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PZ - Staff ReportEasy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 1 STAFF REPORT HEARING DATE: October 15, 2015 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: RZ-15-012; PP-15-016; CUP-15-017 – Easy Jet I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Reginald Jones, has submitted an application for a rezone (RZ) of 6.55 acres of land from the R-4 to the R-15 (4.93 acres) and L-O (1.62 acres) zoning districts; a preliminary plat (PP) consisting of 3 multi-family building lots, 2 commercial/office building lots and 1 common lot on 5.41 acres of land; and a conditional use permit (CUP) for an office and multi-family development consisting of 64 residential dwelling units in the L-O and R-15 zoning districts respectively. See Section VIII, Analysis, for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed RZ, PP and CUP applications with the conditions of approval in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D of the Staff Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval of File Numbers RZ-15-012; PP-15-016; and CUP-15-017 as presented in the staff report for the hearing date of October 15, 2015, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial of File Numbers RZ-15-012; PP-15-016; and CUP-15-017, as presented during the hearing on October 15, 2015, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Numbers RZ-15-012; PP-15-016; and CUP-15-017 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 property is located at 2750 S. Eagle Road at the southeast corner of S. Eagle Road and E. Easy Jet Drive, in the southwest ¼ of Section 21, Township 3 North, Range 1 East. Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 2 B. Applicant: Reginald Jones P.O. Box 140077 Garden City, ID 83714 C. Owner: Same as applicant D. Representative: Kristi Watkins, J-U-B Engineers, Inc. 250 S. Beechwood, Ste. 201 Boise, ID 83709 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a rezone, preliminary plat and conditional use permit which requires a public hearing before the Planning & Zoning Commission and City Council, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: October 12, 2015 C. Radius notices mailed to properties within 300 feet on: September 24, 2015 D. Applicant posted notice on site by: September 20, 2015 VI. LAND USE A. Existing Land Use(s) & Zoning: This site consists of vacant/undeveloped land, zoned R-4. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Offices, zoned L-O South: Rural residential home, zoned RUT in Ada County East: Single-family homes in Sutherland Farm Subdivision, zoned R-4 West: S. Eagle Road and single-family homes in Thousand Springs Subdivision, zoned R-4 C. History of Previous Actions: In 2002, the subject property received the following approvals as part of the larger Sutherland Farm development:  Annexation and zoning with an R-4 zoning district. A total of 127.74 acres of land was annexed with the R-4, L-O and C-G zoning districts with the requirement of a development agreement (DA), recorded as Instrument No. 102143307 (AZ-02-004, Ord. #02-982). [The DA was amended in 2004 to change the approved land use on 16.1 acres of land (preliminary platted as Lots 5, and 8-11, Block 1) from office/multi-family to single-family residential (Sutherland Farm Subdivision No. 4) and the property was rezoned from R-4 to R- 8 (RZ-04-006; Inst. #104112888). In 2014, the DA was amended again to remove the Citadel Storage property (preliminary platted as Lots 3 and 4, Block 1) from the agreement (RZ-14-004; Inst. #2014-092383)]; Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 3  Preliminary plat which encompassed the entire Sutherland Farm development and consisted of a total of 308 building lots and 30 other lots on 127.64 acres of land (PP-02- 004);  Conditional use permit for a planned development which consisted of a mix of residential, office and commercial uses [260 single-family residential detached lots, 32 single-family attached (townhome) lots, 11 office/multi-family residential lots, and 5 commercial lots] (CUP-02-005). The planned unit development conceptually approved offices and multi-family housing as a land use exception in the R-4 zoning district under Meridian City Code 12-6-3 in effect at that time; detailed approval of the planned development through a conditional use permit was required prior to construction of the office and multi-family structures. The office/multi-family uses were anticipated to develop in the final two phases of development. There were no restrictions on the number of units, square footage of structures, building height or number of stories that could be constructed. [The conditional use permit was modified in 2004 (CUP-04-009) which eliminated 5 of the office/multi-family lots (preliminary platted as Lots 5 and 8-11, Block 1) and added 47 new single-family residential building lots in their place (Sutherland Farm Subdivision No. 4). In 2014, the conditional use permit was modified again (CUP-14-007) which eliminated 2 more of the office/multi-family lots and allowed the development of a self-service storage facility (Citadel Storage) instead. Of the 11 office/multi-family lots that were originally approved for such uses, only the subject 4 lots (Lots 3 and 4, Block 5 and Lots 11 and 12, Block 6) remain.] The Findings approved by City Council in 2002 state, “It is found that the office/multiple- family housing uses are strongly related to the primary use of the development (R-4). The office uses will provide services (medical, dental, optical, etc.) that will be complementary to the residents of the subdivision. The mixing of residential uses and commercial uses will encourage the office development to be constructed in a manner that will be pedestrian friendly. High-density housing will provide an immediate consumer base for the office development.” (See findings for more information.) D. Utilities: Location of sewer: A sanitary sewer main intended to serve the subject site exists directly to the north in E. Easy Jet Drive. Location of water: A water main intended to serve the subject site exists directly to the north in north in E. Easy Jet Drive. Issues or concerns: Applicant shall be required to install an additional water main connection at the east end of the project to complete a loop out to the existing main in E. Easy Jet Drive. E. Physical Features: 1. Canals/Ditches Irrigation: There are a couple of irrigation ditches that cross this site. 2. Hazards: Staff is unaware of any hazards that may exist on this site. 3. Flood Plain: This property does not lie within the floodplain or flood way. Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 4 VII. COMPREHENSIVE PLAN ANALYSIS This site is designated Mixed Use – Community (MU-C) on the Comprehensive Plan Future Land Use Map (FLUM). The purpose of MU-C designated areas is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings. All developments should have a mix of at least three land use types. Residential uses should comprise a minimum of 20% of the development area at densities ranging from 6 to 15 dwelling units per acre (d.u./acre). Non-residential buildings should be proportional to and blend in with adjacent residential buildings. See Comprehensive Plan for more information (pages 27-28). The following items are considered when reviewing development applications in Mixed Use areas: (Staff’s analysis in italics)  Residential densities should be a minimum of 6 dwelling units/acre. The proposed development is 15 dwelling units/acre.  Multi-family residential development is encouraged adjacent to SH-55 (Eagle Road). This project lies just south of SH-55 on S. Eagle Road.  A conceptual development plan should be included in the application for the entire mixed use area. A concept plan is only included for the subject property as the abutting property to the south is under different ownership.  In developments where multiple office buildings are proposed, the buildings should be arranged to create some form of common, usable area, such as a plaza or green space. A courtyard area is proposed on the site plan near the office buildings.  A transitional use and/or landscaped buffering should be provided between commercial and existing low-density development. Staff recommends a 20-foot wide buffer is provided on the L-O zoned office property adjacent to the rural residential property to the south.  A mixed use project should include at least 3 types of land uses; exceptions may be granted for smaller sites on a case by case basis. The proposed project incorporates 2 types of land uses – office and multi-family residential; because this site is only 5.4 acres in size, staff is not recommending another use be provided. This site combined with the MU-C designated property to the north, which consists of a self-service storage facility and medical offices, and future development to the south, contributes to the variety of uses desired in mixed use areas.  Community-serving facilities such as hospitals, churches, schools, parks, daycares, civic buildings, or public safety facilities are expected in larger mixed use developments. This is not applicable as this is a smaller mixed use development.  Supportive and proportional public and/or quasi-public spaces and places including but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools are expected. This is not feasible as this is a smaller mixed use development.  All mixed use projects should be directly accessible to neighborhoods within the section by both vehicles and pedestrians. An arterial and local street abuts this site, with a signal at the intersection making it easily accessible by vehicles from nearby neighborhoods. Pedestrian sidewalks are installed along the frontage of the site for pedestrian access; staff also recommends a pedestrian pathway stub is provided from the multi-family portion of the development to the south and a vehicular driveway stub is also provided from the office portion of the site to the south for future interconnectivity. Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 5  Street sections consistent with the Ada County Highway District Master Street Map are required within the UDC. No streets are proposed within this development. The applicant proposes to rezone the site to the L-O and R-15 zoning districts and develop the site with two (2) 4,986 square foot office buildings and 64 multi-family residential units. Neighborhood- scale professional offices and multi-family developments, as well as the proposed L-O and R-15 zoning districts, are deemed appropriate uses and zoning in MU-C designated areas per the Comprehensive Plan (pgs. 25 & 28) and should be integrated. The gross density for the multi-family portion of the development is 15 d.u./acre which is within the density desired in MU-C designated areas. The proposed offices and multi-family development will contribute to the mix of uses that already exist in the MU-C designated area (i.e. self-service storage facility and offices). The multi-family portion of the site encompasses 4.25 acres of the 39+/- acres that make up the MU- C designated area which results in approximately 11% residential uses for the overall area so far; approximately 23 acres is yet to be redeveloped. As stated above, residential uses should comprise a minimum of 20% of the MU-C development area. The proposed development consists of approximately ½ of that area which allows for additional multi-family uses to develop to the south. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  “Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B, pg. 56) The development of apartments on this site will provide for various rental options (1, 2 or 3 bedroom units) for a variety of income groups.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F, pg. 45) City services are available to be extended to this site with development.  “Require appropriate landscaping and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.) A 25-foot wide landscaped street buffer is required along S. Eagle Road, a principal arterial street; and a 10-foot wide street buffer already exists along E. Easy Jet Drive, a local street.  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F, pg. 53) The proposed multi-family development should be compatible with existing urban density residential uses to the east and west and rural residential use to the south. A 20-foot wide landscape buffer is required along the south boundary of the L-O zoned property adjacent to the rural residential property.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) No access points are proposed via S. Eagle Road, an arterial street. Two access points are proposed via E. Easy Jet Drive, a local street.  “Locate high-density development, where possible, near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares.” (3.07.02, pg. 55) Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 6 The proposed medium high-density development is located near major access thoroughfares [S. Eagle Road and Interstate 84] and near a segment of the City’s regional pathway system that runs along the Ridenbaugh Canal. VIII. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: REZONE (RZ): The applicant proposes to rezone 6.55 acres of land from the R-4 to the R-15 (4.93 acres) and L-O (1.62 acres) zoning districts. The proposed zoning is consistent with the future land use map designation of MU-C for this site as discussed above. The applicant has submitted a site/landscape plan, included in Exhibit A.3 that depicts an office and multi-family residential development. The proposed uses were conceptually approved on this property in 2002 with the planned development for Sutherland Farm Subdivision. The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be rezoned. The City may require a development agreement (DA) in conjunction with a rezone pursuant to Idaho Code section 67-6511A. Because the proposed uses on this site are consistent with the previously approved planned development, staff is not recommending the existing DA is revised, nor a new DA required. CONDITIONAL USE PERMIT (CUP): A conditional use permit is requested for a multi-family and office development in the R-15 and L-O zoning districts respectively. The UDC (Table 11-2A-2) requires a CUP for a multi-family development in the R-15 district; the previously approved conditional use permit/planned development (CUP-02-005) requires detailed approval of the planned unit development through a conditional use permit for the multi-family and office uses. The multi-family portion of the development consists of a total of 64 dwelling units [(16) 1- bedroom units and (48) 2-3 bedroom units in (1) 2-story building and (2) 3-story buildings] on 4.25 acres of land with a 1,620+/- s.f. clubhouse, play structure an open lawn area and courtyard area. The office portion consists of two 4,986 square foot buildings that front on S. Eagle Road. Dimensional Standards: The proposed development is required to comply with the dimensional standards of the L-O zoning district listed in UDC Table 11-2B-3; the dimensional standards of the R-15 zoning district listed in UDC Table 11-2A-7; and the specific use standards for multi- family developments listed in 11-4-3-27. Staff has reviewed the proposed site plan and found it in compliance with the aforementioned standards, except for the following: a 20-foot wide buffer is required adjacent to the residential use at the south boundary of the L-O zoned property; and a 15-foot rear setback is required in the R-15 district for Buildings A and B. Specific Use Standards: The specific use standards for multi-family developments listed in UDC 11-4-3-27 apply to development of this site as follows:  A minimum of 80 square feet (s.f.) of private useable open space is required to be provided for each unit. Floor plans were submitted for the ground floor units that depict 80 s.f. patios for each unit, 80 s.f. balconies are proposed for the upper units.  Development with 20 units or more are required to provide a property management office, maintenance storage area, central mailbox location (including provisions for parcel mail) that provides safe pedestrian and/or vehicular access, and a directory and map of the development at an entrance or convenient location for those entering the development. As the number of units exceeds 20, the applicant is required to provide the Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 7 aforementioned items for this development. The plans submitted with the Certificate of Zoning Compliance application should depict these items.  At a minimum, 250 s.f. of outdoor common open space is required for each unit containing more than 500 s.f. and up to 1,200 square feet of living area. All of the proposed units (64) are within this square footage range. Therefore, a minimum of 16,000 square feet of common open space is required in accord with the standards listed in UDC 11-4-3-27C. The landscape plan proposes approximately 22,800 s.f. of qualified open space consisting of a 143’ x 70’ +/- open grassy area, a 77’ x 43’ +/- courtyard area, and a common area with a children’s play structure and clubhouse in compliance with this requirement.  For multi-family developments between 20 and 75 units, three (3) amenities are required to be provided with at least one from each category listed in UDC 11-4-3-27D.1. A total of 64 units are proposed, which requires a minimum of 3 amenities to be provided. The applicant proposes a clubhouse, fitness facility, children’s play structure, and a 50’ x 100’ open grassy area in compliance with this requirement.  The architectural character of the structures shall comply with UDC 11-4-3-27E. The proposed elevations include windows and offsetting walls which provide articulation and variety. The main entrances are clearly delineated through the architectural design of the building and are recessed to provide weather protection; lighting and address identification should be provided. Roofs are sloped and have a significant pitch and have a variety of roof planes when viewed from the street. Materials consist of horizontal hardiplank lap siding and vertical hardiboard board and batten siding with rough sawn stained wood detailing; a combination of three different colors is proposed on each building. Another accent material such as stone to match that on the clubhouse building is recommended. The front facades of the structures incorporate a lot of windows which will allow views of the interior activity areas. All roof and wall mounted mechanical, electrical, communications and service equipment should be screened from public view from adjacent public streets and properties. The design of all structures on the site are subject to the design standards listed in UDC 11-3A-19 and the guidelines contained in the Meridian Design Manual (or any updated version thereof) and will be reviewed with the Design Review application(s).  Landscaping is required to comply with UDC 11-4-3-27-F. All street facing elevations shall have landscaping along their foundations as follows: the landscaped area shall be at least 3-feet wide and have an evergreen shrub with a minimum mature height of 24 inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped with ground cover plans. Landscaping is required in accord with this requirement and shall be depicted on the landscape plan submitted with the Certificate of Zoning Compliance application. Landscaping is shown along the foundation on Building C facing S. Nephrite Way but it does not comply with this standard.  The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant shall submit documentation of compliance with this requirement with submittal of the first Certificate of Zoning Compliance application for the multi-family portion of the development. Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 8 Parking: The UDC requires off-street vehicle parking to be provided on the site in accord with the standards listed in 11-3C-6B for non-residential developments and Table 11-3C-6 for multi- family developments. Based on these standards, 20 parking spaces are required for the office portion of the development; 120 parking spaces (64 of those covered) are required for the multi - family portion of the development; and 3 parking spaces are required for the clubhouse for a total of 143 spaces. The site plan depicts 50 spaces for the commercial portion of the development and 139 (23 garage spaces, 69 covered spaces and 47 open spaces) spaces for the residential portion for a total of 189 spaces, which exceeds the required number by 46 spaces. Therefore, the proposed site plan complies with UDC standards for vehicle parking. One bicycle parking space is required to be provided for every 25 proposed vehicle spaces or portion thereof per UDC 11-3C-6G. Based on a total of 189 proposed parking spaces, a minimum of 8 bicycle parking spaces should be provided for the development. There is no bicycle parking facilities depicted on the site plan. Bicycle parking in accord with this requirement should be depicted on the site plan submitted with the Certificate of Zoning Compliance application for both the commercial and residential portions of the development. Multi-Use Pathway: There is not a multi-use pathway designated on this site in the Pathways Master Plan. Transit Services: No transit services are available to serve this site. Landscaping: Street buffer landscaping is required in accord with the standards listed in UDC 11-3B-7 as set forth in UDC Tables 11-2A-7 and 11-2B-3 (see landscaping below under preliminary plat section). A 20-foot wide buffer to residential uses is required along the southern boundary of the L-O zoned portion of the site; landscaping is required in accord with the standards listed in UDC 11-3B-9C. Lighting: All lighting shall comply with the standards listed in UDC 11-3A-11 and shall be designed so as not to trespass beyond the boundaries of the site. Lighting should be installed at the entries of the multi-family structures. Fencing: All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-7. A solid vinyl fence with lattice top exists along the north boundary of the residential property adjacent to southern boundary of the proposed L-O portion of the site; a chainlink fence exists along approximately ½ of the north boundary of the site adjacent to E. Easy Jet Drive; and a solid vinyl fence exists along the east boundary of the site. No new fencing is proposed on the plans. Building Elevations: Four-sided conceptual elevations were submitted for each of the multi- family structures; only the front (south) elevation of the clubhouse was submitted; and no elevations were submitted for the carports, garages or office buildings. Construction materials for the multi-family structures consist of horizontal hardiplank lap siding and vertical hardiboard board and batten siding with rough sawn stained wood detailing; a combination of three different colors is proposed on each building. Materials for the clubhouse consist of the same types of siding with the addition of stone accents on the columns. Staff recommends stone/masonry accents (applied to 50% of the available wall length at a minimum height of 24 inches) are added to the facades of the multi-family structures and clubhouse visible from the street to match the front elevation of the clubhouse and to complement adjacent residences as set forth in the Meridian Design Manual. Additionally, staff recommends the multi-family stairwells are integrated with the building design, have internal circulation and access individual residential units, rather than the open stairwells proposed in accord with the design guidelines in the Meridian Design Manual. Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 9 Design of the future office buildings and construction materials should be consistent with and complement the multi-family structures. The garages and carports should also be consistent in design, colors and materials with the multi-family structures. Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted to ensure that all construction and the establishment of the new use(s) complies with all of the provisions of the UDC prior to application for building permits. For multi-family projects, one or multiple CZC’s can be submitted. Design Review (DES): An Administrative Design Review application is required to be submitted for approval of the proposed structures and site design per UDC 11-5B-8. Development shall comply with the design standards listed in UDC 11-3A-19 and the design guidelines listed in the Meridian Design Manual (or any updated version thereof in effect at the time of application). The DES and CZC application(s) may be submitted concurrently. Note: There has been a substantial amount of public testimony submitted to the City against the proposed multi-family development. The majority of the objections pertain to traffic, the height of the 3-story structures, the density proposed, use of Sutherland Farm Subdivision’s common area by the residents of the development, the multi-family use of the property, etc. (see public testimony contained in the public record for this project for more information). PRELIMINARY PLAT (PP): A preliminary plat is proposed that consists of 3 residential building lots, 2 commercial/office building lots and 1 common/other lot on 5.41 acres of land in the proposed R-15 and L-O zoning districts. Dimensional Standards: The lots in the proposed subdivision are required to comply with the dimensional standards of the L-O zoning district listed in UDC Table 11-2B-3 and the R-15 zoning district listed in UDC Table 11-2A-7. Staff has reviewed the proposed plat and found it in compliance with the aforementioned standards. Access: Two accesses via E. Easy Jet Drive are depicted on the site plan; one to the office development and one to the multi-family development – access between the properties is also provided. A cross-access easement is proposed for all lots in the subdivision. No access via S. Eagle Road is proposed or approved. ACHD approved the two accesses proposed via E. Easy Jet Drive. Staff recommends a cross-access easement is provided to the property to the south (Parcel #S1121336051 for future interconnectivity and to reduce access points on Eagle Road. Landscaping: A minimum 10-foot wide landscaped street buffer is required along E. Easy Jet Drive, a local street, on the L-O zoned portion of the site; and a minimum 25-foot wide buffer is required along S. Eagle Road, an arterial street. A 20-foot wide buffer currently exists along Easy Jet and a 34’+/- buffer is proposed along Eagle, in accord with the standards listed in UDC 11- 3B-7C. Existing landscaping should be shown within the street buffer along Easy Jet on the landscape plan submitted with the Certificate of Zoning Compliance to ensure compliance with the standards listed in UDC 11-3B-7C. The landscaping proposed within the buffer along Eagle complies with these standards. Common Open Space & Site Amenities: Because the residential portion of this site is less than 5 acres in size, the open space and site amenity requirements listed in UDC 11-3G-3 are not applicable. Sidewalks/Pathways: The UDC (11-3A-17) requires a 5-foot wide detached sidewalk along arterial streets (i.e. S. Eagle Road) and a 5-foot wide attached sidewalk along local streets (i.e. E. Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 10 Easy Jet Drive). A 7-foot wide attached sidewalk exists on this site along S. Eagle Road and a 5- foot wide attached sidewalk exists along E. Easy Jet Drive. Staff does not recommend the sidewalk along Eagle Road is removed and reconstructed as a detached sidewalk. For future pedestrian interconnectivity between developments, staff recommends a pedestrian pathway stub/connection is provided at the south boundary of the multi-family portion of the site. Waterways: There are a couple of irrigation ditches that cross this site; staff is unaware if they’ve been piped. If not, they are required to be piped with development of the site as set forth in UDC 11-3A-6. Staff recommends approval of the proposed RZ, PP and CUP with the conditions included in Exhibit B. IX. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Proposed Preliminary Plat (dated: 9/16/15) 3. Proposed Site/Landscape Plan (dated: 9/16/15) 4. Proposed Building Elevations (dated: 10/8/15) B. Agency & Department Comments/Conditions C. Legal Description & Exhibit Map for Rezone D. Required Findings from Unified Development Code Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 11 Exhibit A.1: Vicinity/Zoning Map Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 12 Exhibit A.2: Proposed Preliminary Plat (dated: 9/16/15) Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 13 Exhibit A.3: Proposed Site/Landscape Plan (dated: 9/16/15) Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 14 Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 15 Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 16 Exhibit A.4: Proposed Building Elevations & Floor Plans (dated: 10/8/15) Building ‘A’ Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 17 Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 18 Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 19 Building ‘C’ Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 20 Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 21 Exhibit B: Agency & Department Comments/Conditions 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval 1.1.1 Development of the site shall substantially comply with the site/landscape plan, and building elevations included in Exhibit A, the conditions of approval listed herein, and the provisions of the development agreement (Instrument No. 102143307). 1.1.2 The developer shall comply with the specific use standards for multi-family developments listed in UDC 11-4-3-27; plans submitted with the Certificate of Zoning Compliance and Design Review application(s) shall demonstrate compliance with these items. 1.1.3 Any fencing constructed on the site shall be consistent with the standards as set forth in UDC 11- 3A-7 and 11-3A-6B. 1.1.4 The applicant shall provide amenities as proposed with this application in accord with UDC 11- 3G-3, including a clubhouse, fitness facility, children’s play structure and 50’ x 100’ open grassy area. The site/landscape plan submitted with the Certificate of Zoning Compliance application shall depict these amenities. 1.1.5 Outdoor lighting shall be provided on the site in accord with the standards listed in UDC 11 -3A- 11. Lighting should be installed at the entrances of the buildings. 1.1.6 The applicant shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the multi-family development, including, but not limited to, structures, parking, common areas, and other development features in accord with UDC 11-4- 3-27G. Documentation of compliance with this requirement shall be with submitted with the first Certificate of Zoning Compliance application for the multi-family portion of the development. 1.1.7 Off-street vehicle parking shall be provided on the site in accord with UDC Table 11 -3C-6 for multi-family dwellings and UDC 11-3C-6B for non-residential uses as proposed on the site/landscape plan included in Exhibit A. 1.1. 8 The site/landscape plan(s) submitted with the first Certificate of Zoning Compliance shall include the following: a. A property management office, a maintenance storage area, a central mailbox location (including provisions for parcel mail) that provides safe pedestrian and/or vehicular access, a directory and map of the development at an entrance or convenient location for those entering the development as set forth in UDC 11-4-3-27B.7. b. A detail of the children’s play structure. c. Depict a 20-foot wide buffer to residential uses along the southern boundary of the L-O zoned property in accord with UDC Table 11-2B-3. d. A bicycle rack on the commercial portion of the site capable of holding a minimum of 2 bicycles. e. Bicycle racks on the residential portion of the site capable of holding a minimum of 6 bicycles; more are encouraged. f. All street facing elevations shall have landscaping along their foundations as follows: the landscaped area shall be at least 3-feet wide and have an evergreen shrub with a minimum mature height of 24 inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped with ground cover plants as set forth in UDC 11-4-3-27F. Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 22 g. A 15-foot rear setback is required in the R-15 district for Buildings A and B. h. Include existing landscaping along E. Easy Jet Drive on the plan for the L-O zoned property; landscaping shall comply with the standards listed in UDC 11-3B-7C. i. Provide a pedestrian pathway stub/connection at the south boundary of the multi-family portion of the site. j. Provide a driveway stub at the south boundary of the office portion of the development. 1.1.9 The preliminary plat shall be revised as follows: a. Revise the calculations table to reflect the correct number of residential parking stalls. b. Revise the Lot Setback Requirements table to reflect the correct street landscape buffers (i.e. local street – 10 feet; arterial street – 25 feet; to residential 20 feet) and street setbacks (from local street) (E. Easy Jet is classified as a local street and S. Eagle Road is classified as an arterial street); and the residential density (calculated on only the R-15 zoned property). c. Provide a cross-access easement to the property to the south (Parcel #S1121336051) through a note on the plat or a separate recorded easement. d. Provide a reciprocal cross-access easement for all lots within the subdivision through a note on the plat or a separate recorded agreement. e. Depict a 25-foot wide landscape buffer along S. Eagle Road and a 10-foot wide landscape buffer along E. Easy Jet Drive on the L-O zoned property. 1.1.10 The building elevations submitted with the Certificate of Zoning Compliance application shall incorporate the following: a. Exterior building materials for the multi-family structures shall include a minimum of 3 different material types (and colors), including stone/masonry accents (applied to 50% of the available wall length at a minimum height of 24 inches) on street facing elevations. b. Building materials for the clubhouse and office buildings shall incorporate stone/masonry accents (applied to 50% of the available wall length at a minimum height of 24 inches) on street facing elevations. c. The architectural character of the proposed structures shall comply with the standards listed in UDC 11-3A-19, 11-4-3-27E, and the guidelines contained in the Meridian Design Manual. d. Design of the future office buildings and construction materials should be consistent with and complement the multi-family structures. e. The multi-family stairwells shall be integrated with the building design and shall have internal circulation and access individual residential units, rather than open stairwells as proposed. f. Submit elevations for the carport and garage structures that are consistent in materials and colors with the multi-family structures. 1.1.11 Common open space shall be provided in accord with the standards listed in UDC 11-4-3-27C as shown on the site/landscape plan. A minimum of 16,000 square feet of qualified open space is required; the site plan included in Exhibit A depicts approximately 22,800 s.f. of qualified open space consisting of a courtyard area, open grassy area, and common area containing a clubhouse and children’s play structure. Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 23 1.1.12 Submit floor plans for the multi-family structures that demonstrate compliance with UDC 11-4-3- 27B.3, which requires a minimum of 80 square feet (s.f.) of private useable open space to be provided for each unit. 1.1.13 All roof and wall mounted mechanical, electrical, communications and service equipment shall be screened from public view from the adjacent public streets and properties. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC Chapter 2 District regulations. 1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. 1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I, 11-3B-8C, and Chapter 3 Article C. 1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C (streets). 1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.2.11 Bicycle parking spaces shall be consistent with the design standards set forth in UDC 11-3C-5C. 1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12. 1.2.13 Construct all required landscape areas used for storm water integration consistent with the standards as set forth in UDC 11-3B-11C. 1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set forth in the City of Meridian Design Manual. 1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.3 Ongoing Conditions of Approval 1.3.1 The conditional use may only be transferred or modified consistent with the provisions as set forth in UDC 11-5B-6G. The applicant shall contact Planning Division staff regarding any proposed modification and/or transfer of ownership. 1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.4 Process Conditions of Approval 1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 24 Article D and receive approval for such signs. 1.4.2 The conditional use approval shall be null and void if the applicant fails to 1) commence the use within two years as set forth in UDC 11-5B-6F1 or 2) gain approval of a time extension as set forth in UDC 11-5B-6F4. 1.4.3 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance application and Design Review from the Planning Division, prior to submittal of building permit application(s). 2. PUBLIC WORKS DEPARTMENT 2.1 SITE SPECIFIC CONDITIONS OF APPROVAL 2.1.1 Applicant shall be required to install an additional water main on the east end of the project to complete a loop to the existing main in E. Easy Jet Drive. 2.1.2 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. The street light plan will need to include a Type 1, 250W HPS street light mounted at 35' on a pole with a 12' mast arm. The pole should be 120' south of Easy Jet Way on Eagle Road. Existing street lighting conduit under the sidewalk should be utilized to connect the new light to the lighting circuit at Easy Jet Way. 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall be dedicated using the City of Meridian’s standard forms. Applicant shall submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant shall be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single -point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.2.5 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 25 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.2.6 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.7 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.2.8 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, and acceptable roadway access shall be in place, prior to applying for building permits. 2.2.9 All development improvements, including but not limited to sewer and water, fencing, micro- paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.2.10 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.11 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.13 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.14 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.15 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.16 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.2.17 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.18 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.19 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer’s expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found on the city of meridian Public Works Department’s website at http://www.meridiancity.org/public_works.aspx?id=272. The Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 26 contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 2.2.20 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. POLICE DEPARTMENT 3.1 The Police Department had no concerns with this application. 4. FIRE DEPARTMENT 4.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking Knox box plugs. 4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle. b. Fire hydrants 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 placed 18” above finished grade to the center of the 4 ½” outlets. g. Fire hydrants shall be provided to meet the requirements of 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. 4.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’ outside, per International Fire Code Section 503.2.4. 4.4 All common driveways shall be straight or have a turning radius of 28’ inside and 48’ outside and have a clear driving surface of 20’ in width capable of supporting an imposed weight of 75,000 GVW, per International Fire Code Section 503.2. 4.5 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 4.6 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.4 & D103.6. 4.7 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.8 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical clearance of 13’6 as set forth in International Fire Code Section 503.2.1. 4.9 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J. Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 27 4.10 Maintain a separation of 5’ from the building to the dumpster enclosure as set forth in International Fire Code Section 304.3.3. 4.11 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire Code Section 506. 4.12 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in International Fire Code Section 505.1. 4.13 The applicant shall work with Public Works and Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1. 4.14 All portions of the buildings located on this project must be within 150’ of a paved surface as measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1. 4.15 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in International Fire Code Section 903.2.8. 4.16 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local amendment to the International Fire Code 10-4-2L. 4.17 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets. IFC 102.9 4.18 Buildings over 30’ in height are required to have access roads in accordance with the International Fire Code Appendix D Section D105. 4.19 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141, Section A5.2.18. 5. REPUBLIC SERVICES 5.1 Please submit details of the trash enclosures to Republic Services for review and approval prior to submittal of Certificate of Zoning Compliance application. 6. PARKS DEPARTMENT 6.1 The Parks Department did not submit comments on this development. 7. ADA COUNTY HIGHWAY DISTRICT 7.1. Site Specific Conditions of Approval 7.1.1 Replace any broken or deteriorated portions of curb, gutter, and sidewalk on Eagle Road, Easy Jet, and Nephrite Way abutting the site. 7.1.2 Construct one 30-foot wide driveway onto Easy Jet located approximately 245-feet east of Eagle Road, as proposed. Pave the driveway its full width at least 30 -feet into the site beyond the edge of pavement of Easy Jet. 7.1.3 Payment of impacts fees are due prior to issuance of a building permit. 7.1.4 Comply with all Standard Conditions of Approval. Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 28 7.2 Standard Conditions of Approval 7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way (including all easements). 7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right -of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the AC HD Commission. Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 29 Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 30 Exhibit C: Legal Description & Exhibit Map for Rezone Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 31 Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 32 Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 33 Exhibit D: Required Findings from Unified Development Code 1. REZONE: 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; Staff finds the proposed R-15 and L-O zoning is consistent with the MU-C future land use map designation for this site. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the multi-family residential use proposed in the R-15 district will contribute to the range of housing opportunities available in the City. Further, staff finds the office uses proposed in the L-O district zoning will assist in providing service needs to area residents. 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 materially detrimental to the public health, safety, or welfare. However, Staff recommends that the Commission and Council consider 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 11-5B-3.E). Because this application is for a rezone, this finding is not applicable. 2. PRELIMINARY PLAT: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program; Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 33 Because City water and sewer and any other utilities will be provided by the developer at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Commission or Council’s attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. 3. CONDITIONAL USE PERMIT: The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following, and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that if the site is designed in accord with the site plan in Exhibit A and the conditions of approval in Exhibit B, the site will be large enough to accommodate the proposed use and meet the dimensional and development regulations of the R-15 and L-O zoning districts and the specific use standards for multi-family developments. b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed multi-family residential use in the R-15 district and the proposed office use in the L-O district meet the objectives of the Comprehensive Plan. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds that the general design, construction, operation and maintenance of the multi- family use will be compatible with existing residential and future commercial uses in the vicinity and with the existing and intended character of the vicinity so as to not adversely change the character of the area. Staff recommends that the Commission and Council consider any public testimony that may be presented to determine whether or not the proposal will adversely affect the other properties in the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Easy Jet RZ-15-012; PP-15-016; CUP-15-017 PAGE 34 Staff finds that the proposed development should not adversely affect other property in the vicinity if the applicant complies with all conditions of approval listed in Exhibit B of this staff report and constructs all improvements and operates the use in accordance with the UDC standards. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff finds that sanitary sewer, domestic water and irrigation can be made available to the subject property. Please refer to comments prepared by the Public Works Department, Fire Department, Police Department and other agencies. f. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Staff finds that the applicant will pay to extend the sanitary sewer and water mains into the site. No additional capital facility costs are expected from the City. The applicant and/or future property owners will be required to pay impact fees. g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Staff finds that the proposed development should not involve activities that will create nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this development; however, whenever undeveloped property is developed, the amount of traffic generation does increase. h. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff finds that the proposed development will not result in the destruction, loss or damage of any natural feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware.