1990 01-09
A G E N D A
MERIDIAN PLANNING & ZONING
JANUARY 9, 1990
MINVi~'S OF THE PREVIOUS MEETING HELD DECEMBER 12, 1989:
1: PUBLIC HEARING: REQUEST FOR REZONE WITH CCd~IDITIONAL USE PERMTT EUR PUD BY
WAYME & MARY WILLIAbtSON: (FINDINGS TO BE PREPARED - NO RECOMMENDATION MADE)
2: PUBLIC HEARING: PROPC6ID AN~~IDMESTTS TC THE ZONII9G & DEVFSUPMENT ORDII~II+,NC~:
(FINDINGS OF FACT TO BE PREPARED -FAVORABLE RECOMMENDATION TO CITY COUNCIL)
MERIDIAN PLANNING & ZONING
JANUARY 9, 1990
The Regular Meeting of the Meridian Planning ~ Zoning Commission was called to order
by Chairman Jim Johnson at 7:35 P.M.:
Members Present: Jim Johnson, Moe Alidjani, Tim Hepper:
Members Absent: Jim Shearer, Charlie Rountree:
Other Present: Mary Williamson, Wayne Williamson, Jack Murphy, Rita Weatherby, Denice
Desilet, Rick Weatherby, Jeanne Meek, Larry Meek, Richard Newberry, Larry Paul, Mary
Collins, Ellestine Guthmiller, Ken 6 Glenda Kork, Ranae Sanders, Willard Rowley, Gary
Smith, Max Yerrington, Wayne Crookston, Michael Coch:
The Motion was made by Alidjani and seconded by Hepper to approve of the Minutes of the
previous meeting held December 12, 1989 as written:
Motion Carried: All Yea:
ITEM #1: PUBLIC HEARING: REQUEST FOR REZONE WITH CONDITIONAL USE PERMIT FOR PUD BY
WAYNE & MARY WILLIAMSON:
Johnson: I will now open the Public Hearing, if you wish to testify please come forward 5 be
F~a°yne'Williamson,was sworn by the attorney.
Williamson: We bought this in 1979, we would like to change it to build five triplexes,
one story. We'd like to have more the older people, it would be one single dwelling.
All the maintenance and water lines would be our responsibility, there would be no cost
to the City. The engineer gave us some guidelines and we are going to comply with all
these. We do have some very strict covenants. I have copies of the covenants if anyone
would like to see them. We intend to have double car ports for each unit, the landscaping
will be professionally done. There will be very few children and no pets in the units
at all. There will be no junk cars, trash or any loud noises. This would be an asset to
the community. There is a real need for rentals.
Alidjani: You have no problem with any of the recommendations that have been made.
Williamson: No.
Alidjani: You said you bought the ground under the feeling that it was zoned.
Williamson: We have a~rnest money stating that it was zoned for multiple units.
Alidjani: My question to you is was it or was it not zoned that way.
Williamson: It was not. I understand it was started but it was not finished.
Hepper: How many parking spaces for each unit.
Williamson: There would be two for each one.
Hepper: You said you'd fence the whole project, all the way around?
Williamson: That would be fine, I didn't know if it would be necessary to fence between
that property and the LDS Ball Field.
Hepper: What type of a fence would you have.
MERIDIAN PLANNING & ZONING ~ •
JANUARY 9, 1990
PAGE #2
Williamson: Either a six foot wooden fence or a six foot metal fence.
There was discussion about the purchase of a unit.
Alidjani: Is the street between W. 2nd and W. 4th going to be blacktop.
Williamson: Private blacktop.
Johnson: With respect to the recommendation by Nampa Meridian Irrigation District
I went out and looked at that property and I didn't see a ditch on the south side.
Williamson: There is no ditch on the south side, there is one on the north side.
Kenny Cook, 1501 W. 2nd, was sworn by the attorney.
Cook: Is 4th going to be put through or will it remain a dead end. If it remains a dead
end, that will chase all the people right up on 2nd right out between the apartments.
It will put all the traffic load right out onto 2nd Street. My main concern, is that
all this traffic will be put out right in front of our housing.
Johnson: Are there any plans with respect to that.
Cook: What about the devaluation of property of the rest of us home owners who live
adjacent to this. I've talked to two different Real Estate Company's and in their
opinion it would make the property adjacent to this harder to sell.
Alidjani: I am a licensed Real Estate Agent, you already have the duplexes there in
front, so I feel personally that it would be that much devaluation on your property
because the frontage is already there.
Cook: I wonder if something is not done with 4th Street and all this traffic is put out
onto our street, I don't think I'd be as willing to buy in this neighborhood.
Alidjani: Also have in mind that Wayne does not have any control on any of the
property beyond the 4th Street where it is a dead end now.
Cook: I've been here for 3Z years and the field has always looked the same way, full of
weeds and not taken care of. I am curious if it will have better maintenance.
Willard Rowley, 1221 W. 4th, was sworn by the attorney.
Rowley: My feeling is that thiswill mean alot more traffic on 4th Street, but we have
real small lots across from us and that subdivision in there hasn't been to good
it's devalued our property already. He can't control who comes in there and it will
increase the traffic.
Denice Desilet, 1502 W. 2nd Street, was sworn by the attorney.
Desilet: I have small children and this traffic congestion concerns me. I would like
to know what exactly the petition signifies that was passed around by Mr. Williamson.
Johnson: It says on there that you do not object to the plan.
MERIDIAN PLANNING 6 ZANING
JANUARY 9, 1990
PAGE #3
Desilet: But don't you have to be a home owner to sign that.
Johnson: The signatures are supposed to be the property owners. If they are not
it would not count towards the percentage.
Desilet: How can we be guaranteed that older people will be living in these dwellings.
Johnson: There is no guarantee. There are places that cater to adults. I understand
your concerns about having children and I wish I could say that we are going to shoot
down every project that might have increased traffic flow, the facts are we just can't
do that.
Desilet: So you guys say this is okay already.
Johnson: No, we are taking public testimony. What we do as a Commission is make a
recommendation to the City Council. The City Council will then decide.
Alidjani: Are you on the East side or West side of West 2nd.
Desilet: I would be on the East side.
Jack Murphy, 240 Maple, was sworn by the attorney.
Murphy: I live on Maple Street, and we do not have any. sidewalks there now. On Sundays
the traffic flow down in my area is outrageous. The land really hasn't been taken care
of now and Mr. Williamson is in the Real Estate Business. Voiced concerns about once the
zoning is changed what will Mr. Williamson do with the property.
Crookston: If it's rezoned there is no restrictions necessarily saying he could go one
or two story's. As long as the Plan Unit Development is with the application then there
is restrictions on it.
Richard Weatherby, 1426 W. 2nd St., was sworn by the attorney.
Weatherby: First I'd like to ask the question, if I understood it correctly, you said
that this whole thing would allow him only to build what he's proposed to build in terms
of size.
Crookston: Under the PUD application, he can only build what he applied for.
Weatherby: What control is set as far as who he rents it out to or who he might sell them
to. As far as I can see thereare no controls over that.
Johnson: There is no control over that.
Weatherby: This is one of my big concerns, house is directly across from izhat Z-~~eauld
consider the main access. We've lived there~or approximately 12 years, and I've seen alot
of different kinds of people come and go, I even had my car broken into. I have no
wish to have more of that kind of thing happen. It is real easy to say what your best
intentions are but I also know that the dollar speaks pretty well. If he has trouble
renting them out, he will rent them out to whoever he wants to. If it stays zoned the
way it is now he can still build homes there. I'm here to say that because of the traffic
problem, the transient people and property values I advocate that you don't give him the
zoning change.
PLANNING 6 ZONING • •
JANUARY 9, 1990
PAGE #4
Ranae Sanders, 1434 West 2nd, was sworn by the attorney.
Sanders: Voiced concerns about school over crowding and traffic increases.
Jeanne Meek, 1432 W. 4th, was sworn by the attorney.
Meek: One of the concerns I have is that into those apartments there is just a single
lane right now, is there room for him to make a double lane.
Alidjani: It has to be 20 ft. wide.
Meek: So what you are telling me is that he can do that with only one lane.
Johnson: Twenty feet would be adequate.
Meek: We talked about underground irrigation that runs under Maple, we've maintained
the lot next to ours so we don't have to look at a weed patch or afire hazard. I have
been concerned that a Real Estate Man would let those weeds get so high. I do hope that
we maintain our irrigation rights. My husband and I stand for the homes. What if Mr.
Williamson decides not to build then sells the land, is that rezone then up for grabs,
someone could come in and do whatever.
Johnson: Once it's rezoned, that's the zoning and its sold with that zoning.
Meek: So then only he guarantees us this kind of a deal.
Michael Lock, 1410 W. 2nd, was sworn by the attorney.
Lock: My intentions by moving here from Boise was to get away from apartments complexes.
Alot of the people that own these types of complexes don't live there so they don't
have to be concerned with all of these concerns.
Williamson: We bought the triplexes in June on W. 2nd, I've worked on them and am getting
them cleaned up.
Johnson: How old are they?
Williamson: Twelve Years. There is nobody that has lived there for less than 6 months.
29~ere will be speed bumps. The covenants can't be changed can they.
Johnson: The covenants can be changed at any time by the homeowners association.
Crookston: The owner of the property to which to covenants apply can change any single
residential family dwelling subdivision.
A letter was received and entered into the record opposing this project from Eddie L. Hart.
Johnson: I will now close the Public Hearing.
Alidjani: We don't have any control over the covenants. We look at them.
There was further discussion on the Covenants.
Hepper: I sympathize with the homeowners, and also think Mr. Williamson has made a good
effort.
MERIDIAN PLANNING & ZONING • •
JANUARY 9, 1990
PAGE #5
The Motion was made by Hepper and seconded by Alidjani to have the attorney prepare the
Findings of Fact and Conclusions of Law for rezone with Conditional Use Permit for PUD
by Wayne ~ Mary Williamson.
Motion Carried: All Yea:
Johnson: There will be no recommendation to the City Council at this time.
ITEM #2: PUBLIC HEARING: PROPOSED AMEDIDP~Ti'S TO THE ZONING 6 DEVELOPMENT ORDINANCE:
Johnson: I will now open the Public Hearing, is there anyone from the public who
would like to testify. Being no response the Public Hearing was closed.
The Motion was made by Alidjani and seconded by Hepper to have the attorney prepare the
Findings of Fact and Conclusions of Law for the proposed amendments to the zoning &
development ordinance.
Motion Carried: All Yea:
The Motion was made by Alidjani and seconded by Hepper to recommend favorably to the
City Council.
Motion Carried: All Yea:
Johnson: I've asked our City Engineer to give us a brief overview of our sewer system
so we will be more in tune with what our city direction is.
Smith: Addressed the Commission with a brief overview of the City's sewer system.
The Motion was made by Hepper and seconded by Alidjani to adjo~sn at 9:00 P.M.:
Motion Carried: All Yea:
(TAPE ON FILE OF THESE PROCEIDINGS)
APPROVID:
JIM JOHNSON, CHAIRMAN
ATTEST:
Stuart, ACRD, NMID,
ACC, Valley News,
Statesman, CDH,Settlers
Mail (2) File (2)
P & Z Members, Atty,
Eng., Building, Gass,
Police, Fire, Ward,
BEFORE THE MERIDIAN PLANNING AND ZONING COMMISSION
WAYNE AND MARY WILLIAMSON
CONDITIONAL USE APPLICATION FOR A
RESIDENTIAL PLANNED UNIT DEVELOPMENT
1400 BLOCK OF WEST 4TH STREET
MERIDIAN, IDAHO
FINDINGS OF FACT AND CONCLUSIONS OF LAW
The above entitled matter having come on for public
hearing January 9, 1990, at the hour of 7:30 o'clock p.m., the
Petitioner appearing in person, the Planning and Zoning
Commission of the City of Meridian having duly considered the
evidence and the matter, makes the following Findings of Fact
and Conclusions of Law:
FINDINGS OF FACT
1. That a notice of public hearing on the Conditional Use
AMBROSE,
FITZGERALO
B CROOKSTON
Attorneys end
Counfelore
R.o. eoa ~n
Merlai,n, la.no
axax
Teleeeone SSBNeI
Permit was published for two (2) consecutive weeks prior to the
said public hearing scheduled for January 9, 1990, the first
publication of which was fifteen (15) days prior to said
hearing; that the matter was duly considered at the January 9,
1990 hearing; that the public was given full opportunity to
express comments and submit evidence; and that copies of all
notices were available to newspaper, radio and television
stations.
FINDINGS OF FACT AND CONCLUSIONS - PAGE 1
U
2. That this property is located within the City of
Meridian, is owned the Petitioners, and is described in the
application, which description is incorporated herein; the
property is located between West 2nd Street and West 4th Street
north of Maple Avenue; Petitioners initially proposed to rezone
the property from R-4 Residential to R-15 Residential and
develop the property with one single family dwelling, a club-
house/maintenance building and five tri-plexes; the Applicant
has submitted a letter changing his application to now be
allowed to develop the property with six (6) single family
dwellings still under a planned unit development but withdrawing
the request to rezone the property from R-4 to R-15.
3. That the property is located in what is presently
designated in the Meridian Comprehensive Plan as the Warrior
Neighborhood; that the property is zoned R-4 Residential.
4. That a planned residential development (PD-R) is
defined as follows:
"PLANNED RESIDENTIAL DEVELOPMENT (PD-R) - Any
deve opment which is pre omtnant y residential
including those accessory purposes customarily
relating to residential uses with the balance of such
area, if any, being intended for such uses as
reasonably relate to the support or convenience of the
residential uses of other occupants."
AMBR08E,
FITZGERALO
BCROOKSTON
AGOmeye end
Cooneebre
P.O. Boy X47
MeriElen, IENa
418/4
TelePAOne B88~N81
5. That under the Zoning Schedule of Use Control, Section
11-2-409 A., a Planned Residential Development is allowed in R-4
Residential District as a conditional use.
6. That the property to the west is farm and vacant
ground, the property to the east is residential property, the
FINDINGS OF FACT AND CONCLUSIONS - PAGE 2
property to the south is residential, the property to the north
is a play field and a church.
7. That proper notice has been given as required by law
and all procedures before the Planning and Zoning Commission
have been given and followed.
8. That the Applicant has submitted a petition signed by
at least 75% of the people owning property within 300 feet of
the property indicating their approval of the use of the
property as initially requested by Applicant; that some parties
who initially signed the approval petition appeared at the
public hearing voicing their objection to the original petition
which was for tri-plex development; that most people testifying
did not want the tri-plex development, which now has been
removed.
9. That the City of Meridian does have control,
guidelines and requirements for planned developments in 11-9-607
and such are attached hereto as Exhibit "A" and incorporated
herein as if set forth in full.
10. That there was testimony at the public hearing
AMBROSE,
FIT2G ERALD
BCROOKSTON
Attorneys end
Couneelon
P.O. Bos l2l
MeriEisn, IONo
ax~z
TelaD~one BB8~s81
objecting to the development of the property with tri-plexes;
that almost all persons testifying had no objection if
development was in the form of single-family dwellings; that the
testimony reflected concerns over the amount of traffic that
would be generated by all the people living in the tri-plexes;
concerns that people renting would be of a transient type who
may not care for the property; there was concern over access to
FINDINGS OF FACT AND CONCLUSIONS - PAGE 3
the property from W. 2nd Street and the small lane between the
two existing tri-plexes; there was concern that Tri-plex
development would devalue existing single-family homes; there
was concern that irrigation water be maintained to the
surrounding properties.
11. That there were comments submitted by City departments
and other governmental agencies and they are incorporated herein
as if set forth in full; that the Applicant testified he had no
objection to those requirements and comments.
CONCLUSIONS
1. That all the procedural requirerents of the Local
AM BROSE,
EITZGERALD
B CROOKSTON
Attorneys antl
Couneelora
R.O. Boz 12T
Mm101en, ItleNo
&Y812
Telepftone BBBd/8/
Planning Act and of the Ordinances of the City of Meridian have
been met; including the mailing of notice to owners of property
within 300 feet of the external boundaries of the Applicant's
property, and having obtained the consent of 75% of the owners
of property within 300 feet of the external boundaries of the
Applicant's property; even though some individuals testifying
at the hearing requested that their approval be withdrawn, the
75% signature requirement is a procedural requirement for a
conditional use in a residential district and once the 75%
approval has been obtained the procedural requirement is met; it
is still the decision of the City as to whether the application
itself will be substantively approved regardless of the
procedural requirement being met. It would be unfair to
Applicant's for conditional use permits in residential
FINDINGS OF FACT AND CONCLUSIONS - PAGE 4
districts, where a 75% approval petition must be submitted as
part of the application to allow persons to revoke or withdraw
their approval once the application has been submitted.
It is also concluded that since the Applicant obtained the
approval of 75% of the neighbors owning property within a 300
foot radius for his initial development plan, and since he has
deleted the rezone request and the ultimate use will be an R-4
residential type use, and since there will be another public
hearing before the City Council, that another public hearing
before the Commission is not required or necessary.
2. That the City of Meridian has authority to grant
conditional uses pursuant to 67-6512, Idaho Code, and, pursuant
to 11-2-418 of the Revised and Complied Ordinances of the City
of Meridian, Idaho;
3. That the City of Meridian has authority to place
conditions on a conditional use permit and the use of the
property pursuant to 67-6512, Idaho Code, and pursuant to 11-2-
418(D) of the Revised and Compiled Ordinances of the City of
Meridian, Idaho;
4. That 11-2-418(C) of the Revised and Compiled
AM BROSE,
FITZGERALD
6 CROOKSTON
Atlomaye antl
Counasloro
P.O. Boz 1Y7
Mentllan, hallo
Baeaz
TelePNOne BBBJ/S1
Ordinances of the City of Meridian sets forth the standards
under which the Planning and Zoning Commission and the City
Council shall review applications for Conditional Use Permits;
that upon a review of those requirements and a review of the
facts presented and the conditions of the area, the Planning and
Zoning Commission concludes as follows:
FINDINGS OF FACT AND CONCLUSIONS - PAGE 5
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7. That the granting of this application would be in the
best interest of the City.
APPROVAL OF FINDINGS OF FACT AND CONCLUSIONS
The Meridian Planning and Zoning Commission hereby adopts
and approves these Findings of Fact and Conclusions.
ROLL CALL:
Commissioner Hepper Voted~~
Commissioner Alidjani Voted ~'
Commissioner Rountree Voted l'
Commissioner Shearer VotedLY ~'
Chairman Johnson (Tie Breaker) Voted~j.'~--,y
DECISION AND RECOMMENDATION
The Meridian Planning and Zoning Commission hereby
AMRROSE,
FITZGERALD
SCROOKSTON
Attorneys and
Counealore
P.O. Box ~tT
MetlGlen, IEaKo
QTBIZ
Telephone BBB~4~Bt
recommends to the City Council of the City of Meridian that they
approve the Conditional Use Permit requested by the Applicant
for the property described in the application under the
conditions contained herein, specifically 11-9-607 of the
Revised and Compiled Ordinances of the City of Meridian, and
subject to approval of the final development plan and design
review and subject to approval of the home owners association
documents and of the restrictive covenants.
MOTION:
APPROVED: ~ DISAPPROVED:
/i'
FINDINGS OF FACT AND CONCLUSIONS - PAGE 7
• ..
9-606 D PENALTY IN CASE OF FAILURE TO COMPLETE THE CONSTRUCTION OF A
PUBLIC IMPROVEMENT
In the event a subdivider and/or owner shall, in airy case, fail to
complete the public improvements required as a condition of the
final plat in the time period required, it strall be the responsibility
of the Council to proceed to (rave such work completed either by
foreclosing its lien or, in the event financial guarantees have been
required, tp, pursue the remedies provided by those financial
guarantees.
9-607 PLANNED DEVELOPMENT
9-607 A PURPOSE
The City's policy is to encourage developers of laud development and
. construction projects to utilize the provisions of this section to
achieve the following:
1. A development pattern iu accord wi..r,)~ the goals, objectives and
policies of the Comprehensive Plan;~~~
~c
2. A development pattern which preserves and utilizes natural
topographic and geologic features, scenic vistas, trees, and
other vegetation and which maintains natural drainage patterns;
3. A maximum choice of living environments which allows a variety
of housing and ,building types, which permits an increased
density per acre,' and which allows a reduction in lot dimensions,
yards, building setbacks, and area requirements;
4. A more useful pattern of open space, parks, and recreation
areas;
t ~ 5. A more convenient pattern of commercial, residential, and
industrial uses as well as public services which support such
t '~` uses;
`' 6. :,A .more efficient use of land and reduced costs of streets and
utilities than is generally achieved through conventional
subdivisions;
7. A development pattern which preserves neighborhood development
and stability and encourages a socioeconomic mixture of people
within a given environment; and
8. A development that encompasses maximum site design flexibility
9-607 B APPLICABILITY
~a,
Whenever there is a conflict or difference between the provisions of
Section 9-607 and other Sections of this Ordinance, the provisions ;,
-30-
of Section 9-607 shall prevail. Subjects not covered by Section
9-607 shall be governed by the respective provisions found elsewhere
in this Ordinance.
9-607 C PLANNED DEVELOPMENT (PD) CATEGORIES
The City of Meridian shall provide for four (4) PD categories:
1. Planned Development Residential (PD-R);
2. Planned Development Commercial (pD-C);
3. Planned Development Industrial (PD-I); and
4. ~Planned'Development General (PD-G).
9-607 D ~20CEDUf~ES~FOR PLANNED DEVELOPMENT (pD)
Any person as.` the agent, or agent for the owner'of any property
within .the City, may apply for Planned Development approval. All
applicants shall follow the procedures as provided in Section 9-604
of this Ordinance, PROCEDURES FOR SUBDIVISION APPROVAL. In addition,
the developer shall provide the Council with a colored rendering of
adequate scale to show the completed development that will include
at least the following:
1. Architectural style and building design;
2. Building materials and color;
3. Landscaping;
4. Screening;
5. Garbage areas;
6. Parking; and
7. Open space.
9-607 E MODIFICATION OF DISTRICT REGULATIONS
A PD shall be allowed only as a Conditional Use in each district
subject to the standards and procedures set forth in this Section.
A PD shall be governed by the regulations of the district or districts
in which said PD is located. The approval of the Final Development
Plan for a PD may provide for such exceptions from the district
regulations governing use, density, area, bulk, parking, siyt~s, and
other regulations as may be desirable to achieve the objectives of
the proposed PD, provided such exceptions are consistent with the
standards and criteria contained in this Section.
-31-
9-6Q7 ~ F
...-
GENERAL REGULATIONS FOR PLANNED DEVELOPMENT
1. Planned Developments - Planned developments shall be subject to
requirements set forth in the Zoning Ordinance and also subject
to all provisions within this Ordinance.
2. A planned development shall not be reyuir-ed to contain a minimum
number of acres.
3. ~"•Owners' Association - The Owners' Association Bylaws and other
similar deed restrictions, which provide for the control and
maintenance of all common areas, recreation facilities or open
- space, shall meet with the approval of the Council.
4. Issuance of Certificate of Zoning and Building Permits shall be
granted only after development plan and covenants have been
approved by the Council.
S. Conditions Run with Land - Any conditions attached to a Final
Development Plan shall run with the' land and shall not lapse or
be' waived as the result of any subsequent change in the tenancy
'~ -oi ownership of any or all said lands. such conditions shall
` be deemed as requirements for the issuance of the Certificate
of Occupancy for any use or structure.
6. Change of a PD - No change in the approved Final Development
Plan shall be Permitted without prior approval of the Council
except that minor changes in the location, siting, and height
of buildings and structures may be authorized by the Building
Inspector as required by engineering or other circumstances not
foreseen a[ the time of plan approval. However, no such 'minor
changes' may increase the volume of any building or structure
~~ by more than ten (10) percent or increase the gross ,density of
~~: ~~ 'the PD.
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-0 Bonus Density - beveloper is responsible for documentation of
""' '
~ >. chan e. The followin bonus densities ma be
9 9 y granted within a
'`Planned Development, but shall not be treated as cumulative:
a. Provision for private, common open space in a PD shall be
considered cause for density increases not to exceed
twenty-five (25) percent;
b. Character, identity, and siting variation incorporated in
a PD shall be considered cause for density increases not
to exceed twenty-five (25) percent. Factors which are
deemed to make a substantial contribution to such character,
identity and siting variation include, but are not limited
to, the following:
P
''`~ 1) Landscaping - Streetscape, open space and plaza use
of existing landscape; pedestrian and bicycle ways
and recreational areas;
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2) Siting - Visual focal points, use of existing physical
features such as topography, creeks, view, sun and
' wind orientation, circulation pattern, physical
~, environment, variation in building setbacks, building
groups such as clustering; and
3) Design ~ Feature - Street sections, architectural
styles, harmonious use of materials, parking areas
broken by landscape features, and varied use of
dwelling types and heights;
c. Publicly dedicated land in a PD shall be considered cause
for density increases not to exceed twenty-five (25)
percent for facilities such as school, library, fire
station, park, recreational facility; and
d. Density increases, not to exceed twenty-five (25) percent,
shall be considered when environmentally sensitive areas
(creeks, wetlands, wooded areas) have been preserved in
their natural state.
8. Financial Guarantees - The developer strap pust financial
guarantees for all approved on-site improvements if required
pursuant to 9-606 C.
9-607 G GENERAL STANDARDS FOR PLANNED DEVELOPMENTS (PD)
1. Accessibility of Site - All proposed streets, alleys, and
driveways shall be adequate to serve the residents, occupants,
visitors, or other anticipated traffic of the PD. Design
elements shall be incorporated to discourage public through-
traffic. Entrance points of streets, alleys, and driveways on
previously existing roadways shall be subject to the approval
of the Ada County Highway District. On-site vehicular circula-
tion and parking shall be designed for adequate fire and police
protection and shall be .adequate to serve the uses located in
the proposed development. If it is determined that additional
traffic control devices or other traffic regulating improvements
are required, the developer shall be responsible for the cost
of such provements.
2: Roadways - Design and dimensional standards for roadways shall
be subject to standards set by the City Council.
3. Off-Street Parking - Off-street parking shall be conveniently
accessible to all dwelling units and/or other uses. Where
appropriate, common driveways, parking areas, walks, and steps
may be provided, maintained, and lighted for night use. Design
and dimensional standards for off-street parking shall be
subject to provisions set forth in Title 2-414 of this Ordinance.
~ .
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4. Utilities - All PD's shall provide underground installation of
utilities (including streetlights, water, sanitary sewer, storm
sewers, electricity, gas, and telephone) irr either the public
right-of-way or utility easements. Provisions shall also be
made for design and construction of adeyuate storm sewer facili-
ties pursuant to review by the City Enyineer and the Ada County
Highway District.
5. Open Space - All open space delineated or approved as common
open space shall meet the following applicable standards:
a. The location, size and shape of the common open spaces
shall be suitable for the use proposed and shall enhance
the common enjoyment of recreational pursuits, or provide
visual, aesthetic, or environmental amenities;
b. Common open space shall be suitably improved for its
intended use, except that common space containing natural
'
'~ features worthy of preservation may be left unimproved.
Stru
t
i
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-
`_ c
ures and
mprovements to be located in or adjacent
`-~_`~:.~
'
'~ to the common open space shall serve to enhance the ameni-
~.- ties of the common space and have rP.gaCd for the topography
'`
.~., , and natural features of [he common open space;
s:;
c. The development schedule shall coordinate the improvements
of the common open space with the construction of the
buildings, structures and other improvements in the PD.
At the discretion of the Council, a dedicated fund shall
be established by the developer and contributed to at the
time of unit sales to insure the future improvement of the
open space;
d. Land shown on the Final Development Plan as common open
space may be conveyed to a public body (if said public
body agrees toaccept conveyance) to maintain the common
open space and improvements placed thereon. In lieu of
public dedication, it shall be conveyed to an owners'
association or similar organization for the purpose of
owning and maintaining said common area and improvements
thereon;
e. The total area of all common open space shall equal or
exceed ten (10) percent of the gross land area of the PD;
and
f. Common open space shall mean land area exclusive of street
rights-of-way, buildings, parking areas, structures, and
appurtenances except those improvements which are accessible
and available to all occupants of the private units within
the PD.
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6. Landscaping -
a. Screening of off-street parking, loading, and waste storage
areas shall be required.
b. Screening shall be required as a troffer between residential
and non-residential uses or strut tares i.n a PD.
c. All ground surfaces in a PD shall be covered wiCh a vegeta-
tive cover growth or other ground treatment capable of
preventing soil erosion under normal surface runoff
conditions.
7, Irrigation Facilities and Drainage Systems Natural Streams,
and Drainageways - Modification of existing irrigation and
drainage systems, as well as natural streams and drainageways,
shall be minimized, and shall not materially alter the natural
or existing configuration or impair the normal operation thereof.
8: Design ,'Review - All PU's shall be subjeck'„'to design review by
the City Staff and Council. .~
9-607 H DESIGN STANDARDS FOR PLANNED DEVELOPMENTS - RESIUEN'P I.AL (PU-R)
1. Storage Areas - Storage areas shall be provided for the antici-
pated needs of boats, campers and trailers. Foe- typical residen-
ce.. tial development, one (1) adequate space shall be provided
~ every two (2) living units. This may be reduced by City action
if there is a showing that the needs of a particular development
are less.
2: Parking Space - One (1) additional parking space beyond that
which is required by the Zoning Ordinance may be required for
every three (3) dwelling units to accommodate visitor 'parking.'
3. Maintenance Euilding or Approved Area - A maintenance building
or approved area shall be provided that is suitable for the
services required for the repair and maintenance of all common
5.
areas.
9-607 I,~. DESIGN'S'fANDARDS FOR PLANNED DEVELOPMENTS - COMMERCIAL (PD-C)
+.,i: Buffering and Screening - When commercial structures or uses in
a PD-C abut a residential use, sight-restricting screening or
"buffering shall be provided. In no event shall any structure
in a PD-C be located nearer than twenty (20) feet to a residen-
tial use. Off-street loading and waste storage areas shall be
visually. screened on all sides.
2. Lighting - Outside lighting shall be designed and placed so as
to not direct illumination on any nearby residential areas'.
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3.
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Design of Site - A PD-C shall be designed tp harmonize with
adjacent uses as to height, bulk, location, anal use of exterior
materials. Sides and rears of all buildings shall be given
treatment comparable in attractiveness to their principal
frontage. Pedestrian walks, plazas, and open spaces shall be
located to provide maximum accessibility among the various
buildings of the PD-C. Open spaces shall be so located as to
rovide for maximum visibility by customers and to create a
harmonious relationship between buildings and exterior spaces
throughout the project.
DESIGN STANDARDS FOR PLANNED DEVELOPMENTS - GENERAL (PD-G)
'BPD-Gshall be subject to all applicable standards as set forth
in Section 9-607 of this Ordinance, with each land use conforming
to the PD criteria for said land use.
2. All developments within Mixed Use Review Areas shall be developed
as a PD-G.
9-608 MOBILE HOMES BY REFERENCE `
See Title 3, Chapter S of Ordinances of the CiCy of 11e ridian.
9-609+ A CEMETERY SUBDIVISION
l~ ~,
la Function - The developer shall provide the Commission with
written documentation that will sufficiently explain the func-
tions of the .propo'sed cemetery for either human or animal
remains.
2. Compliance with Idaho Code - The developer sF~all submit a
written statement that has been prepared by an attorney that
adequately assures the compliance of the proposed cemetery with
the procedural management requirements that are outlined in
Title 27, Idaho Code: ;
9-610 FLOODPLAIN SUBDIVISION
9-610 A SUBDIVISION WITHIN A FLOODPLAIN
1. Flood Areas - For any proposed subdivision that is located
within a floodplain, the developer shall provide the Commission
with a development plan of adequate scale and supporting documen-
tation that will show and explain at least the following:
a. Location of all planned improvements;
b. The location of the
' 7 engineering practices
Engineers;
floodway and Floodway fringe per
as specified by the Army Corps of
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