HomeMy WebLinkAboutWindham Place RecsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
STAFF REPORT Hearing Date: January 6, 2009
• MFP-08-007
Final Plat modification for Windham Place Subdivision to modify note #4 by
removing the zero lot line; and modifying note #10 by removing the
requirement for attached houses from the recorded plat.
1. SIJNIlVIARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Eagle Springs Investments, has applied for a Rezone (RZ) of 5.03 acres from R-8 (Medium
Density Residential) to R-15 (Medium-High Density Residential). Concurrently, the applicant has
submitted a final plat modification for Windham Place Subdivision to modify note #4 by
removing the zero lot line and modifying note #10 by removing the requirement for attached houses from
the recorded plat to allow the construction of single family detached homes. The subject site is located
east of N. Meridian Road, and approximately'/~ a mile south of E. Ustick Road.
2. SUIVIMARY RECOMMENDATION
The subject applications (RZ-08-007 & MFP-08-007) were submitted to the Planning Department for
concurrent review. Staff has provided a detailed analysis of the requested RZ and MFP applications
below. Staff recommends approval of R~08-007 and MFP-08-007 for Windham Place, as presented
in the Staff Report for the hearing date of December 4, 2008, based on the Findings of Fact as listed
in Ezhibit D and subject to the conditions listed in Ezhibit B. Note: The Commission is not requited to
make a recommendation on the Final Plat modification request (MFP-08-007). The Meridian Planning
public hearing the Commission voted to recommend approval of the subject RZ request.
a. Summary of Commission Public Hearing:
i. In favor: Peter Harris
ii. In opposition: None
iii. Commenting• None
iv. Written testimony: None
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Kev Issue(s) of Discussion by Commission:
i. The dimensional standards of the R-8 zoning district regarding single family detached
and single family attached homes.
c. Kev Commission Change(s) to Staff Recommendation:
i. Staff initiated the change to strike DA provision #4 because the lot (Lot 1, Block 1)
taking access to Meridian Road is not part of the rezone request and no other lots have
direct lot access to Meridian Road.
d. Outstanding Issue(s) for City Council:
i. Is rezoning this property from R-8 to R-15 appropriate for allowing the construction of
single family detached homes.
Windham Place RZ-08-007 & MFP-OS-007 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers RZ-08-007
and MFP-08-007, as presented in the staff report for the hearing date of January 6, 2009, with the
following modifications: (add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers RZ-08-007 and
MFP-08-007, as presented during the hearing on January 6, 2009, for the following reasons: (You should
state specific reasons for denial of the rezone.)
Continuance
I move to continue File Numbers RZ-08-007 and MFP-08-007 to the hearing date of (insert continued
hearing date here) so the Planning Department can draft conditions for approval (you should state reasons
for continuance).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
East side of N. Meridian Road, and approximately'/z mile south of E. Ustick Road
NW 1/ of Section 6, T3N, R1E
b. Owners:
Eagle Springs Investments, LLC
6951 N. Duncan Lane
Boise, ID 83703
c. Applicant:
Eagle Springs Investments, LLC
6951 N. Duncan Lane
Boise, ID 83703
d. Representative: Peter Harris
e. Present Zoning: R-8
Zachary A. Graves
267 E. Indian Rocks Court
Meridian, ID 83642
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for rezoning of
the 5.03 acres to R-15 and final plat modification to modify note #4 by removing the zero lot line; and
modifying note #10 by removing the requirement for attached houses from the recorded plat
h. Applicant's Statement/Justification): "Windham Place Subdivision was approved as a 231ot project
with 22 attached units and one detached unit on March 14, 2006. All of the improvements as approved
for the project have been completed and accepted by the City. Our intention was to build units
comparable to the units built in the Highgate Subdivision next door. With the change in the market we
have been forced to revise our plans. We began with moderately priced duplexes of which we have
built two pairs to date. Sales have been slow. All of the feedback from interested buyers has indicated
that people aren't interested in attached product and are looking for detached houses.
Windham Place RZ-OS-007 &MFP-08-007 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
The existing R-8 zoning requires all detached units to be built on lots 5000 sq ft or greater. We are
looking to rezone to R-15 to allow for detached units to be built on smaller lots. As our lots are already
improved we will not be making any changes to the lot sizes or configurations as shown on the
approved plat. The approved density of 3.91 units per acre will not be changed; the only change will
be houses that are 35' wide instead of 40' wide.
We are looking to modify the Final Plat for Windham Place based on the previous narrative. The Final
Plat Modification requires slight adjustments to the approved plat. Notes 4 and 10 need to be modified
to allow the construction of single family detached homes." See applicant's narrative for mote
information.
5. PROCESS FACTS
a. The subject application will in fact constitute a rezone as determined by City Ordinance. By reason
of the provisions of the Meridian City Code Title 11, Chapter 5, Article A (Table 11-SA-1), a
public hearing is required before the Commission and City Council on this matter.
b. The subject application will in fact constitute a final plat modification as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11, Chapter 5, Article A
(Table 11-SA-1), a public meeting is required before the City Council on this matter.
c. Newspaper notifications published on: October 20, 2008 and November 3, 2008 (Commission);
December 15, and 29, 2008 (Council)
d. Radius notices mailed to properties within 300 feet on: October 10, 2008 (Commission);
December 12.2008 (Council)
e. Applicant posted notice on site by: October 24, 2008 (Commission); December 19, 2008
Council
6. LAND USE
a. Existing Land Use(s): Existing residence with accessory buildings and vacant land.
b. Description of Character of Surrounding Area: The surrounding area is developed as single family
residential.
c. Adjacent Land Use and Zoning
1. North: Single Family Attached Homes (Highgate Subdivision); zoned R-8.
2. East: Single Family Residential (Fothergill Pointe Subdivision); zoned R-8.
3. South: Single Family Townhomes (Breinholt Subdivision); zoned R-8.
4. West: Single Family Residential Subdivisions; zoned R-4.
d. History of Previous Actions: The subject site was annexed and zoned (AZ-OS-053) and preliminary
platted (PP-OS-055) in 2006. In addition, a final plat (FP-06-022) was approved for 23 buildable lots
and 3 common lots in 2006.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: All mains were previously installed.
Location of water: All mains were previously installed.
Issues or concerns: None.
2. Vegetation: Existing mature trees around existing residence and canal.
3. Flood plain: NA
Windham Place RZ-08-007 & MFP-08-007 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
4. Canals/Ditches Irrigation: The Creason Lateral transverses along the northern property
boundary.
5. Hazards: None known on property.
6. Proposed Zoning: R-15
7. Size of Property: 5.91 acres
8. Description of Use: Single-Family Residential
f. Subdivision Plat Information
1. Residential Lots: 23
2. Non-residential Lots: N/A
3. Total Building Lots: 23
4. Common Lots: 3
5. Other Lots: N/A
6. Total Lots: 26
7. Open Lots: 3
8. Residential Area: 5.78 acres
9. Gross Density: 3.91 units per acre
g. Landscaping
1. Width of street buffer(s): 25 feet required on Meridian Road. The landscaping has been
installed with the approval of the Windham Place Subdivision and is to remain unchanged.
2. Width of buffer(s) between land uses: None required; the subdivision is surrounded by lands
designated for, or developed as, single family residential.
h. Proposed and Required Residential Standards: per the R-15 (and R-8) zones are as follows:
Setbacks Proposed (R-8) Required (R-15)
Front
Street side (Garage)
Street side (Living)
Side
Rear
Frontage
Lot Size 4060
20 20
20 20
15 10
5 5
12 12
40/50 0
/ 5500 min. sq. feet 2,400 min. sq. ft.
i. Summary of Proposed Streets and/or Access: Access to the development is from Hawk Street from the
east and Larchmont Avenue from the south, with the exception of Lot 1, Block 1, which takes access
from Meridian Road to the west. All roadways are constructed and operational for Windham Place
Subdivision. These roadways were evaluated and approved by the City and ACHD.
7. COMMENTS MEETING
On October 16, 2008 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department and Meridian Public Works Department. Staff has included all
Windham Place RZ-08-007 & MFP-08-007 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
comments and recommended actions attached in Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated "Medium Density Residential" on the Comprehensive Plan Future Land
Use Map. Medium density residential areas are anticipated to contain between three and eight dwelling
units per acre (see Page 99 of the Comprehensive Plan.). The overall density of the approved Windham
Place Subdivision is 3.91 acres and is not proposed to change with the rezoning of the property.
Staff fords the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis in italics below policy):
• Protect existing residential properties from incompatible land use development on adjacent
parcels (Chapter VII, Goal IV, Objective C, Action 1)
All of the properties adjacent to the subject site are designated for medium density residential
uses on the Comprehensive Plan Future Land Use Map. Further, the applicant is requesting
the rezone to construct single family detached homes rather than single family attached
home. Staff believes this development is compatible with the surrounding residential
developments in the area.
• 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 (Chapter VII, Goal IV,
Objective C, Action 10)
The subject property is designated Medium-Density Residential on the Future Land Use Map
which identifies this area as an appropriate area for medium-density residential
development. This proposal meets the Comprehensive Plan definition of medium-density,
with a gross density of 3.91 dwelling units per acre.
• Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
The street connections are constructed and provide connectivity with the surrounding
residential subdivisions.
• Preserve, protect, enhance, and utilize our natural resources in Meridian and surrounding
areas. Preserve and conserve our waterways, wetlands, wildlife habitat, and other natural
resources. (Chapter V, Goal I, Objective A)
The Creason Lateral crosses the subject property and has been preserved and amulti-use
pathway has been located in accordance with the Master Pathways Plan.
• Offer a diversity of housing types for a greater range of choice. Encourage quality housing
project for all economic levels in a variety of areas. (Chapter VII Goal V Objective A)
The applicant believes rezoning the property to R-1 S and allowing the construction of single
family detached homes will increase the viability of the project and provide affordable
housing for the citizens of Meridian.
• Support infill of random vacant lots in substantially developed, single-family areas at
Windham Place RZ-08-007 & MFP-08-007 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
densities similar to surrounding development. Increased densities on random vacant lots
should be considered if: Development of uses other than single-family structures are
compatible with surrounding development as it complies with the current comprehensive
plan. (Chapter VII Goal V Objective A Action 10)
Stafffinds rezoning this property to R-1 S should not impact the density approved with this
development. Further, the proposed density is similar to the surrounding developments and
stafffinds the home design compatible with the existing neighborhoods.
• Apply design and performance standards to infilling development in order to reduce adverse
impacts upon existing adjacent development. (Chapter VII Goal V Objective A Action 11)
Staff does not foresee a negative impact on surrounding development by rezoning the subject
property. The proposed single family detached products should be compatible with
surrounding homes in the area and do not differ much from the attached product already
constructed within the development.
Staff finds that the proposed R-IS zoning designation is harmonious with and in accordance with the
Comprehensive Plan. Staff recommends that the Commission and Council rely on any verbal or written
testimony that may be provided at the public hearing when determining if the applicant's development
request is appropriate for this property.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-21ists single family detached homes as
permitted use in the R-15 zoning district.
b. Purpose Statement of Residential Districts: 'The purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian Comprehensive
Plan. Connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. Residential districts are distinguished by the allowable density of dwelling
units per acre and corresponding housing types that can be accommodated within the density
range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
REZONE: The applicant is proposing to rezone 5.03 acres from an R-8 (Medium-Density
Residential) zoning district to an R-15 (Medium High-Density Residential) zoning district.
Concurrently, the applicant has submitted a final plat modification for Windham Place Subdivision to
modify note #4 by removing the zero lot lines and modifying note #10 by removing the requirement
for attached houses to proceed with constructing single family detached homes on the site.
Under the R-8 zoning district, there are different dimensional standards for single family attached and
single family detached homes. Attached homes require 40 feet of lot frontage and 4,000 square foot
lots; detached homes require 50 feet of lot frontage and 5,000 square foot lots. The project was
approved for single family attached product and noted on the recorded plat. A majority of the lots
have lot frontages of 45 feet and lots average less than 5,000 square feet respectively, which do not
meet the dimensional standards for detached homes in an R-8 zoning district. Therefore, the applicant
is proposing to rezone the property to an R-15 zoning district which does not have a minimum lot
frontage requirement and requires a minimum lot size of 2,400 square feet. It is important to the note
the applicant is not proposing to increase the number units approved with the original project.
Windham Place RZ-08-007 & MFP-08-007 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
Further, the setback requirements are the same with the exception of the setback to living area; the R-
8zone requires a 15-foot setback and the R-15 zone requires a 10-foot setback.
If the subject rezone and final plat modification are approved the applicant would be able to
proceed with constructing single family detached homes on the lots with minimal redesign to
the current lot configuration. Staff is supportive of the applicant's request to rezone the
property provided the applicant enters into a development agreement with the City (applicable
DA provisions will be discussed in fus~ther detail below).
The rezone legal description submitted with the application (prepared on 12/02/08 by Terry Peugh,
PLS) shows the property within the existing corporate boundary of the City of Meridian.
Development Agreement: UDC 11-SB-3.D.2 and Idaho Code § 65-6711A provides the City the
authority to require a property owner to enter into a Development Agreement (DA) with the City that
may require some written commitment for all future uses. A development agreement was not
required with the annexation of this property in 2005. Staff believes that a DA is necessary to
ensure that this property is developed in a fashion that is consistent with the comprehensive
plan and does not negatively impact nearby properties. If the Commission and Council decide it is
in the best interest of the City to rezone this property, a Development Agreement (DA) shall be
entered into between the City of Meridian, property owner (at the time of rezone ordinance adoption),
and the developer. The applicant shall contact the City Attorney, Bill Nary, at 898-5506, within 12
months to initiate this process. Please be advised a $303.00 fee will required to process the
development agreement. The DA shall incorporate, at a minimum, the following, in addition to
provisions the Commission and Council deem appropriate:
1. Future homes on this site shall be generally consistent in appearance to the elevations
attached in Exhibit A. The applicant shall construct homes on the site that contain the
following design features: varying pitch roof design including gable and hip rooflines
facing the street, shutters around the windows on the front facade, substantial pillars with
substantial bases and front facades accented with brick/stone, garage door with a glazing
element and covered porch areas. Building materials shall be of quality materials
including but not limited to wood siding, hardie plank siding and/or stucco, incorporating
varying siding materials (wide plank, narrow plank, board and batten, and cedar shingles)
and a minimum of two field colors and a trim color.
2. Any future subdivision, uses, and construction on this property shall comply with the
City of Meridian ordinances in effect at the time of application submittal.
3. The subject site shall develop with a maximum of 23 single family detached homes. Each
home shall comply with the R-15 building setbacks, and not encroach into any easement.
Access: Access to the development is from Hawk Street from the east and Larchmont Avenue from
the south, with the exception of Lot 1, Block 1, which takes access from Meridian Road to the west.
All roadways and sidewalks are constructed and operational for Windham Place Subdivision.
Building Elevations: As mentioned earlier, Windham Place Subdivision was approved for the
construction of single family attached homes with the exception of the existing home that fronted on
Meridian Road and Lot 17 of Block 1. As part of that approval, elevations were not tied to the
development via a development agreement; however there is a note on the recorded plat that required
1,000 square foot single family attached homes. The applicant has submitted renderings of a single
story home and a two story home depicting how future homes may be constructed on this site. The
single story home calls out masonite and board and batten siding. Shutters and stone veneer accent the
front facades of both homes. In addition, glazing is provided on the garage doors of the homes. A
Windham Place RZ-OS-007 & MFP-08-007 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
front porch is provided for the second story home and a covered entryway is provided for the single
story home. The roof design also incorporates modulation and hip and gable rooflines for the
proposed buildings.
The UDC requires buildings to be constructed of high quality building materials such as stone, brick,
wood or other native materials. In no case shall the buildings use vinyl siding as the primary
siding material. Staff has reviewed the submitted building elevations and believes future homes
will be constructed of durable building materials. Further, Staff is including a Development
Agreement provision requiring these design features in future homes built in this subdivision.
Landscaping/Site Improvements: Staff has visited the site and all improvements (roadways,
pathways, sidewalks, fencing and landscaping) have been constructed and installed for Windham
Place Subdivision.
FINAL PLAT MODIFICATION: There are no required findings for a final plat modification.
As mentioned above, the recorded fmal plat restricts the applicant to 1,000 square foot single family
attached homes. Currently two pair of attached product has been constructed on the site. The
applicant states that feedback from potential buyers has indicated a single family detached product is
more desirable in today's market. Therefore, the applicant is requesting to modify the recorded plat to
allow the construction of single family detached homes. The modification will include removing note
# 10 from the recorded plat and modifying note #4 by removing the zero setback lot lines referenced
in the legend and on interior lot lines of the recorded plat. The notes on the recorded plat shall be
modified as follows:
4) All lots ~°°^°~~ ~° ^°*'~^°'~ ^ ^'~~•°•~ •-°-'°R°-•a` are hereby designated as having a permanent
easement for public utilities, irrigation and lot drainage over the five (5) feet adjacent to any
interior lot line, unless otherwise shown and dimensioned (Remove zero lot line exhibit from the
legend as well).
10) ,
. (Remove from notes)
Staff is supportive of the applicant's request; however after reviewing the recorded plat and the
applicant's floor plan, there are four lots (Lots 3, 5, 8 & 9 of Block 2) that may not accommodate
the housing product, as proposed. Lots 3 and 5 have an 8-foot P.U.I.D. easement along the
northern property boundary and Lot 8 and 9 have lot frontages of 40 and 41 feet respectively.
The submitted housing plans depict a 35-foot wide home which would conflict with the required
5-foot side setback and utility easements along the interior (side) lot lines. Staff is
recommending the applicant reconfigure the lots along the eastern boundary or redesign homes
for those lots to comply with the side setbacks of the R-15 zoning district and do not interfere
with existing 8-foot easement on Lots 3 and 5. The applicant may submit a Property Boundary
Adjustment application to reconfigure the lots along the east boundary to accommodate the
homes and the e~sting easements. As another option, the applicant could decrease the number
lots and still be in substantial compliance with the approved final plat. Further, if an additional
housing type is the preferred route, then elevations should be submitted to staff ten days prior
to the City Council hearing to ensure future homes on those lots will comply with the setback of
the R-15 zoning district and not conflict with the aforementioned P.U.I.D. easements.
b. Staff Recommendation: Staff is recommending approval of RZ-OS-007 and MFP-08-007 for
Windham Place, as presented in the Staff Report for the hearing date of December 4, 2008, based on the
Findings of Fact as listed in Exhibit D and subject to the conditions listed in Exhibit B. The Meridian
Windham Place RZ-08-007 & MFP-08-007 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
Planning & Zoning Commission heard this item.on November 6 and December 4.2008. At the
December 4~' public hearing the Commission voted to recommend approval of the subiect RZ
reauest•
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Approved Final Plat
3. Approved Landscape Plan
4. Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description and Exhibit Map
D. Required Findings from Unified Development Code
Windham Place RZ-OS-007 & MFP-08-007 PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
A. Drawings
1. Vicinity Map
Exhibit A - I -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
2. Approved Final Plat
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
3. Approved Landscape Plan
Exhibit A - 3 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2(}09
4. Elevations
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Exhibit A - 4 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The rezone legal description prepared by Terry Peugh, PLS, dated 12/02/08 and submitted with
the application, is accurate and meets the requirements of the City of Meridian and State Tax
Commission.
1.2 Prior to rezone ordinance approval, the applicant shall enter into a Development Agreement with
the City. Said Development Agreement shall be signed within 12 months of the City Council's
approval of this application. Please be advised a $303.00 fee will required to process the
development agreement. See section 10 above for analysis and comments regarding the DA
provisions subject to Windham Place Subdivision.
1.3 Approval of the rezone and final plat modification does not relieve the applicant/developer from
compliance with any previous approvals; the applicant shall comply with all applicable conditions
from AZ-OS-053, PP-OS-055 and FP-06-022, for Windham Place Subdivision.
1.4 The applicant shall redesign the homes/floor plans for those lots along the eastern boundary
so they comply with the side setbacks of the R-15 zoning district and do not interfere with
e~sting easements on Lots 3 and 5; or the applicant may submit a Property Boundary
Adjustment application to reconfigure the lots along the east boundary to accommodate the
homes and the existing easements. If an additional housing type is the preferred route, then
elevations shall be submitted to staff ten days prior to the City Council hearing. All homes
shall comply with the setback of the R-15 zoning district and shall not conflict with any
easements.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no opposition with this application. All conditions of approval from the
previously approved plat will apply.
3. FIRE DEPARTMENT
3.1 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works 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 IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.2 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.
3.3 Building setbacks shall be per the International Building Code for one and two story construction.
3.4 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
Exhibit B - 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
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).
4. POLICE DEPARTMENT (NO COMMENTS PROVIDED)
5. PARKS DEPARTMENT
5.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
5.2 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
5.3 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance UDC 11-3B-10 will be followed.
5.4 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance UDC 11-3B-10 will be followed.
6. SANITARY SERVICE COMPANY (NO COMMENTS PROVIDED)
7. ADA COUNTY HIGHWAY DISTRICT (NO COMMENTS PROVIDED)
Exhibit B - 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
C. Legal Description and Exhibit
Map
~~AHO 1450 EastVVacercawer St
Suite ! SO
SURVEY r~er~dia~,. iaaho s3s4z
G RC} U P ~~a (zoa> aaa-ss~o
Fax (208) ~i-5394
Project No. 45-182 August 25, 2008
Revised Navember 3, 2008
Revised December 2, 2008
Windham Place Subdivlsion
Rezone Deserlptian from RS to R15
Windham Place Subdivision, excepting Lots 1 and 16, Block 1 thereaf, as same
is recorded in Book. 98 of Plats at Page 12462, Ada County retards, located in
Gavernment Lot S of Section 6, T.3N., R.1 E., B.M., Ada County, Idaho, more
particularly described as fallaws: Commencing at the West 1!4 comer of said Section 6,
froffi which the Northwest corner of said Sections bears North 00° 17' l6" East, 2658.29
feet; Theme North 00°17' 16" East, 742.50 feet; Theme North 89°42'44" East, 25.00
feet; Thence South 89°42'44" East, 51.38 feet; Thence South 88° 13'47" East, 122.48 fee#
to the REAL PQIlITT ®P BEGINNING.
Thence North 76°S4'00" East, 270.80 feet;
Thence North 53°44'S 1"East 53.78 feet to an angle point on the southerly
boundary of 1-iighg~te Subdivision Phase 2, as same is recorded in Book 90 of Plats at
Page tOS14, Ada County r~ords. said paint lying in the South Slough (Finch Lateral);
Theme cantinuing and along said slough and southeasterly baundary of said
subdivision Narth 53°44'SI"East, 493.59 feet (ofrecard as North 53°38" East, 7.30
chains);
Theme North 35°30' 12" East, 258.83 feet (of retard as North 45° 13' East, 3.80
chains};
Thence North 89°43'38" East, 39.70 feet (of record as East 0.65 links) to the
Narthwast Gamer of said Gavemmeni Lat S, Gammon to the Northwest corner of
Fothergill Fointe Subdivisian No. 3, as-same is recorded in Book 73 of Plats at Page
7555, Ada County records;
Thence slang the West boundary of said subdivision and a westerly boundary of
Fothergill Subdatiision Na. 1, as same is retarded in Boak 6S of Plats at Page 6639, Ada
Caunty retards, South 00°19'53" West, 701.74 feet (record 10.64 chains);
Theme Natth 66°57'45" West, 36.80 feet (record North 66°47' IO"' West, 37.03
feet) to the mast northerly comer of Lot 4, Black 5 of said Fatttergill Subdivisian Na. 1;
Pro fesslanol Land Surveyors
Exhibit C - 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
Thence departing ssiid subdivision braundary North {i1~19'04" West, I $ I.65 feet
(record of previous i~~ Balls Natth 66°57' West, 3.25 chains};
Thence North $$°1.3'47" West, l5.$9 feet;
Thence North I. "47'24" East, 90.07 feet;
"Thence Noz-tb $$°l2'36" West, 45.00 feet;
Thence Sauth l °4724" West, 9tl.tl8 feet;
Thence Narih $8°I3'47" West, 629.09 feet to the Paint of Beginning. Containing
5.03 Acres, mare or less.
Prepared I3y:
Idaho Survey Group, P.C.
t ~:~
isS fi}E~T.D~
D. Terry Peugh, PLS
Exhibit C - 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
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WINDHAM PEACE SUBDIVISION
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Exhibit C - 3 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 6, 2009
D. Required Findings from Unified Development Code
1. Rezone Findings
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an amendment to
the Comprehensive Plan, 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 rezone 5.03 acres to an R-15 zoning district. The Commission
fmds that the proposed zoning map amendment will comply with the applicable provisions
of the Comprehensive Plan.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that future development of this property should comply with the
established regulations and purpose statements of the requested zoning district.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission fmds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that 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,
The Commission fmds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site:
e. The rezone is in the best interest of the City.
The Commission finds that the rezone of the subject property from R-8 to R-15 is in the best
interest of the City, if the applicant enters into a Development Agreement (DA) with the
City, as mentioned in Section 10 of the Staff Report.
Exhibit D - 1 -