Z - Signed Findings C�((IEN
CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW
AND DECISION& ORDER
In the Matter of the Request for Preliminary Plat for 48 building lots (6 single family attached lots,
31 townhome lots,2 detached single-family, and 9 multi-family lots),8 common lots,and 1 other lot,
and a Conditional Use Permit for 36 multi-family units on 9 of these lots on 9.8 acres in the R-15
zoning district,by Jadon Schneider,Bronze Bow Land.
Case No(s).H-2021-0096
For the City Council Hearing Date of: April 5,2022 (Findings on April 19,2022)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of April 5,2022, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of April 5,2022,incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of April 5,2022,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of April 5,2022, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code(I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019, Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
Community Development Department,the Public Works Department and any affected party
requesting notice.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Aviation Subdivision—FILE#H-2021-0096) - 1 -
Item#6.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of April 5,2022, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that:
1. The applicant's request for Preliminary Plat and Conditional Use Permit is hereby approved per
the conditions of approval in the Staff Report for the hearing date of April 5,2022, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-613-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 11-
6B-7C).
Notice of Conditional Use Permit Duration
Please take notice that the conditional use permit,when granted, shall be valid for a maximum
period of two(2)years unless otherwise approved by the City. During this time,the applicant
shall commence the use as permitted in accord with the conditions of approval, satisfy the
requirements set forth in the conditions of approval, and acquire building permits and
commence construction of permanent footings or structures on or in the ground. For
conditional use permits that also require platting,the final plat must be signed by the City
Engineer within this two(2)year period.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.G.1,the Director may authorize a single extension of the time to commence the
use not to exceed one (1)two(2)year period.Additional time extensions up to two(2)years as
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Aviation Subdivision—FILE#H-2021-0096) -2-
Page 167
Item#6.
determined and approved by the City Council may be granted.With all extensions,the Director
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title 11(UDC 11-513-617).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s)and returned to the city within six(6)months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Judicial Review
Pursuant to Idaho Code § 67-6521(1)(d),if this final decision concerns a matter enumerated in Idaho
Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted, including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
G. Attached: Staff Report for the hearing date of April 5,2022.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Aviation Subdivision—FILE#H-2021-0096) -3- Page 168
By action of the City Council at its regular meeting held on the 19th day of April
2022.
COUNCIL PRESIDENT BRAD HOAGLUN VOTED
COUNCIL VICE PRESIDENT JOE BORTON VOTED
COUNCIL MEMBER JESSICA PERREAULT VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER TREG BERNT VOTED
COUNCIL MEMBER LIZ STRADER VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison 4-19-2022
Attest:
Chris Johnson 4-19-2022
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 4-19-2022
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Aviation Subdivision—FILE#H-2021-0096) -4-
►tem#s. EXHIBIT A
STAFF REPORTC� fE COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT I D A H O
HEARING April 5,2022 Legend
DATE:
Project Location m
TO: Mayor&City Council
FROM: Joseph Dodson,Associate Planner _
208-884-5533 - -
SUBJECT: H-2021-0096
Aviation Subdivision
LOCATION: The site is located near the northeast
corner of N. Black Cat Rd. and W.
Franklin Rd., to the north and northeastof Compass Public Charter School,in theOf
SW 1/4 of the SW 1/4 of Section 10,
Township 3N.,Range 1 W.
I. PROJECT DESCRIPTION
Preliminary Plat for 48 building lots (6 single family attached lots, 31 townhome lots,2 detached single-
family,and 9 multi-family lots), 8 common lots, and 1 other lot and a Conditional Use Permit for 36 multi-
family units on 9 lots on 9.8 acres in the R-15 zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 9.8 acres
Future Land Use Designation Medium-High Density Residential(8-12 du/ac)
Existing Land Use(s) Vacant
Proposed Land Use(s) Attached Single-Family Residential(SFR),Detached SFR,
Townhomes,and Multi-family Residential
Lots(#and type;bldg./common) 48 building lots(37 single family attached,2 detae eA
^�6 single family attached lots,31 townhome
lots,2 detached single-family, 9 multi-family); 8 common
lots; 1 other lot(irrigation pump house)—75 total
residential units.
Physical Features(waterways, Purdam Gulch Drain runs diagonal through site from the
hazards,flood plain,hillside) southeast corner to the northwest corner.Applicant
proposes to tile this drain and realign it along the east and
north boundaries to make better utilization of the property.
Neighborhood meeting date;#of September 16,2021,no attendees
attendees:
Page 1
Page 170
Item#6.
Description Details Page
History(previous approvals) H-2018-0048(Compass Charter School AZ,CPAM;DA
Inst.#2018-079763);H-2020-0111 (Aviator Sub. CPAM,
MDA,RZ;DA Inst.#2021-067235).
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD Commission No
Action es/no
Access(Arterial/Collectors/State Access is proposed via extension of W.Aviator Street,
Hwy/Local)(Existing and designated as a towncenter collector street on the Master
Proposed) Street Map(MSM)and within the TMISAP(two travel
lanes and on-street bike lanes).
Access to the lots within the subdivision are proposed via
a new local street that loops through the site and connects
to Aviator in two places;multi-family drive aisles are
proposed to connect to this local street for access to those
units.
Traffic Level of Service Black Cat Road(0' of frontage)—Better than"E"
(474/575 VPH)
W.Aviator Street—no known traffic counts were given by
ACHD.
Stub Street/Interconnectivity/Cross Applicant is proposing to extend W.Aviator Street and
Access bring it through the subject site and stub it to the eastern
property boundary north of the irrigation district pump
station in the southeast corner of the site.
Existing Road Network W.Aviator ends in a temporary turnaround approximately
200 feet along the property's southern boundary.Next
closest street is N.Black Cat Road,an arterial,and is in
the ACHD CIP for widening in 2031-2035.
Proposed Road Improvements W.Aviator extension through the site to the east property
boundary.
ACHD—CIP
Black Cat is listed in the CIP to be widen to 5-lanes from
Franklin to Cherry between 2031-2035.
Black Cat is listed in the CIP to be widen to 5-lanes from
Overland to Franklin between 2036-2040.
Franklin Road is listed in the CIP to be widen to 5-lanes
from McDermott Road to Black Cat between 2026-2030.
Distance to nearest City Park(+ Fuller Park(21.96 acres)— 1.3 miles by foot;
size) approximately 1.7 miles by vehicle.
Fire Service
• Distance to Fire Station 2.5 miles from Station#2
• Fire Response Time Falls outside of the 5-minute response time goal
• Resource Reliability 85%(above the goal of 80%)
• Accessibility As submitted,plat does not meet all requirements—Site
needs secondary emergency access.
• Additional • Because project is at a dead-end road with no
Comments/Concerns secondary access,ALL single family units
constructed will be required to be built with fire
sprinklers.
Page 2
Page 171
Item#6.
Description Details Page
• Aviator Street is currently shown without a
turnaround at its terminus;Applicant will be
required to terminate Aviator with a Fire and
ACHD approved turnaround.
Police Service
• Distance to Station Approximately 4.2 miles from Meridian Police
Department
• Response Time Approximately 4 minute response time to an emergency.
• Call Data Between 12/l/2019- 11/30/2021,the Meridian Police
Department responded to 2,591 calls for service within a
mile of the proposed development.The crime count on the
calls for service was 234.
Between 12/l/2019- 11/30/2021,the Meridian Police
Department responded to 52 crashes within a mile of the
proposed development.
• Additional Concerns Traffic congestion at the intersection of Black Cat and W.
Aviator during peak times at the nearby charter school.
Wastewater
• Distance to Sewer Directly adjacent
Services
• WRRF Declining 14.26
Balance
• Project Consistent Yes
with WW Master
Plan/Facility Plan
• Impacts/concerns • Flow is committed
• Additional 7,500 GPD of flow committed to model
• See Public Works Site Specific Conditions
Water
• Distance to Water Directly adjacent
Services
• Pressure Zone 1
• Estimated Project See application
Water ERU's
• Water Quality None
• Project Consistent Yes
with Water Master
Plan
• Impacts/Concerns See Public Works Site Specific Conditions
Page 3
Page 172
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Item#6.
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 2/15/2022
Radius notification mailed to
properties within 500 feet 2/14/2022
Public hearing notice sign posted
2/17/2021
on site
Nextdoor posting 2/14/2022
V. STAFF ANALYSIS
A. COMPREHENSIVE PLAN/DEVELOPMENT AGREEMENT
The subject 9.8 acres were annexed into the City of Meridian in 2018 with the Compass Charter School
application and also received CPAM approval at that time to change the underlying land use from
medium-high density residential to mixed employment. Later,this 9.8 acre parcel was no longer a part of
the long-term plan for the school and was subsequently sold. In 2020, a new application for a
Comprehensive Plan Map Amendment,Development Agreement Modification, and Rezone were
requested and approved to allow for residential zoning and uses instead of Mixed Employment or other
industrial uses desired in the previous mixed employment designation.With these approvals,the
property was returned to its original future land use of Medium-High Density Residential(MHDR)and
included a new concept plan with a residential development and the proposed and preferred location of
the Aviator Street extension.
The MHDR designation allows for a mix of dwelling types including townhouses,condominiums, and
apartments. Residential gross densities should range from 8 to 12 dwelling units per acre. These areas
are relatively compact within the context of larger neighborhoods and are typically located around or
near mixed use commercial or employment areas to provide convenient access to services and jobs for
residents. Developments need to incorporate high quality architectural design and materials and
thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent
uses and area pathways, attractive landscaping and a project identity. Per the Ten Mile Interchange
Specific Area Plan(TMISAP),MHDR designated areas should include a mix of housing types such as
row houses,townhouses, condominiums, alley-loaded homes, and apartments with higher densities near
MU-C and Employment designated areas transitioning to smaller-scale and lower density buildings as
the distance increases from higher intensity uses.
The Applicant is requesting a Preliminary Plat and Conditional Use Permit to construct a mix of single-
family and multi-family residential units. The Applicant is proposing 7�75 total residential units on the
subject 9.8 acres in the R-15 zoning district which constitutes a gross density of 7-44 7.65 du/ac. This
density does not eamply with the minimum density required w4hin the PA nor-the futtwe!a-nd use
can be rounded up to the minimum of 8 du/ac per provisions within the
Comprehensive Plan. The Apphea-at shoti4d r-&vise the plat to inelude at least one more dwelling tinit
meet the minimum density requirement. Ftwt4o,..n e.o, In addition,the existing DA includes conceptual
floor plans that depict front loaded single-family homes with recessed garages to create a more porch
and pedestrian dominated front fagade on the public local streets. The s4mitte revised conceptual
elevations w44 t4is a,.pliea4ior do not now show compliance eemp! with the elevations and floor plans
included in the DA and the Ten Mile Plan. Specifically,the Applicant has revised each of the townhome
units to be 2-bedroom/2.5-bath units with a 1-car garage and parking pad that complies with the
minimum required off-street parking. Furthermore,the garage is now shown 16 feet behind the living
area fagade, as desired within the Ten Mile Plan. Therefore, Staff supports the revised elevations and
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Item#6.
believes they adequately comply with those elevations and floor plans within the DA and in the Ten Mile
Plan. Therefore,the Applicant should submit a DA Modification to revise the existing elevations and
floor plans in the DA OR revise their proposed building design to be more eonsistent with the existin
PA. Stag believes the Peor-plans within the DA should be maintained and WOUld HOt be sttPpE)t4iVe Of a
DA Modification to remove them from the DA because they are more eonsistent with the Ten Mile Plan.
In addition to the subject parcel, surrounding development should be taken into account, directly west of
this site,Hensley Station is currently under construction as a medium-high density residential
subdivision and less than a half mile to the east of the subject site additional high-density residential
projects are currently underway. In addition, south of Franklin Road is a larger area of the Ten Mile Plan
with a mix of residential, commercial, employment, and industrial zoning. This site is part of a large area
of MHDR that is slowly redeveloping from both the west and the east and development of the subject is
a logical direction of development in this area in terms of density and road improvements. However,the
transportation element of this area of the Ten Mile Plan is important and there are known traffic issues in
this area caused by the adjacent Compass Charter School, most notably at typical pick-up and drop-off
times in the morning and afternoon.
The congestion associated with the school creates traffic along the entire Black Cat corridor between
Franklin and Cherry and significantly impedes the intersections of Aviator and Black Cat and Black Cat
and Franklin during the peak times noted above. Staff notes that applications for the site to the east are
likely forthcoming which would connect Aviator from Black Cat to N. San Marco Way within the
Entrata Farms Subdivision to the southeast. This east-west connection would create the needed
secondary access for Fire as well as provide a different connection to Franklin Road for this area. To
help mitigate this issue as well as the overall phasing element of the site, Staff is recommending
conditions of approval around the phasing of the project in relation to the construction of W. Aviator
Street.
If the project is revised per Staffs recommended conditions of approval,Staff finds the project to
be generally consistent with the Comprehensive Plan. Specific general comprehensive plan policies
are analyzed below.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use and development of this property(staff analysis in italics):
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents."(2.01.02D)
The proposed development contains multiple types of housing units (multi family, attached single-
family, townhouse, and detached single-family) that will contribute to the variety of residential
categories in the Ten Mile area as desired.
• "Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services."(3.03.03F)
City water and sewer service is available and can be extended by the developer in accord with UDC
11-3A-21.
• "Avoid the concentration of any one housing type or lot size in any geographical area;provide for
diverse housing types throughout the City."(2.01.01 G)
Four(4)housing types are proposed in this development, as noted above, which contributes to the
variety of housing types in this area. The Applicant is proposing 16 units to front on green space and
provide for an alley loaded product while the remaining 23 units are front-loaded. In addition, the
Applicant is proposing 9 multi family buildings that contain 4-units each. The proposed development
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Item#6.
provides a number of housing types within one concentrated area and within the Ten Mile area as a
whole.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed residential dwellings and site design should be compatible with existing and planned
development on adjacent properties that are also designated for MHDR uses.
• "With new subdivision plats,require the design and construction of pathway connections,easy
pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open
space with quality amenities." (2.02.01A)
The proposed plat depicts a large amount of usable common open space along the entire north and
east property boundaries due to the requirement to reserve a 100 foot wide irrigation easement for
the rerouted Purdam Gulch Drain. Because of irrigation district standards, no amenities are
proposed in this area but it should provide for a large open area for residents to utilize for
recreation and activity. The Applicant is also proposing other open space within the site that
contains children play equipment and pathways.All of the sidewalks proposed within the site are
detached from the roadways, which provides for safer pedestrian connectivity throughout the site.
There is ample connectivity from the site to the detached sidewalk along the extension of Aviator
Street.
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of
Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A)
The proposed development will connect to City water and sewer systems;services are proposed to
be provided to and though this development in accord with current City plans.
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be provided with
development as proposed.
In addition to the general Comprehensive Plan,the following sections of the Ten Mile Interchange
Specific Area Plan(TMISAP) should also be used to analyze the project(Staff analysis is in italics):
Street Network(3-17): The Transportation System Map included in the TMISAP depicts a towncenter
collector street planned on this site that continues to the east through an adjacent site. The Applicant is
proposing to extend W. Aviator, the collector street,from its current location to the east property
boundary.According to the submitted plat, the Applicant is showing a small portion of this road
extension on a property to the south that is not part of this application and is not annexed into the City of
Meridian. It is not typical of road extensions to utilize area not on the subject property but it allows the
Applicant to have more usable land area that is significantly reduced due to the existence of the Purdam
Gulch Drain and its 100 foot wide easement.
To ensure the proposed road layout is adhered to, Staff is recommending the Applicant provide a copy of
a formal agreement between land owners that allows this Applicant to utilize a portion of the adjacent
property for the Aviator extension; this agreement should be presented to staffprior to the City Council
meeting. If the Applicant cannot reach an agreement with the adjacent property owner, the submitted
plat will have to be revised in order for the Applicant to make those revisions with the requirement of
extending Aviator wholly on the subject site. Further analysis of the Aviator extension is below in the
Access section, including analysis on the ACHD staff report. A final plat for this project will not be
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Item#6.
accepted until an agreement has been formalized and the right-of way is dedicated to allow the
construction of the off-site portion of Aviator Street.
Connectivity(3-17): Connectivity to adjacent parcels is proposed by extending W.Aviator through the
site. Because of the railroad corridor along the north boundary and the requirement to cross the Purdam
Drain at least once, there is limited opportunity for other points of vehicular connectivity. Furthermore,
there is also no stub street or pedestrian connection along the west boundary to Hensley Station.
Therefore,Aviator Street and the proposed detached sidewalks throughout the site provide the needed
connectivity between existing and planned sites.
Access Control(3-17): In order to move traffic efficiently through the Ten Mile area, direct access via
arterial streets is prohibited except for collector street connections. The subject site has no arterial
access except via W.Aviator Street, a collector street. The project complies with this policy.
Complete Streets(3-19): The TMISAP incorporates the concept of"complete streets,"meaning all
streets should be designed to serve all users,including bicycles and pedestrians unless prohibited by law
or where the costs are excessive or where there's clearly no need. The proposed development includes
detached sidewalks and parkways throughout the entire site for pedestrian use and on-street parking
along the new local street. W.Aviator, the collector street, is required to be constructed with two lanes
of travel and on-street bicycle lanes which helps create a network of complete streets.
Streetscape(3-25): All streets should include street trees within the right-of-way. The proposed
development incorporates tree-lined streets with detached sidewalks throughout the site.
DESIGN:
Street-Oriented Design—Residential Buildings(3-33): Usable porches should be a dominant element
of these building types. Porches should be located along at least 30%of the front fagade of the buildings
(the facade facing the primary street) although a higher percentage is recommended as is porches on one
or more facades as well. When possible, garages should be loaded from a rear alleyway. Where garages
must be accessed from the front,the garages must be located no less than 20' behind the primary
fagade of the residential structure.
The proposed alley-loaded units (taking access from a public, minor urban-local street) have porches
along the street frontage or face green space entirely(i.e. Lots 7-13, Block 2); all of the remaining front-
loaded townhomes have a garage dominated fa(ade facing the internal local street. As discussed above,
the front-loaded garages are not located 20'behind the primary fapade of the structure and do not
comply with the approved conceptual elevations and floor plans in the DA. However, with the noted
site constraints and the current lot configuration,full compliance with the garage setback
requirement may not be possible—the lots would need to be widened and the number of units would
need to be reduced to comply. The revised elevations now show the garage being 16 feet behind the
living area and Staff rinds this to be an acceptable compromise between the Ten Mile Plan, city code,
and the Applicant. This design change allows the Applicant to place the living area closer to the street
and maximize the porches as the dominant feature along the streets.However,Staff notes that the R-
15 zoning district will not allow the footings of the front porches any closer than 10 feet behind the
detached sidewalk because this is the minimum front setback—in this way, city code does not perfectly
align with the desired outcomes of the Ten Mile Plan and this standard but the revisions should add to
overall liviablity and aesthetic of the development.
losing addXonal loAq¬ viable under the terms of the aMpo+wd A4 unless the A4 &amended-.
with this rvquhrement while maiwaining a gmss density of at least 8 units per aer&, an aher-natefloor
plan and re+4sed elevadons in eompUanee with the meorded A4 should be submided in aeeord with
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NOTE: The proposed 4 plex multi family buildings are not required to comply with this provision as
they are not proposed with any garages.
Buildings to Scale(3-34): The key elements to consider are the continuity of building sizes,how the
street-level and upper-level architectural detailing is treated, elements that anchor and emphasize
pedestrian scale,roof forms,rhythm of windows and doors,and general relationship of buildings to
public spaces such as streets,plazas, other open space and public parking. Human-scale design is critical
to the success of built places for pedestrians. Staff believes the proposed 2-story homes demonstrate
continuity of building sizes within the development. However, the street level and upper level
architectural detailing does not appear to correspond with each other to unify the design and do not
provide for enough modulation in wall plan nor roof height. Further, the Applicant could add decks to
the second level that are closer to the street to help comply with the street-oriented design provision.
The use of stone along the first story facades closest to the tree-lined streets help anchor and emphasize
the pedestrian scale of the development as desired.
Neighborhood Design(3-36): In the Ten Mile area,all residential neighborhoods should be developed
in consideration of traditional neighborhood design principles and concepts,which include mixed
housing stock, architecture and design, streetscapes and streets.A mix of housing stock is proposed
consisting of single family attached, townhomes, two single-family detached dwellings, and multi family
4 plexes which contribute to the diversity of housing stock desired in this area. The public street
proposed within this development loops through the site and has a minor urban local street connecting
the two streets that will function as an alley. Therefore, the proposed block lengths are relatively short
and provide for ample pedestrian connectivity. The proposed parkways add to the project's consistency
with the neighborhood design element of the Ten Mile Plan.
As noted above,if the project is revised per Staffs recommendations,Staff finds the project to be
generally consistent with the Ten Mile Interchange Specific Area Plan.In general, Staff finds the
project to be generally consistent with the City of Meridian Comprehensive Plan,per Staffs
recommended revisions.
B. PRELIMINARY PLAT(PP)
The proposed preliminary plat consists of 48 building lots(6 single family attached lots, 31 townhome
lots, 2 detached single-family, and 9 multi-family lots), 8 common lots, and 1 other lot on 9.8 acres of
land in the R-15 zoning district. The minimum lot size proposed is 2,050 square feet and the plat is
currently proposed to develop in one phase. However,the phasing of building construction will likely
occur east to west,per the Applicant, in order to allow the development of properties to the east that
would further extend Aviator Street and allow the Applicant to construct the single-family portion of the
project without fire sprinklers. Staff has included a condition of approval surrounding the timing of
development in coordination with Meridian Fire Department.
Existing Structures/Site Improvements:
There are no existing structures on this site,the site is vacant/undeveloped.
Dimensional Standards (UDC 11-2):
The proposed subdivision and subsequent development are required to comply with the minimum
dimensional standards listed in UDC Table 11-2A-7 for the R-15 district. Staff has reviewed the
proposed plat and it complies with these standards. Zero lot lines should be depicted on the plat where
single-family attached and townhome structures are proposed.
Access(UDC 11-3A-3):
Access for the project is from two new local street connections to W.Aviator Street, a collector street the
Applicant is required to extend into the site and stub to the east boundary;Aviator is the projects only
connection to an arterial(Black Cat). Vehicular access for the single-family portion of the project is via
construction of a new local street that loops through the site. In addition, access to the multi-family
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portion of the project is via two 25-foot wide drive aisle connections to the eastern local street. ACHD
has approved all of the ingress and egress points and their offsets. ACHD has noted the proposed design
of Aviator Street does not meet district policy and should be revised the Applicant will need to revise
the street section to be 1-foot wider and include detached sidewalk on both sides of the street.
Access to the"alley-loaded"units that front on the collector street buffer and internal green space of the
site are via a 28-foot wide minor urban local street, according to the latest plat submitted. It appears that
ACHD reviewed this street section on a previous version of the plan where the street was 24 feet wide
instead; Staff and the Applicant will verify with ACHD the proposed road width still complies with
ACHD standards.
There is no secondary access to the site because Aviator will still be a dead-end street after its extension
with this project. As noted above, the Fire Department requires a secondary access for each access that
has more than 30 units taking access from it(Hensley Station to the west takes up the 30+ units
already). Thus, the construction phasing of the project plays a role in how Staff must address this
issue as all of the structures will need to be sprinklered if the single-family is constructed first(the
multi family is required to be sprinklered). There is an anticipation of a project being constructed on
the property to the east that would extend Aviator to their east boundary and connect to an existing stub
street in Entrata Farms and provide for the required means of secondary access in the future. To date,
the City has not received an official application for that property. Therefore, this project must comply
with all Fire Department requirements.
The Applicant has stated their plan is to extend Aviator into the site to the point of no more than 150 feet
past the eastern local street connection to avoid the need of a temporary turnaround(the local street
within the project would be constructed at the same time). This complies with the technical requirements
of the UDC and Fire code but is not consistent with general practice of requiring public streets to be
extended to-and-through sites with the first phase of development(prior to or in timing with the first
buildings being constructed). However, the Applicant is continuing to work with ACHD on a plan to
construct Aviator as noted and road trust for the remaining portion so it can be extended with any future
road project that occurs on the parcel to the east. Staff is supportive of this option as the road would be
a dead-end street and constructing a temporary turnaround would be both wasteful of space and would
need to be located on top of the Purdam Drain which could further hinder the Applicant's ability to
develop the site due to complications with the irrigation district. In conversations,ACHD has noted an
openness to this option but did not include it in their staff report specifically. So, Staff has included a
condition of approval to encompass both potential outcomes of the Aviator Street extension.
Pathways(UDC 11-3A-8):
There are no pathways depicted on the Pathways Master Plan for this property. However, Staff believes
the Applicant should work with the irrigation district to install a micro-path through the large open space
lot containing the Purdam Drain. The addition of a meandering 5-foot wide pathway in this open space
lot could connect in multiple places throughout the site and allow for a pedestrian connection near the
northeast corner of the property for future pedestrian connectivity to that parcel. The exact location of
this connection should not be set in stone and should instead be coordinated with the adjacent land owner
once a more solid plan is known for that parcel.
Sidewalks(UDC 11-3A-17):
Detached sidewalks are proposed along the internal local street that loops through the site(shown as N.
Duplicate Avenue, W. Topeka Street, and N. Stronghold Avenue)with 8-foot parkways throughout. In
addition,the Applicant is showing a 5-foot wide detached sidewalk on the north side and a 5-foot wide
attached sidewalk on the south side of the W. Aviator Street extension. This does not meet ACHD nor
UDC standards for sidewalks along collector streets. Therefore,the Applicant is required to construct 5-
foot wide detached sidewalks along both sides of the Aviator Street extension. The Applicant is
proposing 5-foot wide sidewalks within the multi-family portion of the project that connect to the local
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street sidewalks. Overall, the proposed sidewalk network for this development meets and exceeds UDC
requirements except for those noted along Aviator.
Parkways (UDC 11-3A-17):
8-foot wide parkways with street trees are shown along both sides of the proposed local street that loops
through the site. All parkways within the site adjacent to detached sidewalks shall be landscaped
per the standards listed in UDC 11-313-7C.With the future final plat application,the Applicant should
add data to the plan to demonstrate compliance with these standards.
Landscaping(UDC 11-3B):
A 20-foot wide street buffer is required along the extension of W. Aviator Street(measured from back of
curb), landscaped per the standards in UDC Table 11-3B-7C. A 20-foot wide common lot is shown on
the north side of Aviator on the submitted plat in accord with UDC standards. The common lot along the
south side of Aviator that is on the property is wider than 20 feet but is shown with an attached sidewalk
instead of a detached sidewalk. Further,there are no trees shown on the south side of Aviator as required
by the UDC. Per the plat condition noted, the Applicant should revise the landscape plan to show the
required buffer trees on the south side of the Aviator extension.
Note,the alignment of Aviator street along the southern boundary allows for a buffer area that is wider
than code requirements as a segment of the street does not lay within the subject site. Therefore,the
submitted landscape plan shows a buffer on the north side of Aviator as approximately 30 feet wide,
measured from the back of curb to the building lot lines with the required trees at the edge of the
property.
According to the submitted landscape plan, some trees are included in the common open space areas due
to the parkway trees along the local street. Staff is recommending an additional tree be placed in the
center of the open space lot within the single-family portion of the project(Lot 6,Block 2)to add an area
of shade in the center of this open space lot.
Staff has excluded the open space area that has the Purdam Drain irrigation easement within this
calculation as the irrigation district does not generally allow trees within their easement. However,Staff
recommends the Applicant coordinate with the irrigation district to see if some trees could be
placed strategically in order to provide some areas of shade in this area closest to the buildings, so
this area could count towards qualified open space.
In addition to the proposed open space areas,the Applicant is platting a common lot along the
west boundary that contains a private drainage lot developed for the charter school across the
street,the previous land owner. This drainage area has been in place for years coinciding with the
development of the school.The plat should address who is responsible for maintaining this
drainage and open space area; Staff has included a condition of approval regarding this.
Qualified Open Space& Site Amenities(UDC 11-3G):
The area of the preliminary plat is 9.8 acres within the R-15 zoning district.According to the standards
listed in UDC 11-3G-3, a minimum of 15%qualified open space should be provided. However,the
applicability section of this code would only apply to the single-family portion of the project and not the
entire site overall because a portion of the project is proposed with multi-family residential and is subject
to specific use standards(UDC 11-4-3-27).NOTE: The Applicant has stated that all of the open space
within the development will be shared and Staff finds the amount of open space is more than sufficient
for the project. However,for the purpose of calculating the minimum amount of open space required,
Staff has split the project into two areas, one for the single-family and one for multi-family.
The single-family area is approximately 5 acres in size and the multi family area is approximately 4.8
acres in size (total property size is 9.8 acres). Therefore, the minimum amount of qualified open space
required to meet UDC 11-3G-3 for the single-family portion of the site is 0.75 acres, or approximately
32,700 square feet. The minimum amount of qualified open space that is needed to satisfy the multi-
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family specific use standards (UDC 11-4-3-27) is an amount per unit based on the size of the units—the
provision in this section of code to require a minimum 10%in addition to the per unit amount is not
applicable as the multi family area of the site is not greater than five(5) acres. According to the
Applicant, each unit will be approximately 1,500 square feet requiring 350 square feet per unit of
qualified common open space. Therefore, with 36 units proposed, the minimum amount of qualified
common open space for the multi family development is 12,600 square feet. So, in total, the amount of
open space provided should be at least 45,300 square feet, or 1.04 acres.
According to the submitted plans, the Applicant is proposing approximately 155,200 square feet(3.56
acres) of common open space within common lots (not all of this is qualified). However, this area is still
not fully accurate as some of the Purdam Drain easement area is located on buildable lots and the open
space calculation does not include the parkways that are qualifying open space. This shows the actual
open space area is even greater.If only the two central open space lots, the Purdam Drain common lot
(excluding the area on the buildable lots), and the common lot in the southeast corner of the site is taken
into account, the amount of qualified open space is approximately 2.5 acres. Therefore, the proposed
open space vastly exceeds the minimum amount required by code for both the single-family and the
multi family portions of the project.
Based on the size of the single-family area of the plat, one(1)point of site amenity is required to meet
UDC 11-3G-3 standards. According to the submitted plans,the Applicant has not provided an amenity to
satisfy these requirements. The Applicant should revise the landscape plans to include an amenity worth
at least one amenity point within the single-family area of the project(i.e. a picnic area). The amenity
analysis for the multi-family portion of the development is provided below.
Fencing(UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-6 and
11-3A-7. It is unclear if any fencing is proposed for this project. Staff will verify compliance with UDC
standards with the future Final Plat application.
Parking: On-site parking for each unit is required per the standards listed in UDC Table 11-3C-6 based
on the number of bedrooms per unit. Two car garages with two (2)parking pads per unit are shown on
the proposed plans in accord with UDC standards for up to 4-bedroom homes. A number of on-street
parking spaces are also available due to the design of the project.
Parking for the multi-family residential component is required at specific ratios according to UDC Table
11-3C-6 based on the number of bedrooms per unit. According to the Applicant, each unit contains 2
bedrooms which requires which requires 72 off-street parking spaces for 36 units(at least 36 must be
covered or garage parking)per UDC Table 11-3C-6. In addition, code requires 1 guest space for every
10 units so an additional 4 spaces (rounded up from 3.6) are required bringing the total to 76 off-street
parking spaces.According to the meted revised CUP Site plan,the Applicant is proposing 72-79
total parking stalls,2 per- „it,and 4 is not eleaf if any are eover-ed spaees as r-equir-ed-with 41 of these
stalls shown as being covered by cnorts. Therefore,the Applicant is P.Ot now complying with the
minimum off-street parking standards for multi-family residential units.
Based on the submitted site plan and number-of units, Staff r-eeommends some of the units eentain 1
bedroom tmits to help r-edaee the ametint of paFking r-equifvd(1.5 spaees per-unit instead of 2 spaees).
Fw4het:mer-e,the site plan shows a few afeas whefe additional off street pafkiag spaees may be added.
Lastly, as noted above,the leeal stfeet within the site will allow on street par-k4ag along the entire no
and east side of the stfeet exeept for-the areas of the multi family dr-ive aisle. if the Applieant eannot
find the spaee within the multi family aFea to pr-ovide the required number-of off street par-king
spnees,the Appliennt eould apply for-After-native Complinnee to pFopose alter-native pa
solutions (i.e. on street par-king in vast exeess of mi ir-ements) but Staff notes that this
is not guaranteed for-approval by the Dir-eetor-.
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Waterways: The Purdam Gulch Drain,an NMID facility,bisects the property from the southeast corner
to the northwest corner of the site and requires a 100-foot wide easement,wholly on this property. The
drain is proposed to be piped and rerouted with this development in a common lot that runs along the
entire east and north property boundaries. ^eeer-d ag to the s4 mit4oa pW at least half of the easemeftt
afea is en some of the mttlfi family building lots whieh does not eemply with e Per UDC 11-3A-6,
no more than 10 feet of the irrigation easement shall be located on a buildable lot. So,the Applicant
Chas revised the plat to reduce the multi-family building lots so that no more than 10 feet of the
Purdam easement is located on those lots(Lots 1-7,Block 4). Any encroachment within this easement
will require a License Agreement with NMID. An exclusive NMID access easement will be required and
the HOA will be responsible for maintenance of this lot. The common lot appears to show grass to
help prevent weeds; the Applicant should verify if this is allowed by NMID.If it is not allowed, the
Applicant should obtain a letter to that affect from NMID;should this area not be allowed to contain
grasses, it may not qualify towards the open space calculation.
Utilities (UDC 11-3A-21):
Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. Street lighting
is required to be installed in accord with the City's adopted standards, specifications and ordinances. See
Section VIII.B below for Public Works comments/conditions.
Pressurized Irrigation System (UDC 11-3A-I5):
An underground pressurized irrigation(PI) system is required to be provided for the development as set
forth as set forth in UDC 11-3A-15.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual) (TMISAP
Conceptual building elevations were submitted for the proposed 2-story townhome structures and the
multi-family 4-plex buildings as shown in Section VII.F; conceptual elevations for the single-family
attached units and the two detached units were not submitted. See additional analysis in the
Comprehensive Plan section above (Section V.A). The conceptual building elevations for the
townhomes do not list specific materials but appear to show a combination of stone and stucco field
materials. The conceptual elevations for the 4-plex units depict varying designs of board&batten siding
with stone accents. As noted above in Section V.A, the Applicant made changes
to the front-loaded townhome units in order to better comply with the Ten Mile Plan. In addition to those
r-eeemmeadations changes, Staff is also recommending the Applicant provide modulation in the building
placement for the townhome buildings, especially those along the west boundary,to ensure the building
wall-plane is not a monotonous wall of garages.
Final design is required to comply with the design standards listed in the Architectural Standards Manual
and the design guidelines in the TMISAP as stated herein. Submittal and approval of an Administrative
Design Review application is required prior to submittal of building permit application(s).
C. CONDITIONAL USE PERMIT(CUP)—
11-4-3-27.-Multi-family development.
A. Purpose.
1. To implement the goals and policies of the Comprehensive Plan:
a. Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and
generous amenities that provide varied lifestyle choices.
b. Require the design and construction of pathways connections,easy pedestrian and bicycle access
to parks,safe routes to schools,and the incorporation of usable open space with quality amenities
as part of new multi-family residential and mixed-use developments.
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2. To create multi-family housing that is safe and convenient and that enhances the quality of life of its
residents.
a. To create quality buildings and designs for multi-family development that enhance the visual
character of the community.
b. To create building and site design in multi-family development that is sensitive to and well-
integrated with the surrounding neighborhood.
c. To create open space areas that contribute to the aesthetics of the community, provide an
attractive setting for buildings, and provide safe, interesting outdoor spaces for residents.
B. Site design.
1. Buildings shall provide a minimum setback of ten (10) feet unless a greater setback is otherwise
required by this title and/or title 10 of this Code.Building setbacks shall take into account windows,
entrances, porches and patios, and how they impact adjacent properties. Based on the rya
revised CUP Site Plan, it k une' ar if this requirement is met. beeau.,e Staff.,,,not 'e"if w t is
mufti family residendal pai4 of the site prior to the City Couneil hearing to ensum eomphanee
with this standapit
2. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer
and utility vaults shall be located in an area not visible from a public street,or shall be fully screened
from view from a public street. The Applicant shall comply with this standard.
3. A minimum of eighty(80)square feet of private,usable open space shall be provided for each unit.
This requirement can be satisfied through porches, patios, decks, and/or enclosed yards.
Landscaping, entryway and other accessways shall not count toward this requirement. In
circumstances where strict adherence to such standard would create inconsistency with the purpose
statements of this section, the Director may consider an alternative design proposal through the
alternative compliance provisions as set forth in section 11-5B-5 of this title. The submitted
elevations do not clearly depict compliance with this standard and no floor plans were submitted
as an additional means of verification. Staff will verify compliance with this requirement with the
future Certificate of Zoning Compliance (CZQ application; the Applicant is required to comply
with this requirement or obtain Alternative Compliance, as noted.
4. For the purposes of this section,vehicular circulation areas,parking areas, and private usable open
space shall not be considered common open space. None of these areas were used towards the
common open space calculation.
5. No recreational vehicles, snowmobiles, boats or other personal recreation vehicles shall be stored
on the site unless provided for in a separate, designated and screened area. The Applicant shall
adhere to this standard.
6. The parking shall meet the requirements set forth in chapter 3,"regulations applying to all districts",
of this title. See the parking section in the general analysis above.
7. Developments with twenty(20)units or more shall provide the following:
a. A property management office.
b. A maintenance storage area.
c. A central mailbox location, including provisions for parcel mail, that provide safe pedestrian
and/or vehicular access.
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Item#6.
d. A directory and map of the development at an entrance or convenient location for those entering
the development.
The Applicant is proposing more than 20 units (36 units) so the Applicant is required to comply
with these standards. The subne revised CUP Site Plan does not aMear to now shows a the
required property management office or and a maintenance storage area. Staff is less concerned
with the mailbox and directory map location as these items can be easily verified with the future
CZC application. , the Applieant should mvise the site plan to show the managenten
C. Common open space design requirements.
1. The total baseline land area of all qualified common open space shall equal or exceed ten (10)
percent of the gross land area for multi-family developments of five (5) acres or more. The multi-
family area is less than 5 acres in size so this portion of the code is not applicable on this project.
In general, the Applicant is proposing open space for the entire development well in excess of code
requirements due to the open space area that is the Purdam Gulch Drain easement area. See the
open space section above for more specific analysis.
2. All common open space shall meet the following standards:
a. The development plan shall demonstrate that the open space has been integrated into the
development as a priority and not for the use of land after all other elements of the development
have been designed. Open space areas that has been given priority in the development design
have:
(1) Direct pedestrian access;
(2) High visibility;
(3) Comply with Crime Prevention through Environmental Design(CTED) standards; and
(4) Support a range of leisure and play activities and uses.
b. Open space shall be accessible and well connected throughout the development. This quality
can be shown with open spaces that are centrally located within the development,accessible by
pathway and visually accessible along collector streets or as a terminal view from a street.
c. The open space promotes the health and well-being of its residents. Open space shall support
active and passive uses for recreation, social gathering and relaxation to serve the development.
Stafffinds the proposed open space complies with these standards by providing open space that
is well connected, highly visible, and promotes health and well-being by supporting a range of
leisure and play activities.
3. All multi-family projects over twenty(20)units shall provide at least one (1) common grassy area
integrated into the site design allowing for general activities by all ages. This area may be included
in the minimum required open space total.Projects that provide safe access to adjacent public parks
or parks under a common HOA,without crossing an arterial roadway,are exempt from this standard.
a. Minimum size of common grassy area shall be at least five thousand (5,000) square feet in
area. This area shall increase proportionately as the number of units increase and shall be
commensurate to the size of the multi-family development as determined by the decision-
making body. Where this area cannot be increased due to site constraints, it may be included
elsewhere in the development.
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Item#6.
b. Alternative compliance is available for these standards, if a project has a unique targeted
demographic; utilizes other place-making design elements in Old-Town or mixed-use future
land use designations with collectively integrated and shared open space areas.
The submitted plans depict compliance with this standard in multiple places throughout the site.
4. In addition to the baseline open space requirement, a minimum area of outdoor common open space
shall be provided as follows:
a. One hundred fifty(150) square feet for each unit containing five hundred(500) or less square
feet of living area.
b. Two hundred fifty (250) square feet for each unit containing more than five hundred (500)
square feet and up to one thousand two hundred(1,200) square feet of living area.
C. Three hundred fifty (350) square feet for each unit containing more than one thousand two
hundred(1,200) square feet of living area.
See the common open space analysis above in V.B.
5. Common open space shall be not less than four hundred (400) square feet in area, and shall have a
minimum length and width dimension of twenty(20) feet.Applicant complies.
6. In phased developments, common open space shall be provided in each phase of the development
consistent with the requirements for the size and number of dwelling units. N/A
7. Unless otherwise approved through the conditional use process,common open space areas shall not
be adjacent to collector or arterial streets unless separated from the street by a berm or constructed
barrier at least four(4)feet in height,with breaks in the berm or barrier to allow for pedestrian access.
The Purdam Drain open space lot has access to W.Aviator Street, a collector street, because the
street must cross the drain in order to stub to the east property boundary.Due to the large area of
this lot, its excellent accessibility, and the proposed landscaping along Aviator, Staff finds it
applicable to allow this common open space area to count without constructing a berm along the
street. Commission and Council may require this if they see fit.
D. Site development amenities.
1. All multifamily developments shall provide for quality of life, open space and recreation amenities
to meet the particular needs of the residents as follows:
a. Quality of life.
(1) Clubhouse.
(2) Fitness facilities.
(3) Enclosed bike storage.
(4) Public art such as a statue.
(5) Dog park with waste station.
(6) Commercial outdoor kitchen.
(7) Fitness course.
(8) Enclosed storage
b. Open space.
(1) Community garden.
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Item#6.
(2) Ponds or water features.
(3) Plaza.
(4) Picnic area including tables,benches, landscaping and a structure for shade.
c. Recreation.
(1) Pool.
(2) Walking trails.
(3) Children's play structures.
(4) Sports courts.
d. Multi-modal amenity standards.
(1) Bicycle repair station.
(2) Park and ride lot.
(3) Sheltered transit stop.
(4) Charging stations for electric vehicles.
2. The number of amenities shall depend on the size of multifamily development as follows:
a. For multifamily developments with less than twenty (20) units, two (2) amenities shall be
provided from two (2) separate categories.
b. For multifamily development between twenty (20) and seventy-five (75) units, three (3)
amenities shall be provided,with one(1)from each category.
c. For multifamily development with seventy-five (75)units or more, four(4)amenities shall be
provided,with at least one(1) from each category.
d. For multifamily developments with more than one hundred(100) units, the decision-making
body shall require additional amenities commensurate to the size of the proposed development.
3. The decision-making body shall be authorized to consider other improvements in addition to those
provided under this subsection (D), provided that these improvements provide a similar level of
amenity.
For the 36 multi family units proposed, a minimum of three(3) amenities should be provided to
satisfy the specific use standards.Aeeording to the subinittedplans-, ofte(1)quakfying amenity 1-5
• •
Pr4or to the City Gouned heating-, the AppUeant should msise applieable plans to Show
above is ineluded in the . Accordinz to the revised CUP Site Plan, the Applicant is
proposinm picnic tables with a mazebo, children's play structures, and a fenced doz park with a
waste station in the central open space lot of the multi-family area. Therefore,the Applicant now
complies with these specific use standards.
E. Landscaping requirements.
1. Development shall meet the minimum landscaping requirements in accord with chapter 3,
"regulations applying to all districts",of this title.
2. All street facing elevations shall have landscaping along their foundation. The foundation
landscaping shall meet the following minimum standards:
a. The landscaped area shall be at least three(3)feet wide.
Page 17
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Item#6.
b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum mature
height of twenty-four(24) inches shall be planted.
c. Ground cover plants shall be planted in the remainder of the landscaped area.
Applicant shall show compliance with this standard for the buildings facing any public street
with the future CZC application.
F. Maintenance and ownership responsibilities. All multifamily developments shall 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.Applicant shall comply.
(Ord. 05-1170, 8-30-2005, off. 9-15-2005; Ord. 09-1394, 3-3-2009, eff. retroactive to 2-4-2009; Ord. 16-1672, 2-
16-2016; Ord. 18-1773,4-24-2018; Ord. 19-1833, 7-9-2019, Ord. No. 21-1950, § 19, 10-10-2021).
VI. DECISION
A. Staff:
Staff recommends approval of the proposed Preliminary Plat and Conditional Use Permit per the
provisions included in Section VIII in accord with the Findings in Section IX.
B. The Meridian Planning&Zoning Commission heard these items on March 3,2022. At the public
hearing,the Commission moved to recommend approval of the subject Preliminary Plat and
Conditional Use Permit requests.
I. Summary of Commission public hearing_
a. In favor: Jadon Schneider,Applicant Representative;
b. In opposition:None
c. Commenting: Jadon Schneider
d. Written testimony: 4 pieces of testimony in opposition of the project design with
requests to keep the Purdam Drain open instead of piped; 1 piece of testimony in
support of the project and extension of Aviator from adjacent developer(property to the
east .
e. Staff presenting application: Joseph Dodson,Associate Planner
f. Other Staff commenting on application: None
2. Ke. ids)of public testimony
a. None
3. Key issues)of discussion by Commission:
a. What kind of changes are Staff looking for to better comply with the Ten Mile Plan and
will those affect the overall project la,
b. History of the existing attached sidewalk along Aviator Street versus the requirement for
detached sidewalk required with this project;
c. Potential of any outstanding issues between Commission and Council and if project
should be continued out;
d. Applicant's proposed phasing of the Aviator extension in relation to future development
to the east;
4. Commission change(s)to Staff recommendation:
a. None beyond what was discussed at the hearing due to clarification by the Applicant and
Staff regarding the number of units proposed(strike condition 12.a).
5. Outstandingissue(s)ssue(s) for City Council:
a. None
Page 18
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Item#6.
C. The Meridian City Council heard these items on April 5,2022. At the public hearing.the Council
moved to approve the subject Preliminary Plat and Conditional Use Permit requests.
1. Summary of the City Council public hearing:
a. In favor: Jadon Schneider,Applicant Representative: Larry Jacobson.Developer.
b. In opposition: None
c. Commenting: Jadon Schneider
d. Written testimony.None since Commission
e. Staff presenting application: Joseph Dodson,Associate Planner
£ Other Staff commenting on application: Bill Nary, City Attorney: Joe Bongiomo. City
Fire Marshal: Kristy Inselman(ACHDI.
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by City Council:
a. Future development timing of residential and Purdam Drain piping on subject project;
Anticipated timing of surrounding properties and the Planned road layout for Aviator
Street and any future connections to Franklin Road east of COMPASS Charter:
Reason for project including multi-family and whether Council has authority_ with a plat
(property is already entitled with R-15 zoning,)to deny proposed uses:
Requirement for fire sprinklers associated with the project timing:
Timing of public road improvements in the near vicinity:
Council's purview of permit limitations tied to adjacent development or property or
access:
4. City Council change(s)to Commission recommendation:
a. Add a new condition requiring that no building permits for the residential units shall be
issued until a secondary public road access is available to the site.
Page 19
Page 188
Item#6.
VII. EXHIBITS
A. Preliminary Plat Legal Description
Description for
Aviation Subdivision
January 12,2022
A portion of the West 1/2 of the Southwest 1/4 of Section 10,Township 3 North,Range 1
West of the Boise-Meridian,City of Meridian,Ada County,Idaho,more particularly described as
follows:
Commencing at the Section corner common to Sections 9, 10, 15,and 16,Township 3
North,Range 1 West,Boise-Meridian,from which the 1/4 corner common to said Sections 9
and 10 bears North 0°38'55"East,2653.02 feet;thence on the west boundary line of said
Section 10,North 0°38'55" East, 1621.66 feet to the south boundary line of the railroad right-of-
way;thence on said south boundary line,South 88'26'12"East,495.23 feet to the REAL POINT
OF BEGINNING;
thence continuing South 88'26'12"East,824.15 feet to the east boundary line of the
West 1/2 of the Southwest 114 of said Section 10;
thence on said east boundary line,South 0°36'35"West,514.83 feet;
thence leaving said east boundary line,North 89'15'50"West,824.04 feet to the
Southeast corner of Hensley Station Subdivision No. 1 as filed Book 120 of Plats at Pages
18786 through 18789,records of Ada County,Idaho;
thence on the east boundary line of said Hensley Station Subdivision No. 1 and Hensley
Station Subdivision No.2 as filed in Book 121 of Plats at Pages 19058 through 19060,records
of Ada County,Idaho,North 0°36'35"East,526.73 feet to the REAL POINT OF BEGINNING.
Containing 9.852 acres,more or less.
End of Description.
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Page 20
Page 189
Item#6.
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Page 21
Page 190
Item#6.
B. Preliminary Plat(dated: March 14,2022)
�- PRELIMINARY PLAT `€
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LOCATED IN THE W Of THE SW% SECTION 10 T.3N.,RAW.,B.M.,
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Page 22
Page 191
Item#6.
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Page 23
Page 192
C. Landscape Plan(date: 9/03/2020 December 2021)
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Item#6.
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Page 26
Page 195
Item#6.
E. Open Space Exhibit
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Page 27
Page 196
Item#6.
F. Conceptual Building Elevations and floor plans(dated: March 2022) (NOT APPROVED)
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Page 28
Page 197
Item#6.
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Page 29
Page 198
Item#6.
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Page 30
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Item#6.
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
Preliminary Plat(PP):
1. The Applicant shall adhere to all previous conditions of approval associated with this site (H-2020-
0111,Aviator Sub. CPAM,MDA,RZ; DA Inst. #2021-067235).
2. In accord with Fire Code,the Applicant shall construct all dwellings within this site with fire
sprinklers unless a means of Fire Department approved secondary access can be obtained through
adjacent sites.
3. Per City Council,no residential building permits shall be issued for the subject site until a means of
secondary public road access is available to the site and approved by the Planning Division and
Meridian Fire.
4. Prior to the acceptance of any Final Plat application by the Planning Division, the Applicant shall
provide proof that the required right-of-way for the extension of W. Aviator Street has been deeded
to ACHD as proof the shown location has been accepted by all parties(including the adjacent
property owner, Parcel# S1210336450).
5. Applicant shall continue working with ACHD on the extension of W.Aviator Street—the Applicant
shall extend W. Aviator to the east property boundary OR construct it to terminate no greater than
150 feet east of the proposed local street(shown as N. Stronghold Avenue)and provide a road trust
to ACHD for the remaining portion of Aviator.
6. Future development shall be consistent with the minimum dimensional standards listed in UDC
Table 11-2A-7 for the R-15 zoning district and those listed in the specific use standards for multi-
family development,UDC 11-4-3-27.
7. The Applicant shall comply with all ACHD conditions of approval.
8. Future development shall comply with UDC 11-3A-7 and UDC 11-3A-6 for any future fencing
constructed within the development.
9. The Applicant shall obtain Administrative Design Review approval for the single-family attached
units and townhome units prior to building permit submittal.
10. The Applicant shall obtain Certificate of Zoning Compliance and Administrative Design Review
approval for the multi-family development prior to building permit submittal.
11. The Applicant shall record a maintenance agreement for the multi-family development that states the
maintenance and the ownership responsibilities for the management of the development, including,
but not limited to, structures,parking,common areas, and other development features,in accord with
UDC 11-4-3-27.
12. The preliminary plat approval shall become null and void if the applicant fails to either: 1)obtain the
City Engineer signature on a final plat within two years of the date of the approved findings; or 2)
obtain approval of a time extension as set forth in UDC 11-6B-7.
13. The submitted preliminary plat, dated FebFuat=y March 14, 2022, is approved as shown in Exhibit
VII.B. : Ell
hearing neted:
a. Revise the plat to inelude 4 least one (1) additional dwelling tmit to meet the Fnifliffl-um density
(MHDR�
Page 31
Page 200
Item#6.
e. Show 5 �qetwide detaehed sidewalks along both sides of the W. Aviator-St+eet e*teflsiefl.
d. Revise the-plat to show a r-e"etiea in the ffmiti family building let sizes (Lets 1 7, Bleek 4) so
tha4 no more than 10 feet of the Ptwdam Gedleh Dr-ain easement is leeated on those lots,per-UPG
!1 3A 6, OR request a City Council waiver to allow more of the easement to eneroaeh on
building iots if NMID allows it.
dr-ain field i,.eated on Lot i Bleek ti
14. The submitted landscape plan, dated December 2021, shall be revised prior to the first final plat
submittal,t m'ess et e.., ise Roted:
a. Work with Nampa Meridian Irrigation District(NMID)to install a 5-foot wide pathway along
the south and west side of the relocated Purdam Gulch Drain to further comply with open space
and amenity standards; new pathway should provide a pathway stub to the east boundary and
connect to the detached sidewalk along W. Aviator and the detached sidewalk along the internal
local street near the north end of the site to create a looped walking path.
c. Show the required street buffer trees within the required 20-foot buffer on the south side of the
W.Aviator extension.
d. Add an additional tree in the center of the open space lot within the single-family portion of the
project(Lot 6, Block 2)to add an area of shade in the center of this open space lot.
e. Add a picnic area or other amenity worth at least one(1) amenity point in the single-family
portion of the project(Lot 6,Block 2)to comply with UDC 11-3G-3 amenity standards.
f. Provide verification from NMID the common lot containing the piped and rerouted Purdam
Drain can be vegetated with grasses; if it is not allowed,the Applicant should obtain a letter to
that affect from NMID (should this area not be allowed to contain grasses,it may not qualify
towards the open space calculation).
g. Depict the required minimum of 3-feet of landscaping along the base of the multi-family
building facades facing all public streets in accord with the multi-family specific use standards.
15. The submitted conceptual elevations for the townhome and single-family attached units are approved
with the followiniz standards to be maintained: shall be Fevised as follows at least ten(10) days pr-ie
to the City Getineil hearing:
a. Applicant shall comply with the design guidelines within the TMISAP.
b. -Explore altemate design options to be more eansistent with the street or-iepAed design standards
within the Ten Mile Plan while maintaining a gross density of a4 least 8 tmits per-aer-e; an
altefaa4e floor-plan and revised elevations sheti4d be submitted in aeeer-d with this pr-Ovisi
c. Revise the eleva4iens to eeffespon Ensure the street level and upper level architectural detailing
to tmi is unified throughout the design.
d. Provide additional modulafien in wall plan and r-eef height vafia4iea.
e. Depict varying build-to lines for all of the front-loaded townhomes to ensure modulation in the
building massing between and along sets of the townhome buildings.
Page 32
Page 201
Item#6.
Conditional Use Permit(CUP):
16. The submitted CUP Site Plan, dated Deee er 15, March 14 2022 is approved as shown in
Exhibit VILD with the following standard: shall be revised at least 15 days prior-to the City Cou-,
a. Revise the site plan to show the management offiee and maintena-mee stafage afea as r-equifed by
10 foot setback between buildings.
e. Add at least two (2) additional amenities for the multi family project and elearly depiet t
i,,,.ations on the site plat
d. Depiet whieh off street parkiag stalls will be eeveredeafpot4sensure compliance with any
Public Works easement standards.
17. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-6 for multi-family dwellings based on the number of bedrooms per unit.
18. A minimum of 80 square feet of private,usable open space shall be provided for each dwelling unit;
this requirement can be satisfied through porches,patios, decks and enclosed yards as set forth in
UDC 11-4-3-27.
19. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted
to the Planning Division verifying all landscape improvements are in substantial compliance with the
approved landscape plan as set forth in UDC 11-3B-14.
20. The Applicant shall adhere to and maintain all standards as set forth in the Multi-family
Development specific use standards,UDC 11-4-3-27.
21. The conditional use approval shall become null and void unless otherwise approved by the City if
the applicant fails to 1)commence the use, satisfy the requirements, acquire building permits and
commence construction within two years as set forth in UDC 11-5B-6F.1; or 2)obtain approval of a
time extension as set forth in UDC 11-5B-6F.4.
Page 33
Page 202
Item#6.
B. PUBLIC WORKS
Site Specific Conditions of Approval
1. The water main in West Aviator Street needs to end in a fire hydrant.
2. The water main in West Santa Fe Lane needs to be located on the North side of the centerline.
3. The water main connection to the South needs to be made for a future second connection.
4. Parcel numbers S1210336521 and S1210336450 will need a connection and easement to the water
main in West Aviator Street. Coordinate with those parcel owners and/or the future street connection
to make these connections as part of this application.
5. Do not locate manholes in sidewalks,because they can become a tripping hazard. Manhole SSMH
A.1 does not meet this requirement.
6. Angles of pipes into and out of manholes need to be a 90 degree minimum in the direction of flow.
7. Ensure manholes are not located in gutters to avoid excess water/drainage into the wastewater system.
Manholes SSMH C1 and SSMH D1 do not meet this requirement.
8. Manhole SSMH A5 has two outlet pipes,which is not allowed. Each manhole should only have one
outlet. SSMH C1 should not connect to this manhole,reconfigure this to remove this connection.
9. Minimum slope for a 10" diameter main is 0.28%, adjust your 10" main accordingly so it meets this
minimum.
Standard Conditions of Approval
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. 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.
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 not be dedicated via the plat,but rather dedicated
outside the plat process using the City of Meridian's standard forms. The easement shall be
graphically depicted on the plat for reference purposes. 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 I F 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. Add a note to the plat referencing
this document. All easements must be submitted,reviewed, and approved prior to development plan
approval.
4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source
of water(MCC 9-1-28.C). The applicant should 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.
Page 34
Page 203
Item#6.
5. All existing structures that are required to be removed shall be prior to signature on the final plat by
the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and
possible reassignment of street addressing to be in compliance with MCC.
6. 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 addressed per UDC 11-3A-6.
In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other
applicable law or regulation.
7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well
Construction Standards Rules administered by the Idaho Department of Water Resources. The
Developer's Engineer shall provide a statement addressing whether there are any existing wells in the
development,and if so,how they will continue to be used, or provide record of their abandonment.
8. 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.
9. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road
base approved by the Ada County Highway District and the Final Plat for this subdivision shall be
recorded,prior to applying for building permits.
10. A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing,
landscaping, amenities, etc.,prior to signature on the final plat.
11. All improvements related to public life, safety and health shall be completed prior to occupancy of the
structures. Where approved by the City Engineer, an owner may post a performance surety for such
improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-
3B.
12. 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.
13. 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.
14. Applicant shall be responsible for application and compliance with any Section 404 Permitting that
may be required by the Army Corps of Engineers.
15. Developer shall coordinate mailbox locations with the Meridian Post Office.
16. 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.
17. The design 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.
18. 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.
19. 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.
Page 35
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Item#6.
20. A street light plan will need to be included in the civil construction plans. 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.orgublic_works.aspx?id=272.
21. The City of Meridian requires that the owner post to the City a performance surety in the amount of
125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to
final plat signature. 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 887-2211.
22. 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 887-2211.
C. FIRE DEPARTMENT
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=254129&dbid=0&repo=MeridianCiU
D. POLICE DEPARTMENT
https:llweblink.meridianciiy.org/WebLink/DocView.aspx?id=249991&dbid=0&repo=Meridian City
E. NAMPA MERIDIAN IRRIGATION DISTRICT(NMID)
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=251525&dbid=0&r0o=MeridianCitX
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
https:llweblink.meridiancitE.or /WebLink/Doc View.aspx?id=254120&dbid=0&repo=MeridianCioX
G. ADA COUNTY HIGHWAY DISTRICT(ACHD)
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H. WEST ADA SCHOOL DISTRICT(WASD)
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IX. FINDINGS
A. Preliminary Plat Findings
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the
decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Councilfinds that the proposed plat, with Staff's recommendations, is in substantial compliance with
the adopted Comprehensive Plan and the specific area plan(Ten Mile Interchange Specific Area Plan)
in regard to land use, density, transportation, and pedestrian connectivity. (Please see Comprehensive
Plan Policies in, Section V of this report for more information.)
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2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Council finds that public services will be provided to the subject property with development. (See
Section VIII of the Staff Report for more details from public service providers)
3. The plat is in conformance with scheduled public improvements in accord with the City's capital
improvement program;
Because City water and sewer and any other utilities will be provided by the development at their own
cost, Council finds that the subdivision will not require the expenditure of capital improvement funds.
4. There is public financial capability of supporting services for the proposed development;
Council finds there is public financial capability of supporting services for the proposed development
based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc). (See Section
V and VIII for more information)
5. The development will not be detrimental to the public health,safety or general welfare; and,
Council is not aware of any health, safety, or environmental problems associated with the platting of
this property. ACHD considers road safety issues in their analysis and has approved the proposed
road layout and connections to adjacent parcels.
6. The development preserves significant natural, scenic or historic features.
Council is unaware of any significant natural, scenic, or historic features that exist on this site that
require preserving.
B. Conditional Use Permit Findings
The commission shall base its determination on the conditional use permit request upon the
following:
1. 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.
Council finds that the submitted site plan shows compliance with all dimensional and development
regulations in the R-I5 zoning district in which it resides except for those noted and required to be
revised.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Council finds the proposed use of multi family residential, in conjunction with the other residential
housing types proposed, is in accord with the comprehensive plan designation of Medium-High
Density Residential within the Ten Mile Plan and the requirements of this title.
3. 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.
Council finds the design, construction, and proposed operation and maintenance will be compatible
with other uses in the general neighborhood and should not adversely change the essential character
of the same area, if all conditions of approval are met.
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4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Council finds the proposed use, if it complies with all conditions of approval imposed, will not
adversely affect other property in the vicinity.
5. 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.
Council finds the proposed use will be served adequately by essential public facilities and services if
all conditions of approval are met.
6. 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.
All public facilities and services are readily available for the subject site so Council finds that the
proposed use will not be detrimental to the economic welfare of the community or create excessive
additional costs for public facilities and services.
7. 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.
Although traffic will slightly increase in the vicinity with the proposed use, the proposed layout
offers the best opportunity for safe circulation and provides opportunity to extend a needed east-west
collector street for future connectivity. Therefore, Council finds the proposed use will not be
detrimental to any persons,property, or the general welfare if all conditions of approval are met.
8. 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. (Ord.05-1170,8-30-2005,eff. 9-15-
2005)
Council is not aware of any such features; the proposed use should not result in damage of any such
features.
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