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HomeMy WebLinkAboutStaff ReportITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 STAFF REPORT Hearing Date: March 6, 2008 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner (20.8) 884-5533 SUBJECT: Regency at River Valley (Revised) ~~~~ E. ~~ a~ ~ IDAHO Ci eridia>a. City Clerk Office • AZ-08-003 Annexation and Zoning of 12.06 acres from RUT (Ada County) to R-40 (High Density Residential) (10.56 acres) and C-C (Community Business) (1.5 acres) zoning districts • CUP-08-004 Conditional Use Permit for amulti-family residential development in a proposed R-40 zoning district • VAR-08-001 Variance to UDC 11-3H-4B which prohibits new access points to state highways; request to allow a temporary access to SH 55/Eagle Road until such time as E. River Valley Road is constructed • VAR-08-002 Variance to UDC Table 11-3C-6 for a reduction in the number of covered parking spaces required for multi-family dwellings 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, Mason & Stanfield, Inc., has applied for Annexation and Zoning (AZ) of 12.06 acres from RUT (Ada County) to R-40 (High Density Residential) (10.56 acres) and C-C (Community Business) (1.5 acres). Concurrently, a Conditional Use Permit (CUP) is requested for amulti-family residential development on 10.56 acres in a proposed R-40 zoning district. Two variances (VAR) to the Unified Development Code are also requested as follows: 1) Variance to UDC 11-3H-4B, which prohibits new access points to state highways - to allow a temporary access to SH 55/Eagle Road until such time as E. River Valley Road is constructed; and 2) Variance to UDC Table 11-3C-6 for a reduction in the number of parking spaces required for multi-family dwellings in covered carports or garages The applicant is proposing 204 multi-family living units within 9 apartment buildings, a clubhouse, swimming pool area, a putting green, several gazebos, an entry water feature, pathways, extensive landscaping, and a playground area. The site is located at 2500 N. Eagle Road, approximately '/z mile north of the Fairview/Eagle intersection on the east side of Eagle Road. The subject property is currently located within the Urban Service Planning Area. 2. SUMMARY RECOMMENDATION The subject applications (AZ, CUP, & VAR's) were submitted to the Planning Department for concurrent review. By city code, the Planning & Zoning Commission is not required to hold a hearing on or act on the two variance applications. However, because the variance requests are integral to the project, staff recommends that the Commission, as part of their action, state a preference on the two variance requests. Below, staff has provided a detailed analysis of the proposed applications. Staff is recommending several significant changes to the site plan. For Regency at River Valley (revised) PAGE 1 ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HARING DATE OF MARCH 6, 2008 this reason, and because comments have not yet been received from ACRD and ITD, Staff is requesting that this project be heard by the Commission on March 6`" but that the Commission defer action until a later date to give the applicant time to make revisions to the site plan, as staff has listed in Section 10 and Exhibit B. 3. PROPOSED MOTION Continuance I move to continue File Numbers AZ-08-003, CUP-08-004, VAR-08-001, and VAK-utS-uu1 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) Partial Approval/Partial Denial After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of CUP-08-004 and the request for annexation & zoning of 10.56 acres to R-40; and denial of the request for annexation & zoning of 1.5 acres to C-C, associated with file number AZ-08-003 and VAR-08-001 & VAR-08-002, as presented in staff report for the hearing date of March 6, 2008 with the following modifications: (Add any proposed modifications.) Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Numbers AZ-08-003, CUP-08-004, VAR-08-001 and VAR-08-00, as presented during the hearing, for the following reasons: (You should state specific reasons for approval of the annexation and conditional use permit.) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers AZ-08-003, CUP-08-004, VAR-08-001, and VAR-08-002., as presented during the hearing, for the following reasons: (You should state specific reasons for denial of the annexation and you must state specific reason(s) for the denial of the plat.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 2500 N. Eagle Road (Parcel #S1104233914 & #S1104233920) NW '/ of Section 4, T.3N., R.1 E. b. Owners: RAMI, LLC; MBJR, LLC; Eagle Mesa, LLC; Eagle Coulter, LLC; JACOM, LC c. Applicant: Mason & Stanfield, Inc. 314 Badiola Street Caldwell, Idaho 83605 d. Representative: Lars Anderson, Bach Homes e. Present Zoning: RUT (Ada County) £ Present Comprehensive Plan Designation: Mixed Use -Regional g. Description of Applicant's Request: From the applicant's narrative: "We are requesting annexation of two zones and an accompanying CUP. The annexation request includes 1.5 acres (for C-C zone) for the westerly Regency at River Valley (revised) PAGE 2 ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 portion adjacent to Eagle Road and 10.91 acres for an R-40 zone. The request complies with the current Comprehensive Plan. The project will comply with the UDC with the exception of covered parking and a temporary access to N. Eagle Road." (See Applicant's letter for more detail.) 1. Date of Site Plan (attached in Exhibit A): March 15, 2006 (stamped by R. Scott Stanfield, P.E., and Darin Holzhey, P.L.S., on 1/31/08) 2. Date of Landscape Plan (attached in Exhibit A): January 23, 2007 (prepared by Lars Anderson, Bach Homes) 5. PROCESS FACTS a. The subject application will in fact constitute an Annexation & Zoning as determined by City Ordinance. By reason of the provisions of UDC 11-SA-2, a public hearing is required before the Commission and City Council on this matter. b. The subject application will in fact constitute a Conditional Use Permit as determined by City Ordinance. By reason of the provisions of UDC 11-SA-2, a public hearing is required before the Commission and City Council on this matter. c. The subject applications will in fact constitute a Variance as determined by City Ordinance. By reason of the provisions of UDC 11-SA-2, a public hearing is required before the City Council on this matter. d. Newspaper notifications published on: February 18, 2008 and March 3, 2008 e. Radius notices mailed to properties within 300 feet on: February 12, 2008 £ Applicant posted notice on site by: February 22, 2008 6. LAND USE a. Existing Land Use(s): This property is currently vacant with some existing outbuildings associated with a former residence. b. Description of Character of Surrounding Area: This area contains a mix of single-family residential properties, commercially zoned vacant land, and office uses. c. Adjacent Land Use and Zoning: 1. North: Vacant commercial property, zoned C-G 2. East: Vacant commercial property, zoned C-G and single-family residences in Redfeather Estates subdivision, zoned R-4 3. South: Vacant property (in the process of being zoned C-G -Meridian Town Center), zoned RUT (Ada County) 4. West: Single-family residence and vacant property, zoned RUT (Ada County); office uses (on the west side of Eagle Road), zoned L-O; and vacant property, zoned C-G d. History of Previous Actions: The following applications were submitted for this property in 2006 and all were denied by the City Council: • Annexation and Zoning (AZ-06-035) of 12.06 acres to C-C (Community Business District) (1.50 acres) and R-40 (High Density Residential) (10.56 acres) • Conditional Use Permit (CUP-06-022) for amulti-family development consisting of 204 Regency at River Valley (revised) PAGE 3 1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 multi-family residential units • Private Street (PS-06-006) request adjacent to the proposed multi-family units • Variance (VAR-06-014) request to UDC 11-3C-6A to provide less than the required number of covered parking stalls for multi-family dwellings • Variance (VAR-06-015) request to UDC 11-4.3.27B3 to provide less than 80 square feet of private, usable open space for each multi-family dwelling unit • Variance (VAR-06-016) request to UDC 11-3h-4B2 to construct a vehicular access to a state highway at a location other than a section line road or the half mile mark between sections e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: This property is proposing to connect to sewer mains located in Eagle Road. Location of water: This property is proposing to connect to water service mains located in Eagle Road. Issues or concerns: None 2. Canals/Ditches Irrigation: The South Slough runs along the northern boundary of this site. The Downey Sublateral runs along the south boundary of the site. 3. Existing trees: There are existing trees on the site that are proposed to be removed. The applicant shall comply with the mitigation requirements listed in UDC 11-3B-lOC. 4. Floodplain: This property does not lie within the floodplain or floodway. 5. Hazards: The South Slough is located along the northern boundary of this site and may create a water hazard for small children as it will remain uncovered. 6. Proposed Zoning: R-40 (High Density Residential) (10.56 acres) & C-C (Community Business) (1.5 acres) 7. Size of Property: 12.06 acres £ Landscaping 1. Width of street buffer(s): A 35-foot wide buffer is required along Eagle Road/SH 55, an arterial street; a 20-foot wide buffer is required along Allys Way, a collector street, and a 20- foot wide buffer will be required along the future E. River Valley Road, a collector street. Street buffer landscaping shall be installed in accordance with the standards listed in UDC 11-3B-7C. 2. Width of buffer(s) between land uses: A 25-foot wide buffer is required in commercial districts adjacent to any existing residential uses. There is currently an existing residence (parcel #1 1 04234 1 02) located at the south boundary of the portion of the property proposed to be zoned commercially. If the residential use of this property exists at the time of development (i.e. CZC submittal), a 25-foot wide buffer shall be provided along that boundary. Buffers to adjoining land uses shall. be installed in accordance with the standards listed in UDC 11-3B-9C. 3. Percentage of site as open space: 18% or 1.91 acres of useable open space 4. Other landscaping standards: Parking lot landscaping shall be installed per the standards listed in UDC 11-3B-8C. Regency at River Valley (revised) PAGE 4 ITY OF MERGDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 g. Amenities: Per UDC 11-4-3-27D.2, 4+ amenities are required for this development with at least one from each category (i.e. quality of life, open space, recreation). The following amenities are proposed: walking trails, clubhouse, water feature, swimming pool, a putting green, several gazebos, and a tot lot. The applicant has complied with this requirement. h. Off-Street Parking: UDC 11-3C-6 requires multi-family dwellings with 1 bedroom to have 2 parking spaces per unit, 1 in a covered carport or garage. The site plan shows 481-bedroom units, which requires 48 covered spaces and 48 uncovered spaces. Multi-family dwellings with more than 1 bedroom are required to have 2 parking spaces per unit in a covered carport or garage. The site plan shows 156 units with more than 1 bedroom, which requires 312 covered spaces. A total of 360 covered spaces and 48 uncovered spaces are required on the site for a total of 408 spaces. The applicant has provided 295 covered spaces and 113 uncovered spaces for a total of 408 spaces. A variance is requested for a reduction in the number of covered parking spaces required. i. Required Dimensional Standards for Multi-family Residential Use in the R-40 Zone, per UDC 11-4-3-27B and 11-2A-8: 1. Minimum Building Setback: A minimum 20-foot wide setback is required along the south and east property boundaries adjacent to E. River Valley Road and Allys Way because of the required 20-foot wide street buffers (per UDC Table 11-2A-8) and a minimum 10-foot wide buffer is required along the north and west property boundaries (per UDC 11-4-3-27B). 2. Maximum Building Height: 60 feet Summary of Proposed Streets and/or Access: Access to the site is proposed from two access points to/from the future extension of E. River Valley Road. A variance for temporary access to Eagle Road through the property proposed to be zoned C-C is also requested; Staff is not supportive of the proposed temporary access to Eagle Road The applicant is proposing to construct 25' and 26' drive aisles within the multi-family development; Staff is requesting that the applicant submit a private street application and that minimum 26-foot wide private streets are provided. The applicant is proposing to construct a segment of Allys Way on the east boundary of the site in alignment with the existing Allys Way north of the site, on the north side of Ustick Road; Staff is supportive of Allys Way being constructed. An access to Allys Way to the east is not proposed; Staff is requesting an access to Allys Way be provided. ITD submitted a letter to the City pertaining to the requested access to Eagle Road. The letter states that ITD has tabled their decision regarding the access until they have the opportunity to discuss this application and applications from neighboring developments further with the City. Staff tried contacting ITD on this matter but as or the print date of this report; staff has not yet received a call back from ITD. Further, as of the print date of this report, comments have not been received from ACRD. However, Staff spoke with Matt Edmonds at ACRD and he stated that the applicant will be required to construct half the street section of E. River Valley Road abutting the site consisting of 24 feet of pavement and a 7-foot wide sidewalk (as proposed by the applicant). The applicant is proposing to dedicate and construct the whole right-of--way for Allys Way on the eastern portion of the site. Matt did not think that an access point to Allys (as required by City Staff) to/from the site would be a problem. Further, ACRD is requiring a road trust deposit for half of the construction cost of the bridge over the South Slough. Please see Section 10, Analysis, and Exhibit B of this report for more information. Regency at River Valley (revised) PAGE 5 ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 7. COMMENTS MEETING On February 15, 2008 a joint agency and department meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Parks Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services Company. Staff has included comments, conditions and recommended actions in Exhibit B below. S. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Mixed Use -Regional" on the Comprehensive Plan Future Land Use Map. In Chapter VII of the Comprehensive Plan, this designation is defined in part as an area that is situated in highly visible or transitioning parts of the City where innovative and flexible design opportunities are encouraged. The MU-R designation allows for over 200,000 square feet of non- residential uses, residential densities ranging from 3 to 40-dwelling units per acre, mixed use neighborhood and mixed use commercial uses, as well as regional commercial uses such as entertainment and employment centers and clean industry. Staff believes that the requested C-C and R-40 zoning of the property with 17.86 dwelling units per acre planned for the multi-family portion of the development, complies with the MU-R designation for this property (please see Analysis, Section 10 below for more information). Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): • Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for the provision of all public services. When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the subject property in the following manner: - Sanitary sewer and water service will be extended to the project at the developer's expense. - The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. - The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed, the lands will be serviced by the Meridian Police Department (MPD). - 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 No. 2. This service will not change. - The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. 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 V, Goal I, Objective A, Action 4 -Develop and maintain greenbelts along waterways. Regency at River Valley (revised) PAGE 6 ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 The applicant is proposing to construct a section of multi-use pathway on the site that will connect to the future master pathway planned along the north side of the South Slough via a pedestrian bridge at the northwest corner of the site. • Chapter V, Goal I, Objective A, Action 11 -Improve and protect creeks (Five Mile, Eight Mile, South Slough ...etc.) throughout commercial, industrial, and residential areas. The South Slough, which runs along the northern boundary of this site, should be improved and protected during development of the site. • Chapter V, Goal I, Objective A.1 -Preserve and conserve our waterways, wetlands, wildlife habitat, and other natural resources. The South Slough, a natural waterway, runs along the northern boundary of this site. As a natural waterway, it will remain open and should be preserved. • Chapter VII, Goal I, Objective D, Action 9 -Require new residential development to provide permanent perimeter fencing to contain construction debris on site and prevent windblown debris from entering adjacent agricultural and other properties. The applicant is proposing to construct a 6 foot tall chain link fence along the north property boundary adjacent to the South Slough in accordance with UDC I1-3A-6B3. Six foot tall vinyl fencing is proposed along the west property boundary. Temporary construction fencing shall be constructed prior to release of building permits in all areas where permanent fencing is not proposed, to contain debris during construction. • Chapter V, Goal III, Objective D, Action 3 -Require all new parking lots to provide landscaping in internal islands. Landscaping is shown on the landscape plan within the parking areas in planter islands for the residential portion of the development. All parking lot landscaping shall be installed per the standards listed in UDC 11-3B-8C. • Chapter VII, Goal N, Objective C, Action 1 -Protect existing residential properties from incompatible land use development on adjacent parcels. The applicant is proposing a residential zone adjacent to Redfeather Subdivision, a residential subdivision, at the east boundary of the site and the existing residence at the southwest corner of the site. The extension of Allys Way also separates this site from Redfeather Subdivision. If the property adjacent to Eagle Road is zoned commercially as proposed, a 25 foot wide landscape buffer is required to be constructed adjacent to residential uses. Staff finds that the proposed residential development should be compatible with the existing residential properties in the area. • Chapter VII, Goal I, Objective C, Action 4 -Require new residential development to meet development standards regarding landscaping, signage, fences, and walls, etc. The Applicant will be required to construct a 20 foot wide landscape buffer along E. River Valley Road that complies with UDC I1-3B-7, Landscape Buffers along Streets. All signage proposed for the site must be approved through a sign permit and shall comply with UDC 11- 3D-10, Table 2. Fencing proposed on the site shall comply with UDC 11-3A-7. • Chapter VII, Goal N, Objective C, Action 10 - Support a variety of residential categories (low-, medium-, and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. Regency at River Valley (revised) PAGE 7 ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 Staff believes that the proposed high-density multi family residential development will assist in providing a variety of residential housing opportunities in the City. 9. UNIFIED DEVELOPMENT CODE a. Schedule of Uses: Unified Development Code (UDC) 11-2A-21ists multi-family developments as a conditional use in the R-40 zoning district. Specific Use Standards (UDC 11-4-3-27) apply to multi-family developments; please see Section 10, Analysis below for more information. UDC Table 11-2B-21ists several uses that are principal permitted uses, conditional uses, and prohibited uses in the proposed C-C zoning.district. Among the principal permitted uses are animal care facilities; indoor/outdoor arts, entertainment or recreation facilities; building material, garden equipment and supplies; churches, group daycares, education institutions, financial institutions, flex space, fuel sales facility, healthcare or social services, information industry, Laundromat, mortuary, nursery or urban faun, parks, personal or professional service, public/quasi-public use, restaurant, retail store, minor vehicle repair, vehicle washing facility, vertical integrated residential project, etc. b. Purpose Statement of the Proposed Districts: Residential Districts: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. Commercial Districts: Per UDC 11-2B-1, the purpose of the commercial districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and rnix of allowed commercial uses, and the location of the district in proximity to streets and highways. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: Staff is recommending several significant changes to the site plan, parking plan, access plan, and building locations. Staff is also recommending that the C-C zoned area adjacent to Eagle Road not be annexed at this time. For these reasons, and because comments have not yet been received from ACHD and ITD, Staff is requesting that this project be heard by the Commission on March 6"' but that the Commission defer action until a later date to give the applicant time to make revisions to the site plan and landscape plan. Staff has provided detailed analysis and listed changes needed to proceed with a favorable recommendation on the multi- family portion of this development below. 1. Annexation & Zoning (AZ): Based on the policies and goals contained in the Comprehensive Plan and the Future Land Use Map designation of Mixed Use -Regional, Staff believes that the requested R-40 and C-C zoning districts are appropriate for this property. However, Staff does not believe that annexation of the 1.5 acre portion of the property proposed for C-C zoning is in the best interest of the City at this time for the following reason: Staff believes that access to the portion of the property proposed to be zoned C-C should be provided from the south via a frontage road that connects to the future E. River Valley Road, and that temporary access to/from Eagle Road/SH 55 to the site should not be allowed. [See Variance (VAR-08-001) analysis below for more information.] Staff believes that until the residential property to the south re-develops, Regency at River Valley (revised) PAGE 8 1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 the proposed commercial portion of the property will not be able to access E. River Valley Road, and should not use Eagle Road as access. Further, Staff believes that all 4 of the properties fronting Eagle RoadISH 55, south of the South Slough, should be accessed via a frontage road to/from E. River Valley Road. For this reason, Staff is not recommending approval of the annexation for the commercial portion of the property. Staff is however, supportive of the requested R-40 zoning designation for the eastern portion of the property proposed for multi-family residential use for the following reasons: The Comprehensive Plan future land use designation for this property of MU- R allows for residential densities of 3 to 40 units per acre. The applicant is proposing 204 residential units within a proposed R-40 zoning district, which allows for the property to develop within the desired densities stated in the Comprehensive Plan for this area. Further, Staff believes that amulti-family development would be appropriate and would contribute to the variety of uses in this area. For these reasons, Staff is recommending of approval of the annexation and zoning of 10.56 acres to R-40 (see legal description & exhibit map for R-40 zone in Exhibit C). Please see Exhibit D for a detailed analysis of the required facts and findings for an annexation & zoning request. The legal description submitted with the application (stamped on June 14, 2006 by Darin Holzhey, PLS) is accurate and rnaets the requirements of the City of Meridian and Idaho State Tax Commission. UDC 11-SB-3D2 provides the Planning & Zoning Commission and City Council the authority to require a property owner to enter into a Development Agreement (DA) with the City of Meridian that may require some written commitment for all future uses. Because of the nature of the development and the high density zoning district proposed by the applicant, Staff believes that a DA is necessary to ensure that the site develops in a manor that is consistent with said plans. Staff has included a list of recommended DA provision below and in Exhibit B. If the Commission or Council feels additional development agreement provisions are necessary, staff recommends a clear outline of the commitments of the developer being required. Development Agreement: A Development Agreement (DA) will be required as part of annexation of this property. Prior to annexation approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433, within 6 months of City Council approval to initiate this process. The DA shall include, at minimum, the following: a. A maximum of 204 multi-family residential units shall be allowed to be constructed on the site. b. A minimum 5,868 square foot clubhouse shall be constructed on the site, as proposed. c. At a minimum, amenities shall be constructed on the site as proposed on the site plan (i.e. clubhouse, water feature, swimming pool, walking trails, tot lot, gazebos, etc.). d. All multi-family structures shall comply with the architectural standards listed in UDC 11-4-3-27E. Structures shall be constructed on the site in accordance with the elevations attached in Exhibit A. e. The site/structures shall comply with the Specific Use Standards listed in UDC 11-4- 3-27 for multi-family developments. Regency at River Valley (revised) PAGE 9 ITY OF MERIDIAN PLANNING DEPARTM-ENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 f. The applicant shall comply with the parking standards listed in UDC 11-3C-6 for multi-family developments as follows: for 1 bedroom units, there shall be two parking spaces with at least one in a covered carport or garage; and for units with more than one bedroom, 2 parking spaces shall be provided, both in a covered carport or garage. No variance to this standard is grated. g. A legally binding document shall be recorded that states the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features, per UDC 11-4-3-27G h. Access to this site shall be provided from E. River Valley Road and Allys Way. Access to Eagle Road is prohibited. i. The applicant shall dedicate right-of-way and construct Allys Way in accordance with ACHD standards, in alignment with Allys Way north of the site, on the north side of Ustick Road, prior to release of occupancy of any structure on this site. j. The applicant shall construct (or have available) at least half the street section of E. River Valley Road (24 feet of pavement and 7-foot wide sidewalk) in accordance with ACHD standards, prior to release of occupancy of any structure on this site. k. All existing buildings on the site shall be removed prior to release of building permits for this development. 1. Twenty-six foot wide private streets shall be provided within the site in accordance with the standards listed in UDC 11-3F-4. m. A 20-foot wide street buffer will be required along the future extension of E. River Valley Road, per UDC Table 11-2A-8. Landscaping shall be provided in said buffer in accordance with the standards listed in UDC 11-3B-7C, Landscape Buffers along Streets. If NMID will not allow landscaping (i.e. trees) within their easement for the Downey Sublateral and if there is not sufficient room outside of the easement for the street buffer, the applicant shall provide an additional 5 foot wide strip for landscaping outside of the NMID easement, per UDC 11-3B-7C1 b. n. The Downey Sublateral easement along the southern boundary of the site shall either be relocated so that structures do not encroach within the easement OR the structures shall be relocated outside of the easement, prior to submittal of the first Certificate of Zoning Compliance application for the parking and common areas. o. A 20-foot wide street buffer will be required along Allys Way, per UDC Table 11- 2A-8. Landscaping shall be provided in said buffer in accordance with the standards listed in UDC 11-3B-7C, Landscape Buffers along Streets. p. Landscaping shall be provided on the site in accordance with the specific use standards for multi-family developments listed in UDC 11-4-3-27F. q. The applicant shall construct 6-foot tall vinyl fencing along the west property boundary and 6-foot tall chain link fencing along the north side of the property adjacent to the South Slough as depicted on the landscape plan. Temporary construction fencing is required to be installed where permanent fencing is not proposed, around the residential portion of the site prior to issuance of building permits to contain debris during construction. Fencing shall be constructed in accordance with the standards listed in UDC 11-3A-7. r. A minimum 5-foot wide perimeter landscape buffer is required adjacent to parking and vehicular use areas along the north boundary of the site and adjacent to the existing residence on the west boundary of the site, per UDC 11-3B-8C. Said buffer is required to be planted with one tree per 35 linear feet and shrubs, lawn, or other vegetative ground cover. If NMID will not allow trees within their easement for the Regency at River Valley (revised) PAGE 10 ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 South Slough, the applicant may apply for Alternative Compliance in accordance with UDC 11-SB-S. s. A 10-foot wide multi-use pathway and bridge over the South Slough shall be constructed on the site in accordance with the Parks Department conditions contained in Exhibit B and the standards in the Master Pathways Plan and UDC 11- 3A-8. t. With the first CZC application, include mitigation details for the 9 existing trees on the site, consisting of 120 caliper inches, proposed to be removed, in compliance with UDC 11-3B-10. Contact Elroy Huff, City Arborist, 888-3579 for more details. u. The applicant shall submit a Certificate of Zoning Compliance (CZC) for approval of all of the parking and common areas on the site prior to submittal of CZC's for structures. v. A Certificate of Zoning Compliance is required prior to issuance of a building permit for any and all of the proposed multi-family structures within this development. All structures must substantially comply with the building elevations submitted with this application (see Exhibit A), the architectural standards listed in UDC 11-4-3-27E for multi-family developments, and conditions of approval and DA provisions listed in Exhibit B of this report. 2. Conditional Use Permit (CUP): The applicant has submitted a site plan (stamped by Scott Stanfield on 1/31/08, included as Exhibit A.2). The site plan depicts 9multi-family residential structures consisting of a total of 204 residential units and a 5,868, square foot clubhouse for the portion of the site proposed to be zoned R-40. These units consist of 28 1- bedroom units consisting of 833 square feet (s.f.) each; 20 1-bedroom Executive units consisting of 871 s.f. each; 104 2-bedroom units consisting of 1,037 s.f. each; 28 2-bedroom Executive units consisting of 1,110 s.f. each; and 24 3-bedrom units consisting of 1,228 s.f. each (see floor plan ofmulti-family units in Exhibit A.10). The overall square footage of residential uses proposed for the property is 209,144 s.f. The applicant states that this project will not be phased but may take a couple of years to construct. Parking is provided on the site for the multi-family units as follows: There are 7 garage structures depicted on the plan that contain 6 parking spaces each for a total of 42 enclosed spaces; 253 carport parking spaces are provided that allow for a total of 295 covered spaces; and 113 open stalls are provided for a total of 408 parking stalls provided on the site (see covered parking analysis below for more information on compliance with UDC standards). Note: The total number of covered parking spaces shown on the site plan is incorrect; it should be 295 instead of 295. Per UDC 11-3C-SB, all off-street parking areas shall be provided with a substantial wheel restraint to prevent cars from encroaching upon abutting private and public property or overhanging beyond the designated parking stall dimensions. Wheel stops are not depicted on the site plan. The applicant must either install wheel stops for all parking adjacent to sidewalks or landscaping or the sidewalk or landscape area may be widened 2 feet to allow for vehicle overhang, and the stall length may be reduced by 2 feet (from 19' to 17'). Bicycle parking is also required on the site as follows: 1 bicycle parking space is required for every 25 proposed vehicle parking spaces or portion thereof, per UDC 11-3C-6G. Because 408 parking stalls are proposed on the site, 16 bicycle spaces are required to be provided. As a provision of the DA, the applicant shall submit a Certificate of Zoning Compliance (CZC) for approval of all of the parking and common areas on the site prior to submittal of CZC's for structures. Regency at River Valley (revised) PAGE 11 ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 Several amenities are proposed on the site in compliance with UDC standards (see amenities analysis below for more information). The property proposed to be zoned C-C is included on the site plan with a conceptual plan of how the property may develop in the future; however, no development of the 1.5 acre C-C property is proposed at this time. If the property is annexed, a frontage road should be constructed along the east boundary of the commercial district, in compliance with the standards listed in UDC 11-3H-4B3. Further, across-access easement should be provided to the properties to the north and south of the site. No development of this site should occur until the frontage road is connected to River Valley Road. Per UDC 11-2A-2, Multi-family Developments require conditional use permit approval and must comply with the Specific Use Standards listed in iJ'DC 11-4-3-27 as follows: a. Setbacks: Buildings shall provide a minimum setback of 10 feet, unless a greater setback is otherwise required by the UDC. (UDC Table 11-2A-7 requires a greater setback of 15 feet in the rear.) The building envelopes shown on the site plan meet the minimum setback requirements stated. However, the structures shown along the south boundary encroach approximately 12 feet into the Nampa Meridian Irrigation District's easement for the Downey Sublateral. (See discussion below under "ditches, canals, & laterals.') b. Service areas: On-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer or utility vaults shall be fully screened from view from any public street. The Applicant shall comply with this requirement. c. Private, usable open space: A minimum of 80 square feet of private, usable open space shall 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. Private usable open space is proposed for each unit that exceeds the minimum amount required by the UDC. (1 bedroom units contain 84 square feet of deck area, and 2 & 3 bedroom units contain 81 square feet of deck area.)(See floor plan attached in Exhibit A.10.) Staff is supportive of the proposed private, usable open space. d. Developments with 20 units or more shall provide the following: A property management office, a maintenance storage area, a central mailbox location (including provisions for parcel mail), and a directory and map of the development at a convenient location. This development does contain more than 20 units and will comply with this requirement. A property management off ce and central mailbox location with parcel storage is proposed within the clubhouse (see clubhouse f oor plan in Exhibit A.11). A directory and map of the development is shown at the entrance of the development on the landscape plan (see Exhibit A.3). The applicant states that the maintenance storage area will be located within garage building #1. Staff is supportive of the proposed amenities. e. Covered Parking: UDC 11-3C-6 requires that multifamily developments shall provide parking as follows: for 1 bedroom units, there shall be two parking spaces with one in a covered carport or garage; and for units with more than one bedroom, 2 parking spaces shall be provided in a covered carport or garage. The site plan shows 481-bedroom units, which requires 48 covered spaces and 48 uncovered spaces. The site plan shows 156 units with more than 1 bedroom, which requires 312 covered spaces. A total of 408 stalls; 360 covered spaces and 48 uncovered spaces are required on the site. The applicant has provided 295 covered spaces and 113 uncovered spaces. A variance is requested for a reduction in the number of covered parking spaces required from 360 Regency at River Valley (revised) PAGE 12 ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE H£AR1NG DATE OF MARCH 6, 2008 to 295. Staff is not supportive of the proposed parking variance. (see Variance analysis below.) £ Common Open Space Design Requirements: UDC 11-4-3.27C requires a minimum of 250 square feet of outdoor common open space for each unit containing more than 500 square feet and up to 1,200 square feet of living area, and 350 square feet for each unit containing more than 1,200 square feet of living area. (The common open space shall be not less than 400 square feet in area, and shall have a minimum length and width dimension of 20 feet.) Based on the square footage of the proposed units, a total of 53, 400 square feet of common open space is required; 83, 312 square feet of open space is proposed on the site plan, which complies with this requirement. f. Amenities: UDC 11-4-3.27 requires that multi-family developments with 75 units or more provide 4 amenities with at least one from each category (i.e. quality of life, open space, or recreation). Further, for multi-family developments with more than 100 units, the decision making body shall require additional amenities commensurate to the size of the proposed development. Because 204 units are proposed with this development at least 4 amenities are required. Staff believes that the applicant more than complies with this requirement by providing the following qualifying amenities: 1) walking trails, 2) clubhouse, 3) water feature, 4) swimming pool, S) a putting green, 6) several gazebos, and 7) a tot lot. g. Elevations: Elevations are required to meet the architectural standards set forth in UDC 11-4-3-27E. The applicant is proposing 9 multi family structures, S of which consist of different elevations (they aren't all the same). The structures are all proposed to have brick veneer masonry, stucco, stone veneer, and fiberglass-reinforced asphalt shingles. All of the structures are 2-3 stories in height, have the same architectural design and appearance but are different in size based on how many units they contain. One single- story clubhouse structure is also proposed with the same construction materials as the multi family structures. No colors are listed for the structures on the elevations but the colored drawing the applicant submitted contained in Exhibit A.6 depict 4 different colors on one structure. All of the structures within the development should have a mix of colors and materials as depicted on the colored elevation and architectural elevations contained in Exhibit A. The proposed elevations appear to comply with the architectural standards. If approved, full compliance with the elevation requirements cited in UDC 11- 4-3-27E, and the elevations submitted with the subject CUP, will be required with the future issuance of Certificate of Zoning Compliances on this site. h. Landscaping: Per UDC 11-4-3-27, al'1 street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following standards: - The landscaped area shall be at least 3-feet wide; - For every 3 linear feet of foundation, an evergreen shrub having a minimum mature height of 24 inches shall be planted; and - Ground cover plants shall be planted in the remainder of the landscaped area. i. Maintenance and Ownership Responsibilities: Per UDC 11-4-3-27G, a legally binding document shall be recorded that states the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. Access: Access to the site is proposed from one temporary full-access point to Eagle Road/SH 55 and from the future River Valley Road. A 26-foot wide asphalt road is depicted Regency at River Valley (revised) PAGE 13 ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 on the site plan from Eagle Road, through the commercial area, and into the residential portion of the development. Per UDC 11-3H-4b, no new approaches directly accessing a state highway shall be allowed. A variance is requested for the proposed temporary access (see analysis below). The applicant proposes that the access would only be temporary and that it would be vacated upon the extension of E. River Valley Road, at which time the property would take access from River Valley. Staff does not support the temporary access to Eagle Road and is recommending that access be provided to the site from the E. River Valley Road and Allys Way. The applicant has applied for a permit for a temporary right-in/right-out access to Eagle Road from the Idaho Transportation Department; however, ITD has not yet issued a decision as of the print date of this report. Further, as of the print date of this report, comments have not been received from ACRD. However, Staff spoke with Matt Edmonds at ACRD and he stated that the applicant will be required to construct half the street section of E. River Valley Road abutting the site consisting of 24 feet of pavement and a 7-foot wide sidewalk (as proposed by the applicant). The applicant is proposing to dedicate and construct the whole right-of--way for Allys Way on the eastern portion of the site. Matt did not think that an access point to Allys (as required by City Staff) to/from the site would be a problem. Further, ACRD is requiring a road trust deposit for half of the construction cost of the bridge over the South Slough. Stub Streets: No stub streets are proposed on the site plan. The Fire Department is requesting that a stub street be provided from the site to Allys Way because of fire code requirements for the number of dwellings proposed. Staff has included a condition requiring construction of and access to Allys Way for this development. Ally's Way: The future alignment of Ally's Way, which exists north of the site, north of Ustick Road at the'/ mile, lies along the eastern boundary of the subject property. As part of the development of this site, the applicant will be required to dedicate right-of--way and construct Allys Way in accordance with ACRD standards. Further, staff has included a DA provision that access be provided to/from Allys Way for this development. Existing ResidencesBuildings: The site currently contains some existing outbuildings that were associated with a previous residence. The remainder of the site consists of vacant land. All existing buildings shall be removed prior to release of building permits for this development. Fencing: The applicant is proposing to construct 6-foot tall vinyl fencing along the west property boundary and 6-foot tall chain link fencing along the north side of the property adjacent to the South Slough. Temporary construction fencing is required to be installed where permanent fencing is not proposed, around the residential portion of the site prior to issuance of building permits to contain debris during construction. Fencing shall be constructed in accordance with the standards listed in UDC 11-3A-7. Landscape Plan: The applicant submitted a conceptual landscape plan for the residential portion of the site dated 1/23/07. The applicant should note the following and/or make revisions to the landscape/site plan as follows: • Per UDC Table 11-2A-8, a 20-foot wide street buffer will be required along the future extension of E. River Valley Road, as proposed; • Per UDC Table 11-2A-8, a 20-foot wide street buffer will be required along Allys Way; • Per UDC Table 11-2A-8, a 35-foot wide street buffer will be required along Eagle Road/SH 55, an entryway corridor (upon development of the commercial portion of the site when annexed). Regency at River Valley (revised) PAGE 14 ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 • If the property proposed to be annexed with a C-C zoning district is annexed, and at the time of CZC submittal there is a residence adjacent, a 25-foot wide buffer shall be provided along the east and/or south boundaries of the commercial site. • Per UDC 11-3B-8C, a 5-foot wide perimeter landscape buffer is required adjacent to parking and vehicular use areas along the north boundary of the site and adjacent to the existing residence on the west boundary of the site. Said buffer is required to be planted with one tree per 351inear feet and shrubs, lawn, or other vegetative ground cover. If NM]D will not allow trees within their easement for the South Slough, the applicant may apply for Alternative Compliance in accordance with UDC 11-SB-5. • A 10-foot wide multi-use pathway and bridge over the South Slough shall be provided on the site in accordance with the Parks Department conditions contained in Exhibit B and the standards in the Master Pathways Plan and UDC 11-3A-8. • With the first CZC application, include mitigation details for the 9 existing trees on the site, consisting of 120 caliper inches, proposed to be removed, in compliance with UDC 11-3B-10. Contact Elroy Huff, City Arborist, 888-3579 for more details. • A detailed landscape plan shall be submitted with the CZC application per the requirements on the CZC checklist, the conditions of approval noted in Exhibit B, in accordance with the standards listed in UDC 11-3B. A detailed review of the final landscaping on this site will take place with the first Certificate of Zoning Compliances) application for the parking areas on this site. The aforementioned notes/revisions should be reflected on a revised plan submitted with the CZC application. Mitigation: The site plan depicts 9 existing trees, consisting of 120 caliper inches, on the site that are proposed to be removed upon development of the property. Per UDC 11-3B-10, mitigation is required for all existing trees 4-inch caliper or greater removed form the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement. Staff recommends that the applicant comply with the mitigation standards listed in UDC 11- 3B-IOC. Multi-Use Pathway: The Parks Department has submitted the following analysis on the multi-use pathway required on this site: The Meridian Pathways Master Plan depicts a future public pathway along the north side of the South Slough (aka Finch Lateral or Finch Creek), which crosses the canal near the location of the future Pedestrian Bridge depicted on the site plan, continues south through the subject property and connects to the intersection of River Valley Road and Eagle Road. With the recent annexation of the Meridian Town Center property, we expect to have a future pathway built in the proposed 60-acre park along the south side of the South Slough, east of Alley's Way/Records Drive. This will provide for another future pathway connection point. To connect with the future pathway in 60-acre park site, we recommend constructing the sidewalk along the north side of River Valley Street as a 10- foot, detached multi-use pathway. A public pathway connection through the project, in compliance with the Pathways Master Plan, is also required between River Valley Street and the pedestrian bridge. The applicant has agreed to make the connection, but has requested that this connection be allowed to be S feet wide (on the proposed sidewalks) instead of the standard 10 feet wide Regency at River Valley (revised) PAGE 15 1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 due to potential impacts to the project. Staff prefers that a standard 10 foot pathway be accommodated for consistency with other pathways throughout the City. Multi-use pathway should be constructed in accordance with the standards listed in UDC 11-3A-8. (Please see conditions ojapproval in Exhibit B.) Ditches, Laterals, and Canals: The South Slough runs along the northern boundary of this site. The Downey Sublateral runs along the southern boundary of the site. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of any natural waterway, that intersect, cross or lie within the area being subdivided shall be covered. The South Slough is a natural waterway and will remain open; the Downey Lateral shall be covered. Per the Comprehensive Plan, the South Slough should be improved and protected with development of this property. Note: The structures depicted on the site plan along the southern boundary encroach approximately IZ feet within Nampa Meridian Irrigation District's easement for the Downey Sublateral. Staff spoke with Steve Earl, Mason & Stanfield, regarding this issue and he stated that the lateral was going to be relocated 25 feet to the south. If the lateral is relocated, the structures would no longer be within the easement. At the time of CZC application, the easement should have already been relocated, OR the structures shall be relocated outside of the easement. The applicant should submit a letter from NMID prior to Commission action on this project documenting that they are amenable to relocating the lateral and easement. Further, Staff is concerned that NMID will not allow trees within their easement, which would create a street buffer with no trees along E. River Valley Road. The applicant should address, at the public hearing, how landscaping will be installed along River Valley Road, in relation to a relocated Downey Sublateral. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single- point connection is used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. Certificate of Zoning Compliance (CZC): Staff is requesting as a DA provision, that a CZC application be submitted for approval of all parking and common areas on the site prior to submittal of CZC's for structures on the site. Additionally, a Certificate of Zoning Compliance is required prior to issuance of a building permit for any and all of the proposed multi-family and/or commercial structures within this development. All structures must substantially comply with the building elevations submitted with this application (see Exhibit A), the architectural standards listed in UDC 11-4-3-27E for multi-family developments, and conditions of approval and DA provisions listed in Exhibit B of this report. Additionally, any future structure(s) proposed on the commercial portion of the development is required to comply with the design standards listed in UDC 11-3A-19C for structures located along entryway corridors. NOTE.• A CZC application may include multiple/all multi family structures within the development. Regency at River Valley (revised) PAGE 16 ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 Private Streets: The applicant is not proposing private streets within this development. For addressing purposes, the Fire Department and Public Works is requesting that private streets be provided within this development. The applicant shall submit a Private Street application to the City prior to the next Commission meeting. Per UDC 11-3F-4, all private streets shall be designed and constructed to the following standards: A. Design standards: 1. Easement: The private street shall be constructed on a perpetual ingress/egress easement or a single platted lot that provides access to all applicable properties. 2. Connection point: Where the point of connection of the private street is to a public street, the private street shall be approved by the Transportation Authority. 3. Emergency vehicle: The private street shall provide sufficient maneuvering area for emergency vehicles as determined and approved by the Meridian Fire Department. 4. Gates: Gates or other obstacles shall not be allowed. B. Construction standards: 1. For conversion of an existing facility to a private street at the direction of the Fire Marshall: a. All drive aisles shall be posted as fire lanes with no parking allowed. b. If a curb exists next to the drive aisle, it shall be painted red. 2. For all other private streets: a. Roadway and storm drainage: The private street shall be constructed in accord with the roadway and storm drainage standards of the Transportation Authority or as approved by the City of Meridian based on plans submitted by a certified engineer. b. Street width: The private street shall be constructed within the easement and shall have a travel lane width of twenty-four (24) feet or twenty-six (26) feet as determined by the Fire Marshal relative to the height and size of the proposed structures that adjoin the private street. Due to the height of the proposed structures, the Fire Department is requiring a travel lane of 26 feet; 26 feet is shown in all areas except for along the west boundary of the site, which is 25 feet. The site plan shall be revised to comply with this requirement. c. Sidewalks: Afive-foot (5') attached sidewalk or four-foot (4') detached sidewalk shall be provided on one side of the street in commercial districts. This requirement may be waived if the applicant can demonstrate that an alternative pedestrian path exists. Five foot wide detached sidewalks are proposed in front of the structures adjacent to parking. d. Fire lanes: All drive aisles shall be posted as fire lanes with no parking allowed. In addition, if a curb exists next to the drive aisle, it shall be painted red. 3. Variance (VAR-08-001): The applicant is requesting approval of a Variance to UDC 11-3H- 4B that prohibits new access points to state highways, to allow a temporary access to SH 55/Eagle Road until such time as E. River Valley Road is constructed. The proposed Regency at River Valley (revised) PAGE 17 ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 temporary access is depicted on the site plan as a 26-foot wide asphalt road that will provide access to/from Eagle Road/SH 55 to/from the multi-family development. Staff has reviewed the request and has determined that granting a variance would not be in the best interest of the City for the following reasons: 1) The property to the south on which E. River Valley Road to be constructed, is currently in the development process. Staff expects River Valley Road to be constructed in the near future upon development of that property, making a temporary access to Eagle Road unnecessary. 2) Once a temporary access is granted, and the road surface is improved, it's difficult for the City to enforce termination of the use. 3) Covered parking is shown on the site plan where the temporary access road is proposed to connect to the multi-family development; if the access road is constructed, 3-4 parking stalls will be lost. 4) The Comprehensive Plan and Unified Development Code support limiting access points to state highways. Additionally, in order to grant a variance, the City Council is required to make the following findings (per UDC 11-SB-4E): a. The variance shall not grant a right or special privilege that is not otherwise allowed in the district; b. The variance relieves an undue hardship because of characteristics of the site; and c. The variance shall not be detrimental to the public health, safety, and welfare. Staff has reviewed these findings and believes that granting a variance would allow a right or special privilege that is not otherwise allowed for properties that are adjacent to a state highway. Staff finds that granting the subject variance would be detrimental to the public health, safety, or welfare. While Staff recognizes that allowing a temporary access point to the site from SH 55/Eagle Road would provide access to the site until such time as E. River Valley Road is extended, Staff cannot support access points that would/may affect the safety of the public and that go against the UDC standards. Further, Staff does not believe an undue hardship exists because of characteristics of the site in which the City should grant a variance. Staff believes that E. River Valley Road and Allys Way will be extended upon development of the property, which will provide adequate access to the subject property. For these reasons, Staff recommends that access to the site be provided from E. River Valley Road and Allys Way and the requested variance be denied. (Please see Exhibit D for a detailed analysis of the required facts and findings for a variance request.) 4. Variance (VAR-08-002): The applicant is requesting approval of a Variance to UDC Table 11-3C-6 for a reduction in the number of parking spaces required for multi-family dwellings in covered carports or garages. UDC 11-3C-6 requires multi-family dwellings with 1 bedroom to have 2 parking spaces per unit, 1 in a covered carport or garage. The site plan shows 48 -bedroom units, which requires 48 covered spaces and 48 uncovered spaces. Multi-family dwellings with more than 1 bedroom are required to have 2 parking spaces per unit in a covered carport or garage. The site plan shows 156 units with more than 1 bedroom, which requires 312 covered spaces. A total of 360 covered spaces and 48 uncovered spaces are required on the site (408 total spaces required). The applicant has provided 295 covered spaces and 113 uncovered space (408 total spaces proposed). A variance is requested for a reduction in the number of covered parking spaces required from 360 spaces to 295 spaces. The reason for the variance is that an 80-foot wide Nampa Meridian Irrigation District (NMID) easement exists along the entire northern boundary of the site where the South Slough is located. NMID does not allow permanent structures to be built within their easement. Regency at River Valley (revised) PAGE 18 ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 In order to grant a variance, the City Council is required to make the following findings (per UDC 11-SB-4E): a. The variance shall not grant a right or special privilege that is not otherwise allowed in the district; b. The variance relieves an undue hardship because of characteristics of the site; and c. The variance shall not be detrimental to the public health, safety, and welfare. Staff has reviewed these findings and while Staff does not believe that granting the requested variance would be detrimental to the public health, safety, and welfare, Staff does find that granting the subject variance would allow a right or special privilege that is not otherwise allowed in the district for multi-family developments. Further, Staff does not believe an undue hardship exists because of characteristics of the site in which the City should grant a variance. Staff believes that a residential structure(s) could be removed and the site redesigned in order to have additional room for the amount of UDC required covered parking spaces. For these reasons, Staff recommends that the requested variance for a reduction in the number of covered parking spaces required be denied and the required parking be provided on the site per UDC requirements. (Please see Exhibit D for a detailed analysis of the required facts and findings for a variance request.) b. Staff Recommendation: Staff is recommending several significant changes to the site plan, parking plan, access plan, and structure location. For these reasons, and because comments have not yet been received from ACRD and ITD, Staff is requesting that this project be heard by the Commission on March 6`~ but that the Commission continues it until a later date to give the applicant time to make revisions to the site/landscape plans and obtain ACRD conditions. Staff is generally supportive of the requested annexation & zoning of 10.56 acres to R-40, but is not supportive of the request for annexation & zoning of 1.5 acres to C-C (see Analysis, Section 10, for more information). Further, staff is generally supportive of the CUP for amulti-family development., but is not supportive of either of the requested Variance applications. See the Analysis in Section 10 and the Findings in Exhibit D of the staff report. 11. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Site Plan (dated: 3/15/06) 3. Landscape Plan (dated: 1/23/07) 4. Elevations for Building A 5. Elevations for Buildings B & C 6. Colored Elevations for Buildings B & C (24 unit structure) 7. Elevations for Buildings D, E, & F 8. Elevations for Buildings G & H 9. Elevations for Building I 10. Floor Plans ofMulti-Family Units Regency at River Valley (revised) PAGE 19 ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 11. Clubhouse Elevations & Floor Plan 12. Gazebo Elevations 13. Garage Buildings #1 & #7 -Elevations & Floor Plan 14. Garage Buildings #2, 3, 4, 5, & 6 -Elevations & Floor Plan B. Comments/Conditions of Approval 1. Planning Department (DRAFT) 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District 8. Idaho Transportation Department C. Legal Descriptions & Exhibit Maps 1. Proposed Annexation Area 2. Proposed R-40 Boundary 3. Proposed C-C Boundary D. Required Findings from Unified Development Code Regency at River Valley (revised) PAGE 20 ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 A. Drawings 1. Vicinity/Zoning Map Z 3 >~ lc ~I 1~I1~ 11~ lc ,_ ~~ ~ I~ 15 Rrg~ GG E Site ~f I~ 4 >~ E E >~ ?-~ 1 ~ W O 3 a ,~ _$_, ~~ 1~ _~ u a _ c r r z -~"' ~~~~ ~-~~J~ > IdJT o - _, . r 3~ le~ cr = ~ a ~ z G ~~ C 2D VE Exhibit A ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 2. Site Plan (dated: 3/15/06) RECENCY AT RIVER VALLEY s~: A PDRIIEW Of Ifl S 1/I Oi LHE W 1/a Si]C'RGy A T.7M„RfE.. &lL Nat~C1AN, AaA~ TM bANO 1 + ICI ~. I 1, 1 ~ ~ uaGw7 P~4i iE I~~..~I'~ .r•~^` `,` fn.~s lss~ia~i o-0 I ~~ 3 IL_1~MY16NR R~YL ~ ~~+'~~~~: I~) getnal vuP Lrmv. - ``-\ '~`uegy \ ~ `. I I ( 'l. II ~ v cwuee=c~ -- .e•. A_ v du':,v:,Y I I .. 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Landscape Plan (dated: 1/23/07) ~ ~ LANDSCAPE PLAN 1 LANDSCAPE REGUFEA1ENr9: JANUUiv s~, xoT ~~~„°~'"'2'a"a`p1p~~~m rAPARTINFNTCQMNI.INITV ~°~ .i . tli~tf6vt°"~'"'"'""""1OFYt" ~ MERIDIAN.IDAHO ! vA. i . ~ ~ .. ~."~2~'"~~ ..., ~cowmawnxessro " ~ '~- T+sow~P~snm i _ ~ ~ ~'~' DOE TaN PaMrry SId's I! Wc..~w.m _., I ••/~/~, ~ ~ w Sao m i ~ I I I ~° I ~~~, ...._ r 11 - '" I ` - ~ 'Ltd t~ ~. i - _ ~~~KKKyyy I ~ ._, ~~ d ~ _ , /i n 1 1 I ~ ~Lr' T ~_ ~ f~/~//r . ~ 11 _ SC i 1 ~ ~ - . aae~~ . '. 11 ~ ~ ~ I I e.enn ` ~- .. 4 ., y ~- ~ otCF~'k7L 1'L'Tffdr~. ~ .. . y ~ _ I _.. n :.._... _.._... _ __ PROPOSED EAST RWER VALLEY STFEET AS PERACMO ,~' V••~•- _~ .._..... .._..v~ .~.__ .........~,.....d._-._._~__ ,--~-...,.~........ -~- PITERSECTgNLOCATIONPED.IDAKO KLEINER iROPE'A1V 7RANSFORTATIDN DEPART-1ENT i Y Z ~¢ Q 6 Q, g ~ "' h <n ~- w J ,a ~C ~~ ~ :7 a ~a xW 6 ~7 0 ~~ ~ ~ F C N 5 L 5 a = s¢ 4 m . { Exhibit A ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 4.' Elevations for Building A 5111E ElEVa710U ~^ f.Eall [CZVCTIpII IEGEND ~a..,_- ._,~. :,sen: ~.v.. _. 'n Rsmn ~..~-Y._~ pry tmu ~^ ~ ..m.v t•IYCM [ILYGT101! smE Elcvsnou ..-v- rii ~@I T m 0 1 T ~~ m C m opyc~ ~4 N 2 O >Q W WQ O~ Ws ~s Wm Exhibit A ITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF MARCH 6, 2008 5. Elevations for Buildings B & C lE0EN0 ~~,,,. - - r.,:~. C7 u.~~ NOTES ti`y2i .-`.'itt~ f III ~~ f II I~'l l~ I `+• ~ \ h - ~ ee ee - ~. ~~, _ .. . ~ D ~ , ~ -~ _ ~ gee ~ ~ a` . -~-- ® -- ® B ®_ [~ ~ _ aE m - 5111E EIEVeT101~ T^ FIdRI Elavanoll ~~ C LL Cgq)f F Q] ~~I-1~1.~~ ' ~ ~ - I ~ ~~.~. ~ ~ ~ e o ~ !0 0~ ao ~m run nnenml - vnE Eltrnou ' ~r+ nom Exhibit A 1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF MARCH 6, 2008 5. Colored Elevations for Buildings B & C (24 unit structure) .~_. ~~:.~ _ - ~~ -- ~ ~ ~ ~ = ~ ~,~ ~ ~ i \~ _-_ -~: _' . ray ~ , ~ -, ~I -_ ~-_ -- ~ ~ I. -- -- ~ ~ ~~ '~ V © _ ~~,~ni - e ~ ~ L~i~ ~. s __ _._ - ~ - ~:~- ~ ~Q34? ~ .~~ ~ S:u ~ ~ ~ a o ~" !' y. = J~'~ r C ~ .-.. _ Exhibit A ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE H£AR1NG DATE OF MARCH 6, 2008 Elevations for Buildings D, E, & F Exhibit A ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 8. Elevations for Buildings G & H ~ cxn ,_,_, ..~. O =~-~ rJ.~.:.:.:,~.,~ ®ac«o nrnc-~„=~ «.w vacs ~,.m .~ n ~+: , ._. -_ :3 ~n~s ~. f•R01lT~~1 11EAIY E~E1'CT~ Ap ~~ 1~ ~ ~~ m r. m ~ T (Y ~~ m c ~ °o K E N Z O f. W~ Ky O~ w° ~~ wm Exhibit A ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 9. Elevations for Building I Exhibit A 1TY OF MERIDIAN PLANNWG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 10. Floor Plans ofMulti-Family Units - _.,. ~;~~ ~' _i _~_~~-_ A=~m,_ I~ - - ,M~~r .~ ~„ i i i oEO. I non. 3 BEDROOM PLAN +,:aa w :z uw~s I I 2 BEDROOM PLAN I +A 1. is - 1 eF :srs ~ r' i oA*+ I ` nnra -u--r_i umxn J ~- ~ •.ttaEnaoe j ~nlw+aaa. I °~ ~I I 1 I I ttt I I EXECUTIVE I ^0 2 BEDROOM PLAN I ,++G W 1 BEDROOM VIAN CS3 ap _ !8 JN EXECUTIVE 1 BEDROOM PLAN an e_ i7 i+41T` ,mail ~~.+ M0L ~! T~!) O > ~ ~ E m Cqqg f Q~ n t z Exhibit A ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 11. Clubhouse Elevations & Floor Plan ~~ ~ ~ ,~:a ~~.,,o. ea~a Exhibit A ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 12. Gazebo Elevations .; 0 0 RODn PI~IC eT'Tr ------ - - - --- 1 ~~---- ._ ~ I'; _ , :l mart e~cv:rlo,l m nwl neon ^ icne~_ rmnr c~.anau ~~r ~+ ... .,.. ... ~~ m.$o~9s$ ~ of Z O Q W a 0 gym! a 0 ~r Exhibit A ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 13. Garage Buildings #1 & #7 -Elevations & Floor Plan _ ~~,~ ,. _ y ~.. ». ;. t~ ~, iii ~„ ~ ~_ ~3~ ~ LOT[ PEaN'Est ~Y'~- LL E r ~~ ~~L~~ - €€ W c~ m ` s . ~..~ _ ~... ~ ~ e Jl ah.te[i~tat - ~ ~w'~[~~t.t pqp ~ 62 mex~ e~ i+ PIt94i~ 6tv+1IDW s 141~N~t fT.N~[YU GaxlC[~LOtlll I'4x 4~ ~T' cllace RooU Pux» s:~^ Exhibit A ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 14. Garage Buildings #2, 3, 4, 5, & 6 -Elevations & Floor Plans 1 + `IIXL YIIIQY LEiT~ 1SE~R F sw iwelo /~ TzA ~- RIII~ e:b r /-Sf.~Sif YI -raa,ptilE+ 1T.+E ~ !=iFS7iE1 a79E RIGHTRIGHT E TRGNT ELEVanGli ~'~~ GeRn9E R90N I~UIr Y2~ii6 R _i4 •+v: - ~~ jf B~ m Z j R. C ~'~ m©o T Z O Q. W J W !A 5 a~ W z ¢o o® Exhibit A ITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF MARCH 6, 2008 B. Comments/Conditions of Approval (Staff has not included Comments for the portion of the property proposed to be zoned C-C, as staff is not recommending approval of annexation of that portion of the property at this time. If Commission decides to recommend approval of said portion of the annexation area, Staff will need additional time to prepare appropriate Development Agreement provisions.) 1. PLANNING DEPARTMENT (DRAFT) 1.1 Annexation & Zoning Comments 1.1.1 The legal description submitted with the application (stamped on June 14, 2006 by Darin Holzhey, PLS) is accurate and meets the requirements of the City of Meridian and Idaho State Tax Commission 1.1.2 The applicants request for annexation and zoning of 10.56 acres to R-40 is approved. The applicant's request for annexation and zoning of 1.5 acres to C-C is not approved. 1.1.3 Prior to annexation ordinance approval, the applicant shall enter into a Development Agreement with the City. Said Development Agreement shall be signed within 6 months of the City Council's approval of this application. See section 10 above for analysis and comments regarding the Planning Department recommended Development Agreement provisions. 1.2 Site Specific Requirements -Conditional Use Permit 1.2.1 The site plan, labeled as Sheet 1 of 1, prepared by Mason & Stanfield, Inc., stamped by Scott Stanfield on 1/31./08, is not approved. At least 10 days prior to the next Planning & Zoning Commission hearing, submit 10 full-size, one 8.5" x 11" and an electronic copy of a revised site plan that is consistent with the conditions listed herein. All comments of the accompanying Annexation & Zoning (AZ-08-003) application shall also be considered conditions of the Conditional Use Permit (CUP-08-004). 1.2.2 The landscape plan, prepared by Bach Homes, dated 1/08, is approved with the following modifications/notes: a. Per UDC Table 11-2A-8, a 20-foot wide street buffer is required along the future extension of E. River Valley Road; b. Per UDC Table 11-2A-8, a 20-foot wide street buffer is required along Allys Way; c. Per UDC 11-3B-8C, a 5-foot wide perimeter landscape buffer is required adjacent to parking and vehicular use areas along the north boundary of the site and adjacent to the existing residence on the west boundary of the site. Said buffer is required to be planted with one tree per 35 linear feet and shrubs, lawn, or other vegetative ground cover. d. Include mitigation details for the 9 existing trees on the site, consisting of 120 caliper inches, proposed to be removed, in compliance with UDC 11-3B-10. e. Per UDC 11-4-3-27, all street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following standards: The landscaped area shall be at least 3-feet wide; For every 3 linear feet of foundation, an evergreen shrub having a minimum mature height of 24 inches shall be planted; and Ground cover plants shall be planted in the remainder of the landscaped area. Exhibit B 1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 f. A 10-foot wide multi-use pathway and bridge over the South Slough shall be provided on the site in accordance with the Parks Department conditions contained below in Section 5, the standards in the Master Pathways Plan, and UDC 11-3A-8. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. The proceeding modifications and notes should be shown on a revised landscape plan submitted with the Certificate of Zoning Compliance application(s). 1.2.3 A complete Private Street application for streets within this development shall be submitted at least 10 days prior to the next Planning & Zoning Commission meeting. Twenty-six foot wide private streets shall be constructed within this development in accordance with the standards listed in UDC 11-3F-4. 1.2.4 The applicant must either install wheel stops for all parking adjacent to sidewalks or landscaping or the sidewalk or landscape area may be widened 2 feet to allow for vehicle overhang, and the stall length maybe reduced by 2 feet (from 19' to 17'), per UDC 11-3C-SB. 1.2.5 Bicycle parking is required to be provided on the site. Per iJDC 11-3C-6G, 1 bicycle parking space is required for every 25 proposed vehicle parking spaces or portion thereof. 1.2.6 The applicant should submit a letter from Nampa Meridian Irrigation District prior to the next Commission hearing documenting that they are amenable to relocating the Downey Sublateral and easement that currently exists along the southern boundary of the site. If NMID is not amenable to relocating the easement, the site plan shall be revised so that structures are located outside of the easement. Additionally, if NMID will not allow landscaping (i.e. trees) within their easement and there is not sufficient room outside of the easement for the required street buffer along River Valley Road, an additional S foot wide strip shall be provided for street buffer landscaping. 1.2.8 The applicant shall comply with the covered and uncovered parking standards for multi-family developments listed in UDC 11-3C-6 (the requested variance in not approved). 1.2.10 The applicant shall dedicate right-of--way and construct Allys Way in accordance with ACRD standards, in alignment with Allys Way north of the site, on the north side of Ustick Road. A stub street shall be constructed to/from the site to/from Allys Way that meets the Fire Department's turning radius requirements stated below in #3.3. 1.2.13 Per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of natural waterways, and waterways being used as amenities, that intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be approved by the appropriate irrigation drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department prior to construction plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 1.2.16 All signage for the site requires approval of a sign permit. All signage must comply with UDC 11-3D-8I and 11-3D-10, Table 2, for subdivision identification signs. 1.2.17 An underground, pressurized irrigation system shall be installed to all landscape areas within the development per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9- 1-28. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains in North Eagle Rd. The applicant shall install mains to and through this subdivision; the applicant shall Exhibit B 1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 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 Eagle Road. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of public right of way. The common lot shall be covered with a blanket easement to the City of Meridian. 2.4 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easements shall not be dedicated via a plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. Submit an executed easement (on the form available from Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. 2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to issuance of building permits. 2.6 All existing structures that are required to be removed shall be prior to issuance of building permits. 2.7 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate irrigation drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to issuance of building permits. 2.8 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. . 2.9 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.10 Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to issuance of building permits Exhibit B ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 2.12 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.13 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to issuance of building permits 2.14 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.15 Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe required by the Army Corps of Engineers. 2.16 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.17 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.18 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.19 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of the multifamily buildings is at least 1-foot above. 2.20 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 ACHD. 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. 2.21 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. 2.22 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior to commencing installations. 3. FIRE DEPARTMENT 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 '/~" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the 1FC Section 509.5. Exhibit B 1TY OF MERfDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and shall have a clear driving surface which is 20' wide. The Fire Department has concerns about the turning radius at the northwest corner of the site. Further, the turning radius at the temporary access doesn't meet code. 3.4 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.5 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. The two entrances should be separated by no less than 1/: the diagonal measurement of the full development. The applicant shall provide a stub street to the property from Allys Way at the east boundary of the site. See fire code 503.1.2 for multi-family developments over 200 units. 3.6 Commercial and office occupancies will require afire-flow consistent with the Intemational Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.7 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. 3.8 Maintain a separation of 5' from the building to the dumpster enclosure. 3.9 Provide a Knox box entry system for the complex prior to occupancy. 3.10 The first digit of the ApartmenbOffice Suite shall correspond to the floor level. 3.11 The Fire Dept. has concerns about the addressing of the existing house and the address being visible from the street which the project is addressed off of. Please contact the Addressing Specialist at 898-5500 to address this concern prior to the public hearing. 3.12 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 3.13 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered. 3.14 There shall be a fire hydrant within 100' of all fire department connections. 3.15 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. The 26' wide roads shall be required to be a max of 30' from the building, and shall be positioned parallel to one entire side of the building. The fire sprinkler system is required to be upgraded to a NFPA 13; contact the Fire Department. 3.16 Emergency response routes and fire lanes shall not be allowed to have speed bumps. 3.17 Pool chemicals shall be stored in compliance with the International Fire Code. Exhibit B ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 3.18 Multi-Fanuly and Commercial projects shall be required to provide additional 60" wide access point to the building from the fire lane to allow for the movement of manual fire suppression equipment and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that building access is provided in such a manner that the most remote part of a building can be reached with a length of 150' fire hose as measured around the perimeter of the building from the fire lane. Code complaint Handicap parking stalls may be included to assist meeting this requirement. Contact the Meridian Fire Department for details per IFC Section 504.1. 3.19 Private streets are required within the development for addressing purposes. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the site design submitted with the application. 5. PARKS DEPARTMENT 5.1 Applicant shall construct the sidewalk along the north side of River Valley Street as a 10-foot wide, detached multi-use pathway. 5.2 Applicant shall construct a 10-foot wide multi-use pathway through project, connecting between River Valley Street and the pedestrian bridge. 5.3 Applicant shall design a pedestrian crossing at the South Slough/Finch Lateral, secure necessary permits from the irrigation district and City floodplain administrator, prepare cost estimates, and provide funds in a trust for half the cost of constructing the crossing. 5.4 All pathways shall be built to the minimum standards published in the Comprehensive Parks & Recreation System Plan, pgs. 3-2 through 3-4, sections B and C.+ 5.5 An easement shall be provided for public access to and maintenance of the pathways. The City will not assume maintenance of the pathway until it connects from one major arterial road to another, unless otherwise agreed to by the Parks & Recreation Department. 6. SANITARY SERVICE COMPANY 6.1 Waste enclosure access: The applicant shall provide drive-on capability for 6 and 8 cubic yard containers. Allow a minimum of 60 ft. frontal clearance for such containers. 6.2 Waste enclosure locations: There is a concern that the enclosures are not located to minimize service vehicle backing-up requirements. Large waste vehicles have blind spots when backing up is required. 98% of waste vehicle accidents occur when backing-up. Please contact Doug Mason at SSC (888-3999) to discuss this matter prior to the next public hearing. 6.3 The turning radius shown at the temporary access does not meet SSC requirements. 6..4 Please contact Doug Mason at SSC (888-3999) for detailed review of your proposal prior to the public hearing. There is a concern that the required modifications may significantly impact your site design and may require a revised site plan. If the site plan is revised, contact the planner assigned to the project immediately to discuss the changes and how to proceed with the revised site plan. 7. ADA COUNTY HIGHWAY DISTRICT As of the print date of this report, comments have not been received from ACHD on this application. 8. IDAHO TRANSPORTATION DEPARTMENT The Idaho Transportation Department submitted a letter to the City dated February 25, 2008 pertaining to this application. The letter said that processing of the applicant's request for a Exhibit B ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 temporary right-in/right-out access to SH 55 (Eagle Road) has been tabled until they have the opportunity to discuss the applicant's request and applications from neighboring developments further with the City. Staff tried contacting ITD to discuss this matter but as of the print date of this report, have not received a call back. Exhibit B ITY OF MERLDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 C. Legal Descriptions & Exhibit Maps 1. Proposed Annexation Area MA.50N & STANFIELD, INC. PRD~'ESSIONAL ENCIIVEERS; LA1VD SIJRYEYORS tPc PL~NNL'RS 314 HAl)10.1.+4,57'REE;P CA<:DWELI,, InAno83bo5 FOFt: ~Bec}i Euilders JQB NQ.:.NV.1205 DATE: April' i:8; 20(}6 REVISED ANNEXATION pR~PERT1' DESCRIPTION D,ETERMII`T®Bl' RECORA'AA'I'A. TEliEf71Qr'E: tl1A) 454-0256 FAx (20~ 454,0~f9 Emnil: dholztieyQmseng.us A parcel.of land being"a potion ofhe SW' 1/4 NW 1/.4 of`SeGtion 4, Township 3 Noifh, Range 1 East,, $oise 1~Ierdiari, City of'`Meridian, Adis County Idaho, as shown bn that certain Record of Survey No. 6638, recorded as •Instrument Tio: l'4412401'8 on Sept 28„ 3004• in the Office pf the Record"er of Ada County,ldaho, by. Aaderson~.Survey Group, `Inc. for Drian Weiss, more particulaly:desciiled as follows: Connniencing at the:NVJ Corner of said SW 1~%4'NW 119, (North 17l'6 comer common to seefions 4 arid• ~; said corner bear's S. 00° 36° Q8" W., a distance oP ] 291.:1'7 feet from the NW comer of said Section 4; 'Thence S. 00° 3'6' l 1'''W., a.distance of 776:26 feet; (formerly Soutt), along the westerly boundary of said SW' I /4 NW :1l4 io the POINT OF BEGINNING; Thence S. 89° 23' 49" E:; a distance of 70.OU;;i'eet;,(i'o~erly.East), to a point on the easterly lioundtuy of tha/ certain Warranty Recd recorded as Instrument No:950,18434 in the 9ffice ofthe. Recorder of..Ada, County,.ldaho, said: point monumentcd with a•found 5/8 inch diameter ii!on ,pin marked "ASG PLS 73'"1'4"; Thence al'ong:the boundary; of:said Record of, Survey T1o. 6638 the following. courses aad distances; ?'hence continuuig~•$. 89° 23' 49" E., a distance of 239:00:feet,;,(formerJy East), to a found 5/8 inch dienieter.iroapin marked "ASG PIS 73•lA'•': Thence N'. 00° 36' l I" E,,.a distance of 21;8.08; feet,. (formerly North 218:65 feet), to :a point on the southerly boundary oftiai certain "Uelermiaation of Heus"; Case No: SP 1:E 0300520M, recorded as InslruuientlVo.1.04047079 in the Offce~ of'ihe Recorder of.Ada County; Idaho, said~point witnessed S; 00° 3,tS' J7"'W,,:a distance of .40:06;-feei-with a found S/8"inch diameter iron pin ,marked, "A sCT PIS. 7314"; Thence continuingal'ongthe boundary ofsaid Reoord of Sutey No: 6b38 and along the southerly Boundary of said'Inst~ument No. 1 Q404707Q~the following cou>•ses. and' distances: Thence~N: 84° 26' 71"1;., s distance of 17.43 feet;'(fomnerty N. 83°''SU'E )to a point; Exhibit C lTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 .MASON iP STATI?I;'-.W .Iy~. PROFESSTOiWt4EN©AJEERSi,'LAIYDSURV~YORS,:Be P,I,fA'NF«1tS t'age,3 of 3 Bach t3uilders. Multi Fainrly-TN•I:2031Sut~y!cyllega151ltevisud A~ex.doc'. Thence S. 55° l>S' 49'' E:=,a~ distance cif 264; Up feet~forinezly S. 56° S~S'E.), fo a point, said point referenced S. 4.5° 2.6` '11" VJ„ a di$tanee of 34,00:feetwith a:found SJ8 inch:diameter rgn pin. marked "ASG l?)~S 7314"; . Thence S.: 3.4° 48' 49" E., .a dstance-of 227:70:feeta(fwmerly S: 35°2:5').), to a poiu; said point. -refcrt~tced S. 86° 44' 1:5" 1~J., a cisiance of l~ } .SQ feet with a found 5/8 inch diameter iron. pin marlted "ASG.PLS 73.1.4" Thence S. '7l'° }6 4:9" E;, a distance of 232;00'feet,(foimerly S. 7Y° SSE: ), io a found 518 inch diameter iron jin marked `:ASG PLS 7314" Thence S. 8S° 33' 49'' E., a distance of 174:9'U feet;(formerly S. 8t° 14'E.),. to a poini; said ,point referenced S;. 27° 42' 2:3" W,.; a• distance of 30.00 fcet with a found. 518 inch dia>YSeter.iron pin. marked "ASG PI:S 73'1:4";. 'Thence S, 40° 43' 49'' )., a distance of 364.98 feet, (foxnerly S., 4 ° 2.0'E., a distance of 365:39 ~.feei), to a`found SY8 'inch diameter iron pir marked "ASG PLS 7;314"; Thence S. 72° 58' 49" E:, a distance of 99.29 feet,(fortnerly S: '73° 35':E:; a distance of 98.34 feet), to a point on the eASterly boundary of said SW 1/4 NW 1.14,. said point witnessed' S. 00° 4:0.'48" W., a•distance of20.QQ~foct.w7th,a found 5/8 inch dameter;ron pin.maiked' "ASG' PLS 7314.'; Thence leaving the southerly boundary of said lnstruxnent'N:o: i 04047079 and continuing atoag fhe :boundary of aid ReGOrd of Survey No. 663$; S. UO' 40'4$" VJ., a distance of 1 } 1:.65 feet;(formerly .South a distance of,1128b feet), F+long the easterly boundary of said SW 1/4 NW l /4 to the SE corner of~said SW I/4.NW ]/4, (oente~ west 116 corner), said corner iaanuaiented wifh a foti~nd 518' inch diarncter iron pin: ma~ced "PAT PLS 43.47"; 'Fence N: $9°' 45' .2'1" Vh;; a distance of 978.27 fcei,(former}y West a :distance of 979:2.4 feet), alone thc,southerly boundary of said SW 1%4 ~f W I/4 to a found'S/8 .inch diainetez iron pin :marked. "ASQ PLS 7314"which beats S.- 8:9° 45' 21" E., a:distance of 350,:00 feet from. the SVJ comer of said'.SW 1/4 ~tW 114;(. I/,4 comer common to sections 4 and 5); Thence N. 44° 36' 1 t" E., s distance of 180;40 feet, (formerly North), to a found 5/8`ixzch diameter iron.pin marked "ASG RLS'73'14" Thence N. 8g° 45' '2l°' W:; a distance of 49.86 feet,(fomterly `West), to a point on.. the easterly bound'ary.of that certain Warranty Deed recorded as lnstnunentNo. 7741806 in the Office of the Recorder of Ada County, Idaho, said point monumented with a found 5/8 iriclt diameter iron ,pin rriaazked "ASG PLS 7314." Thence N: 00° 36' .1~-1'' E.; a distance oft 45.00 feet, (fomnerly North), .along the. easterly boundary of said•lnscrument No. 774} $U6 to a point, said' point witnessed S. 00° 36' } 1.,, W., a distance of I:44 foot .with s found Sl8 inch diameter iion:pin marked "ASG PLS 7314";. Exhibit C ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 ~. I41ASO~y &;'$TAIVt;IP4u 1,{G; ,f sor'~ssfaRAi; E~rrN,EF;~ 1,~ SuRV~ores; & Piuvv~xs Pngt 3: o! 3 . F3ach Builders; Mufti Fam7y-~N'V 1205\Survey~leg~lslRevised Aimex.doc Thence N. 89° ~45~' 2:1" W., a distance of 230::14 feei,(fbrnierly West] along the northerlyboundary •of .said .Instrument. Nn . 77418Qb tai a poink 'on. t1ie. easterly boundary of that said Warranty Aeed~ Instr~unentNa. Q5018434s said point rnonumenlcd with a found 5/8•-inch diameter iron pin marked "ASG P~tiS 93 ] 4"; Thence eontinunig l`t. 89°4$' 2 T" W., a distance of 7U:00 Bets along the-extension.of said 8ortherly,~>?aunilarytp a point an~ the westerly boundary of,said 'SW 1/4 NW .1J4;. Thence I~1; 00° 36' 1' 1" E,, a distance of 28.94 feet along the easterly boundary cif said. Warranty Geed. Instrument No:95Q18434~ to the. POINfi O~ BE~DVIVING. 71~5~parceYcontains 12:06 acres more ar, less. f11I aceordfig to the record: of survey as .recorded in. the Qffice of the Ada County Recpcier.. S.uB;T~CT~TO:AII cxistitfg rishts of way and. easements: of iecord or implied' appearing on tkie .above-described- ;parcel ~e~1` lapd', 7"his 1:ega) Description was written v~ithout the benefit of an actual boundarysurvey.llie courses Shown hereoa were prepared Pram that certain Record o>r Sarvey fos "6638"; Recorded' as IrstrumentNo. "10413401$" in :the Office of the Recorder of. Aila. Gvunty, Idaho. VA~- ~~~ 8Y '.. - ~pN 13 . ,M~~,~a~s ~ Q~ c Exhibit C ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 3233 ~1STlCK ROAQ S 16 ~ - - - --.. ~1 ~ ~. ~ I wigs Sararo ~~ I ~j~.l.l'£:. ~~ ~•~, ~6J .. ~ " d ~ POMIT OF ~ 1 .-+• I r ~ B[GiNM6N~ / =° w u ss~~ '~= --- ~ 230.00' ~ J ~' 1 . . . c r ~-1m °ac I.ad n~ QIN LS 31 _ ~~ - °o, h n N83.4$'21'4f - ~ @9;86' N~`3'a5`?1'w 350.00' Sii cane ~~xet?vcr 5/4 ~~` tA~E TaBt.E L!~ BEARPR ~TANCG _~s ses°as~E ~ooa la" 546'ab'13'ti/ 10.00 't1 586 44"1514. 21;50 t4 S27'Cl'a1'N 3t1:W _ C~_ n&9'45'at"w 0 ' v~ \. S~ ~~ 9~~, ~. 20` set - ~,~ 1p!tT lS tu?' REVIEW BY 0 IOD_ 2a0 429J 1AN~ 2 5 20ti8 TIG 61 V+OR!(S 6£P LEGEND ~ Coicutofed point f'auid :brass:. cop r~?onurrtenf ~: Found 5/8 irscfi clo. iron .piq +ar/plas8lc cep "ASG• PL5 731.4', unless oUter~wise noted ~~. Witness corner Mn !?olerence rrlonurrtent • .. ~.. _ _ ,,. Rroperfy botir:<iory, lifa~ - - - - Suction lk+e Exhibit C ~~~ ( ~ niaw.e.w.+n,yarr ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 2. Proposed C-C Boundary ~~~~ Professional Engineers, Land Surveyors and Planners ,~° vn '-~-"-" -- 314 Badiola St. Caldwell, ID 83605 ~~ ~.11e~~ II~~ Ph (208) 454-0256 Fax (208) 454-0979 UU !J nc. e-mail: dholzhe mseng.us FOR: Bach Builders JOB NO.: NV 1205 DATE: June 8, 2006 AN1~iEXATLON PROPER'L'Y DESCRIPTION PARCEI.1 A pazcel of land being a portion of the SW 1/4 NW T/4 of Section 4, Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada County Idaho, as shown on that certain Record of Survey No. 6638, recorded as Instrument No. 104124018 on Sept. 28, 2004 in the Office of the Recorder of Ada County, Idaho, by Andeison Survey Group, Inc. for Brian Weiss, more particulazly described as follows: . Commencing at the SW corner of said SWl/4 NWl/4, (Wl/4 comer of Section 4), said corner monumented with a brass disk; Thence N. 00° 36' 08" E. a distance of 543.94 feet along the westerly boundary of said SW 1/4 NWl/4 to the POINT OF ]BEGINNING,; Thence S. 89° 23' S2" E. a distance of 70.00 feet perpendiculaz to said westerly boundary to a point monumented with a found 5/8-inch diameter iron pin; Thence continuing S. 89° 23' S2" E. a distance of 230.00 feet to a found 5/8-inch diameter iron pin; Thence S. 00° 33' S4" W. a distance of 217.Ob feet to a found 5/8-inch diameter iron pin; Thence, N. 89° 45' 23" W. a distance of 230.15 feet parallel with the southerly boundary of said S W 1 /4 NW 1 /4 to a found 5/8-inch diameter iron pin; Thence, N. 89° 45' 23" W. a distance of 70.00 feet parallel with the southerly boundary of said SW 1%4 NW 114 to a found 5/8-inch diameter iron pin; Thence N. 00° 36' 11" E a distance of 218.94 feet parallel with the westerly boundary of said SWl/4 NWT/4 to the POINT OF L;EGLNNING. Tlus pat~cel contains 1.50 acres more or less. Also, this parcel is subject to all easements and rights-of--way of record or implied. Exhibit C ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 ~. i 32 53 4 1 POft~T (7F ~, gf_rII~INIG '~ P~+ftC`~EL 1 ~ ~ ~ a~,G ~S 73ta ~ _ 589`23`52"E AS6 t~ 739d G -- - -~ ~3 230.{?(?' ~ ~ f o~m , ~ Fropase~ o~tw t^ ~ w C-C ~o~ing °' I ~'°~ L5 ~ ,~' _~__~_ _ _ P!89°45'.3^W f,•,= ~ ~ z,UO~ ~ .asp i~ 73~~ 230.1" FSr LS 7314 -~,~ ~ wt r ~> i -- I~ I f l15G LS 73 .n ~ ASG LS 7334 i i. ~. r= =~-_------~------------------_--~^---~-- 5'r~~cF58~R~Y t;ar~R,aL 589 45'23"E '~50.0~._ w 1/4 Coy- r,~~ LS 7314 S®c< 4 ~ncw eu~c ~~ J 1` i P~~~, ~~~ _~ _~ ason c .eta ~~el ~e~~~ ~~~ ~. ~~ aw ~o. duimre n~eroel ~ LrF 7a8LE LINE F£AF1Tl3 p574.lICE L3 589'?S'S^.'lE 717.OQ L:.r 589"4.3'24"E 70.Ct!' Exhibit C TTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TWE HEARING DATE OF MARCH 6, 2008 3. Proposed R-40 Boundary a,5~~ ~ t~rofessional Engineers, Land Surveyors and Planners •- 3t4 Badioia St Caldwell, ID 83605 ~ Ph (208) 454-025fi Fax (208) 454-0979 ~ar~:~ielc~ ~~G~ email: dholzJiej! n~nsen~ys PROPERTY DESCI2IPT1'~N' PA1tCFT. 2 -4~ A:parcel of land being a portion of'the. SW 114 NW 1/4 of Section 4a 'Township 3 North, Range 1 Test, Boise Ivieridian; City ~f Meridian,. Ada County Idaho,: as shown. on that. certain Record of Survey hlo. 6638, recorded as, linstrument No. 1.041240118 on Sept. 28, 2Q04 in. the Qffice of the Retarder of Ada; County, Idaho, by Anderson Survey Groups'.lhc. for Brian Weiss, more particularly described as follows: Commencing at ttie SW corxiei~ of said SW l14 NWl/4, {W 1/4 Comex of Section 4), said' corner mcnuntented with a brass disk; Thence S.. 89° 43' 23" E: a distance-of 35U;01 feet to the POINT OF BEGhN1~T1NG, said point. monumented with a found SL8=inch diameter iron-pin;: Thence N: 00° 36' 08" E, a distance 0€1.80.00 feet parallel with the westerly boundary of said 1/4 NW l/4 to a found 5/8-inch. diameter iron pin; Thence.N. 89° 4.5' 23" W'. a distance of 49:86 feel parallel with :the southcly boundary of said S W 114: NW 1/4 tq a found S/8-inch diameter iron pin; Thencc N. 00°" 3'6' O8" E. a distance of 1.43.OU feet parallel, with the westerly boundary of said. SW 1/4 NVV 1:14 to a found 5/$=inch diameter ittin pin; 'T'hence- TT. OU° 33' S4" E; a, distance of 217,.06 feet to a f ound 578=inch diameter iron pin; Vence N.:0.0° 36' 'Q8" E', a instance of 21.8.0,8 feet parallel with the westerly boundary of said. S,W 1 /4 NW 1/4 to a point that falls in the South Slough; Thence along said South Slough ttie fallowing courses and distances; Thence N. 84° 26' 08" E. a:distance of }.7.4.3 feet to a point; Thence S~, 66° 18' S2" .E, a distance of 264.00 feet to a point; Thence 5:.34° 48''' S2"'1r. adistance of:227.70 feet to apoint Thence. S. 7.I° l6' S2" E: a distance of J 32;00 feet to a point; Thence S. 85° 33' S2" lr. a distance of 174:90 feet to a point; Thence 5.40,° 43' S3" E. a distance of 364:98 feel'to a point; Exhibit C ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 ,''1 •~-. MASUIV` & S`I'AHI'lE1.D~ I,YC. SURVL';YQkS, .EtVGl11!EL°I~S cPc PIANNE~iLT Page 2 Whence S; 72° 5$' S2" 11. a distance of'99 25 feel io a point on the easterly boundary of said 5VVll4 NW1/4; ' Thence leaving„ said slougli S QO° 37'' S2" W. a disL•uioe of 11 i;6~ feet along sa%d easterly ' Goundaiy to file SE comer of said SW I/4 NW 3/4, said corner monumenteti with a found 5/~-inch. ' diameter iron. pin; Thenee~.N. 89° 4~5' 23" W. a distance of 97.33 feet along the sootlterly boundary of said SVJ1/4 TiVJl/4 to the PUINT OF BEGII~II~TING. `l his. ~?arcel contains.lU.$6 acres more or Tess.. IAlsfl, this ~pareel .is subject to, a71 easements and rights-of-way of record or implied. A~ Rat '::A: 8`~ 2~ ~.~ ti~~WQ~S Q~P~ G Exhibit C ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 +v usirc'K avers ~~_ wwm VJCAV. lQ~gf~1rW ~'~ i f 1 ~ 1 A , ~ I~` I~ y ~ .. J ~ n t41~' ~s.~. ~~ a` ~ ~ ~, ~ s ~ ` (I ~ .m 4 ~~ ~ ~ ` I t }r ' W I(~IY A~1 ! N„ gG 1 Ye~ ~ ~J n ~I ~ u: a~ M 0 ~ ~ t : - ,1 ~~. .S.JQSO, crrrn " ~i.$. . ~ ~. a -, .~~_ ta. ~r ~. ' r -,-w~.c -1~ ~v°, sw 0 A°'~ `. r ` r~jt a , ~ X23' _ 20 n r.r.`'n~m.sS4""~ ziarr .s~amr'~ii0lwfYOFN~'aS771Y ~__.- _ - ~_ {I7F.3.3~•~.-._- .iviit.7. m6p--0 G rN:O. ~~ ~'~ BEU(UENC. nv Otis P.tR[Yl 9' R~VJ .. , VAL. BY - eac>~r Bul><oERS'- ~aN 2 5 ~ooa ~ p~~ ~ ~, nn~JOiAw puBUc waR~s:o~~: ~,,,;~ sc~u IIRT.9. _ p;v. Exhibit C ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE H£AR4NG DATE OF MARCH 6, 2008 D. Required Findings from Unified Development Code 1. Annexation & Zoning Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to annex and zone the eastern 10.56 acre portion of the property R-40 and the western 1.5 acre portion of the property adjacent to Eagle Road, C- C. Staff finds that the proposed zoning map amendment complies with the applicable provisions of the Comprehensive Plan. However, Staff does not find that annexation of the 1.5 acre portion to C-C is appropriate at this time (see Analysis, Section 10 of this report for more information). Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that future development of the residential portion of this property will comply with the established regulations and purpose statement of the R-40 zone. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning map amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testiinony that maybe provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment should not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-SB-3.E). Staff believes that the annexation of the 10.56 acre portion of this property with an R-40 zoning designation is in the best interest of the City. Staff does not feel that the 1.5 acre portion of the property proposed to be zoned C-C is in the best interest of the City at this time. 2. Conditional Use Permit Findings: The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following, and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Exhibit D ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 Staff finds that if the site is designed according to the conditions of approval in Exhibit B, the site will be large enough to accommodate the proposed use and meet the dimensional and development regulations of the R-40 district and the multi-family Specific Use Standards. Note: The applicant is requesting a variance to the covered parking standards in UDC 11-3C-6. However, Staff believes that if a structure(s) is removed, the applicant will be able to comply with the required parking standards. b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed multi-family residential use in the proposed R-40 zone will be harmonious with and meet the objectives of the Comprehensive Plan. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds that the proposed multi-family development is compatible with other uses in the general area and will not adversely change the character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds that the proposed development should not adversely affect other property in the vicinity if the applicant complies with all conditions of approval listed in Exhibit B of this staff report and constructs all improvements and operates the use in accordance with the LTDC standards. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff finds that sanitary sewer, domestic water and irrigation can be made available to the subject property. Please refer to comments prepared by the Public Works Department, Fire Department and other agencies. f. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Staff finds that the applicant will pay to extend the sanitary sewer and water mains 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. g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Staff finds that the proposed development will not involve uses that will create nuisances that would be detrimental to the general welfare of the surrounding area. Exhibit D 1TY OF MER4DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 Staff recognizes the fact that traffic and noise will increase with the approval of this development; however, Staff does not believe that the amount generated will be detrimental to the general welfare of the public. h. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff finds that the proposed 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 may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. 3. Variance (VAR-08-001) Findings: a. The variance shall not grant a right or special privilege that is not otherwise allowed in the district; Staff finds that the proposed temporary access to Eagle Road/51-1 55 does not comply with UDC 11-3H-4, which prohibits new approaches directly accessing a state highway. (See Analysis, Section 10, for more information.) Further, Staff finds that granting the requested variance would, in fact, grant a special privilege to the Applicant that would otherwise not be allowed. Therefore, Staff is not supportive of the subject variance request. b. The variance relieves an undue hardship because of characteristics of the site; Staff finds there are no topographical limitations or other physical characteristics of this site, which would prevent compliance with UDC 11-3H-4. c. The variance shall not be detrimental to the public health, safety, and welfare. Staff believes that it is important to limit access points on major roads such as highways, as their main function is to move traffic over longer distances at higher speeds. This means separating access points on said roads so that turning movements occur at fewer locations. Frequent access points do increase congestion. And as traffic congestion increases, so does the likelihood of traffic conflict and the potential for accidents. Staff finds that granting an access to Eagle Road/SH 55 would contribute to the current inefficient and congested conditions on said roadway. For this reason, Staff finds that granting the variance may, in fact, be detrimental to the public, health, safely, and welfare. 4. Variance (VAR-08-002) Findings: a. The variance shall not grant a right or special privilege that is not otherwise allowed in the district; Staff is not supportive of the request for a variance for a reduction in the number of covered parking spaces required by UDC 11-3C-6 from 360 to 295. Further, Staff finds that granting a variance as requested would grant a right or special privilege that is not otherwise allowed in the district for multi-family uses. Staff finds that the Applicant can comply with the parking standards listed in UDC 11- 3C-6 and provide the full amount of covered parking on the site as required if a structure(s) is removed from the site. (See Analysis, Section 10, for more information). Exhibit D ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 b. The variance relieves an undue hardship because of characteristics of the site; Staff believes there are no topographical limitations or other physical characteristics of this lot which would prevent full compliance with UDC 11-6C-3B.4. c. The variance shall not be detrimental to the public health, safety, and welfare. Staff finds that granting the variance should not be detrimental to the public health, safety, and welfare. Exhibit D