HomeMy WebLinkAboutDesign Review CPA RecsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
STAFF REPORT Hearing Date: December 23, 2008
TO: Mayor and City Council I I
FROM: Bill Pazsons, Associate City Planner
208-884-5533
SUBJECT: Design Review
• CPA-08-011
Request to amend the Comprehensive Plan by adding the Design Manual as
an addendum, by the Meridian Planning Department
• ZOA-08-002
Request to amend and add to the current provisions of the Unified
Development Code (Title 11 of Meridian City Code) relating to adoption of a
new administrative design review process and associated implementation
procedures
1. SUIVIlVIARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, the City of Meridian Planning Department, has applied for a Comprehensive Plan
Amendment (CPA) and a Zoning Ordinance Amendment (ZOA). The purpose of this request is to
incorporate the draft Design Manual as an addendum to the Comprehensive Plan and to
amend/add to the current provisions of the Unified Development Code to ensure consistency with
the Design Manual. The sections proposed for amendments include development standazds for
residential districts, dimensional standards in the commercial districts, street and pedestrian
systems in the traditional neighborhood districts, standazds in the Old Town Zoning Districts,
standards in the Traditional Neighborhood Center District, structures subject to design review,
applicability of the landscape requirements, pazking design standazds, multi-family specific use
standazds, duties and authority section of Chapter 5, table 11-SA-2 Decision Making Authority
Table, administrative process in Chapter 5, alternative compliance section of Chapter 5 and the
addition of Administrative Design Review including the purpose, applicability, and the process
for proceeding with administrative design review. In summary, the changes proposed in this staff
report represent changes that City Staff believes will help implement the Design Manual. Please
see Section 8 below for a complete list of the proposed CPA and UDC amendments (These
changes are provided in strike out and underline format below).
2. SUIVIIVIARY RECOMMENDATION
Staff has provided detailed analysis of the requested Comprehensive Plan Amendment and
Zoning Ordinance Amendment applications. Staff recommends approval of the subject
applications (CPA-08-011 & ZOA-08-002). The Meridian Planning & Zoning Commission
heard these items on November 20, 2008. At the public hearins the Commission voted to
recommend approval of the subject CPA and ZOA request.
a. Summary of Commission Public Hearin
i. In favor: Casey Huse, Scott Edwards,
ii. In opposition: None
iii. Commentin~• None
iv. Written testimony: Steve Martinez and Wescott Edwards
v. Staff presentinE application: Pete Friedman and Will Thornton
vi. Other staff commenting on application: Anna Canning
Design Review -CPA-08-011 & ZOA -08-002 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
b. Kev Issue(s) of Discussion by Commission:
i. None
c. Kev Commission Change(s) to Staff Recommendation:
i. The applicable text
ii. for UDC 11-SB-8 C.5 has been modified to read:
the administrative design review approval shall be exercised with the approval
period of the underlying permit or the approval shall expire. For example, if
the underlying permit is a Conditional Use Permit, the design review approval
will expire eighteen (18) months after approval.
d. Outstanding Issue(s) for City Council:
i. None
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Numbers
CPA-08-011 and ZOA-08-002 as presented in the staff report for the hearing date of December
23, 2008, with the following modifications to the conditions of approval: (add any proposed
modifications).
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Numbers CPA-
08-011 and ZOA-08-002, as presented during the hearing on December 23, 2008, for the
following reasons: (you must state specific reasons for denial and what the applicant could do to
obtain your approval in the future).
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Numbers
CPA-08-011 and ZOA-08-002 to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance)
4. APPLICATION FACTS
a. Site Address/Location: The proposed changes are city wide plan and code amendments..
b. ApplicantlRepresentative: Pete Friedman, Deputy Director, City of Meridian Planning
Department
c. Applicant's Statement/Justification: This application proposes two specific text amendments
and an addendum to the City of Meridian Comprehensive Plan and a number of amendments
to the Unified Development Code (iJDC). The proposed addendum, Meridian Design Manual,
is a supplement to the plan and will be referenced in the UDC for application to physical
development in the City.
5. PROCESS FACTS
a. The subject application is a Comprehensive Map Amendment as determined by City
Ordinance. A public hearing is required before the Planning and Zoning Commission and City
Council consistent with the provisions of Meridian City Code, Title 11, Chapter 5.
b. The subject application is a Zoning Ordinance Amendment as determined by City Ordinance.
A public hearing is required before the Planning & Zoning Commission and City Council
consistent with the provisions of Meridian City Code, Title 11, Chapter 5.
c. Newspaper notifications published on: November 3, 2008 and November 17, 2008 (Planning
& Zoning Commission); December 1 and 15, 2008 (City Council)
Design Review -CPA-08-011 & ZOA -08-002 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
d. A public service announcement was broadcast faxed on November 7, 2008 (Planning and
Zoning); November 26, 2008 (City Council)
6. COMMENTS MEETING
On October 30, 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, and the Sanitary Services Company. None of the agencies or departments
listed above provided comments at the October 30th meeting.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan currently contains goals and objectives encouraging and promoting the
public interest in a well designed community. Existing plan language focuses on developing
design ordinances for Old Town, gateways and landscaping. The specific CPA and ZOA text
amendments expand the scope of review to the entire city. The Design Manual is proposed to be
adopted as an addendum the City's Comprehensive Plan.
The specific Objectives and Actions that support the proposed amendment are listed below:
Chapter VII
• Goal V, Obj. A, #13 -Review ordinances or other policy statements which affect
housing development and consolidate to avoid confusion and use of conflicting policies
and requirements.
• Goal V, Obj. B, #1- Establish/enact a design review ordinance.
• Goal V, Obj . C, #5 -Eliminate vague/unclear standards in development ordinances.
Chapter VIII
Goal I, Obj. A, #5 -Amend the zoning ordinance and map to implement the provisions
of this plan.
Goal I, Obj. A, #8 -Require that zoning and all other ordinances are enforced.
Staff finds that the subject CPA and ZOA applications are harmonious with and in accordance with
the adopted Comprehensive Plan.
8. ANALYSIS
Comprehensive Plan Amendment: In January 2007, the City Council directed the Planning
Department to implement a citywide design review process in Meridian. In their direction, the
Council made it clear that the new review process be incorporated with the existing development
review processes as an administrative review. The intent of the proposed Design Manual is to
establish a set of guiding principles and flexible standards that encourage creativity as opposed to
mandating specific standards. The Design Manual is proposed to be adopted as an addendum the
City's Comprehensive Plan and is proposed to be a stand-alone document. Due to the size of
document, Staff has not attached a draft version of the Design Manual with the staff report. A draft
copy can be found on the City's website for further review.
Design Review is not a new concept in the city. Currently, design review is required for development
located in designated entryway corridors, the Old Town and Traditional Neighborhood Center zoning
districts or for structures over specific size thresholds in the commercial zoning districts.
Design Review -CPA-08-O1 I & ZOA -08-002 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
The proposed Design Manual and design review process is intended to establish standards to
encourage quality building and site design. The Design Manual is proposed to be adopted as an
addendum the City's Comprehensive Plan (Plan) and is based on a matrix principle used to classify
the appropriate development content (uses, densities, compatibility, zoning) for a piece of property.
These design guidelines were developed to address the following:
• Building Orientation
• Building Form Scale and Materials
• Fagade Treatment, Entrances and Roofs
• Pedestrian Pathways and Connectivity
• Streetscape Design
• Site Design
• Parking
In addition, staff has included the following text revisions to the Comprehensive Plan as follows:
Chapter 5, page 38 - C. Future Conditions
Upgrading community design standards for landscaping, site design, and signs ~
continues to be accomplished through the adoption of updated ordinance criteria to ensure
that development occurs in a compatible, attractive manner. The City has also adouted
design guidelines and a citywide design review process encourages ~ development in
Meridian which expresses concerns and appreciation for the aesthetic qualities of the
physical and built environment and results in an attractive. livable
community.
Chapter 5, page 41-Goal III: Enhance Meridian's historical, cultural, agricultural and
community character.
• Objective B: Provide landscaping, pedestrian friendly areas, and signage in downtown and
gateways; well designed development sites and areas: and high quality. attractive buildings.
Zoning Ordinance Amendment: Staff recommends specific amendments to the UDC to provide for
consistency in the citywide application of the proposed design guidelines and to avoid duplicative or
conflicting standards in the UDC. In summary, the changes proposed in this staff report represent
changes that City Staff believes will make the implementation of the Design Manual and the use of
the UDC for design review more understandable and enforceable. The Planning Department Staff is
proposing to amend and add UDC changes as follows:
Section Pro osed Text Chan e
11-2A-3G Roof Design: All residential dwelling structures shall have a pitched roof not less than
three feet (3') in height for each twelve feet (12') in length.. Alternative roof designs for
attached single-family, duplex, townhouse, and multi-family residential dwelling structures
ma be a roved throw h administrative desi n review.
Table 11-2B-3 DIMENSIONAL STANDARDS IN THE COMMERCIAL DISTRICTS
Dimensional Standards' ~ C-N ~ C-C !~ C-G ~ L-O ~ M-E p H-E
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Design Review -CPA-08-011 & ZOA -08-002 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
-__
11-2D-3C Street And Pedestrian Systems:
1. Street Layout: The street system shall be primarily based on a grid with
connections to the existing street system. Street systems shall be consistent with
section B-1.2.3. Street Networks, of the City of Meridian Design Manual.
2. Block Length: No block face shall have a length greater than five hundred feet
(500') without a dedicated street or alley, or no block face shall have a length greater
than ~eue~ six hundred feet (600:) without a pedestrian connection. This standard
may be varied #or site design constraints or hardship considerations through the
alternative compliance process as set forth in section 11-5B-5 of this title.
11-2D-4B Number Of Stories: Minimum number of stories for new construction is two (2) and/or as
set forth in the Ci of Meridian Desi n Manual.
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11-3A-19 STRUCTURES AND SITE DESIGN STANDARDS:
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Design Review -CPA-08-011 & ZOA -08-002 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
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The following minimum standards shall apply in addition to the detailed guidelines as
set forth in the City of Meridian Design Manual:
1. Architectural Character:
a. Facades: Buildings facades visible from a public street or public space shall
incorporate modulations in the facade, including, but not limited to, rnnfline reneca caeca
ate-projections, recesses, and step-backs that articulate wall planes and break up
building mass 'Inns ' m'n'm"m of fi~ien+ai Horne n+ /7n0%\ of +hn loran+h raf 4he fr. nr. rle
Facades shall be modulated and articulated in accord with the City of Meridian Design
Manual. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
b. Primary Entrance(s): The primary building entrance(s) shall be clearly defined
by the architectural design of the building.
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Design Review -CPA-08-011 & ZOA -08-002 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
d- Rooflines: Roof design shall provide variations in profile through modulation and/or
articulation in accord with the City of Meridian Design Manual, including but not limited
to ~°^~^^c+r°+° +,•,^ /~~ nr .,,,nr° of the following: 1) overhanging eaves; 2) sloped roofs;
3) two (2) or more roof planes; 4) varying parapet heights; and 5) cornices.
ed. Pattern Variations: Architectural building design shall not create blank wall
segments along public streets and/or adjacent public spaces. Architectural elements
including, but not limited to, windows, awnings and arcades, shall have e+ 1°^~+ +..,n /~~
designcolor, texture and/or materials to mitigate blank walls.
#e. Mechanical Equipment: All ground level aed-Fee#ap mechanical equipment shall be
screened to the height of the unit as viewed from the property line. All rooftop
mechanical eauipment shall be screened as viewed from the farthest edge of the
adjoining right-of-wav. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005; amd. Ord. 08-1372, 7-
8-2008, eff. 7-8-2008)
2. Color And Materials: ~ederbaildir~g ~•~~#all-~e„~e^°+~*~tq ^{
kl+g#~~aait~nater+a#s-e# -s#erae, f~islc~ea~e~ezfier ^°+-~-m~*~;a;s. A~e~~„~,'e
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a. Exterior building designs shall demonstrate the appearance and use of high quality
materials. including, but not limited to, stone, brick, wood or other. natural materials,
tinted or textured masonry block, textured or architecturally detailed concrete panels, or
stucco or stucco like synthetic materials.
b. Smooth faced concrete block, prefabricated steel panels, and/or vinyl are prohibited
as finish materials but may be approved as accent materials in accord with the City of
Meridian Design Manual.
c. Un-textured concrete panels are prohibited as finish and/or accent materials.
3. Parking Lots: No more than ~ ~ percent (~50%) of the total off street
parking area for the ~fe site shall be located between #~ie--freest building facades of
and abutting street ,
enr°°ner) frnm vi^u, by n+h°r e+r„n+, ~r^c~ 1.~^rl e.nr, Winn ~nrl/^r h^rrr, e.
4. Pedestrian Walkways:
a. A continuous internal pedestrian walkway that is a minimum of a five feet (~'5') in
width shall be provided from the perimeter sidewalk to the main building entrances for
Design Review -CPA-08-011 & ZOA -08-002 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
non-residential uses. The walkway width shall be maintained clear of any obstructions.
such as vehicles. outdoor sale displays, vending machines, or temporary structures.
b. The internal pedestrian walkway shall be distinguished from the vehicular driving
surfaces through the use of pavers, colored or scored concrete, or bricks.
c. Unobstructed ~Fwalkways at least eigf+t five feet (~'5') in width, shall be provided for
any aisle length that is greater than one hundred fifty (150) parking spaces or two
hundred feet (200') away from the ~-air- rip mars building entrance.
d. The walkways shall have weather protection (including, but not limited to, an awning
or arcade) within twenty feet (20') of all customer entrances.
BB. Alternative Compliance: If 1) the location of existing buildings or structures prevents
conformance with the standards of this section and/or the guidelines of the Citv of
Meridian Design Manual, or 2) strict adherence to the such standards and/or guidelines
would create inconsistency in the design objectives of the proposed development, the
director may consider an alternative design proposal through the alternative
compliance provisions as set forth in section 11-5B-5 of this title. The director may
approve, or recommend approval of, such an alternative compliance proposal +e-asset
,~,i+I, ^ti°^ ~~;;-~iT~s~at~iee"; s#~k-is-~+tl~ when the overall design, as proposed by
the applicant, meets or exceeds the intent and the requirements of this section and the
City of Meridian Design Manual and is sba11 not be-detrimental to public health, safety,
and welfare.
11-3B-2 APPLICABILITY: A landscape plan shall be required for the following:
A. All development, redevelopment, additions, or site modifications except detached e~
aftasged single-family and secondary dwellings ,
~uiollin~ „ni4~+
B. All common lots in all subdivisions.
C. All applications for a conditional use permit (CUP), preliminary plat (PP), final plat (FP),
certificate of zoning compliance (CZC), administrative design review (DES), or
tanned unit develo ment PUD .
11-3C-5A7 All parking areas shall provide on site turnarounds, or connections through to adjacent
parking areas or streets, in accord with the Meridian fire department standards for all off
street parking spaces and loading facilities.
11-4-3-2786 The parking shall meet the requirements set forth in chapter 3, "Regulations Applying To
All District", of this title, and shall be in accord with the Citv of Meridian Design Manual.
11-4-3-27C4 Unless otherwise approved through the conditional use process,-Gcommon o en s ace
Design Review -CPA-08-011 & ZOA -08-002 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
areas shall not be adjacent to collector or arterial streets unless separated from the street
by a berm or constructed barrier at least four feet (4') in height, with breaks in the berm or
barrier to allow for pedestrian access.
11-4-3-27E1 All building elevations shall have a minimum portion of the elevation devoted to
architectural features designed to provide articulation and variety. These features shall
include, but are not limited to, windows, bays and offsetting walls, in accord with the City
of Meridian Design Manual ##at-e~em,-ar-leas ~~^ f° z~eses~sed-er+tfa„~s;-a;a
fiu^ f^^} /7~\ ~nrl minim,,m .~~° ^f fiu^nfii fli,i° /7C,\ c~~,,~r^ f^^}
..... ,vva \c. ~ u, r.r rrr
11-4-3-27F1 Development shall meet the minimum landscaping requirements in accord with chapter 3,
"Regulations Applying To All Districts", of this title, and shall be in accord with the Citv of
Meridian Design Manual.
11-5A-2 D. Design Professionals Committee: The Design Professionals Committee. a group of
design professionals selected from the general area of the Treasure Vallev, shall convene
to offer recommendations to the Director on administrative design review matters.
Members of the Committee shall be licensed architects or landscape architects. The
Committee shall be comprised of no more than five (5) and not less than three (3)
members and shall meet as needed by the director.
E. Summa Of Actions And Authority:..
11-5A-2C 6. The director may convene a committee of design professionals to provide
recommendations on the interpretation and application of the guidelines contained in the
City of Meridian Design Manual. The Committee may also review and make
recommendations on alternative compliance requests related to administrative design
review. The director shall review and act on recommendations from the Committee and
shall issue a final determination.
11-5A-2C1c Withhold any certifcate of zoning compliances or administrative design review approvals
on any property where structures or uses are in violation of this unified development code;
and
TABLE 11- DECISION MAKING AUTHORITY AND PROCESS BY APPLICATION
5A-2
Decision Making
~
Application Recommending Body
Body ~ Process
Accessory use, home occupation ~ None ~~D ',~_____N_~_
Design Review -CPA-08-011 & ZOA -08-002 PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
with customers-eFClients, and/or
em ployees
_ _.
Administrative design review None or Design
Professionals Review
Committee or None D A
11-5A-4 ADMINISTRATIVE PROCESS:
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A. For purposes of this section, "parties of record" shall include the applicant, property
owners of record within one hundred feet (100') of the exterior boundary of the
application property, and anv person who, in writing, specifically requests such status
as to a particular application.
B. Where the process specified by Table 11-5A-2 is administrative with public notice:
1. Prior to submittal of an application, the applicant shall hold a neighborhood
meeting in accord with section 11-5A-5(C), except that notice of such
neighborhood meeting shall be provided to all property owners of record within one
hundred feet (100') of the exterior boundary of the application property.
2. Upon submission of a complete application, The Planning Director shall review
such application and shall:
a. Prepare a final decision of denial, which decision shall be supported by written
findings of fact and conclusions of law in accord with Idaho Code section 67-
6519; or
b. Prepare a final decision of approval, which decision shall be supported by
written findings of fact and conclusions of law in accord with Idaho Code
section 67-6519 and shall set forth anv and all conditions of approval.
3. The Plannin Director shall rovide to the a licant notice of the final decision.
Design Review -CPA-08-011 & ZOA -08-002 PAGE 10.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
4. The_ Planning Director shall provide to parties of record notice of the final decision
and notice of the opportunity and time within which to seek city council review of
such decision pursuant to section 11-5A-6.
C. Where the process specified by Table 11-5A-2 is administrative:
1. Upon submission of a complete application, The Planning Director shall review
such application and shall:
a. Prepare a final decision of denial, which decision shall be supported by written
findings of fact and conclusions of law in accord with Idaho Code section 67-
6519;
b. Prepare a final decision of approval, which decision shall be supported by
written findings of fact and conclusions of law in accord with Idaho Code
section 67-6519 and shall set forth any and all conditions of approval; and/or
c. Convene the Design Professionals Committee to provide recommendations on
an administrative design review application and/or an altemative compliance
request related to an administrative review application.
2. The Planning Director shall provide to the applicant notice of the final decision.
3. The Planning Director shall provide to parties of record notice of the final decision
and notice of the opportunity and time within which to seek city council review of
such decision ursuant to section 11-5A-6.
11-5B-5 TABLE 11-5B-5
ALTERNATIVE COMPLIANCE
_~.w~_ __ -- - ~.,~~_.,_____ .--._~ ~F,.-.v.-.~,~_._ -~ ~~..~_~.~._
Permit Section
Structures and site c~ ~h~v1°~~ design review standards I11-3A-19
11-56-5B2 e. The proposed design includes innovative design features based on "new
urbanism", "neotraditional design", or other architectural and/or site designs that
promote walkable and mixed use neighborhoods; e~
f. The proposed architectural and/or site design demonstrates consistency with
the City of Meridian Design Manual; or
g. Additional environmental quality improvements would result from the alternative
com liance
11-5B-8 11-5B-8: ADMINISTRATIVE DESIGN REVIEW:
A. Purpose:
1. To produce attractive developments with unique character and quality architectural
design.
2. To minimize the im act of the scale bulk and color of lar a structures on
Design Review -CPA-08-011 & ZOA -OS-002 PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
surrounding properties.
3. To encourage high quality building design that employs the use of Good design
principles and features quality, durable materials.
4. To protect the safety and convenience of pedestrian access within developments
and to build attractive pedestrian amenities.
5. To provide Greater attention to the design and location of structures in relationship to
the surrounding street.
6. To locate noise generating activities away from any adjacent residential uses.
7. To create attractive and auality designed structures reflecting the unique character
of Meridian alone the city's entryway corridors.
8. To promote quality growth patterns that support economic development and the
efficient use of resources.
9. To guide the design of structures, not control the type, intensity or density of the use.
B. Applicability:
1. Administrative design review shall be reauired for all new commercial, industrial,
institutional, public or quasi-public development subject to the following approvals:
conditional use, certificate of zoning compliance and/or building permit;
2. Administrative design review shall be reauired for all. new attached residential
structures containing two or more dwelling units. Administrative design review shall not
apply to the construction, addition, removal, or modification of detached single family
homes and/or secondary dwellings unless reauired as part of a development
agreement.
3. Administrative design review shall be reauired for all exterior building alterations,
including, but not limited to: the addition, removal, or modification of architectural
elements, such as doors, windows, awnings, and arcades; buildinG remodels where all
or a portion of a structure is modified, including entrances, facades, rooflines, and
building expansions; a change in exterior materials and/or color scheme; or any other
alteration that modifies the exterior appearance of the building, approved conditions,
and/or the requirements in this title and/or the City of Meridian Design Manual.
4. Administrative design review shall be required for all site alterations, including, but
not limited to: the addition, removal, or modification of site improvements and/or
features, such as access, parking, and landscaping, or any other alteration that
modifies the site, approved conditions, and/or the requirements in this title and/or the
City of Meridian Design Manual.
Design Review -CPA-08-011 & ZOA -08-002 PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
C. Process:
1 For proiects reauirinq conditional use approval the applicant shall submit a written
application for administrative desian review concurrent with the conditional use
application.
2 For proiects reauirinq only certificate of zoning compliance approval, the applicant
shall submit a written application for administrative desian review prior to or concurrent
with the certificate of zoning compliance application.
3 An application and fees in accord with article A, "General Provisions", of this
chapter shall be submitted to the director on forms provided by the planning
department.
4 The director shall apply the standards listed in Section 11-3A-19 and the Quidelines
as set forth in the City of Meridian Design Manual to review the administrative design
review request.
5 The administrative desian review approval shall °~^~~° °f +~° o^r~~in~±^+ f.•Glc +n r+h Min
. be exercised with the approval period of the
underlyina permit or the approval shall expire For example if the underlying permit is a
Conditional Use Permit the desian review approval will expire eighteen (18) months
after approval.
D Required Findings• In order to grant approval for an administrative desian review, the
director shall determine that the proposed structural and/or site designs conform to the
standards and meet or exceed the intent of the Ci of Meridian Desi n Manual.
Design Review -CPA-08-011 & ZOA -08-002 ~ PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 23, 2008
9. RECOMMENDATION
Staff recommends approval of the subject Comprehensive Map Amendment (CPA-08-011) and
Zoning Ordinance Amendment (ZOA-08-002) applications, with the changes listed in Section 8 of the
Staff Report for the hearing date of November 20, 2008. The Meridian Planning & Zoning
Commission heard these items on November 20, 2008. At the public hearing the Commission
voted to recommend approval of the subiect CPA and ZOA request.
10. EDITS
A. Required Findings from Unified Development Code
B. Design Manual (Due to the size of the document, staff has not attached the Design Manual with
staff report. A draft version of the Design Manual can be found on the City's website.)
Design Review -CPA-08-011 & ZOA -08-002 PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 2008
A. Required Findings from Unified Development Code
1. Comprehensive Plan Amendment 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 amendment to the
Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
The Commission fmds that the proposed amendment is consistent with the other elements of
the Comprehensive plan (See Section 7 above).
b. The proposed amendment provides an improved guide to future growth and
development of the city.
The Commission fmds that the proposed amendment provides an improved guide to future
growth and development of the city.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
The Commission fmds that the proposed amendment is internally consistent with the Goals,
Objectives, and Policies of the Comprehensive Plan (See Section 7 above).
d. The proposed amendment is consistent with the Unified Development Code.
The Commission finds that the proposed amendment is not inconsistent with the Unified
Development Code. The Commission will ensure future developments are consistent with
the UDC and the Design Manual.
e. The amendment will be compatible with existing and planned surrounding land uses.
The CPA and ZOA amendments are city wide plan and code changes and do not effect a
specific site. However, the Commission believes the Design Manual is a tool that will ensure
compatibility with the surrounding land uses.
f. The proposed amendment will not burden e~sting and planned service capabilities.
The Commission fmds that the proposed amendment will not burden existing and planned
service capabilities in this area of the city.
g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
N/A
h. The proposed amendment is in the best interest of the City of Meridian.
The Commission fmds that the proposed amendment is in the best interest of the City.
2. Zoning Ordinance 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 a text amendment
to the Unified Development Code, the Council shall make the following findings:
1. The tent amendment complies with the applicable provisions of the comprehensive
plan;
Exhibit A - I -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 20, 2008
The Commission fords that the proposed zoning ordinance amendment complies with the
applicable (limited) provisions of the Comprehensive Plan. Please see Comprehensive Plan
Policies and Goals, Section 7, of the Staff Report for more information.
2. The text amendment shall not be materially detrimental to the public health, safety,
and welfare; and
The Commission fords that the proposed text amendment will not be detrimental to the
public health, safety or welfare.
3. The tent 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.
The Commission finds that the proposed text amendment does not propose any significant
changes to how public utilities and services are provide to developments. All City
departments, public agencies and service providers that currently review applications will
continue to do so. Please rely on any written or oral testimony provided by any public
service provider(s) when making this finding.
Exhibit A - 2 -