1,750 square feet. All of the units will be 3 bedrooms 2.5 baths with attached two car garages.
The applicant is proposing an alternative to the 20' X 20' parking pad in front of the garages as required
by code. The parking pads located in front of the garages are 20 feet wide and taper down to 10 feet.
The overall length of the driveway is at least 40 feet and the first 20 feet incorporates a 5-foot landscape
strip with a decorative trellis that highlights the entrance of the driveway. The four detached units
internal to the development do not have the expanded driveway but have the trellis integrated in the
front facade of the garages. Ten guest parking stalls have been provided for the four internal units to
provide additional parking for the development. In addition, the site is expected to have 29 percent
landscaping. Staff is supportive of the general site layout submitted for this development, with the
changes listed herein.
Parking: UDC 11-3C-6A requires multi-family dwellings with 2 or more bedrooms to have atwo-car
covered carport or garage for each unit. The submitted site layout proposes two car garages for each of
the multi-family units. If the multi-family development is platted for condominiums in the future, the
applicant would not comply with the single family parking standards of the UDC and has requested
alternative compliance explained below.
ALT (Alternative Compliance) Application: The applicant has requested alternative compliance for
the 20' X 20' parking pad requirement. Instead the applicant is proposing 2 car tandem car parks (10' X
40') in front of the garages highlighted by 5-foot wide landscape medians and a decorative wood trellis.
For the four units that do not have any parking pads in front of the garage, ten guest parking stalls have
been provided and comply with the dimensional standards of the UDC. Staff feels the applicant has
provided adequate guest and resident parking for the proposed development. Therefore, in lieu of the
typical Parking Standards of the UDC, staff supports and approves ALT-08-002 associated with the
findings in Exhibit D.
Elevations: The applicant has submitted front, side and rear building elevations for the housing types
and the cabana. Building materials are to include: stucco, stone and masonry, wood siding, rough sawn
timber (stained black, brown, carrnel or natural finish), architectural shingles. All of the homes in the
development will be two stories with covered porches, private courtyards, and own private backyards
enclosed with 6-foot cedar or vinyl fencing. The cabana is to be constructed of stucco with slate the
banding along the top and bottom of the structure. The same architectural shingles will be used as
proposed for the multi-family units. In the narrative submitted with the application, the applicant states
the project does not propose to repeat two exterior styles side by side. Staff is supportive of varying the
exterior styles and elevations. Staff likes the appearance of the proposed buildings and any future
buildings on this shall substantially comply with the construction materials and design elements shown
in these elevations.
UDC 11-4.3 requires multi-family structures to comply with specific design standards. Exterior building
materials and finishes should convey an impression of permanence and durability. Materials such as
masonry, stone, stucco, wood, terra cotta, and the are encouraged. Staff believes that the elevations
submitted with the CUP significantly meet the requirements of the design standards listed in UDC 11-
3A-19.
Landscaping: Per UDC 11-4-3.27.F, all street-facing elevations shall have landscaping along their
foundation. The foundation landscaping shall meet the following minimum standards: The landscaped
area shall be at least three feet wide; for every three lineal feet of foundation, an evergreen shrub having
a minimum mature height of twenty-four inches shall be planted; and groundcover plants shall be planted
in the remainder of the landscaped area. The submitted site/landscape plan complies with the multi-family
landscaping standards.
Villas @ Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 11
CITY OF MER6DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
Pedestrian Pathways: The applicant is proposing a pedestrian pathway within the development and it
connects with the existing sidewalk west of the site on Cedar Grove. In addition, ACRD has required
the applicant construct an attached 7-foot sidewalk adjacent to Linder Road. The applicant should
construct sidewalks in accordance with City and ACRD policies. The applicant has also provided two
connection points to the public sidewalks with the pathways in the development. Staff is generally
supportive of the proposed pedestrian walkways in the development.
Private Useable Open Space: UDC 11-4-3.27B requires a minimum of 80 square feet of private,
usable open space be provided for each unit. This requirement can be satisfied through porches, patios,
decks, and/or enclosed yards. Landscaping, entryway and other access ways shall not count toward this
requirement. The applicant has shown, on the site/landscape plan, that each dwelling unit will provide
at least 80 square feet of covered court yards for all of the units. This patio is being provided on the side
of each unit. In addition, there are enclosed rear yards for each of the units that exceed the minimum of
80 square feet.
Amenities: The applicant is required to provide amenities for the multi-family development. For
multi-family developments with more than 20 units, the decision making body shall require additional
amenities commensurate to the size of the development (UDC 11-4-3.27D-2d). There are 21 units
proposed in this development. As a reference for multi-family developments between 20 and 75 units, 3
amenities are required, with at least one from each category (Quality of Life, Open Space, and
Recreation). Amenities on site include: walking path throughout the development (recreation), bermed
landscape buffer along N. Linder Road with a central plaza and water fountain (open space),
neighborhood fitness pool and exercise cabana (recreation and quality of life). Staff is recommending
that additional amenities be provided for this site. Staff recommends that the Commission
determine if the proposed amenities, as revised by staff, are appropriate for a development of this
size.
Open Space: Because the site is less than five acres, the qualifying open space requirements of UDC
11-3G-3 are not applicable. However, UDC 11-4-3.27C requires a minimum area of outdoor common
open space to be provided as follows: a) 150 square feet for each unit containing 500 or less square feet
of living area; b) 250 square feet for each unit containing more than 500 square feet and up to 1,200
square feet of living area; and c) 350 square feet for each unit containing more than 1,200 square feet of
living area. Common open space areas shall not be adjacent to collector or arterial streets unless
separated from the street by a constructed barrier at least 4 feet in height.
The units for the proposed multi-family developments range in size from 1,500 square foot units to
1,750 square foot units. As mentioned above, the UDC requires 350 square feet for each unit containing
more than 1,200 square feet of living area. The multi-family development is proposing a total of 21
units. The minimum amount of open space required per code for all of the proposed multi-family
development is 7,350 sq. ft (21 X 350 sq. ft). NOTE: Private useable open space is not considered
common open space.
The applicant is not proposing enough common open space area to meet the requirements of iJDC 11-
43-27C. To comply with the common open space requirement, Staff recommends the applicant
lose one of the northern units adjacent to the cabana and incorporate this area into a common
area/lot. If one unit is lost the applicant will have to provide 7,000 square feet of open space. In
addition to providing an additional common area around the proposed cabana and pool area,
Staff recommends that the applicant provide an additional amenity, including but not limited to, a
gazebo, barbeque area or tot lot in this area. Furthermore, Staff recommends the square footage
of the exercise cabana increase from 120 square feet to 240 square feet to provide for a more
useable space. If these changes are made, staff is supportive of the common open space for the
Villas @ Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
site. Maintenance of all common areas should be the responsibility of the Home Owners' Association.
PS (Private Street) Application: In conjunction with the public cul-de-sac extension from the west,
the applicant is proposing to construct three private streets to provide access and circulation within this
development. The UDC requires private streets to be constructed within an easement and have a travel
lane width of 24' or 26' with no allowed parking as determined by the Fire Marshal. The proposed
private streets are. all internal to the development and are to be constructed as a 24-foot street section
and include a 4-foot sidewalk (pathway) on one side. The applicant has submitted a Private Street
application as required by UDC 11-3F-3. Staff is supportive of the applicants request and has
conditioned as such in Exhibit B.
Staff is recommending approval for the proposed Villas @Lochsa Falls Development (A2-08-002, PP-08-
002, CUP-08-003, PS-08-001, & ALT-08-002) with included conditions listed in Exhibit B of the Staff
Report.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (dated: 1-02-08)
3. Site/Landscape Plan (dated: 1-31-08)(Not approved)
4. Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Settlers Irrigation District
C. Legal Description & Exhibit Map
D. Required Findings from the Unified Development Code
1. Annexation and Zoning Findings
2. Preliminary Plat Findings
3. CUP Findings
4. Private Street Findings
5. Alternative Compliance Findings
Villas @Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 13
CITY OF MERPDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
1. Vicinity Map
T
y ~~
D ~ K ~
+ ID~
u ~ ~ ~~T
~\
RUT
R ~ D Q
~~
i__.
_ L-Q V ~;
~ ~ VN H TC ODK
SITE
ST
RUT
R-8
~J ~~ RUT
K ~y ~
S T'
_._
~~+ ~ LOU W-AY
-1
C-G
RUT
ILLAN RD
p
a
~ RUT
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
2. Preliminary Plat
~u04e,A/ 010 ~w'n '~ r~[i ~ lYM ALVWWR3tlc
u ~ ~, Y ~+sen u~ lH9dcua~ 10 ~ae~^~+ ~' ~ 571Yj YSN307 lY SYl7N
~irmn eae~rn uv en nuu mw.vx
Ba ~2e~
a g gg & 5 ~g~ba
=p ~ m
Boa~Bi~®H~hoeme®~® ®® ei~~ op 4~Eea o-
~ I l i ~ ~ I ~~ ~ ohs ~ ~R~~ ~~~~ ~$~ji
Lg ~ ~~~,e
1 X ~~1 ~8 j6
~ 9
2Y .ro - mo ao ® „o ~ I~~1 0
~-- j~ !y r-----.~
•,i ,~
~9~~ ~---
'~
m
3 A
z
LLr
"o
~~' ~< ~`~
_°-~ ~~
`g W~~ ~ ~
~~
<~
~s
5~ I
e
a OYOtl tl3mlfl 'N ¢
S
Y~
E®~
d
ggg
~d
m--~e-.m
i
8
v
I ~~
1
i /
F 1
I ~~
a
~ ~~ ~~~ t~t ~55~ ~ ~
~ ~ b ~~ ~
!
~
~~
~
~ S ~
~~ g
a
~
~ Q
~
e
p
' ~ ~ ~~ ~ k~ [ 4
p
C
G
~~ ~
~
~ ~ t~~ $~~ ~ %3 h
~
.
®®
a ~ Y
B
a ^ "~ ~ 2
~
~
y $$ aa
~
E
S
~ a9w~ s 6 6~ ~~ ~ ~~ a p~~
55~~
~
~~ Y~ ~~ g
~ s BBB S g
~ a g
~~
~ a
y
~ ~
a y
5tI &p
~'~S $ ~ ~ g
§
s
~ ~A
~~ e~ X agG @ ~ 3§3§~ ~m @
A E~ ~~ ~$ 6~ i~ ~
~ ~
a
a~!~ ~ b
~ ~Sk
~
1
~~
Exhibit A
CITY OF MERIDIAN PLANNdNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
3. Site/Landscape Plan (Not Approved)
_ ~ awzzlrvoz 3d VJSONtl'1-9.LIS Zb9£9 OI'Mf101d7W ~ e ~ ~ p y ~
lolazzrooz ava~~o~~zs~ooz B£b 31S 3NVl A.7M3N7 M f 1 E£ @Qbs~ ; 6_ ~ ~
wa.~~ I zocco Owal']aoo ~~ S1N2W152ANI T138dWV71O U bp~p~~ _
~ feu IOEI ]11fK l]]a16 hfIlY 001 Y
3WR79 NAl3A3 ~ 17V021 ?J3ONIl SSSS b ~?r~~~o f
T 6NOISN7Y ~..:.m, ~u.,o 1 ~y~ S71Vd `dS41~O1 lb SVlll/1 ~ ~a@ o-e 1 ! ~ ~
NOIlH~lldd`d ~Sfl ~dNOIlI4N0~
~~ ~ I~ g o
F ~^ ` Y ~ I1J II
}~~~g~ ~ ~ k ~ ~ ~ Y~ ~~ ~~>I~~ ~~~ ~ -
~~ ~ ~ s~~~~~ ~ ~ ~ ~ ~I~~~~ ~~~~s~~a~~ ~~ ~° ~
I
~ z
`~~ 3 g ~ g
~ g ~~~# g~ k r ~ ~
~~~@ S Q
~9 ~ e p
J 51e8ef. e3flaesaertao- ~
Q ~ ~~o ~° ~ '~ U
~ ; .,,~~,
Q
OVOb 2130NI1 -
,OLE1 axon irmvo-cnvh xON
` ~o >~ uuaq'T peel ~ ~Q_ Z O
\J ~ L'!D r~.se. ~, .mac n~.+ 9e. ~ ,s
O ~- °`~0 ---- ---- ~ -® b
< cw+p I C A I rt onu I P A I as 9 ~ II
N ~ ; N W _
J N _
9 -- Q
g ~~ V, ; z'~' _ _
Q~y~y d _ _ N _ ~
ill "`b '~R N~ 9 N _ y ~' ~.. ~P 01. N ~.l~D
Q --__~ _ N N~ N 2
J ~ ~ s z
J ~ ~u I - '~ ~~+. .. ~1aariS~aienud~~bZ.. ~. ~ ~ I m
I _4. .~q. N ~ a
> ~ _ N C PAI
m ~ _ d _ _ _ ,,. ~., _p N
u`S - auP ~ ~.:.
___ •9~
~P I A I
1 ,. ~ ,,
~+ba ..i ° _ __ I..~ ~Z w
rte
I N N Q ~:
_ ?wP I A I _ - .. ~.
X17 9135 .O i ..,,ye vyc 5 m ,f '.
- 'xe.; ~ G4 ~.
aou3} I>~n~,9 w7slzd ~ ,5'OL£ - - !~p.AS'.. '
' anprJ,ip~~.
I .:. ~ ..'.. ~ :. .
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
5. Elevations
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HARING DATE OF MARCH 6, 2008
Side and Rear Elevations
SIDE ELEVA'~ F 0~~
9,, _ ~`-°_ _ ~,
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
Exhibit B
Top view of the proposed homes
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
Cabana Elevations
architectural shingle 6
8" wood fascia
_
12" slate the band ';
0
' , ~ e
' f
fence
6 ence
-
6
24" eave
~ stucco
h~i ~~i ~
12" slate the band
6' fence POOL SLDE ELEVA710N
12'-0"
30 30 30 50
- - ~
~n o _ - ~ ~
~ + ~
~
bike EXERCISE
- - - ~ - FLOOR PLAN
- ..POOL PATIO -~ -~ =- ~ :~ ~~- - -
- - = EXERCISE CABANA
- VILLAS AT LOChSA FALLS ~ J
O
scale : 3/ 16" = I'-O" PLACE !inc. Z
Exhibit B
C-TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
B. Conditions of Approval
1. PLANNING
1.1 ANNEXATION/ZONING
1.1.1 The annexation and zoning legal descriptions submitted with the application (stamped on January 28, 2008
by Darin Holzhey, PLS) is accurate and meet the requirements of the City of Meridian.
1.1.2 A Development Agreement will be required as part of the annexation and zoning of this property. Prior to
the annexation and zoning ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) (at the time of annexation/rezone ordinance adoption), and the developer. The
applicant shall contact the City Attorney, Bill Nary, at 888-4433 within 6 months of Council approval
to initiate this process. The DA shall include, at a minimum, the following:
Construct a maximum of 20 units on this site and comply with the site/landscape plan and
elevations submitted with the CUP, as amended.
• No two building in a row (side by side) shall have the same elevation or exterior style. Building
materials on this site are to include: stucco, stone and masonry, wood siding, rough sawn timber
(stained black, brown, Carmel or natural finish) and architectural shingles. Any future buildings
shall substantially comply with the construction materials and design elements shown in these
elevations.
• The applicant shall submit for a condo plat for the subject project in the future, as proposed.
1.2 PRELIMINARY PLAT
1.2 Site Specific Conditions
1.2.1 All continents and conditions of the accompanying Annexation (AZ-08-002) and Conditional Use Permit
(CUP-08-003) applications shall also be considered conditions of the Preliminary Plat (PP-08-002).The
2-lot preliminary plat prepared by Mason Stanfield, dated January 2, 2008 (attached in Exhibit A), is
approved with the following modifications:
• The 25-foot landscape buffer along N. Linder Road shall be platted as a common lot in accordance
with the UDC.
• The applicant shall construct a 5-foot wide sidewalk to the terminus of the property and taper to 4-
foot with the connection to the existing 4-foot detached sidewalk adjacent to Cedar Grove.
• Add a common lot or common easement area on the north side of the plat, as required with the
concurrent CUP application.
1.2.2 Access to this site shall be provided from the extension of Cedar Grove to the west. Direct lot access to
N. Linder Road prohibited. Cedar Grove shall be extended so the Ada County parcel to the south can also
have access. The applicant shall coordinate with ACRD regarding the appropriate signage and road
markings to direct the future residents and guests into the development.
1.2.3 Prior to the City Engineer's signature on the final plat, all existing structures on this site shall be removed.
Prior to the issuance of any building permit for a new dwelling unit, the final plat shall be recorded.
1.2.4 The landscape plan prepared by Place! Design and Planning, dated January 31, 2008, labeled Sheet A1.0
(attached in Exhibit A), is approved with the following notes/changes:
• Provide a minimum 25-foot wide bermed landscape buffer along N. Linder Road with a 5-foot
detached sidewalk for Linder Road. All landscape materials shall be installed in accordance with
UDC 11-3B-9, Landscape Street Buffers.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
• Provide a minimum 5-foot landscape strip with trees and sod along both sides of E. Monet Street
and N. Heritage View Avenue, as proposed.
• 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. Provide a
copy of the plan to the Planning Department with the final plat submittal.
• The applicant shall construct and install the internal pathway in accordance with UDC 11-3A-8 and
UDC 11-3B-12. Said plantings and design of the pathway adjacent to the west side of the property
shall be constructed and landscaping installed, as proposed with ALT-08-002.
• The landscaping plan shall have a legend identifying the number plantings, the class and the caliper
of the trees proposed.
• Construct a 6-foot tall cedar fence along the south boundary, as proposed.
• A written certificate of completion should be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan. All standards of installation should apply
as listed in UDC 11-3B-14.
Submit revised landscape plans to the Planning Department with the submittal of the final plat
application.
1.2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of
water. If a creek or well source is not available, asingle-point connection to the domestic water system
shall be required. If a single-point connection is utilized, the developer shall be responsible for the
payment of assessments for the irrigable landscape areas prior to signature on the final plat by the
Meridian City Engineer.
1.2.6 All development improvements including water, sewer, fencing, landscaping, amenities and pressurized
irrigation shall be installed and approved prior to City's Engineers signature on the fmal plat.
1.2.7 A letter of credit or cash surety in the amount of 110% will be required for all required fencing,
pressurized irrigation, landscaping, sanitary sewer, water, etc., prior to signature of the final plat.
1.2.8 Maintenance of all common areas shall be the responsibility of the developer or assigns. Record legally
binding documents that state the maintenance and ownership responsibilities for the management of the
development, including but not limited to structures, parking, common areas, private streets, and other
development features.
1.2.9 Sidewalks/walkways shall be installed within the subdivision and along the adjacent streets pursuant to
UDC 11-3A-17. Coordinate with ACRD the extension of the sidewalk on Cedar Grove.
1.2.10 Provide private streets within the development as approved with PS-08-001.
1.3 GENERAL CONDITIONS
1.3.1 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.3.2 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as noted in
this report, shall be submitted for the subdivision with the final plat application. Where the Applicant
has submitted a preliminary landscape plan and where Staff has reviewed such plan, the landscaping
shall be consistent with the preliminary plan with modifications as proposed by Staff.
1.3.3 The Applicant shall subnut a fencing plan with the final plat application for the subdivision. If
permanent fencing is not provided at the time of building permit submittal, temporary construction
fencing to contain debris must be installed around the perimeter prior to issuance of a building permit.
All fences shall taper down to 3 feet maximum within 20 feet of all right-of--way. All fencing should be
installed in accordance with UDC 11-3A-7.
Exhibit B
CITY OF MERFDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
1.3.4 Staff s failure to cite specific ordinance provisions or terms of the approved annexation or preliminary
plat does not relieve the Applicant of responsibility for compliance.
1.3.5 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
1.4 CONDITIONAL USE PERMIT
1.4.1 The site/landscape plan, prepared by Place! Design and Planning, dated January 31, 2008 is not
approved. Revise the plan to show the following modifications:
• Revise the site plan by removing one of the units along the north boundary and incorporate the
area into common open space around the cabana and pool area. A maximum of 20 units are
approved; a minimum of 7,000 square feet of common open space shall be provided.
• Increase the square footage of the cabana to be at least 240 square feet and be located no closer
than 10-feet to the north property line.
Ten full-size, one 8.5" x 11", and one electronic copy of a revised site/landscape plan shall be
submitted to the City at least 10 days prior to the City Council hearing on this project.
1.4.2 All comments and conditions of the accompanying Annexation (AZ-08-002) and Preliminary Plat (PP-
08-002) applications shall also be considered conditions of the Conditional Use Permit (CUP-08-003).
1.4.3 In addition to the amenities listed herein, provide a minimum of 7,000 square feet of common open
space.
1.4.4 The site/landscape plan prepared by Place! Design and Planning, dated January 31, 2008, is approved
with the following modifications/notes:
• The applicant shall comply with the landscaping along the foundation for the multi-family units
as proposed.
• Add the open space and amenities as outlined herein.
• Construct a sidewalk inaccordance with City Policy and ACRD standards.
1.4.5 Provide private streets and private street signs within the multi-family development. Said private streets
shall be constructed as approved with PS-08-001.
1.4.6 Provide at least 80 square feet of private, useable open space, such as a patio or balcony/deck, for each
multi-family dwelling unit, as proposed on the site/landscape plan.
1.4.7 Provide amenities for the development as follows: walking path throughout the development
(recreation), bermed landscape buffer along N. Linder Road with a central plaza and water fountain
(open space), neighborhood fitness pool and 240 sq. ft. exercise cabana (recreation and quality of
life), as proposed. Add an additional amenity to the development, such as a tot lot, gazebo or
barbeque area.
1.4.8 Building setbacks, separation between proposed structures shall comply with the Building Code and
Fire Code. The applicant shall contact the building department for the appropriate building code
requirements prior to issuance of a CZC.
1.4.9 As determined by the Planning Director, the multi-family buildings and exercise cabana constructed on
this site shall substantially comply with the renderings submitted to the City with the CUP application,
and as modified by the conditions of approval herein. Building materials on this site are to include:
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
stucco, stone and masonry, wood siding, rough sawn timber (stained black, brown, Carmel or natural
finish) and architectural shingles. All roof and wall-mounted mechanical, electrical, communications,
and service equipment shall be screened from public streets and properties by the use of parapets, walls,
fences, enclosures, or by other suitable means. Further, all buildings shall comply with the architectural
standards of UDC 11-4-3.27E.
1.4.10 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 maybe contained in a single CZC permit.
1.4.11 Prior to CZC issuance, provide permanent or temporary construction fencing around the entire perimeter
of the site.
1.4.12 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.
1.4.13 Prior to obtaining certificate(s) of occupancy, all development improvements, including perimeter
fencing, irrigation, amenities and landscaping shall be installed.
1.4.14 Staff s failure to cite specific ordinance provisions or terms of the approved annexation and conditional
use does not relieve the applicant of responsibility for compliance.
1.4.15 Provide a centralized mail box location, as proposed.
1.4.16 Comply with all of ACHD's requirements and conditions for this project.
1.4.17 Construct the driveways as proposed with ALT-08-002 including 10' X 40' parking pad with a 5-foot
landscape strip accented with the wood trellis. For the four internal units with no parking pads provide
ten guests parking stalls, as proposed.
1.5 PRIVATE STREET
1.5.1 Construct W. Naleigh Street, N. Dylan Avenue and W. Talia Street as 24-foot street sections that
include 4-foot wide sidewalks (walkway) in accordance with UDC 11-3F-4, as shown on the submitted
plans. The applicant will have to certify that the Ada County Street Naming Committee has accepted the
private street names. The design of the streets meets the standards as set forth in UDC 11-3F-4; no
gates are allowed. Roadway and storm drainage shall be contained on site.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in N Linder Road
from manhole number 59. This manhole was installed with the Lochsa Falls Subdivision #1 and is
approximately 255 feet north of this projects North property line. 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 Linder Rd and W Cedar Grove
St. The applicant shall be responsible to install water mains to and through this development, coordinate
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE H€ARING DATE OF MARCH 6, 2008
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 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.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the
City Engineer.
2.6 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.
2.7 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.
2.8 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 Health for abandonment procedures and inspections
(208)375-5211.
2.9 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.
2.10 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.
2.11 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized
imgation and landscaping shall be installed and approved prior to obtaining certificates of occupancy.
2.12 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.
2.13 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.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may
be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 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 MARCH 6, 2008
2.18 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.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACRD. The
design engineer shall provide certification that the facilities have been installed in accordance with
the approved design plans. This certification will be required before a certificate of occupancy is issued
for any structures within the project.
2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the
City of Meridian AutoCAD standards. These record drawings must be received and approved prior to
the issuance of a certification of occupancy for any structures within the project.
2.21 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 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.2 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6..
3.3 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.
3.4 The roadways shall be built to Ada County Highway Standards cross section requirements and shall
have a clear driving surface, available at all times, which is 20' wide. Streets with less than 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. The roadway shall be able to accommodate
an imposed load of 75,000 GVW.
3.5 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.
3.6 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).
3.7 Pool chemicals shall be stored in compliance with the International Fire Code.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
4. POLICE DEPARTMENT
4.1 The proposed development and/or plat do not offer natural surveillance opportunities of the public
areas. Prior to the next public hearing, the applicant shall meet with the Police Chief and/or Planning
Staff to discuss features that increase visibility, including but not limited to: doors and windows that
look out on the public areas, front porches, and adequate nighttime lighting. The site plan and/or
landscaping plan shall be revised in accord with those discussions. Additional lighting of the 4-foot
bollard type or similar shall be located along the walking paths on both the east and west side of the
development to illuminate the walkways in the nighttime hours or pedestrian safety.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance
(UDC 11-3B-10) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in the
City of Meridian Landscape Ordinance (UDC 11-3B-10) will be followed.
6. SANITARY SERVICE COMPANY
6.1 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
intersect a public street.
7. ADA COUNTY HIGHWAY DISTRICT (NO COMMENTS RECEIVED)
7.1 Site Specific Conditions of Approval
8. SETTLERS IRRIGATION DISTRICT
8.1 All irrigation /drainage facilities along with their easements must be protected and continue to function.
8.2 A Land Use Change Application must be on file prior to any approvals.
8.3 A license agreement MUST be signed and recorded prior to construction of any SID facilities, or within
its easements.
8.4 Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be
approved by Settlers Irrigation District's Board of Directors.
8.5 All storm drainage must be retained on-site.
8.6 A pressure irrigation system must be provided to service all lots within the above-mentioned subdivision
from the current delivery point.
Exhibit B
CITY OF MfRFD1AN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
C. Legal Description and Exhibit Map
l'~ ~~
G~SO~ Professional Engineers, Land Surveyors and Planners
314 Badiola St. Caldwell, ID 83605
to j'l ~/~~ ~ j-~G Ph ,(208) 454-0256 `Fax (208) 454-8979
e-mail: dhoJzhey(u~msen
r
FOR: :Dustin Catnpbell
JOB 1V0.: 'ivIR1907
DATE: January 28, 2008
i
1 ANNEXATION DESCRIPTION.
I
"r, A pazcel of land being a portion of the NE1/4 SEi/4 of Section 26, Township 4 North, Ranger
West, Boise Meridian, Ada County Idaho, more particularly described as follows:
Commencing at the northeast corner of said NEl/4 SEl/4;
Thence S 00° 24' 31" W a distance of 250:OU feet along the east boundary of said NE1/4 SEl/4 to_
the POINT OF BEGINNING;
Thence S 00° 24' 31" W a distance of37U.50 feet along said' east'boundary to a,point;
Thence,N 89° 35' 29" W a distance of 352:71 feet perpendicular to said' east boundary to a point;
Thence IV 00° 24' 31" E a distance of370.50 feet parallel. with the east boundary of said NEl/4
SEl/4 to a point;
Thence,S 89° 35' 29" E a distance of 352.71:feet perpendicular to the east boundary of said IVE1/4
SE1%4 to the POINT OF;BEGINNING;
This easement contains 3:000 acres more or less:
:SUBJECT TO: Ail existing rights of way and .easements of record or implied appearing on the
above-described parcel of land
;~
~i
i
~~
t
l~
,1
r
RENIE ,~IfAh,
gY_,~, ~~..//
JAN. 2 9 ~8
M WORKS DEPT
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
C //4'
t a
I~
~.
~.
-s
~ rs
fd~3:35'2""Rr _5~ ?r:
.,,
-- _ ..mom
~~
n$
~'i
I'.
~ 13n.679 aq. ft.
° 3.00 ocres ,-~L9'
~ I. ~.t
I qi r
K 1 1~
1AN 2~9 g008
MERIDIAN,PUBLtC
WORKS DEPT.
~ ~~T ~ ~~ Ivoar ~/~,
~C1l0Al 26, T. 4 N., Ro ~ 1N ,
~,M., ME9i1DIAN, I~AFIO 2~~
k -1Y
zzo6B0O'~,ss
u?
@o
E "'
e
dr ~.
I
I 3
r
~t
N
O'
C~
2s o o m 20
Sc~s YeBO'
s ~~ ~acas~ F~.~s
~~r®rr, in~o
ron w~eo~
Et p/A f~V. Q
,~,
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
D. Required Findings from Unified Development Code
Annexation 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:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Applicant is proposing to zone the subject property to R-15. Staff finds that the proposed
zoning map amendment will comply with the applicable provisions of the Comprehensive Plan.
Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report for more
information.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that multifamily developments are conditional uses within the R-15 zoning district.
Staff fmds that future development of this property should comply with the established
regulations and purpose statement of the R-15 district.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds that a zoning amendment to R-15 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 maybe provided when determining this finding.
4. 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 a zoning amendment to R-15 for this site will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
Staff finds that all essential services are available or will be provided by the developer to the
subject property and will not require unreasonable expenditure of public funds. In accordance
with the fmdings listed above, Staff finds that Annexation and Zoning of this property to R-
15 would be in the best interest of the City, as mentioned in the Staff Report.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff fmds 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.
Public services are available or can be made available and are adequate to accommodate
the proposed development;
Staff finds that public services can be made available to accommodate the proposed
development. (See Exhibit B of the Staff Report for more details from public service providers.)
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR 7HE HEARING DATE OF MARCH 6, 2008
3. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their own
cost, Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
4. There is public financial capability of supporting services for the proposed development;
Staff recommends the Coriunission 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.)
5. The development will not be detrimental to the public health, safety or general welfare;
and
Staff is not aware of any health, safety, or environmental problems associated with the
development of this subdivision that should be brought to the 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.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, 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 maybe presented to deternne whether or not the
proposed development may destroy or damage a natural or scenic feature(s) of major
importance of which staff is unaware.
3. CUP Findings
The Commission and Council shall base its determination on the Conditional Use Permit request
upon the following:
1. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Staff finds that the site is large enough to accommodate all required parking, landscaping,
loading and other standard regulations required by the UDC.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
Staff finds that the proposed use is in general conformance with the comprehensive plan (please
see Section 8 of the Staff Report for detailed analysis of specific comprehensive plan action
items that apply to this development).
3. 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 multi-family development (as amended in Exhibit B) should be
compatible with other uses in the general area and will not adversely change the character of the
Exhibit B
CITY OF MERFDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
area. Staff recommends that the Commission reference any public testimony that may be
presented to determine whether or not the proposal will adversely affect the other properties in
the area.
4. 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 in Exhibit B and constructs all
improvements and operates the use in accordance with the UDC standards. Staff recommends
that the Commission and Council rely on any public testimony received when making this
finding.
5. 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 finds that the proposed use will be served adequately by essential public facilities and
services. Please refer to the comments and conditions prepared by the Meridian Fire
Department, Police Department, Parks Department, Sanitary Services Company and ACRD in
Exhibit B.
6. 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.
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public costs to
serve the future residents will be fire, police and school facilities and services.
Staff fmds that the applicant should be required to pay to extend the sanitary sewer and water
mains into the site. No additional capital facility costs are expected from the City. The applicant
and/or future property owners will be required to pay highway impact fees. Staff finds that the
proposed uses should not create excessive additional costs for facilities or services and should
not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
Staff finds that the proposed development will not involve uses that will create nuisances that
would be detrimental to the general welfare of the surrounding area. Staff does not believe that
the amount of traffic or noise generated will be detrimental to the general welfare of the public.
Staff recommends that the Commission reference any public testimony that may be presented to
determine whether or not the proposal may cause health, safety or environmental problems of
which staff are unaware.
8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic
or historic feature considered to be of major importance.
Staff finds that the proposed development will not result in the destruction, loss or damage of
any natural feature(s) of major importance. Staff recommends that the Commission reference
any public testiiony 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.
4. Private Street Findings:
A. The Design of the private street meets the requirements of this Article;
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008
The applicant will have to certify that the Ada County Street Nanung Committee has accepted
the private street names. The design of the streets meets the standards as set forth in UDC 11-
3E-4; no gates are allowed. Roadway and storm drainage shall be contained on site.
B. Granting approval of the private street would not cause damage hazard, or nuisance, or
other detriment to persons property, or uses in the vicinity; and
Staff does not anticipate any hazard, nuisance or other detriment from the private streets if they
are constructed and maintained as designed.
C. The use and location of the private street shall not conflict with the comprehensive plan
and/or the regional transportation plan.
The location of the private streets does not conflict with the Comprehensive Plan and/or the
regional transportation plan.
5. Alternative Compliance Findings:
In order to grant approval for alternative compliance, the director shall determine the following
findings:
1. Strict adherence or application of the requirements is not feasible; OR
In addition to the garages, the applicant is proposing to provide 2 tandem car parks for most units
and provide ten guest parking stalls for the four internal units that have no parking pad. The
applicant's design complies with the parking requirements of amulti-family developments. The
applicant has also added additional landscaping by integrating a 5-foot center parking strip and
wood trellis to accenting the front facade and entrances of the driveway.
For the landscaping adjacent to the west side pathway, the applicant still meets the tree planting
requirements of the UDC. The applicants design stagers the walkway at 5-foot and 3-foot intervals
to accornmodate the required trees and allow for the planting of shrubs and trees in the 3-foot
sections. Staff finds the applicant's request meets the intent of the City's parking and landscape
standards.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Staff finds the alternative compliance does provide a superior means for meeting the City's parking
and landscape standards and provides a single fanuly ambience to the development. The alternative
the applicant is proposing provides the required parking and meets the required plantings in
accordance with the UDC. Therefore, Staff is supportive of the applicants request for alternative
compliance from the private street standards.
3. The alternative means will not be materially detrimental to the public welfare or impair the
intended uses and character of the surrounding properties.
Staff finds that the proposed alternative will not be detrimental to the public welfare or impair the
use /character of the surrounding properties.
Exhibit B