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HomeMy WebLinkAboutStaff ReportSTAFF REPORT TO: Hearing Date: December 3, 2009 Planning & Zoning Commission E IDIAI~ ~-' FROM: Sonya Watters, Associate City Planner 208-884-5533 SUBJECT: ZOA-09-003 -Unified Development Code Text Amendment I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, the City of Meridian Planning Department, has applied for a Zoning Ordinance Amendment (ZOA) to amend the Unified Development Code (UDC). The purpose of the zoning ordinance amendment is to modify, clean up, and add specitlc sections to the UDC that Staff believes will make the implementation and use of the UDC more understandable and enforceable. Please see Section VII below for a complete list of the proposed UDC amendments. II. SUMMARY RECOMMENDATION Staff is recommending approval of the proposed text amendments to the UDC based on the detailed analysis provided below and the Findings of Fact and Conclusions of Law listed in Exhibit B. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number ZOA-09-003 as presented in the staff report for the hearing date of December 3, 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 ZOA-09-003 as presented during the hearing on December 3, 2009 for the following reasons: (You should state specific reasons for denial.) Continuance After considering all staff, applicant and public testimony, I move to continue File Number ZOA-09- 003, to (insert specific hearing date), and direct staff to make the following changes: (insert comments here.) IV. APPLICATION FACTS A. Site Address/Location: NA B. Applicant: City of Meridian Planning Department 33 E. Broadway Avenue, Ste. 210 Meridian, Idaho 83642 C. Applicant's Statement/Justification: Since its implementation on September 15, 2005, Staff has requested several other amendments to the UDC. Staff continuously tracks the UDC in order to identify issues that hinder the code's ability to function efficiently. See applicant's narrative for more information. V. PROCESS FACTS A. The subject application will in fact constitute a Unified Development Code amendment as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the Planning & Zoning Commission and City Council on this matter. B. Newspaper notifications published on: November 16'x', and November 30°', 2009 C. A public service announcement was broadcast faxed on December 8, 2009 regarding this application. VI. COMPREHENSIVE PLAN POLICIES AND GOALS The City's Comprehensive Plan is a vision and policy document for guiding development and the transportation needs in the City of Meridian. Staff finds that the subject Unified Development Code Amendment complies with and furthers the goals and objectives of the 2002 Comprehensive Plan. The specific objectives and actions that support the proposed amendment are listed below: • "Amend the zoning ordinance and map to implement the provisions of this plan" (referring to comprehensive plan). (Chapter VII, Goal II, Objective A, Action 5, page 111) • "Eliminate vague/unclear standards in development ordinances." (Chapter VII, Goal V, Objective C, Action 5) The column marked "Reason for Change" indicates the intended purpose of the text amendment. Staff finds that the intended purposes of the subject ZOA application are harmonious with and in accordance with the applicable objectives of the Comprehensive Plan. VII. UNIFIED DEVELOPMENT CODE Staff has identified specific sections of the UDC that should be amended for the code to function efficiently and to more appropriately meet the needs of our customers. Because we have bundled many of the "clean up" amendments in this application, it affects numerous sections of the UDC: Chapter 1 Article A: Definitions Chapter 2 Article A: Residential Districts Chapter 2 Article B: Commercial Districts Chapter 2 Article C: Industrial Districts Chapter 2 Article D: Traditional Neighborhood Districts Chapter 3 Article A: Standard Regulations in all Districts Chapter 3 Article B: Landscaping Requirements Chapter 3 Article G: Common Open Space and Site Amenity Requirements Chapter 3 Article H: Development along Federal and State Highways Chapter 4: Specific Use Standards Chapter 5 Article A: General Provisions (Administration) Chapter 5 Article B: Specific Provisions (Administration) Chapter 6 Article B: Subdivision Process Chapter 6 Article C: Subdivision Design and Improvement Standards Staff believes the changes proposed in this report represent changes that will make the implementation and use of the UDC more understandable, equitable and enforceable. The Planning Department Staff is proposing to amend certain UDC sections as follows: (An explanation of the reason for the proposed change(s) is included in the far right column under Reason for Change. In addition to the requested revisions to the UDC contained in the applicant's narrative, staff recommends additional subsequent revisions as noted in bold text below.) Section Text Reason for Change 11-1A-1 ACCESSORY STRUCTURE: A detached structure in a residential base zoning district that is incidental and subordinate to the principal structure and is located upon the same property. The term accessory structure shall include, but not be Clean-up limited to, the following: private garage, storage structure, workshop, and/or greenhouse. The term shall not include additional structures for approved public, commercial, or industrial uses. 11-1A-1 PATHWAY: Pathway shall include, but not be limited to, micropathways and Applying same standards to multiuse pathways as herein defined. multiuse pathways as micro athwa s. 11-2A-2 Recreational vehicle park Clean-up Table 11-2A-3E.1 The maximum height limitations shall not apply to the following architectural Remove spires from features not intended for human occupation: steer steeple, belfry, cupola, architectural features that have chimney. Such architectural features shall have a maximum height limit of a maximum height limit. twent feet 20' as measured from the roofline. 11-2A-3E.2 The maximum height limitations shall not apply to the following: spire, amateur radio antenna; bridge tower; fire and hose tower; observation tower; power line Allow spires to be exempt from tower; smokestack; water tank or tower; ventilator; windmill; wireless maximum height limitations. communication facility, or other commercial or personal tower and/or antenna structure; or other appurtenances usually required to be placed above the level of the ground and not intended for human occupancy. 11-2B-2 Home occupations "A" (Accessory Use) in C-N, C-C, C-G, and L-0 districts Allow for home occupations in Table and "-" (Prohibited) in the M-E and H-E districts. multi-family & vertically inte rated residential ro'ects 11-26-3 M-E H-E This was done before design Table Landscape buffer to residential uses (in feet)3 °°~-^. 25 25 guidelines were in place. Notes: 11-2B-3A.3a The maximum height limitations shall not apply to the following architectural Remove spires from features not intended for human occupation: der steeple, belfry, cupola, architectural features that have chimney. Such architectural features shall have a maximum height limit of a maximum height limit. twenty feet (20' as measured from the roofline. 11-26-3A.3b The maximum height limitations shall not apply to the following: spire, amateur radio antenna; bridge tower; fire and hose tower; observation tower; power line Allow spires to be exempt from tower; smokestack; water tank or tower; ventilator; windmill; wireless maximum height limitations. communication facility, or other commercial or personal tower and/or antenna structure; or other appurtenances usually required to be placed above the level of the ground and not intended for human occupanc . 11-2C-3 Landscape buffer to ~+al residential uses (in feet) 25 I-L and 40 I-H Except for residential, commercial/light industrial Table Landscape buffer to nonindustrial uses (in feet) 0 I-L and 40 I-H uses are similar; no buffer to nonindustrial uses in I-L district based on Council's past actions. 11-2C-3A2a The maximum height limitations shall not apply to the following architectural Remove spires from features not intended for human occupation: s~sr steeple, belfry, cupola, architectural features that have chimney. Such architectural features shall have a maximum height limit of a maximum height limit. twent feet 20' as measured from the roofline. 11-2C-3A2b The maximum height limitations shall not apply to the following: s ire amateur radio antenna; bridge tower; fire and hose tower; observation tower; power line Allow spires to be exempt from tower; smokestack; water tank or tower; ventilator; windmill; wireless maximum height limitations. communication facility, or other commercial or personal tower and/or antenna structure; or other appurtenances usually required to be placed above the level of the round and not intended for human occupanc . 11-2D-3B1 The maximum height limitations shall not apply to the following architectural Remove spires from features not intended for human occupation: steer steeple, belfry, cupola, architectural features that have chimney. Such architectural features shall have a maximum height limit of a maximum height limit. twenty feet 20' as measured from the roofline. 11-2D-3B2 The maximum height limitations shall not apply to the following: spire, amateur radio antenna; bridge tower; fire and hose tower; observation tower; power line Allow spires to be exempt from tower; smokestack; water tank or tower; ventilator; windmill; wireless maximum height limitations. communication facility, or other commercial or personal tower and/or antenna structure; or other appurtenances usually required to be placed above the level of the round and not intended for human occu anc . 11-2D-3C2 Block length: No block face shall have a length greater than five hundred feet (500') without an ~edisated intersecting street or alley, e~-pe--blesk Consistent with changes f~^° shell h~„° ~ ~nnn4h nrne4nr 4hen civ hnnrlr°rl f°°4 ~ann~~ ..,,+hn..+ , ro osed to 11.6C-3F below p p . except as allowed in 11-6C-3F3. titles 11-3A-4 The accumulation of junk on any property ^^+ m°°}inn +{~° r°ni iir°m°n#c of is Consistent with changes to rohibited exce t as rovided in section 11-4-3-40 of this title ' outdoor stora e 11-3A-7A3 Barbed wire fencing shall be prohibited, except in the C-C, C-G, M-E, I-L, and I- Include previously approved H districts ... M-E district 11-3A-7A7 Regulations for fences along rs~aths athwa s and common open space Applying same standards to areas are set forth below: multiuse pathways as micro athwa s. 11-3A-7A7b Fences adjacent to all repathways and common open space shall be:. , . Applying same standards to multiuse pathways as micro athwa s. 11-3A-7A7c These restrictions are intended to apply to fencing along interior common open Applying same standards to space areas and ~isre~atfis atp hways. They are not intended to apply to street multiuse pathways as buffers or entryway landscaping strips. These restrictions are not intended to micropathways. require fencing on interior common open space. 11-3A-7A11 Where screening is required in this title, chainlink fencing with or without slats This already exists under 11- does not qualify as a screening material. 36-5M -add to fencing standards also. 11-3A-7B Additional standards in the C-N, C-C, C-G, M-E, H-E, I-L, and I-H districts:... Include previously approved M-E & H-E districts. 11-3A-7B2 ~ .Rear yard of alley accessed Include fencing standard for properties and alley side yard properties: All fences yards that abut an alley. y~ adloining an alley shall be open vision. ~°^,-~-~".g:: and be set back a minimum of five feet 5' from the alle measured from ro ert line . 11-3A-8 PATHWAYS: Applying same standards to multiuse pathways as micropathways. 11 3A 8B The design and construction of multiuse pathways shall be consistent with the Update to reflect current - - guidelines contained in Chapter 3 of the ~ pathways plan & construction ~~lae Meridian Pathwa s Master Plan std standards rovio~uinn mul4iu^o n•~4huirni rJocinne 11-3A-10A Fire Hazard; Any activity involving the use or storage of flammable or Clean-up explosive materials shall be protected by adequate firefighting and fire prevention equipment and by such safety devices as are normally used in the handling of any such materials. Such hazards shall be kept removed from adjacent activities to a distance that is compatible with the potential danger involved as specified in the ~n+#er~ international fire code, title 5 of this code and the National Tire Drn+nr4inn Fire Protection Association publications. 11-3A-101 Safety: Any development or activity that creates a public safety hazard, as Added to provide code basis determined by the police department, that is potentially harmful to the health, for Police Department safety, and/or welfare of persons and/or property shall be prohibited. conditions of approval related to safet . 11-3A-19A2 ~eieFand Materials: Clean-up (standards do not relate to color 11-3A-19A3 Parking Lots: In implementing this standard, a. For properties greater than two (2) acres in size, Alno more than fifty percent staff has found that smaller (50%) of the total off street parking area for the site shall be located between Properties cannot meet the building facades and abutting streets. requirement. This amendment allows more flexibility in site b. For properties two (2) acres or less in size, a maximum of a single drive aisle design for smaller properties. with parking on one or both sides shall be allowed between the building facades and abutting streets. All other off street parking areas shall not be located between the buildin facades and abuttin streets. 11-3A-20 TRAVELING SLEEPING QUARTERS: Do^ro~+inn „ohi^~o^ onr~ on~iinmon# No motor vehicle or trailer including, but not limited to, travel trailers, fifth wheels, recreational vehicles, and/or motor coaches, ~^~'~„u }~;+~ shall +aet be used as a Clean-up at the residence or as living quarters tlaiess except within an approved ~eur~-ef recommendation of our legal recreational vehicle park. No recreational equipment, including but not limited to, staff. tents, tee-pees, surfs, and/or huts, shall be used as a residence or as living uarters. 11-3B-7C1c Width Reduction: In a development where the required street buffer width results Clarify that a landscape plan is in an otherwise unavoidable hardship to the property, a written request fora required to demonstrate the buffer reduction may be submitted through the alternative compliance process in intent of the buffer is met & accord with chapter 5, "Administration", of this title. The request shall building setbacks still apply if demonstrate evidence of the hardship caused by the required street buffer and the width of the buffer is propose a specific alternative width landscape plan that meets or exceeds the reduced. intent of the required buffer. In no case shall the width be reduced to less than ten percent (10%) of the depth of the lot, except in the Old Town district. A reduction to the buffer width shall not affect building setbacks; all structures shall be set back from the property line a minimum of the buffer width required in the applicable zoning district. 11-3B-7C3 ~+r°~~ Buffer Landscaping Materials: Clean-up to be more consistent with subsection C. 11-3B-7C6 Impervious Surfaces: Allowed impervious surfaces within the landscape buffer Allow for outdoor seating include driveways, outdoor seating, signs and walkways. Vehicle display pads within buffer areas. are prohibited in the required buffer. 11-36-862 For parking lot ronment reconstruction, exclusive of sealing, striping, or re- This will require landscaping to avin ° all c rrent be installed for all a ki l t , u p r ng o landscape standards of this section shall be met, unless approved as set forth in reconstruction w/exceptions 11-16-4. onl as noted. 11-3B-9A Purpose: The requirements in this section shall apply to the landscape buffer to residential and/or non-industrial uses in table 11-2B-3, section 11-26-3, and s# Revised consistent with the changes to Table 11-2C-3 }hic fi4~o onrl #ho lonrlcrono hiiffor+n nnninfliic4riol „~o~ .n table 11-2C-3, section noted above. 11-2C-3 of this title.. . 11-3B-9B Applicability: The landscape buffer is required in the C-N, C-C, C-G, aad L-0 M- Revised consistent with the E, H-E, and I-L districts on any parcel sharing a contiguous lot line with a changes to Tables 11-2B-3 & residential land use. The landscape buffer is required in the 1-L-~ar~ I-H districts 11-2C-3 noted above. on an ro ert sharin a Conti uous lot line with a nonindustrial use. 11-3B-9C1a Mix of Materials: All buffer areas shall be comprised of, but not limited to, a mix Clarification that fences, walls, of evergreen and deciduous trees, shrubs, lawn, or other vegetative ground & berms are only allowed cover. Fences, walls and berms may also be incorporated into the buffer area as within the buffer when used as set forth in 11-3B-7C2c. decorative landscape elements, otherwise they're required to be on the interior ed a of the street buffer. 11-3B-9C1c Buffer Wall and/or Fence: Where existing or proposed adjacent land uses cannot be adequately buffered with plant material(s), the city may require inclusion of a wall, fence, or other type of screen that mitigates noise and/or Simplify unsightly uses. If a wall or fence at least six feet (6') tall is provided, the planting requirement may be reduced to a+r,east a minimum of one tree per thirty five (35) linear feet, lus shrubs, lawn, or other ve etative round cover. 11-3B-9C2 Minimum Buffer Size: The size width of the buffer is determined by the district in Allow for the width of the buffer which the property is located, unless such width is otherwise walve~ modified to be modified by City Council ry city council at a public hearing with notice to surrounding property owners. through the public hearing The tables of dimensional standards for each district in accord with chapter 2, process. "District Regulations", of this title establish the minimum buffer size. A reduction to the buffer width shall not affect building setbacks; all structures shall be set Clarify that building setbacks back from the property line a minimum of the buffer width required in the still apply if the width of the a licable zonin district. buffer is reduced. 11-3B-9C~ ' covered under 11-38- Alread y 12 . huf{or droll ho nlnn4orl Dui#h ~+ m'nimi ~m of nno 4roo nor #hirF~i fivo /Z~.1 linoor T h o . s ^ ^ } i~Y 11-3B-10C7 Incentives: The director may allow a reduction up to ten percent (10%) of the required parking spaces to accommodate existing trees through the alternative Clean-up compliance process in accord with chapter 5, "Administration", of this title. Approval of t#e an alternative compliance application for a reduction in required parkin shall be obtained prior to submittal of plans. 11-36-12 19PATHWAY LANDSCAPING: Applying same standards to multiuse pathways as micropathwa s. 11-36-12A Purpose: The purpose of this section is to promote trees and other landscaping Applying same standards to along mlc~spathways developed within the city. The required landscaping will multiuse pathways as provide shade and visual interest along the ralsrepathways. micropathways. 11-3B-12B Applicability: Wheerever reiefepathways are installed and/or required, the Applying same standards to landscaping standards within this section shall apply. multiuse pathways as micro athwa s. 11-3B-12C1 Planter Width: A landscape strip a minimum of five feet (5') wide shall be provided along ei#her each side of the a~lc~epathway. Designs are encouraged in Applying same standards to which the width of the landscape ~#er s~~ alternates varies ~~^^^ °i~hor ~~,+o multiuse pathways as s# aed to rovides additional width to-alisw trees to 13e lanted micro athwa s. trees farther from the pathway, preventing root damage~e--tie-bath. The minimum width of the landscape strip shall be two feet (2') to allow for Allowance for variation in the maintenance of the pathway. Alternative compliance as set forth in 11-56-5 shall width of the landscape strip not be required to meander the pathway as long as a total width of ten feet (10') along pathways. of landsca in is maintained alon the athwa . 11-3B-12C2 Required Plants: The landscape t~+##er~s strips shall be planted with a f~}n+a Allow for a lesser amount of ~~~ linoor foo+ of of+hnr cv+n of +ho mix of trees to be lanted alon ~~ p g m+c~spat~way-and trees, shrubs, lawn, and/or other vegetative ground cover. pathways (1 tree per 35' linear There shall be a minimum of one (1) tree per one hundred (100) linear feet of feet is currently required). pathway. If this calculation results in a fraction of five (5) or greater, round up to an additional tree; if the calculation results in a fraction less than five (5), round the number down. 11-3B-12C3 Improvements: The pathways shall be paved with twe three inches (~3") of Consistent with construction asphaltic concrete or equivalent. standards in Pathways Master Plan. 11-36-12C8 Fences: See section 11-3A-7 of this chapter for misrepathway fencing Applying same standards to standards. multiuse pathways as micro athwa s. 11-3G-3A1 The total land area of all common open space that meets the standards as set Refers to qualifications for forth in subsection B shall equal or exceed ten percent (10%) of the gross land open space. area of the development. 11-3G-3A2 One additional site amenity that meets the standards as set forth in subsection C Refers to qualifications for site shall be re uired for each additional twent 20 acres of develo ment area. amenities. 11-3G-365a The parkway +s-a meets the minimum r,f o;,.h+ foe+ ~Q~~ ~n width frnm c+roo+ ri~rh Allows for varying widths of +" °~'ro-~-^~;dewatl~ standard as set forth in 11-3A-17E. parkways to be counted toward the open space re uirement. 11-3H-4D Noise abatement shall be required for residential and other noise sensitive uses Requires noise abatement for including but not limited to, education institutnons, churches or places of religious other noise sensitive uses in worship, libraries andlor hospitals ad~oiininq state hi hways: addition to residential uses. 11-4-3-1A All animals shall be indoors at all times, ex<;e~t when being exercised. At such Allows for animals being times animals shall be under the supervisions and direct control of a caretaker. treated at an animal care facility to be exercised outdoors under supervision. 11-4-3-11A Adrive-through establishment shall be an accessory use where the drive- Allows for adrive-through through facility (including stacking lanes, speaker and/or order area, pick up adjacent to an arterial street to windows, and exit lanes) is: 1~ not within three hundred feet (300') of another not have to go through the drive-through facility) er a residential district) or an existing residences or 2 CUP process. (The street separated by an arterial street from anw another drive-through facility, a serves as a buffer.) residential district or ar} existing residence. Gtherwise a conditional use permit is re uired. 11-4-3-15 EQUIPMENT RENTAL, SALES AND SERVICE: All repair activities (including, Clarification (Consistent with but not limited to, open pits and lifts) shall occur within an enclosed structure. 11-3B-7C6 above.) Equipment display areas are prohibited in the required landscape buffers. 11-4-3-21K The home occupation shall only be allowed as an accessory use to an allowed Clarification residential use. 11-4-3-38E - Vehicle display pads are prohibited in the required landscape buffers. Clarification (Consistent with 11-36-7C6 above. 11-4-3-40A , .All outdoor storage of material, equipment, Revised at the request of the invento and/or su lies shall be conducted in an order) manner. It shall be attorne s. unlawful to conduct outdoor storage of materials, equipment inventory and/or supplies in a manner that: 1. Creates a public nuisance visual blight or acoustic impacts. 2. Blocks im edes or overla s an sidewalks and/or vehicular traffic. 11 4 3 40C - - - walled-area: Outdoor storage of materials equipment, inventory, and/or supplies shall be incorporated into the overall design of buildings and site landscaping so Revised at the request of the that the visual impacts of these functions are fully contained and screened from attorneys. view of adjacent properties and/or public streets by a solid fence andlor wall with a maximum height of 8 feet (8'). Such fence andlor wall shall be constructed of complimentary or of similar design and materials of the primary structure. No ~sr materialsl equipment inventory, and/or supplies shall be stored so the exceed the hei ht of the fence or wall. 11-5A-6C °ft°r r°^°i^' ^' ° ~°^„°°+ All requests for review of the action of the director or commission, the-sstmc+l shall k~eld re uire a de novo public hearing before the Clean-up city council as set forth in section 11-5A-5 to reach a decision to uphold or overrule the action. 11-56-3F3 A modification to the development agreement may be initiated prior to signature Allowance for the DA to be of the agreement by all parties and/or may be requested to extend the time modified or extended prior to allowed for the agreement to be signed and returned to the city if filed prior to the end of the allowed period. the end of the one ear eriod. 11-5B-5 Consistent with changes Table proposed to 11-2D-3C2 & 11- 6C-3F 11-56-5C2 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 develepmer~ Clean-up °~~ tannin de artment. 11-56-5E Required Findings: In order to grant approval for an alternative compliance Clean-up application, the director shall determine the followin 11-56-6F2 For conditional use permits that also require platting, the final plat must be Clean-up (Consistent with 11- ressrded si ned b the Cit En ineer within this ei hteen 18 month period. 66-7 11-5B-861 Administrative design review shall be required for all new commercial, industrial, institutional, public or quasi-public development subject to the~ellew+ng apprevaf~ conditional use, certificate of zoning compliance and/or building Exempts certain structures permit; approval except development meeting one or both of the following from design review. standards shall be exempt: a. The structure and/or addition is fully screened from view from all abutting property lines; andlor b. The structure and/or addition is less than one hundred and twenty (120) square feet in area and is not visible from a public street, private street, or abutting residence. 11-5B-8C2 For projects requiring only certificate of zoning compliance approval, the Clean-up applicant shall submit a written application for administrative design review ~ie~-ta-er concurrent with the certificate of zoning compliance application. 11.66-8C3 Upon determination by the director that the final property boundary Clean-up adjustment is in conformance with this article, a ^°r~ifi^.,•° of ~nninn ser~4+ar~ce letter of approval shall be issued. 11-6C-3F F. Blocks Face: Block face shall be measured from the centerline to centerline of roadways and/or pathways as appropriate. 1. In the residential districts, no block face shall be more than seven hundred fifty feet (750') in length without an intersecting street or alley, sr~e--bleEk nr~or +h~+n nno +hniicnnrl +hroo hnni+rni+ foo+ fa~~ chill h~+vo ~+ I°nn+h Allows for block faces to exceed the maximum length allowed under certain circumstances with City Council approval (currently, a variance is required) ~~ . except as allowed in subsection 3 below. 2. In the TN-C and TN-R districts, no block face shall be more than five hundred feet (500') in length without an intersecting street or alley, erne--f3lesk-face ce~eEtiea except as allowed in subsection 3 below. A#geo~blerL I pro ollnuiorl +n nvrnnrl +ivn hnnr+rorl +oo+ i~nn~~ i+ is ~n+inino+or+ +h o+ mne+ i nnnlirnn+ nrnnneoc hlnnL lone+hc nron+or +hon +ivo hunrlrorl foo+ /~nn'1 +ho ~~nn~~ hlnnLe nnr) chnll rlomnne+rn+o +h n+ +ho r+ocinn mon+c +ho nurnnm c~~cn+ n ~ T~I t~ ~r e n~ iTar n aved n~tv--v °~i r-E r v~~t{~n + R ~ ~ r r c 9 ~ rn ~ o ~ v n n +h i 3. Where block design is constrained by an abutting arterial street, limited access street, steep slopes a large waterway and/or a large irrigation facility, the City Council may approve a pedestrian connection in lieu of a connecting street or alley at the time of preliminary and/or final plat approval. The pedestrian connection shall provide access from within the subdivision to one or more of the following: a common open space area, pathway, or street within the subdivision a common open space area, pathway, or street within an abutting subdivision a public open space or meeting area; or a street landscape buffer (excluding such buffers along a limited access highways). 4. Although block face lengths are allowed to exceed the maximum as set forth in this section, it is anticipated that most blocks will not exceed the requirement. Where an applicant proposes block faces that exceed the allowed length, the applicant shall provide written justification as to why the protect cannot accommodate the smaller block faces as required in this section. VIII. EXHIBIT A. Required Findings from the Unified Development Code Exhibit A -Required Findings from Unified Development Code 1. Unified Development Code Text Amendments: 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: A. The text amendment complies with the applicable provisions of the comprehensive plan; Staff finds that the proposed zoning ordinance amendment complies with the applicable (limited) provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 6, of the Staff Report for more information. B. The text amendment shall not be materially detrimental to the public health, safety, and welfare; and Staff finds that the proposed zoning ordinance amendment will not be detrimental to the public health, safety or welfare. C. The text 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. Staff finds that the proposed zoning ordinance amendment does not propose any significant changes to how public utilities and services are provided 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.