The URL can be used to link to this page

Home My WebLink AboutVillas @ Lochsa Falls AZ-08-002 PP-08-003 CUP-08-003 PS-08-002 ALT-08-005RECEIVED APB > > Zoos City Of Meridian Gity Glerk Office CITY OF MERIDIAN E IDIAl~I•~, FINDINGS OF FACT, CONCLUSIONS OF LAW AND ' ~ ~ ~' '' DECISION & ORDER In the Matter of Annexation and Zoning of 3.0 acres from Ada County RUT to R-15 (Medium Density Residential); Preliminary Plat with 1 Residential Building Lot and 1 Gammon Lot in a proposed R-15 zoning district; Conditional Use Permit far 21 multi- family dwelling units in a proposed R-15 zoning district; Private Street approval within the proposed Villas @Lochsa Falls Multi-family Development; and Alternative Compliance for an alternative design from the parking requirements and alternative compliance for the landscaping requirements adjacent to walking paths, for Villas @Lochsa Falls, by D. T. Campbell Investments Case No(s). AZ-08-002, PP-08-002, CUP-08-003, PS-08-002, ALT-0$-005 For the City Council Hearing Date of: April 1, 2008 (Findings on the Apri115, 2008 City Council agenda) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of April 1, 2008 incorporated by reference) 2. Process Facts (see attached Staff Report far the hearing date of April 1, 2008 incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of April 1, 2008 incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of April 1, 2008 incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-6503). 2. The M~nidian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the lmpact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND RECISION & ORDER CASE NO(S). AZ-08-002, PP-08-002, CUP-08-003, PS-08-002, ALT-08-005 _I_ 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. S. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description, Preliminary Flat, and the Conditions of Approval all in the attached Staff Report for the hearing date of April 1, 2008 incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat dated January 2, 2008 is hereby conditionally approved; and, 2. The site specific and standard conditions of approval are as shown in the attached Staff Report for the hearing date of April 1, 2008 incorporated by reference. 3. A Development Agreement is required with approval of the subject Annexation & Zoning application and shall include the provisions noted in the attached Staff Report for the hearing date of April 1, 2008 incorporated by reference. 4. The Applicant's Annexation request, as evidenced by having submitted the legal description and exhibit map, stamped and dated January 28, 2008, by Darin Holzhey, PLS, is hereby conditionally approved; 5. The applicant's Site/Landscape Plan as evidenced by having submitted the Site/Landscape Plan dated April 10, 2008 is hereby conditionally approved; D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-OS-002, PP-08-002, CUP-08-003, FS-08-002, ALT-08-005 -2- Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two (2) years of the approval of the preliminary plat or one (1) year of the combined preliminary and final plat or short plat. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of eighteen (18) months, maybe considered for final approval without resubmission for preliminary plat approval. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A, the Director may authorize a single extension of time to record the final plat not to exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as determined and approved by the City Council maybe granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again. Notice of Eighteen (18) Month Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of eighteen (18) months unless otherwise approved by the City. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures an or in the ground. Far conditional use permits that also require platting, the final plat must be recorded within this eighteen (1 S) month period. For projects with multiple phases, the eighteen (18) month deadline shall apply to the first phase. In the event that the development is made in successive contiguous segments or multiple phases, such phases shall be constructed within successive intervals of one (1) year from the original date of approval. If the successive phases are not submitted within the one (1) year interval, the conditional approval of the future phases shall be null and void. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-SB-6.G.1, the Director may authorize a single extension of the time to commence the use not to exceed one (1) eighteen (18) month period. Additional time extensions up to eighteen (18) months as determined and approved by the Commission maybe granted. With all extensions, the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review maybe filed. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & O.RDEIZ CASE NO(S). AZ-08-002, PP-08-002, CUP-08-003, PS-OS-002, ALT-08-005 -3- 2. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Cade § 67-6521 an affected person being a person who has an interest in real property which maybe adversely affected by the issuance or denial of the conditional use permit approval may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of April 1, 2008 By action of the City Council at its regular meeting held on the ~ day of Aflri I , 2008. COUNCIL MEMBER DAVID ZAREMBA VOTED ~..U- COUNCIL MEMBER JOE BORTON VOTED COUNCIL MEMBER CHARLIE ROUNTREE VOTED l ~~ COUNCIL MEMBER KEITH BIRD VOTED MAYOR TAMMY de WEERD VOTED (TIE BREAKER) Attest: Jaycee dHolman, City Clerk Copy served upon Applicant Attorney. \\\\\`\\A`,~ablAFi~~,,~~~~fi,,i e Weerd a~ r 'R. 0 SEAL ,,,,,4y T ~R.```,,. The ~r~~ ~~I~~pstrtlxient, Public Works Department and Cxty By: Dated: ~~ ~~'Q qty Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-08-002, PP-08-002, CUP-OS-003, PS-08-002, ALT-08-005 -4- CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 1.2008 STAFF REPORT Hearing Date: April 1, 2008 TO: Mayor and City Council FROM: Bi11 Parsons, Associate City Planner ~ IDIAN:~- 208-884-5533 - - SUBJECT: Villas @Lochsa Falls • AZ-08-002 -Request for Annexation and Zoning of 3.0 acres froze Ada County RUT to R-15 (Medium Density Residential), by D. T. Campbell Investments • PR08-002 -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-1 S zoning district, by D. T. Campbell Investments • PS-08-002 -Private Street approval within the proposed Villas @Lochsa Falls Multi-family Development • ALT-0$-005 -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 ]. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, D.T Campbell Investments, has applied for Annexatian and Zoning (AZ) of 3.0 acres from. RUT (Ada County) to R-1S (Medium-high Density Residential). Concurrently, the applicant has submitted for Preliminary Plat (PP) approval of ane residential lot and ozze 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 S-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 treatzxzents 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 ACHD 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 SSSS N. Linder Road in Section 26, T4N, Rl W. The site is currently designated Medium Density Residential an 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, FS & ALT PAGE 1 CfTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 1, 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 Plaguing & 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-OS-003, PS-0$-002, & ALT-08-005) with included conditions listed in Exhibit B of the Staff Report. The. Meridian Planning & Zoning Commission heard these items on March 6, 2005. At the public hearing the Commission moved to recommend approval of the subiect AZ, PP and CUP request. a. Summar of Commission Public Hearin i. In favor: Evel n Grimes A licant's Re resentative Scott Stanfield ii. In opposition: None iii. Commenting: None iv. Written testimony, :None v. Staff presentin~_ application: Bill Parsons vi. Other staff commenting on application: Caleb Hood b. Kev Issue(s) of Discussion by Commission: i. The requirement for additional common open space along.the northern boundary. c. Kev Commission Change(s) to Staff Recommendation:, i_. The applicant has updated the site plan to reflect the Planning,and Zoning Commission's recommendation to increase the common o ens ace on the site. Staff has attached the revision in Exhibit A of the Staff Re ort. ii. Modif Condition 1.1.2 DA Provisions to construct a maximum of 21 units. iii. Modif Condition 1.4.1 to allow a maximum of 21 units and increase the amount of o ens ace from 10 feet to_20 feet measured from the apron of the pool to the west and also include a barbegue pit area. d. Outstanding Issue(s) for City Council: i. Common open space for the site. a: L ' 11: In opposition: None l1L CommenHn~: Jav Walker_ John R_e_nnison_ Christy Richardson jy. Written testimony: None y,, taff nresenNn~ application: Anna Canning yi, Other staff commenting on app]ication: None ~ ev Issues. of Discussion by Council: L_ Guest ~g for the site. ji< The sidewalk location adiacent to Linder Road,~{l,lh@~etermination for an attached sidewalk_versusa_deta~hed sidewalk. ~_ Ix None 3. PROPOSED MOTIONS Approval After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-08-002, PP-08-pp2 and CUP-08-003 (PS and ALT optional) as presented in staff report for the hearing date of Villas @Lochsa Falls AZ, PP, CUP, P5 & ALT PAGE 2 CITY QF MER1b1AN PLANNING DEPARTMENT STAFF REPORT POR THE HEARING DATE OF APRIL 1, 2008 April 1, 2008 with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-08-002, PP-08-002 and CUP-08-003 (PS and ALT optional) as presented during the hearing on April 1, 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.) Contvnuance After considering all staff, applicant and public testimony, I move to continue File Numbers AZ-OS- 002, PP-OS-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, Rl W b. Owners: Catherine Nelson 5555 N. Linder Road Meridian, Idaho 83642 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 a nnulti-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 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-fopt 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 Staternent/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 squaze 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 Villas @Lochsa Falls AZ, PP, CUP, PS & ALT FACE 3 CITY OF MER]D1AN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 1, 2008 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 preliminary 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 uzuts 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 prpject is proposing to meander the walking path allowing S-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. Tn 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 Subnuttal 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 Developzxzent 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 Cozxunission 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 Corx~pliance 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. f. Newspaper notifications published on: February 18, 2008 and March 3, 2008 (Planning and Zoning Commission); March 10, 2008 and March 24,,,2008 (City Council) g. Radius notices mailed to properties within 300 feet on: February 12, 2008 (Planning and Zoning Commission); March 7, 2008 (City Council) h. Applicant posted notice on site by: February 25, 2008 (Planning and Zoning Commission); March 21, 2008 (City Council) 6. LAND USE a. Existing Land Use(s): There is an existing hotxle 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. Villas @ Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE pF .APRIL 1, 2008 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. Floodplain: 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 far 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 nat 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 11-35-12. 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 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 thazx 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-family 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 Villas @Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 5 CITY QF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 1, 2008 except for the four single detached units internal to the development. Guest parking has been provided to comply with the additional parking requirements.fortbose units. See below for further analysis. Required Dimensional Standards: The UDC requires a minimum 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 k'ebruary 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 (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 Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. Chapter VII, Goal IV, Objective C, Action 1: Protect existing residential properties from incompatible land use development on adjacent parcels. Villas @ Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 6 CTTV OF MERTDTAN pLANN1NG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 1, 2008 Both the Comprehensive Plan and the Zoning Map envision the adjacent properties in this area ~f 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, 5- 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 walk-way 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, Gaal II, Objective A, Action d: 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 far 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. • Chapter VII, Goal N, 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 Villas @Lochsa Falls AZ, PP, CLIP, PS & ALT PAGE 7 C]TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 1, 2008 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 fbr 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-l 5 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 accarnmodated within the density range. c. Multifamily Development (CTDC 11-4-3.27): The following standards shall apply for the zx~ultifamily 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 the requested R-15 zoning district is appropriate for this property. Please see Exhibit D for a detailed analysis of the required facts and findings for an annexation. Thxe 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 ~A 21 units and to comply with the conceptual site plan and Villas @ Lochsa Falls AZ, PP, C'UP, PS & ALT PAGE $ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE pF APRIL 1, 2008 elevations submitted with the CUP (see Exhibit B for DA provisions). If the Commission andlor 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-l.5 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 minimum 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 l 1-3A-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 mitigated for. Any existing on-site tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of 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 11-38-12 requires a 5-foot landscape strip along both sides of walkways with trees planted every 35 linear feet. By requiring a S-foot landscape strip along pathways, the walking path along the west side of the property would either be placed along the Villas @Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 1, ?008 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 S-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-0$-005 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 S 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 far 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 Grave) 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 ACRD regarding the appropriate signage and road uiarlungs 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 an 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. Existing Structures: The site currently contains an existing single family borne 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 Villas @ Lachsa Falls AZ, PP, CUP, P5 & ALT PAGE 10 CITY QF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE. HEARING DATE pF APRIL 1, 2008 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, Common 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 buildiug 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. 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 S-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. Villas @ Lochsa Falls AZ, PP, CCTP, PS & ALT PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 1, 2008 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 Forking Standards of the UDC, staff supports and approves ALT-OS-005 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, woad siding, rough sawn timber (stained black, brown, Carmel 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-faat 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 site 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 CUF significantly meet the requirements of the design standards listed in UDC 11- 3A-19. Landscaping: Fer UDC 11-4-3.27.1;, 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. 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 Villas @ Lochsa Falls AZ, FF, CLIP, P5 & ALT PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APR1L 1, 2008 proposed in this development. As a reference far 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 ame>ities, 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 l l -4-3.27C requires a minimum area of outdoor common open space to be provided as follows: a) 150 square feet far each unit containing 500 or less square feet of living area; b) 2S0 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 UDC 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 site. Maintenance of all common areas should be the responsibility of the Horne 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 (A~OS-002, PP-0$- 002, CUP-08-003, PS-08-002, & ALT-08-OOS) with conditions listed in Exhibit B of the Staff Report. The Meridian Plannin & Zonin Commission heard these items on March 6 2008. At the ublic hearin the Commission moved to recommend a royal of the sub'ect PP and CUP re uest. PP and CUP ~eauest• Villas @Lochsa Falls AZ, PP, CUP, PS & ALT PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRiL 1, ?008 11. EXHIBITS A. Drawings 1. Vicinity Map . 2. Preliminary Plat (dated: 1-02-08) 3. Site/Landscape Plan (dated: 4-10-0$) 4. Revised Site P1an~P & Z Commission's, Omen Space Recommendation) 5. 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 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARCNG DATE OF APR1L 1, 2008 1. Vicinity Map ~ ,\, .... ~ ~ ; _, ~ D C .- K 1 - ID ' -- -.- ,. .... ~ .... ~. ~ ~y°~ .~v -~ $ _. ~``f~ - ~ I SITE G S ~ . , _, ~. Q ST - TTTT~ ~-' I :_.T7TT~ _ RUT - ~ -- I TW .._ ; .~ I I E R K S -. __ '\,~• ~ - - ~ ~, RUT ~~ . P - E ~ .... Y C ... ti. _. { ~....... ... RUT ~..... 5.... .-_...T - U .. - ... r....... RUT ~.~. B i ~ _ D a. _ _ .. ~f~~..-. ~~~. ,./ , . ,, ,- . ..- ... .. .,.. O ~.-- R-$ JLLAN RD t r ~. i P RUT Exhibit A CITY OF MERIDIAN PLANNING D1:PARTMENT STAFF REPORT" FOR THE HEARING DATE OF APRIL I, 2008 2. Preliminary Plat s~I. u~~ •~l tiny m garC __. _ ~ lYld Ab vN1ry173Nd ~~ ~~VI -7san u~ ryugdu~d~ ~R ddeoeinu~ ~~ 571V~ VSf1~071v Sv~iin ., ~ ~~ ~ P ~ am ~ ~~a~m ~ ~~~~~ z ~ ~~ ~ ~ ~ ~ ~~ - ~o ~d~~ ~p ~~~~~~~€~&~~eu~~ ~ 1 ~~~~~~~~i ~~ ~~~c 6x gW ~~~~~ a e R df I ~ix~r~m ~ +~~ ~ NNE ~4~~0 ~ ~ BOGS ~y,` I j n z~ ~[fp Opm ~ ~3pF Jg ~~L^yoTf~m•~~.~®`~em ~ C I ~y ~ ~~ p 62a i ~ ~ =d~ ~i ~~a~T3" I~~I~~~ ~a ~~~~ ~5~~~ ~~~~a ~=~o ~~~~ ~~ ~~ ,~ oroy y~xn x i~a~nnc ...... 1t~ -_._. .I. glen, ---~~ - ~~-_r-.... - ~---~'~ y I ~~6~ v -~ ~ 1 ~< ~_o ~~/ ~ "~ "~ 9 xx~$ ~ 4 K Lei Q X~ 4 P ~ ~~ ~~ ~~ ~' u ~ 4; ~ x s ~ ~~ 5 ` ~~ f K ~ I m~ e ~~ ...-~ -- r ~ E Y -- ~ ~ R Duos amen •u E g 2 ~~ ~ ~ a v~ i~ ~~ ~~ E n ~~~ ~ ~ 6J ~ ~~ ~ ~ q , ~ ~ ~~ ~ ~99 ~~ € ~~ ~~ g ~~ s3 ~ e ~w ~ . ~, ~ ~ ~~~ ~~~ ~ ~~ ~p ~~ a~ ~ ~~ ~ yR 8 ~ ~ ~ g ~ ~ ~~~ ~ ~ ~~ ~~ ~ ~~ _ ~~ ~~ ~ ~ m ~ FC 6x ~~ ~y~~~ gg~ ~ ~~~ e~ ~ ~~ ~~ p~,, ~~ ~tl ~~ ~Q~ ~ ~ .e~ w _ r • K d m R'- a~ Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APR1L 1, 2008 3. Site/Landscape Plan ( _r_oved) _ _ e z c.wve.»e~~e~rcnaz .~~.~.d~.r,~.rvC.Nw+ ~V+(1'l!t'VfW frrul <%I~b r. ~'tlrx Ztr9£9 41 "NpIG1173W ~dV~S4t1tl"1-3.LI5 9Eb dlS aNb'~.1~3H~M E'EE '-:~f~i {t~ { ( ~ 2. ~ a a~.i ~ ~ 61N3W163/~TII ll3BdWV~ 10 a~ s ,.•, ,..' ivzr ~anwaamsnron c~o~ 3Wf21`J NAl7 l3 dbO?J ?J~pNll 5555 _ ~~ ~ ~: 'I~ ~ ~ ~ srooisrnza i w .~~. ~ ' '~~~h~ ~ x. , . I3artd STIb d bSN~OI 1M Stif1~lA x s: + ~ ? ~ r 2 J Q Q Z U O J V J ~y`,~ ~ x >1~~Ef~~~ ~~~~~ ~ ~ ~ ~ ~ Y , f3 M 5 4 G ~ ~~~ ~~ Kx ~ Y ' w'~i i ~ Ea ~ q .ary MM.' s ~ ~~~~~ ~ ~ ` S ~ ~ ~ ~ ~ ~ ~ ail I ; ' LJ S' ~ ~ a tl Y R;~ R A ~ I ~~~r ~ ~ ~. ~ ~. ~~~~ i ~ "' r.~ ~ ~ ~ ~ ~ ~ ~~ ~ ~ ~ ?dHt.n~ rs+xnnsuw csn. ~ ~ ~ ~ ~j0 N~Ilb~l~l~~b ~Sfl C~ r94~ Y1.:~,,~.~~.-~ y dN0?J ?130NI1 n {se- M ~._ 1 ,~ /~ k HJ?JON G .~' Y~ q' -.- p ..o ~oe "" I~, i7./ . . ~i I11aNQ~ Z ~ gb ~ II u~ N ~ z ~~ ~ Q Q U (V .I cI) W (L r ~~ ~ ~a ~ ~~ II Y1 ,~ Y ~ lU i _~ !z U~ Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL I, 2008 4. Revised Site Plan (P & Z Commission's Open Space Recommendation) Exist~n~ +~' wood fe .~ rt r ~ 5. Elevations Exhibit A Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING BATE OF APRIL ], 2008 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE O.F APRIL 1, 2008 Side and Rear Elevations SI©'E ~LE11A`~ i ol•~ R~ ELE~1AT1ch~ Exhibit A F1orh~ /s+ ~ ~+t-Vg' ~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 1, 2008 Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 1.2008 Exhibit A Top view of the proposed homes C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING BATE OF APRIL 1, 2008 Cabana Elevations ~' fence CD G'fence architectural shm le ate' 9 , ,. 8" wood fascia 12" Mate file band ',~ 4 av 6 S' fence .~,r i ~ . - - ~- 24" eave ~jp~ ~pf - ~ stucco . -~ ~ 12`" date tale band P~DQI~ S I D!< ~ Li=~ATI O N I ~'-o"~ n~ v v 0 a~ u a~ c9 ~~oolz PLAN EXEf~CIS~ CABANA VILLAS AT L~ChSA FALLS Scale : 3/ I ~"' = !'-0'" PLACI= !Inc ~~ 0 z Exhibit A 30 30 30 50 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 1, 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 .Tanuary 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 588-4433 within 6 months of Council approval to initiate this process. The DA shall include, at a minimum, the following: • Construct a maximum of ~0 21 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 far 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 comments 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 Grave 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, 200$, 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 Suffers. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 1, 2008 • 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 fmal 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 final 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. Retard 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 ACHll 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 submit 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. 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL I, 2008 1.3.5 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7. )l.4 CONDITIONAI, USE PERMIT 1.4.1 The site/landscape plan, prepared by Place! Design and Planning, dated April 10, 2008 is approved. Revise the plan to show the following mpdi~cations: . A maximum of ~A 21 units are approved; a minimum of 7,000 square feet of common open space shall be provided. Increase the amount of open space from 10 feet to 20 feet measured from the apron of the pool to the west to also include a barbe ue it area in said common o ens ace. • 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. 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 April 10, 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 sidewalk in accordance 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-08-002. 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 Cade. 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 17EAARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 1, 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. 1.4.1 D 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-08-005 including 10' X 4D' parking pad with a 5-foot landscape strip accented with the wood trellis. For the four internal units with no parking pads provide t~ nine 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 11-3k'-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 HEARING DATE OF APRIL 1.2008 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 comrnan 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 far 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 irrzprovements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.12 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 pIrPARTMEN'I' STAFF REPORT FOR THE HEARING DATE OF APRi.I, I, 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 A11 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 ar within the jurisdiction is more than 400 feet (122 rn) 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 (1$3). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 zn). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FQR THE HEARING DATE OF APRIL 1, 2008 3.7 Pool chemicals shall be stored in compliance with the International Fire Code. 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. ~. 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 HIGH WAY DISTRICT (NO COMMENTS RECEIVED) 7.1 Site Specific Conditions of Approval S. 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 MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE QF APRIL ].2008 C. Legal Description and Exhibit Map s3~-alT ~,, Pry mss, !_and Sunreyors and Planners "~" j `'_.~.~ 314 Sadiola St. Caldwell, ID 83805 '~ ~ ~G/~ F'I'I (2D9) 454-0256 Fax (208) 454-0979 email: olzhe a~7 u FOR Dustin Campbell Jos rro.: MR1907 DATE:. January 28, 2008 ANNEXATION DESCRII~TIDN A parcel of land being a portion ofthe NE1/4 SEI/4 of 5ectian 26, Township 4 North, Bengal West, Boise Meridian, Ada County Idaho, snore particularly described as follows: Commencing at the northeast co[n~ of said NEl/4. SEl/4; Thence 500° 24' 31 " W a distancc of 250.00 feet along the east baut#dary of sa~1 NE 1/4 SE 1 /4 to the POINT OP BEGINNING; T $ 00°i 24' 31" W a distaACe of 370.50 feet along said. boundary to a paint; Thence N 89° 35' 29" W a distat~ of 352.71 feat perpendicular to said east boundary to a point; Themae N 00° 24' 3l" E a distance of 370.50 f~ parallel with this east botmdary of said NEl/4 . SE1/4 to a point; Theme 5 $9° 35' 24" E a distance of 352.71 feet ,perpendicular to the east boundary of said NE 1 /4 3E1/4 to the POINT OF BEGINNIIVG; This tit contains 3.000 acres more or less. SUBdF.+CI' TO: All existing rights of way aim easements of record ar implied appearing on the above-described parcel of land. aev .~w-t.. er JAN 2 92009 "t~ s Pii~ Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL I, ?008 ~: r f ~_ ~~2 ,,._, i,30 aim 3c~eC f~.nf4' YILLAS 1T LpCHSA FALiS ~~v, xn~ra A PART OF THE NW 1/4, S~C7#Ohl ~6. T. 4 N„ R. 9 Yw, B.Y.. IAN. IOAHQ 2QD7 t f /"~ 4 t I a. t u ~ ~`; ~% ^a '~ `ti ~ ca r 1 ~ 1 -~ ~ ~ ~ ~ ~ ~~ I I f ~ ~ r~! i ~ i ~ j i ~ i k i 3.00 arre~ san' ~ 5, ~ 1 wP g z ~ 3 x~ .~,. ~ JiJ r ~.Y~1 - ~ ,.. ~ 2F' .~ .,~,~ E N/A ~/, Q ~~~. ,~, Exhibit C 1AN Y 9 20Qa ~~~~ ~~~ wo~Ka ~t CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 1.2008 D. Required Findings from Unified Development Code 1. 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. The City Council 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 cammplies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds that multifamily developments are conditional uses within the R-15 zoning district. The Commission 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; The City Council 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, The City Council finds that a zoning amendment to R-15 far 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). The City Council 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 findings listed above, The City Council 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; The City Council finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan. The City Council supports the proposed density and proposed plat layout, with recommended changes, as they comply with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. Exhibit D CITY OF MERIDIAN PLANNING bEPARTMENT STAFF REPORT FOR THE HEARING DATir OF APRiL 1, 2008 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds that public services can be made available to accommodate the proposed development. (See Exhibit S of the Staff Report for more details from public service providers.) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their own cost, the City Council fmds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACRD, etc.) to determine this finding. (See Exhibit S, Agency Cornlnents and Conditions, for more detail.) 5. The development will not be detrimental to the public health, safety or general welfare; and The City Council is not aware of any health, safety, or environmental problems associated with the development of this subdivision that should be brought to the Council's attention. ACRD considers road safety issues in their analysis. Staff recommends that the Conunission 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. The City Council is unaware of any natural, scenic, or historic features on this site. Therefore, the City Council finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. Staff recornrnends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) utruajur ittxpoitance 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. The City Council fmds that the site is large enough to accamrnodate 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. The City Council 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 i>atended character of the Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 1, 2008 general vicinity and that such use will not adversely change the essential character of the same area. The City Council 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 area. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposal will adversely affect the other properties in the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The City Council 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. The City Council 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 ACHD in Exhibit B. 6. That the proposed use will not create excessive additional costs far 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 Ere, police and school facilities and services. The City Council finds that the applicant should be required to pay to extend the sanitary sewer and water mains into the site. No additional capital facility costs are expected from the City. The applicant and/or future property owners will be required to pay highway impact fees. The City Council Ends 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. The City Council Ends that the proposed development will not involve uses that will create nuisances that would be detrimental to the general welfare of the surrounding area. The City Council does not believe that the amount of traffic or noise generated will be detrimental to the general welfare of the public. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposal may cause health, safety or environmental problems of which staff are unaware. $. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. The City Council 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 and Council reference any public testimony that maybe presented to determine whether or not Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT S'T'AFF REPORT FOR THE HEARING DATE pF APRIL 1.2008 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; The applicant will have to certify that the Ada County Street Naming Committee has accepted the private street names. The design o~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. 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 nine 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 development. 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. Far 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 accommodate 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 family 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 landscape and parking standards. 3. The alternative meaus 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 D