HomeMy WebLinkAboutStaff ReportSTAFF REPORT Hearing Date: June 4, 2009
TO: Planning & Zoning Commission
FROM: Sonya Wafters, Associate City Planner
208-884-5533
SUBJECT: RZ-09-002 -Crossfield
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RECETVED
MAY 2 9 2(~9
L SUMMARY DESCRIPTION OF APPLICANT'S REQUEST CITY OFG~f~~~+rr,
The applicant, Pride, LLC, has applied to Rezone (RZ) 10.13 acres of land in Cross ~lt6flilk1asl~CiFICE
from the R-8 (medium density residential) zoning district to the TN-R (traditional neighborhood
residential) zoning district.
The applicant has submitted a conceptual site plan and building elevations for the multi-family units
that show how the property may develop in the future. The plan depicts Smulti-family structures
consisting of 80 dwelling units, a pool, clubhouse, 20 alley-loaded single-family residential lots, 2
attached single-family residential lots, and 3 detached single-family residential lots. See Section 10 of
the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff is recommending approval of the proposed rezone based on the Findings of Fact and
Conclusions of Law in Exhibit D with the requirement of a Development Agreement that includes the
provisions noted in Exhibit B of the staff report. Please note that the conceptual site plan and structure
design for the multi-family development is not consistent with the required design guidelines.
However, given that that there is no accompanying design review application with the rezone, staff is
recommending approval of the rezone.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number RZ-09-002, as presented in the staff report for the hearing date of June 4,
2009 with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number RZ-09-002, as presented during the hearing on June 4, 2009, 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.)
Continuance
I move to continue File Number RZ-09-002 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject rezone area is located on the south side of W. Ustick Road, east of N. Blairmore
Way, in Crossfield Subdivision, in the NW '/4 of Section 1, Township 3 North, Range 1 West.
Crossfield Sub 4 RZ PAGE 1
B. Owner(s):
Russell D. Hunemiller
3299 Davis Drive
Meridian, ID 83642
C. Applicant:
Pride, LLC
3299 Davis Drive
Meridian, ID 83642
D. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Ste. 100
Meridian, ID 83642
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a rezone. A public hearing is required before the Planning & Zoning
Commission and City Council on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: May 18, and June 1, 2009
C. Notices mailed to subject property owners on: May 14, 2009
D. Applicant posted notice on site(s) on: May 21, 2009
VI. LAND USE
A. Existing Land Use(s) and Zoning: The site is currently vacant and zoned R-8.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: This property is currently
surrounded by residentially zoned land in Crossfield Subdivision, rural residential property, and
commercial property.
1. North: Vacant commercial property, zoned C-C
2. East: Rural residential property, zoned RUT in Ada County
3. South: Platted but undeveloped single-family residential, zoned R-8
4. West: Platted but undeveloped single-family residential, zoned R-8
C. History of Previous Actions:
• This property was annexed and zoned (AZ-OS-015) R-8 in 2005. (Note: A development
agreement was not required with the annexation.) A preliminary plat (PP-OS-017) consisting
of 245 single-family residential lots and 27 other/common lots on 59.3 acres. A conditional
use permit/planned development (CUP-OS-022) was also approved with the annexation and
plat. The CUP/PD approved a combination of single-family attached and detached homes,
accessory dwelling units, and a potential daycare, with reductions to building setbacks, lot
frontages, lot sizes, house sizes, and an increased maximum block length.
Crossfield Sub 4 RZ PAGE 2
• The portion of this site that lies south of W. Parkstone Street (Crossfield Subdivision No. 2)
was approved for final plat (FP-06-025) in 2006 and recorded in 2007.
The portion of this site that lies north of W. Parkstone Street (Crossfield Subdivision No. 4)
was approved for final plat (FP-09-004) by City Council on May 12, 2009 but has not yet
been recorded.
D. Utilities:
1. Public Works:
a. Location of sewer: Service is located in W Parkstone St and W Stanhope St.
b. Location of water: Service is located in W Parkstone St and W Stanhope St
c. Issues or concerns: Existing utilities may need to be removed or relocated at the
developer's expense to accommodate any required changes to the site layout and
design.
E. Physical Features:
Canals/Ditches Irrigation: Staff is unaware of any canals or ditches that may traverse this
property.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: These properties do not lie within a floodplain or floodway.
F. Access: No new access points are proposed to the subject property with this application.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated as "Mixed Use Community (MU-C)" within a "Neighborhood
Center (NC)" on the Comprehensive Plan Future Land Use Map.
Per Chapter VII of the Comprehensive Plan (page 103), the MU-C designation allows up to 25 acres
of non-residential uses in a neighborhood center, up to 200,000 square feet ofnon-residential building
area, and residential densities of 3 to 15 units per acre.
Per Chapter VII of the Comprehensive Plan (page 101), the NC designation provides for a blend of
high density residential, small scale commercial, entertainment, office, and open space uses that are
geared to serve all residents within a one to two square mile area. The development is encouraged to
be designed according to the conceptual neighborhood center plan depicted in Figure VII-3 in the
Comprehensive Plan (see Exhibit A.3). The purpose of these centers is to create a centralized,
pedestrian-oriented, identifiable and day-to-day service oriented focal point for neighborhood
districts. Forty percent of all land within NC's shall be developed for residential uses. The centers
should offer an internal circulation system that connects with adjacent neighborhoods or regional
pathways. They will also serve as public transit locations for future park and ride lots, bus stops,
shuttle bus stops or other alternative modes of transportation.
The applicant is proposing a mix ofmulti-family and single-family residential uses at an overall gross
density of 10.37 dwelling units per acre and net density of 12.34 dwelling units per acre, which is
consistent with the MU-C designation of 3 to 15 units per acre. There is not asmall-scale
commercial/entertainment/office/open space component planned for the site as detailed in the NC
designation, only residential. However, there is commercial property zoned C-C and C-N across the
street on the north side of Ustick Road, which should provide the commercial component of the NC
designated area. Additionally, there is an undeveloped 15 acre parcel to the east in Ada County also
designated NC.
Crossfield Sub 4 RZ PAGE 3
The City recently adopted a Design Manual as an addendum to the Comprehensive Plan. The intent of
the Design Manual is to establish a set of guiding principles and flexible standards that encourage
creativity as opposed to mandating specific standards. Because the subject property lies within the NC
designation on the future land use map, the design guidelines for residential and urban developments
apply to development of this site. Staff has reviewed these guidelines and found the proposed concept
plan is not consistent with the majority of the criteria (see Section IX, Analysis, below a detailed
analysis).
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed residential use of this property (staff analysis in italics):
When the City established its Area of City Impact, it planned to provide City services to the subject
property. The City of Meridian currently provides municipal services to the subject properties in the
following manner:
• Sanitary sewer and water service is available to be extended to the subject property.
• The lands are serviced by the Meridian Fire Department (MFD).
• The lands are 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 Joint School District #2. This service will not
change.
• The subject lands are currently serviced by the Meridian Library District. This service will not
change.
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.
• "Consider development applications that apply the neighborhood center concept." (Chapter VII,
Goal I, Objective B, Action 1, page 109)
The conceptual site plan proposed by the applicant does not reflect full compliance with the
neighborhood center concept as shown in Figure VII-3 of the Comprehensive Plan. Although the
plan does include a range of residential densities in the proposed multi family, attached &
detached single family residential, and alley loaded residential, it does not contain a commercial
component.
• "Locate small-scale neighborhood commercial areas within planned residential developments as
part of the development plan." (Chapter VII, Goal I, Objective B, Action 3, page 109)
The applicant is not proposing a commercial component with the proposed residential
development. However, there are existing and future commercial uses and a future school site
across the street on the north side of Ustick Road that contribute to the variety of uses desired in
NC designated areas.
• "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal N,
Objective D, Action 2, page 114)
There are no direct access points to Ustick Road, an arterial street, proposed with this
application. Access to the subject property is provided from internal public local streets.
• "Require appropriate landscape and buffers along transportation corridor (setback, vegetation,
low walls, berms, etc.) (Chapter VII, Goal IV, Objective D, Action 5, page 114)
Crossfield Sub 4 RZ PAGE 4
A 30 foot wide landscape buffer is required along Ustick Road as depicted on the concept plan.
All landscaping should be installed in accordance with the standards listed in UDC 11-3B-7C,
Landscape Buffers along Streets.
• "Elevate quality of design for houses and apartments." (Chapter VII, Goal V, Objective B, page
116)
Staff believes that the proposed elevations for the multi family structures do not demonstrate
quality design based on the criteria listed in the City's design manual for urban and residential
developments. Therefore, staff is recommending that the structures and site design include
elements detailed in the aforementioned sections of the design manual.
"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 N,
Objective C, Action 10, page 113)
Staff believes that the proposed multi family (>8 units/acre) along with the single family attached
and detached and alley loaded units (3-8 units per acre) will contribute to the range of housing
opportunities available in the City.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The purpose of the TN-R district is to provide for a variety of
residential land uses including attached and detached single-family residential, duplex,
townhouse, and multi-family. A TN-R district includes open spaces and promotes pedestrian
activity through well designed and varied streetscapes that also provide for the safe and efficient
movement of vehicular traffic. Most dwelling units should be accessed from alleys. The
maximum density of the TN-R district is fifteen (15) units per acre. The minimum density is eight
(8) units per acre. Density should decrease away from the center and closer to conventional
residential districts. The TN-R district should be generally located adjacent to a TN-C district,
along a transit corridor, or within a mixed use neighborhood. For the purposes of this title, the
term residential district shall also include the traditional neighborhood residential district.
B. Schedule of Use: Unified Development Code (UDC) 11-2D-2 lists the permitted, accessory, and
conditional uses in the TN-R zoning district. The proposed multi-family, single-family attached,
and single-family detached dwellings are listed as principal permitted uses in the proposed TN-R
zoning district.
C. Dimensional Standards: All of the lots shall comply with the dimensional standards listed in UDC
11-2D-6 for the proposed TN-R zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC 11-3B-7C and Table 11-2D-6.
E. Off-Street Parking: See UDC Table 11-3C-6 for the required number of parking spaces per
dwelling based on the number of bedrooms.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The Applicant is requesting approval to rezone 10.13 acres of land from R-8 to TN-R. The
subject property was previously platted as Crossfield Subdivision No.'s 2 and 4. Although no
development is proposed at this time, the applicant has submitted a concept plan showing how the
site is proposed to develop in the future with (5) 16-unit multi-family residential buildings
Crossfield Sub 4 RZ PAGE 5
consisting of a total of 80 units north of W. Parkstone Street; 20 alley-loaded residential units
south of Parkstone; and 2 attached single-family residential units and 3 detached single-family
units on the east side of N. West 8`h Avenue. Please note that all the proposed single-family
residential units have already been platted and are fully developed properties.
The TN-R district requires a minimum of two housing types. For the purposes of this rezone, the
applicant has included the single-family lots identified above in this application.
As discussed above in Section VII, the subject property is designated as "Mixed Use Community
(MU-C)" within a "Neighborhood Center (NC)" on the Comprehensive Plan Future Land Use
Map. Development within these areas should include a mix of uses such as high density
residential, small scale commercial, entertainment, and office; the applicant is only proposing a
mix of residential uses (medium to high density). Although staff is supportive of a commercial
component to this development, staff recognizes that there are existing commercial uses northeast
of the site across Ustick Road and vacant commercial property directly across Ustick that
contribute to the variety of uses within the neighborhood center. There is also undeveloped
property to the east across Venable Lane that may include commercial uses upon development.
Because the site is located within a NC designated area on the future land use map, Staff believes
that the requested TN-R zoning district is appropriate for the subject property. As such, the site
should be developed in accordance with the design guidelines in the City's Design Manual for
urban and residential developments; the multi-family portion of the site should develop consistent
with the urban and residential guidelines and the single-family portion should develop consistent
with the residential guidelines.
The Neighborhood Center concept diagram in the plan contemplates an urban environment. The
urban design guidelines apply to neighborhood center designated areas such as this, as well as
Old Town and the medium and high density residential areas in the Ten Mile Interchange
Specific Area Plan. One of the primary goals in developing the Design Guidelines was to
articulate the City's urban vision for the neighborhood centers. Staff has reviewed the concept
plan for consistency with the aforementioned design guidelines and believes that the concept plan
is not consistent with the Design Manual as the plan does not have an urban character as desired
in neighborhood centers. In order to be consistent, the overall site should incorporate the
following design elements on the concept plan and building elevations*:
• Plan for access and connectivity to future transit facilities such as park-and-ride locations,
pullouts, stops, shelters, and infrastructure. Transit facilities should be located adjacent to
or near public spaces and/or prominent buildings.
• Address the critical issues of site layout that influence a compatible and integrated
neighborhood/urban character, including, but not limited to, street networks and patterns,
block configurations, vehicular access, pedestrian connectivity, building orientation and
site layout, parking, and common/public spaces.
• Provide safe and attractive connections within and between developments and adjoining
uses that reduce vehicular use, promote walkability, and support access to transit.
• Locate multi-family buildings to establish an appropriate urban form that enhances the
character, compatibility, and attractiveness of the site, building, adjacent uses, and
neighborhood.
• Strategically locate common and open space and site amenities to encourage and support
pedestrian activity.
• Coordinate placement of common spaces and site amenities with adjacent properties to
encourage integrated developments and support community connectivity.
Crossfield Sub 4 RZ PAGE 6
• Incorporate pedestrian-oriented amenities that promote various active and passive uses
within common spaces such as furnishings, landscaping, artwork, lighting, and water
features.
• Residential roadways are encouraged to incorporate detached sidewalks with parkway
planting strips to accommodate canopy-producing street trees.
• Design building facades that express architectural character and incorporate the use of
design principles to relate to adjacent and surrounding uses. Building designs should
enhance public and urban/common spaces, articulate an urban form, and provide human
and pedestrian scale.
• Residential buildings with attached units should articulate the design to differentiate
facades of individual units or groups of units, particularly where such units are oriented
toward a roadway or common space.
• Modulate roof forms to add interest to building form and profile and reduce the
appearance of building mass and scale.
• Use architectural elements and detailing, including, but not limited to, fenestration
patterns, awnings, balconies, entries, porches, materials, and decorative or ornamental
detailing, to articulate facades and contribute to an aesthetic building character.
• Clearly define and articulate building entries (ground level & upper story) and connect
them to roadways and pedestrian walkways. Where appropriate, primary building entries
should be oriented to provide access from adjacent roadways and public spaces.
Secondary and alternative entries may access buildings and uses from parking areas and
other areas with available access to the public.
• Residential structures should use a cohesive color scheme featuring a minimum of two
field colors: a trim color and a front door color. Garage door colors should coincide with
this scheme or the material palette of the structure.
• Establish blocks that are compatible with the urban framework and street network.
Blocks shouldn't exceed a length greater than 500 feet along any side.
• Provide pedestrian connections that establish contiguous pedestrian networks throughout
the urban environment.
• Parking areas within urban environments should not detract from establishing an
appropriate urban form and character.
• Design surface parking as an integrated and attractive element of the urban environment
that promotes pedestrian comfort and safety.
• Integrate streetscape profiles along roadways and blocks to maintain the continuity of the
urban environment. Use streetscape profiles consisting of the following three zones: the
landscape and furnishing zone, the pedestrian mobility zone, and the frontage zone.
• Building design should appropriately address building scale, mass, and form, and the use
of materials, architectural elements, and details to ensure a compatible and aesthetic
contribution to the urban environment.
• Articulate building forms, including but not limited to, massing, walls, and roofs, with
appropriately scaled modulations that contribute to the development of visually aesthetic
building designs.
Crossfield Sub 4 RZ PAGE 7
• Incorporate visual and physical distinctions in the building design between lower and
upper stories that enhance urban building forms, articulate facades, and integrate
pedestrian and human scale.
• Building roof types, forms, and elements should provide variation and interest to building
profiles and contribute to the architectural identity of buildings without imposing
overwhelming scale on adjacent uses.
• Continuous (physical and visual) building walls define the street and public edge.
• Multiple units are distinguished by individual entries.
• Parking is located away from the street and arranged to maximize open and common
space for residents.
* For a complete list of applicable design guidelines, please review Section B of the Design
Manual for urban developments and Section E for residential developments.
In addition to the guidelines in the Design Manual, future development for the multi-family
portion of the site shall be consistent with the standards for multi-family developments in UDC
11-4-3-27.
The concept plan does not show a public stub street to the east property boundary for future
connection to Venable Lane upon development of the Simunich property. Because UDC 11-6C-
3F.2 states that no block face shall be more than 500 feet in length without an intersecting street
or alley, staff recommends a public stub street be provided to the east property boundary
consistent with UDC 11-6C-3F.2.
Two driveways from W. Parkstone Street are proposed for access to the multi-family units. For
addressing purposes, Planning and Fire Department Staff recommend as a provision of the DA
that private or public streets be provided within the multi-family portion of the site. (Note: If a
public stub street to the east property boundary is provided within the multi family portion of the
site, the internal streets shall be public.)
In summary, Staff is supportive of the Applicant's proposal to rezone the site to TN-R as it is the
appropriate designation for properties with the NC Comprehensive Plan designation. However,
staff is of the opinion that the concept plan is not consistent with the Design Manual and is
recommending as a provision of the development agreement that development of the site through
the Certificate of Zoning Compliance and Design Review process be consistent with the
residential and urban design guidelines contained in the Design Manual and the multi-family
development standards listed in UDC 11-4-3-27. Therefore, staff is not supportive of the
proposed concept plan and is not recommending it be included as an exhibit in the DA.
X. EXHIBITS
A. Drawings
1. Vicinity Map (Zoning & Aerial)
2. Comprehensive Plan Future Land Use Map
3. Neighborhood Center Concept Diagram [Figure VII-3, Comprehensive Plan (pg. 100)]
4. Proposed Conceptual Development Plan (dated: 5/21/09)
5. Proposed Conceptual Multi-Family Building Elevations (date: 5/6/09)
Crossfield Sub 4 RZ PAGE 8
B. Comments/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. Rezone Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Crossfield Sub 4 RZ PAGE 9
A. Drawings
Exhibit B Page 2
1. Vicinity Map (Zoning & Aerial)
2. Comprehensive Plan Future Land Use Map
Exhibit B Page 3
3. Neighborhood Center Concept Diagram [Figure VII-3, Comprehensive Plan (pg. 100)]
FIGURE VII-3
Page 96
Duty 2002
[Note: This figuro reprossrrts one conwpt for a
Neighborhood Csr~ter. It Is not Intended se the onb
NEIGHBORHOOD GENTER CONCEPT DIAGRAM poseible layout. Other layouts that conform to the
standards wilt be considered.]
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• .Most bbcks aro 800' maximum, similar to Old Town.
• Larger blocks abng artsriab and for trofHc wiming.
• Neighborhood Centsr Commercial area bested at the Ya mile, not at arterial interoectbns.
• Behoole located mid-ssation, with frontage along a collector street.
~ • Interoonnectsd oiroulation that is convenient for automobitee, pedeeuians, and tronsta
• Variety of housing choices.
• Housing is arranged in a radiating pattam of Issesning densities.
• Transition between dHfaront housing oypee or densities at alleys.
• Rtsidents can aeuss neighborhood commeroial sanrkes without being Ported onto arterial stroete.
• Faogitates moro efficient transportation abng arterials.
• Grid stroet pattern within the neighborhood allows traffic to Iieperoe, eases congest(on, slaws traffic,
and is safer for reeWents.
• Connects to and integrates with the larger stroet and pathway system.
Chapter VII • ReduoeA right-of•way widths am enwuragsd. -
~ • Public open apace must bs prodded.
Exhibit B
Page 4
4. Proposed Concept Plan (dated: 5/21/09)
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Exhibit B Page 7
B. Comments/Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The legal description for the proposed rezone submitted with the application (prepared on Apri12,
2009, by D. Terry Peugh, PLS) shows the property within the existing corporate boundary of the
City of Meridian (see Exhibit C).
1.2 A Development Agreement (DA) will be required as part of the rezone of this property. Prior to
the rezone ordinance approval, a DA shall be entered into between the City of Meridian, the
property owner(s) at the time of rezone ordinance adoption, and the developer. The Applicant
shall contact the City Attorney's Office within one year of Council approval to initiate this
process. Currently, a fee of $303.00 shall be paid by the applicant to the City Attorney's office
prior to commencement of the DA. The DA shall, at minimum, incorporate the following
provisions:
a. Developer agrees to develop the single-family residential portion of the site consistent
with the objectives and design guidelines for residential developments (Section E) listed
in the City's Design Manual.
b. Developer agrees to develop the multi-family residential portion of the site consistent
with the objectives and design guidelines for urban developments (Section B) and
residential developments (Section E) listed in the City's Design Manual.
c. A public stub street shall be provided to the east property boundary for future connection
to Venable Lane upon development of the Simunich property (parcel #1201244500),
consistent with the block length requirements contained in UDC 11-6C-3F.2.
d. Either public or private streets shall be provided for addressing purposes within the multi-
family development north of W. Parkstone Street. Note: If the public stub street to the
east boundary required above is situated within the multi family portion of the site, the
streets will need to be public.)
Development of the subject property shall comply with the TN-R standards listed in UDC
11-2D-6.
£ Development of the multi-family portion of the site shall comply with the standards for
multi-family developments listed in UDC 11-4-3-27.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no issues with this application.
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 ''/2" 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'.
£ Fire hydrants shall be placed 18" above finished grade to the center of the 4'/z" outlets.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509,5.
Exhibit B Page 2
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 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.5 For all Fire Lanes provide signage "No Parking Fire Lane".
3.6 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6.
3.7 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.
3.8 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.9 Maintain a separation of 5' from the building to the dumpster enclosure.
3.10 Provide a Knox box entry system for the pool area and clubhouse prior to occupancy. Contact Rick
Jackson, Fire Department, at 888-1234 to coordinate access to knox boxes.
3.11 The first digit of the Apartment/Office Suite shall correspond to the floor level
3.12 The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street which the project is addressed off of. Therefore, the Fire Department is
recommending private streets be provided within the development.
3.13 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).
3.14 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered.
3.15 There shall be a fire hydrant within 100' of all fire department connections.
3.16 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.17 Pool chemicals shall be stored in compliance with the International Fire Code.
3.18 Multi-Family and Commercial projects shall be required to provide additiona160" 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.
Exhibit B Page 3
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 The applicant shall meet with Joe Silva or Rick Jackson, Fire Department, to discuss design of
Fire department aerial access road.
4. POLICE DEPARTMENT
4.1 The Police Department did not submit comments on this application
5. PARKS DEPARTMENT
5.1 The Parks Department did not submit comments on this application.
6. SANITARY SERVICES COMPANY
6.1 SSC did not submit comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 On 18 May 2005, the Ada County Highway District acted on MPP-OS-017, MCUP-OS-022, and
MAZ-OS-015 for Crossfield Subdivision. The conditions and requirements set forth in that action
also apply to this application.
7.2 Prior to final approval you will need to submit construction plans to the ACHD Development
Review Department to insure compliance with the conditions identified above or for traffic
impact fee assessment. This is a separate review process that requires direct plans submittal to the
Development Review staff at the Highway District.
7.3 A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a building
permit. Contact ACRD Planning & Development Services at 387-6170 for information regarding
impact fees.
Exhibit B
Page 4
C. Legal Description & Exhibit Map
Apri12, 2009
Description for proposed TNR zone
Crosxfield Subdivision
A parcel of land located in Goveramcnt Lot 3 of Soetion I, T.3N., R.1 W., B.M.,
and a portion of Crossficld Subdivision No. 2, as filed for record in Book 98 of Plats at
Page 12407, records of Ada County, [daho, more particularly described as follows:
Commencing at the North f 14 corner of said Section !, from which the Northwest comer
of said sections bears North 88°42'32" West, 2662.16 feet; Thence along the north line of
said C;avorament Lot 3 North 88°42'32" West, 20.00 feet to the REAL POINT OF
13RC:INMNG.
Thence South QO°07'34" Wtvt, 770.79 feet to a point on the centerline of W.
Stanhope Street lying on the East boundary of said Cmssfiold Subdivision Na. 2;
Thence along said centerline North 89°14'36" Wcst, 598.88 feet;
Thence North 00°45'24" Fast, 3 16.00 feat to the Northwest caraer of said
Crossficld Subdivision No. 2, said point also being on the Easterly boundary of
Crasslicld Subdivision No. 1, as filed for record in Book 97 of Plats at Page 12195,
reenrds of Ada County, Idaho,
Thence along the Easterly boundary of said Crosstieid Subdixvison No. I
7'liencc North 89°14'36" West, 41.63 feet;
Thence North O I ° 17"28" East. 196.78 feet;
'Thence South 8$°42'32" East, 98.81 feet;
"fticncc North 01°I7'28" East, 4.95 feet to a paint ot'curvature;
Thence 102. l4 feet along the arc of a curve to the right, having a radius of
86.00 feet, a central angle of 68°03'05", and a long chord bearing North
3S°19'01" East, 915.25 feet;
Thence North 01°17'28" East, 174.12 feet W a point an the north line of
said Ciovernrncnt Lot 3;
Thence along said nortli line South R8°42'3Z" East, 473.10 feet to the Point of
klcguining. Containing 10.13 acres, more ar less. ~,~.......~'~
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Rewt:w,
BY
MAY 0 62009
Mi=_RroiaH Pue~~c
903Q17'90301•ro~wne.dcx WORKS DlPT.
Exhibit C Page 2
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Exhibit C
Page 3
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 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 rezone the subject property from R-8 to TN-R. Staff finds that
the proposed zoning map amendment complies 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;
Staff finds that the variety of residential uses (i.e. attached and detached single-family and
multi-family residential), and density proposed on this site is consistent with the purpose
statement of the TN-R district.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds 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 may be 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 will 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).
This finding is not applicable as the applicant is requesting approval of a rezone, not
annexation.
Exhibit D