2024-01-04
PLANNING AND ZONING COMMISSION MEETING
City Council Chambers, 33 East Broadway Avenue Meridian, Idaho
Thursday, January 04, 2024 at 6:00 PM
MINUTES
ROLL-CALL ATTENDANCE
PRESENT
Commissioner Nate Wheeler
Commissioner Maria Lorcher
Commissioner Patrick Grace
Commissioner Enrique Rivera
Commissioner Andrew Seal
ABSENT
Commissioner Mandi Meyers
Commissioner Jared Smith
ADOPTION OF AGENDA Adopted
CONSENT AGENDA \[Action Item\] Approved
Motion to approve made by Commissioner Grace, Seconded by Commissioner Rivera.
Voting Yea: Commissioner Wheeler, Commissioner Lorcher, Commissioner Grace,
Commissioner Rivera, Commissioner Seal
1. Approve Minutes of the December 7, 2023 Planning and Zoning Commission
Meeting
ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\]
ACTION ITEMS
2. Public Hearing continued from December 7, 2023 for Farmstone Crossing
Subdivision (H-2023-0045) by Bailey Engineering, located at 820 S. Black Cat Rd.
Continued to February 1, 2024
Applicant Requests Continuance
A. Request: Annexation of 33.893 acres of land from RUT to the M-E (Mixed
Employment) zoning district.
B. Request: Preliminary Plat consisting of 6 buildable lots on 27.59 acres of
land in the proposed M-E (Mixed Employment) zoning district.
Motion to continue to February 1, 2024 made by Commissioner Grace, Seconded by
Commissioner Rivera.
Voting Yea: Commissioner Wheeler, Commissioner Lorcher, Commissioner Grace,
Commissioner Rivera, Commissioner Seal
3. Public Hearing for Kleiner Adjacent Subdivision (H-2023-0059) by Brighton
Development, Inc., located at Northeast corner of N. Records Way and E. Fairview
Ave. Recommended Approval to City Council
Application Materials: https://bit.ly/H-2023-0059
A. Request: Combined Preliminary/Final Plat consisting of two (2) building
lots on 9.88 acres of land in the C-G zoning district.
Motion to recommend approval to City Council made by Commissioner Wheeler, Seconded by
Commissioner Grace.
Voting Yea: Commissioner Wheeler, Commissioner Lorcher, Commissioner Grace,
Commissioner Rivera, Commissioner Seal
ADJOURNMENT 6:53 P.M.
Meridian Planning and Zoning Meeting January 4, 2024.
Meeting of the Meridian Planning and Zoning Commission of January 4, 2024, was
called to order at 6:00 p.m. by Chairman Andrew Seal.
Members Present: Commissioner Andrew Seal, Commissioner Maria Lorcher,
Commissioner Patrick Grace, Commissioner Nathan Wheeler and Commission Enrique
Rivera.
Members Absent: Commissioner Jared Smith and Commissioner Mandi Stoddard.
Others Present: Tina Lomeli, Kurt Starman, Bill Parsons and Dean Willis.
ROLL-CALL ATTENDANCE
_X Nate Wheeler X Maria Lorcher
Mandi Stoddard X Patrick Grace
_X Enrique Rivera Jared Smith
X Andrew Seal - Chairman
Seal: All right. Good evening. Welcome to the Planning and Zoning Commission
meeting for January 4th, 2024. At this time I will call the meeting to order.
Commissioners who are present for this evening's meeting are at City Hall and on
Zoom. We also have staff from the city attorney and clerk's offices, as well as the city
planning department. If you are joining us on Zoom this evening we can see that you
are here. You may observe the meeting. However, your ability to be seen on screen
and talk will be muted. During the public testimony portion of the meeting you will be
unmuted and, then, be able to comment. Please note that we cannot take questions
until the public testimony portion. If you have a question during the meeting, please e-
mail cityclerk@meridiancity.org and they will reply as quickly as possible. If you want to
simply watch the meeting we encourage you to do so on the city's YouTube channel.
You can access that at meridiancity.org/live. With that let's begin with roll call. Madam
Clerk.
ADOPTION OF AGENDA
Seal: All right. So, the first item on the -- excuse me. The first item on the agenda is
the adoption of the agenda. File H-2023-0045 for Farmstone Crossing Subdivision will
be opened for the sole purpose of continuing to a regularly scheduled meeting. So, it
will be opened for that purpose alone. So, if there is anybody here tonight to testify for
that particular application we will not be taking public testimony this evening. Can I get
a motion to adopt the agenda?
Rivera: I make a motion to accept the agenda.
Wheeler: Second.
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Seal: It's been moved and seconded to adopt the agenda. All in favor say aye.
Opposed nay? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
CONSENT AGENDA [Action Item]
1. Approve Minutes of the December 7, 2023 Planning and Zoning
Commission Meeting
Seal: Next item on -- on the agenda is the Consent Agenda and we have one item on
the Consent Agenda, which is to approve the minutes of the December 7th, 2023,
Planning and Zoning Commission meeting. Can I get a motion to accept the consent --
Consent Agenda as presented?
Wheeler: I move that we approve the minutes of the December 7th, 2003, Planning and
Zoning Commission meeting minutes.
Rivera: I will second.
Seal: Okay. It's been moved and seconded to adopt the Consent Agenda. All in favor
say aye. Opposed nay? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
ITEMS MOVED FROM THE CONSENT AGENDA [Action Item]
Seal: All right. So, at this time I would like to briefly explain the public hearing process.
We will open each item individually and begin with the staff report. Staff will report their
findings on how the item adheres to our Comprehensive Plan and Unified Development
Code. After staff has made their presentation the applicant will come forward to present
their case and respond to staff comments. They will have 15 minutes to do so. After
the applicant has finished we will open the floor to public testimony. Each person will be
called on only once during the public testimony. The Clerk will call the names
individually of those who have signed up on our website in advance to testify. Excuse
me. You will, then, be unmuted in Zoom or you can come to the microphones in
Chambers. You will need to state your name and address for the record and you will
have three minutes to address the Commission. If you have previously sent pictures or
a presentation for the meeting, it will be displayed on screen. You will be able to run the
presentation. If you have established that you are speaking on behalf of a larger group,
like an HOA, where others from that group will allow you to speak on their behalf, you
will have up to ten minutes. After all of those who have signed in advance have spoken
we will invite any others who may wish to testify. If you wish to speak on the topic you
may come forward in Chambers or if on Zoom press the raise hand button on the Zoom
app. If you are listening on a phone please press star nine and wait for your name to be
called. If you are listening on multiple devices, such as a computer and a phone, for
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example, please be sure to mute the extra devices, so we do not experience feedback
and we can hear you clearly. When you are finished if the Commission does not have
questions for you you will return to your seat in Chambers or be muted on Zoom and no
longer have the ability to speak and, please, remember we generally do not call folks
back up a second time. After all testimony has been heard the applicant will be given
another ten minutes to come back and respond. When the applicant has finished
responding to questions and concerns, we will close the public hearing the
Commissioners will have the opportunity to discuss and hopefully be able to make final
recommendations or decisions to City Council as needed.
ACTION ITEMS
2. Public Hearing continued from December 7, 2023 for Farmstone
Crossing Subdivision (H-2023-0045) by Bailey Engineering, located
at 820 S. Black Cat Rd.
A. Request: Annexation of 33.893 acres of land from RUT to the M-E
(Mixed Employment) zoning district.
B. Request: Preliminary Plat consisting of 6 buildable lots on 27.59
acres of land in the proposed M-E (Mixed Employment) zoning
district.
Seal: So, at this time I would like to open the public hearing for Farmstone Crossing
Subdivision, File No. H-2023-0045, for a continuance to the date of February 1 st, 2024.
Wheeler: So moved.
Rivera: Second.
Seal: It's been moved and seconded to continue File No. H-2023-0045, for Farmstorm
Crossing Subdivision, to the date of February 1st, 2024. All in favor, please, say aye.
Opposed nay? And that is continued.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
3. Public Hearing for Kleiner Adjacent Subdivision (H-2023-0059) by
Brighton Development, Inc., located at Northeast corner of N.
Records Way and E. Fairview Ave.
A. Request: Combined Preliminary/Final Plat consisting of two (2)
building lots on 9.88 acres of land in the C-G zoning district.
Seal: We'd like to open up the public hearing for Item No. H-2023-0059 for the Kleiner
Adjacent Subdivision and we will begin with the staff report.
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January 4,2024
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Parsons: Thank you, Mr. Chair, Members of the Commission. Feels like it's been about
three months since I have seen all of you, but Happy New Year to all of you.
Seal: Thank you, too.
Parsons: Hopefully it will be a brief meeting tonight. So I'm here this evening presented
-- presenting the Kleiner Adjacent Subdivision on behalf of Sonya this evening and so
the application before you tonight is a -- what we call a combined preliminary/final plat.
The property consists of 9.88 acres of land. It's currently zoned C-G in the city limits
and is located at 1730 North Records Way, which is at the northeast corner of Records
and Fairview Avenue. In 2022 the city did approve a conditional use permit for this site
to develop 472 multi-family units on that property. The applicant has received approval
of a time extension, so that CUP is still valid and tonight all they are proposing to do
here is take the one lot and subdivide it into two buildable lots. Main reason for that --
when we met with the applicant -- so just a little bit of a background here. The multi-
family project is still going to move forward, but as far as for financial reasons they are
required to subdivide the property to start construction of the site and so, really, this is
just more of a formality than anything. They have a legal parcel and they have the right
to develop now under that conditional use permit. So, again, it's just adding one lot to
two lots. You can see here a little -- it's cut off a little bit, but the -- there is an access on
the west boundary here from Records. That's a right-in, right-out only that was
approved by ACHD with a CUP permit and, then, there is also a shared driveway with
the car dealership CarMax to the east that they will have access to and share with that
adjacent property. Staff has required that they provide us evidence of that cross-access
agreement prior to construction. More than likely they probably did that with their CU or
their CZC, but, again, sometimes these conditions just carry over from the previous
approvals. The required landscape buffers were all evaluated with a conditional use
permit as well. We had a chance in this particular staff report -- we didn't note, though,
because of ACHD's requirement for the right-hand turn lane and their requirements for
their frontage improvements along Fairview, that their buffers along Fairview will be less
than the 35 feet required by code. So, the applicant has agreed to submit their
alternative compliance requests prior to the City Council hearing and they have been
conditioned to do that as well. And that will give Council that the ability to act on that
request as well. So, we did receive written confirmation from the applicant that they are
in agreement with all conditions in the staff report, including the request for the
additional application prior to City Council. With that staff is recommending approval
and I will stand for any questions you may have.
Seal: Thank you very much, Bill. Would the applicant might come forward?
Wardle: Mr. Chair, for the record Jon Wardle with Brighton. 2929 West Navigator,
Suite 400, Meridian, Idaho. 83642. If I could be made a participant and, then, Bill, can I
share my screen? Panelist. That's what it is. Thank you.
Seal: Careful or you will be running the technology here.
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Wardle: I have had a lot of technology today. So, let's see how I go with this one.
Earlier was a little iffy. All right. Commissioners, good evening. Happy New Year to
you. I will be fairly brief on this. The opening statement is we do agree with the
conditions which are in the staff report. As Bill indicated, this project has a little bit of
history. Some of you may have been here when it was previously reviewed for the
CUP, but for your information there was a CUP approved back in 2022 for -- and
approved the 472 residences here and site plan approval. We did get a CZC DR
approval for the project in 2022 as well in September. Upon that approval, then, we
submitted for building permits, which have been reviewed. I believe they are ready to
issue, with the exception of us paying for the fees. We -- on the timeline here -- and so
-- let me just back up. So, we have gone through the CUP, which is approved. The
design review has also been approved and building permits have been applied for and
have gone through the process of review as well. So, what are we doing tonight? We
are requesting a two lot subdivision. I can show you here we have Lot 1 in yellow, Lot 2
in blue. As you may appreciate financing has become a little tricky. Construction costs
are still high and with the financing package on this specifically our lender has asked
that because the project will be phased we will be building the south building on the blue
parcel first. We will be doing all the site improvements at the same time, but the first
building, which is on the south -- let me go back here -- will be built first. But the lender
requires that it be on its parcel, because there is a future phase. And so we met with
staff. The only way that we could do that was to do a preliminary/final plat, which is
before you tonight. As I mentioned we will be doing all the site improvements on the
project at the same time, but we will only be constructing the south building and the
amenity building -- everything that's shown here in blue. At a later date we will come
back and build phase two of the project. This one's a little cleaner, if that's a better
exhibit for you, pulling those phase lines off. Again, we are moving forward with the
project, but this came up really kind of back in late October, so we met with staff about
what the process was. We held a pre-application meeting. We did a neighborhood
meeting and we are here before you. It really is a -- it's a lending requirement. We
could move forward today with the project, but because of that financing requirement we
are -- we need to plat it. So, once, that is done -- and that's why we are doing a
preliminary/final where we can do no more than four lots under a preliminary/final plat.
We are -- we concur with the staff recommendation and we are asking for your
affirmative recommendation to the City Council of this preliminary/final plat and I will
stand for any questions you might have.
Seal: Commissioners?
Wheeler: Mr. Chair?
Seal: Yeah. Go ahead.
Wheeler: So, Jon, on the -- the amenities, those are going to be done during phase one
or does that include the pool, too?
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January 4,2024
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Wardle: It does. Let me go back here. You probably don't see my mouse, but
everything that is in blue, I -- the amenity building is an L-shaped building. There is a
swimming pool there and, then, there is a little rectangle box up here and that's a pool
house, outdoor restrooms, things like that. So, that is all done with phase one. So, the
amenities for the entire project are done at the -- at the start of the project. When we do
phase two, phase two actually connects directly to that amenity building. There is
breezeways that allow tenants in phase two to access directly in the amenities without
going outside and so they -- we have to do it in the phase one first to make that happen,
but, yes, we wanted to get the amenities in at the very beginning. We will also be doing
all of the site improvements, which include the parking lots and landscape buffers on the
entire project at the very beginning, so that all will be done, so when we do phase two it
is parking structure and, then, four levels of apartments above that.
Wheeler: Okay. And is this a -- this is a four over two or --
Wardle: It is a four over one.
Wheeler: Over one. Okay.
Wardle: Four stories. One -- one level of parking and, then, there is some surface
parking as well, but four stories of apartments above.
Wheeler: And you are going to put in the asphalt parking in as part of the phase one
even on -- even on the second phase?
Wardle: We are. We have some access requirements. We do have two access points
that come over to the shared driveway between us and -- maybe I can go to -- this
shows a little bit better. We -- this is the -- there is a shared access between us and
CarMax.
Wheeler: Okay.
Wardle: And so we have an access here and we have an access here and, then, we
have an access over on Records, but we are going to be installing all of the surface
parking and all of the landscaping at the very beginning of the project and, then, we will
come back and do phase two, which would be the second building at some point in the
future.
Wheeler: Okay. Yeah. I don't envy development now with all the requirements and --
all of the construction costs, but also the lending requirements, too, so --
Wardle: Part of the reason for doing that is we -- we have both sewer and water, they
go through the entire site. Storm drainage as well. The reason for paving at once -- if
we don't pave it and City of Meridian requires that there be a mountable surface of the
sewer and water lines and so it's in the parking lots anyways, so we just want to do it all
at once.
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Wheeler: Is that going to negatively affect later, though, for like your lay down areas
and the heaviest machinery going through there and you will have to resurface it later,
too?
Wardle: It's possible, but we should be able to do all of our construction in that lay down
area in the parking that's not needed for the other residents.
Wheeler: Okay. So --
Wardle: It will be a tight sight. If you saw what we did at the Bri project to the north of
The Village, it -- it is complicated, but it can be done.
Wheeler: Okay.
Wardle: Thank you.
Wheeler: Thank you. And, then, I had one question for staff if that's okay.
Seal: Go ahead.
Wheeler: You said that the 35 foot buffer had to be less because of some access
requirements; is that correct?
Parsons: Frontage improvements.
Wheeler: Frontage improvements. Okay. Okay.
Parsons: Yeah. They have to put a right-hand turn lane in, I believe.
Wheeler: Oh. Got you. Okay.
Wardle: If I can maybe clarify that just a little bit -- add a little bit of color to it. The -- we
requested alternative compliance for Records already. So, there was an alternative
compliance request that we did because of this. ACHD came back last minute, asked
for that right turn coming off Records into the site and so that's already been approved.
What really came up in the staff report this time was the question along Fairview. There
is a couple of things there. As you know Fairview at the moment at this location does
not have a curb. We are building out -- we are actually improving their storm drainage.
Because it is what their -- their rural section, which doesn't have a curb, they do a sand
window and so we actually are grassing down to the edge of the sand window, but
ACHD doesn't -- doesn't allow us to grass on the other side of the sand window
adjacent to the asphalt. If there was a curb line it would all be grass and you wouldn't
notice that. So, the alternative requirement -- or the alternative request in this moment
is -- because we have that gravel there, it's -- which is within the 35 foot landscape
buffer, we have to ask for that requirement -- or that alternative compliance. So, we do
have it, but the ACHD hasn't determined what their final build out is, where the curb line
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exactly will go, so we are putting the sand window in and we just cannot put grass on
the south side of that sand window. So, that's what really we are talking about. There
is probably about maybe two feet of extra gravel that falls within the landscape buffer.
Wheeler: Okay.
Wardle: But the other alternative compliance request on Records has already been
approved by staff after the conditional use permit was done.
Wheeler: Perfect. Okay. Thank you. And, then, one other question for staff here. We
didn't have to worry about like an extra DA or modifying that with the parcel split here.
It's approved and we don't have to do anything like that; right? Is that correct?
Parsons: Yeah. Mr. Chairman, Members of the Commission, there is a DA on -- put in
place and it's going to run with the land and stay with this property. So, whoever buys
one parcel or both parcels or if it stays under one ownership, it's all going to be -- it's
going to stay intact. And that's what's unique about this particular project and that's
what we talked with the -- the applicant about, too, is we want to make sure whatever
we do on this, because there are two -- two different sides and two different buildings,
they will -- they will have the necessary paperwork in place to make sure that there is --
drainage is -- is shared between both properties and parking and amenities are all being
shared, but for the overall development, just not -- so each building won't be
independent of one another, they will still be tied together through either CC&Rs or
however they deem best to set that up for any -- for either themselves or any future
owners going forward.
Wheeler: Perfect. Okay. Thank you.
Seal: Quick question. The private drive between this property and the CarMax, does
have access to Fairview Avenue?
Wardle: Mr. Chair, it does not. It was -- it's never been approved for an access directly
to Fairview. So, it's an access between our two properties and we can get out to Elden
Gray, but we also both have accesses out to the other side. I think CarMax -- I don't
know exactly how that -- they are using that. It clearly would be an access for us,
because if you are coming in to our project coming south on Records you are going to
go around the roundabout, head east on Elden Gray and come in or if you are coming in
off Fairview you can do a right-hand end, so -- but the access is -- we do have an
easement -- a cross-access easement on that with them. So, that's already been
established. And part of the reason that I asked that question is knowing that the
northern units are going to be last to develop, is there something you can do to help
during the construction phase of the first phase that will help kind of keep the
construction traffic off of, you know, the -- the main roads there? You are going to have
to come in Records for, you know, quite a bit of this I would imagine, but trying to keep it
off of the road that runs east-west to the north of the property -- I mean is there anything
that can be -- and I know that's -- that's a tough tricky question to ask, but I know that
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that's going to be a concern, especially for the folks that live, you know, a little bit more
north up the road there, so --
Wardle: So, there is two -- Mr. Chair, there is -- there is two items at play here. One is
additional access to an arterial roadway. Fairview is a no go. And we actually had to
ask -- as part of our conditional use permit we had to go to Council, you acted on the
conditional use permit, you approved it, we had to go to Council to actually get this right-
in, right-out approved on Records.
Seal: Okay.
Wardle: And so you have this access between us and CarMax is a shared access. For
all intents and purposes will act as a primary access and I think we would assume that
most, if not all of our construction traffic will come in off of Elden Gray into this. I can
assure you we do not want our large construction vehicles circling the parking lot to the
south and coming back up and so that's -- that's really where we will, we will be off
Elden Gray into that shared access between us and CarMax.
Seal: Okay.
Grace: Mr. Chairman?
Seal: Okay. That's just -- yeah. I just have a couple of -- to me it's concerning,
because there is -- there is already a lot going on. The Village is a place -- there is a lot
of youth that gather there. There is a lot of kids that are there that are going to be
coming in from all over the place. So, I just -- my concern is just kind of the safety of
them and, you know, that being less impactful on the residents that are already there,
because this is going to -- I mean this is -- construction is probably going to go on for
quite a while, so just throwing out some ideas, you know, to kind of help -- help us all be
good neighbors.
Wardle: Mr. Chair, I do know that there are -- there are phases of construction. There
are moments when it's super heavy. Candidly when concrete is being poured,
something like this where we have a parking structure, there -- there is a fair amount of
activity, those activity moments tend to be off peak. I can't guarantee that they will, but I
know that when we did the parking structure for Bri that was done overnight and that
was poured at times where it made sense for them. Will that be -- can I guarantee that?
No. But I do know that as well from an efficiency perspective that our subcontractors
like to bring on as much material as possible at one time, so they can operate with that.
We panelized a lot of our other projects. So, those wall structures are coming in and
they are able to put a lot of those up fairly quickly. So there are ways from a
construction perspective. But I can't tell you that there will not be an impact, because,
candidly, there will. At least we are not selling hamburgers.
Seal: True. Very true. I have had to make my way out of that area. So, I -- so far I
have not had one of the hamburgers, so -- but very good point.
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Wardle: The lines aren't quite as bad in Utah or Vegas. So, you --
Seal: That's right. Yeah. Okay. Commissioner Grace, do you have a question?
Grace: Yeah. Thanks, Mr. Chairman. Sorry, I didn't mean to interrupt you earlier. But
a couple of questions if I could, Jon. Just to touch on -- I want to make sure I
understood this correctly, the parking structure. I think -- I think I know what you were
saying, but, essentially, what I wanted to know is during phase -- after phase one is
done and prior to phase two being completed there will be adequate parking for phase
one residents; right? I thought I heard you say the structure was under -- under the
north -- the north building or is it under both?
Wardle: Mr. Chair -- I will answer that question first. Each building, the south and the
north, each have parking structures.
Grace: Perfect.
Wardle: And, then, there is surface parking. We actually -- you can kind of see it -- the
amenity -- or the blue area here provides more parking and would be finished right up
against the -- the sidewalk on the north building. So, yes, there -- there is sufficient
parking for phase one as a standalone, as we do all the site work, even if we exclude
north of phase two, so that there won't be -- we meet the parking requirements. So,
then, when we open phase two we can use -- everybody can use all the surface parking
without restriction.
Grace: Yeah. You meet them independently, which is what I was driving at. The next
question is do you have -- do you ever know -- is there going to be any kind of a
crosswalk across Records more -- I guess more north than that Fairview intersection? I
started seeing a lot of residents might be heading -- heading west there to partake of all
the amenities over at The Village and I'm just wondering what do -- if you know what --
what that might look like?
Wardle: Mr. Chair, Commissioner Grace, see if I can do this. The locations to get
across Records will be here down at Fairview at the roundabout. There won't be any
pedestrian access at that location. There is actually a raised curb through there and it
just -- it doesn't make sense to go across. There will also be an access to the park
here. I will note as well that we are building a ten foot sidewalk along Fairview and
along the frontage of Records. So, there is good connectivity up to Kleiner Park. But,
yes, the only -- the only access points will be just south of the roundabout and just north
of Fairview and there won't be -- sometimes you see this, Commissioner Grace, that
there is a pedestrian ramp kind of directing pedestrians a certain direction. There will
not be a pedestrian ramp that would allow a -- that really points somebody that way. It
doesn't mean, again, we can't -- we can't fix or stop every moment. People will try to
run across there. It will happen. But we are not providing any, you know, a curb cut or
anything that will go across that medium that's raised.
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Grace: Yeah. Is the one just south in the roundabout, is that crosswalk present right
now or would that be added?
Wardle: The crosswalk is present. The sidewalk on our side along Records is not in.
I'm trying to remember, Bill, maybe if you could look at the map. I don't know if there is
a sidewalk on Elden Gray on our side or not. So, I kind of feel like there is some sort of
sidewalk along that corner across to get up to the park. I would have to look at it on a
different map here really quick and I can answer that in rebuttal if I need to.
Grace: No. I was really more just curious than anything else, Jon. Okay. Thanks for
that. I appreciate that.
Wardle: Commissioners, I'm just looking at it right now. There actually is a sidewalk on
that part of the roundabout. It's just a short section that meets -- so, there -- let me just
clear this off and I will just resketch it here. Because the sidewalk exists here -- so, you
can -- if you are coming from The Village across, you can get there and you can get
here today. But there is no other sidewalk that exists that would allow you to go really
any farther than Elden Gray or really any farther on Records. But we will be building
that out completely on both directions. I just wanted to note that we are building a ten
foot kind of regional pathway on Fairview and on Records and, then, a standard five foot
sidewalk on Elden Gray.
Grace: Okay. I appreciate that. Just -- last question. Did you get any -- did you get
any public comments when you had your neighborhood meeting?
Wardle: We have not had any public comment. I believe there is a few individuals that
are here that perhaps were at previous hearings with us, but, no, Commissioner Grace,
this is a -- it's a platting process, but it's -- you know, the conditional use permit as
previously approved is still the same.
Grace: Okay. Yeah. And I didn't see any in the -- in the materials either, but -- but I
looked at them online, so -- okay. Thanks, Jon. I appreciate it.
Wardle: Thank you very much.
Seal: Commissioners, anything else?
Wheeler: Mr. Chair?
Seal: Go ahead.
Wheeler: Jon, yeah, I do remember that. That was my only concern was the
pedestrian traffic; right? And I'm sure it's a concern of yours -- yours on it, too, and I do
remember some other mitigation things about maybe putting signs on there and saying
like, hey, no -- no -- no public pathway or no crossway or no pedestrian walkway there
14
Meridian Planning&Zoning Commission
January 4,2024
Page 12 of 18
in order to work -- you know. And having arrows -- whatever the case is in order to help
mitigate people try the actual place traffic, you know, right there.
Wardle: Commissioner -- Mr. Chair, Commissioner Wheeler, yes, doing that on our side
where we can control the signage is a very easy thing to do for public safety.
Seal: Anything else, Commissioners? All right. Thank you very much.
Wardle: Thank you very much. Do we have anybody signed up?
Lomeli: Yes. Thank you, Chairperson Seal. We have Larry Vanover in attendance.
Seal: Good evening, sir. We will need your name and address for the record, please.
Vanover: I'm Larry Vanover and my address is 3420 -- 3420 West Montrose Lane in
Meridian. 83646. I'm a retired city engineer -- or I'm sorry -- traffic engineer for the
state of Idaho and I'm now on the board of the Meridian Senior Center and I know that
he said that the pedestrians won't be able to cross and they have to go either way, but
they are not going to stop and as it is now when we leave at 4:30 we can't go around
the roundabout, because the traffic is coming for two blocks beyond the roundabout
and if the roundabout is too close to the -- to the intersection and a lot of people are
going past the used car lot has tried to cut off the intersection and it's not working and if
-- is this going to be two lanes in north or just one lane north? Because we are -- right-
in and right-out is a lot of traffic that's going to come around the roundabout to go back
to -- to Fairview Avenue, so -- and I'm representing the senior center, because Toni was
-- was not able to be here with her husband --
Seal: Okay.
Vanover: -- as he is, so thank you very much.
Seal: Thank you. I appreciate your testimony and we have all had to drive in that area
and it's -- it's very busy as it was meant to be, but that's also, you know, not necessarily
what some of the folks that have lived there for a long time want to see. So, appreciate
-- appreciate your -- your comments. Anybody else?
Lomeli: Yes. Scott Dykstra.
Dykstra: Good evening, everybody. Scott Dykstra. 4260 East Venture Circle,
Meridian, Idaho. 83646. So, I was here last time. This little development -- when you
look at all of these plats and all of this information that you have on the screen in front of
you, we are just off the edge of your map and your plat. So, I'm -- I'm here representing
Venture Subdivision, which is the access point where all of the traffic is going to be. So,
it's just fascinating every -- every time Brighton brings this development up they talk
about Elden Gray and the traffic on Elden Gray and Elden Gray stops and they never
address Venture, which is where all of that traffic off of Elden Gray has to go and
F15]
Meridian Planning&Zoning Commission
January 4,2024
Page 13 of 18
Venture Drive is a very small, narrow road. Used to have Bright Bank -- Hillcrest Bank
right in front of it and there is 14 houses back there and so we are going to push all of
this traffic back over to Venture still, we had an opportunity back when this was first
proposed to take that road between the development and CarMax and bring that road
out to Fairview and collect everything there and you could have created a right turn onto
that road between CarMax and this development, a right turn in, a right turn out off of
Fairview Avenue, you could have completed Fairview Avenue with a curb and gutter
and I know this all goes back to Ada County Highway District, which is part of the
challenge you guys have. Okay. Everyone -- we didn't go to the public meeting,
because we weren't notified. We are outside of that 300 foot zone. So, nobody tells us
anything until we see your sign go up and then we show up and say what are they doing
tonight? Okay? So, they should have changed it so you have a right-in, right-out off of
Fairview. That would have taken the traffic off of Records. As it is right now they are
going to come up Records turn right to get into this development. As they leave they
are going to come out onto Records and be forced to turn right -- turn right on Elden
Gray, catch up with everybody else coming out on the east side of the property and
come down to Venture, my street, with 14 houses and end up getting piled up on
Venture trying to get out onto Fairview again. Okay? So, just be aware when you look
at a plat there is a world outside of that plat and I'm here to represent that world tonight.
Okay? I would -- I would suggest that you look at that zone along there -- look at
CarMax, what they have done with that, and talk to Ada County Highway District about
putting in a nice entry for the City of Meridian and making it something presentable.
Thank you.
Seal: Thank you. Appreciate it. Okay. Anybody else? Anybody raising their hand
online?
Lomeli: Yes. There is a Sean MJ raising his hand.
Seal: Well, bring him in. Thanks, Sean. Can you hear us?
Thompson: I sure can. Can you hear me?
Seal: Yes, we can. If you will give us your name and address and you can then
address the Commission.
Thompson: Yeah. My name is Sean Thompson. I live at 1519 Venture Place,
Meridian, Idaho. 83646.
Seal: Go ahead, sir.
Thompson: So, to start with, one of the issues I have had with a lot of the
developments going up in The Village is that the road there is only 36 feet wide.
Venture Street is 39 feet wide and you are going to be forcing a lot of traffic that's
already detrimental to our little subdivision and also unsafe, because when people are
traveling down Elden Gray they are flying at 40, 50, 60 miles an hour thinking that's a
16
Meridian Planning&Zoning Commission
January 4,2024
Page 14 of 18
little thoroughfare that they can race their little cars and we have had a ton of people
driving down that road with cars parked on both sides and you can barely get through
that street. So, what I'm afraid of is that this development is going to come in, which I
wasn't even told about, I just saw the sign as well and, then, you are going to be having
-- you can't even get two cars through there if two cars are parked on either side and
CarMax will leave -- went to their development sessions -- they weren't supposed to
park any of their trucks on Elden Gray because they said that wasn't going to be any
parking. But there is trucks parked there all the time, dumping cars off, they are sitting
there for the next time they have to dump cars off or whatever and it is really difficult to
get down that street when there is a lot of traffic. If you have an event at The Village
there is two lanes of cars down that street, you can barely get through, so my -- my
concern is -- is that we have already got safety issues on that street as it is and, then,
you are going to put in a 500 unit -- and I'm -- obviously it has been approved, but I'm
kind of late to the party, but, honestly, at least widen that road to 39 feet, so that at least
if you are going to allow people to park on that street when you have no parking signs
and people do it anyway, that they would at least have enough room to get through
there and that's going to happen with -- you have got this development, there is going to
be visitors and they are going to park on the street and we are not going to have a very
small window to drive through there to get out and it's already become very tough to get
through that roundabout at 4:00 o'clock in the morning -- or 4:00 or 5:00 o'clock,
because, like Scott said, it's all backed up -- I saw it during Christmas backed up all the
way to almost -- almost to Ustick. We were just like blown away going how do we get
home, so -- and we ended up having to turn around, get on Ustick, go up to Cloverdale
and come back on Fairview and drive into the subdivision. So, I know that none of
these things were addressed, because they are still a problem. They can put bumper
curbs down the middle of our street to solve a problem that should have never been
there in the first place. So, that's my concern. And that's my comments and I wanted
them on the record, because I don't think anyone cares about this stuff.
Seal: Thank you, Sean. Appreciate the testimony. And, for the record, I was one of the
people that were probably in that line coming off of Ustick.
Thompson: Yeah.
Seal: Around Christmas.
Thompson: It's very dangerous the way people are driving there. Thank you.
Seal: Thank you. There is nobody else online. Is there anybody else in the audience
that would like to testify? All right. Would the applicant like to come back up?
Wardle: Mr. Chair, for the record Jon Wardle with Brighton. 2929 West Navigator,
Suite 400, Meridian, Idaho. 83642. Just wanted to acknowledge that The Village had a
transportation plan that had been reviewed and adopted a long time ago and these
things are -- while we are here in 2024, improvements are continuing to occur. We are
not deaf to those, but at the same time we do have a roadway agency that does review
17
Meridian Planning&Zoning Commission
January 4,2024
Page 15 of 18
these things. Going to Fairview is not an option. If it was that would be great. But it's --
it's not an option. Records is a collector roadway and it has been intended to take traffic
and provide an alternative to Eagle Road as well and getting access into The Village,
Venture and Elden Gray, they are existing public roads as well and I do know that they
are both local streets. If there is a parking problem with those that might be an
opportunity for the neighbors and ourselves all talked to ACHD about no parking signs,
if they are not existing today, or if they do exist today and people are parking there,
then, that's a Meridian city enforcement element as well. We are working within one
what is there, trying to make improvements. I don't disagree that people will do things
to try to simplify their life without thinking about the impact on other people. That goes
for all of us. We are going to try to be good neighbors. We -- we intend to continue to
add to the value of -- of The Village, which has a great asset there, which is a regional
park, which does bring a lot of people there. It is a natural draw, as well as The Village
as well and bringing people to live there was a goal of the city's. So, again, not deaf to
the comments made tonight, but we have discussed these with the highway district and
we have worked with them to come up with solutions and this is -- these are the
solutions. So I stand for any questions you might have or follow up that you might have
based on the project, but as I mentioned before we do request your affirmation and
forwarding this to the Council for their review as well.
Seal: Commissioners, anything further? Commissioner Grace. Commissioner
Lorcher?
Lorcher: No, thank you.
Seal: Okay. I -- this one is a tough one for me, so I kind of think of The Village -- you
know, I'm old enough to have been a mall rat when I was young and visited the mall
area in Boise when I was younger and soon grew up to avoid it like the plague. So,
fortunately or unfortunately, this area is kind of becoming the same way where there is
enough other alternatives for folks to go elsewhere except for those that live there,
which is, you know, fortunate or unfortunate, depending on how you look at it. So, I -- I
know several people that live right in the area that are extremely happy with what they
have there, because they have access to everything that they would want to. You
know, movies, shops, you know, haircuts, stylists, hamburgers and, you know, a
fantastic park with -- with a lot of activities. So, for some people that moved in and they
have their, you know, one acre lot or something that's right next to that, probably not the
lifestyle that they wanted, but that is the growth of the city and where it's going, so --
and, again, in my mind this is kind of the mall of the modern day where it's built to and
meant to be populated and busy. That's basically the whole idea behind it, so, you
know, we have -- we have spent a lot of time on the applications for this and a lot of -- a
lot of testimony, a lot of late nights already, so I don't want to rehash too much, so -- you
stole my thunder a little bit on the code enforcement. I mean if those -- if that street truly
is something that's supposed to be no parking, then, code enforcement is the way to go.
I mean there is -- you can call city code enforcement, you can call police officers, you
know, there is only so much that they are going to be able to do about it, but if they are
constantly vigilant with that, then, eventually people will stop doing it. You know, you
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Meridian Planning&Zoning Commission
January 4,2024
Page 16 of 18
can't get people to quit running across the road and so, you know, you know, what to
say for those folks, other than, you know, I have read Darwin's works, too. So it takes --
it takes all kinds, so, that's -- that's just going to be part of it. I think it's a wise decision
to not have anything that's going to cross Records. I mean it makes sense from a
make-your-life-easier standpoint to get from the development over into The Village, but
at the same time that would take something that's already extremely busy and
congested and, you know, further congested for everybody around there, so -- I mean,
you know, folks are just going to have to learn to walk a little bit further on that one.
And, then, you know, as far as the entrance into Fairview, really, that's -- I mean it's like
the applicant said I mean I wish, you know, we as the Commission or city staff or
anybody else can wave a magic wand and get ACHD to change their mind. They won't.
So, this is one of the sticking points of this application for sure, because it is that and we
have deliberated about it endlessly. I think -- you know, I think most of us would rather
see that open to Fairview one way or the other. So, what it eliminates all the problems?
No. Would it alleviate some of the problems? Yes. But, again, ACHD as a -- they own
the roads, so there is -- there is a lot that ACHD does that I don't personally -- you know,
I personally don't agree with, so -- and they make some applications like this even
harder than they need to be, but they own the roads. So, I would definitely recommend
that if you have an avenue of ACHD to let them know. I mean just like this hearing they
have mechanisms for the public to reach out. So, I mean I would imagine everybody in
that -- in the subdivision that you are in would be more than willing to sign something,
call somebody, take some kind of action that may or not -- may or may not be helpful in
the long run. So, any of that feedback is always helpful, so -- I have had several people
-- individuals come in here and change my mind. So, I recommend that do whatever
you can do for your subdivision, for your community that you feel helpful please do that.
With that I will quit rambling and let somebody make a motion on this. Oh. Wait a
minute. Yep. You are right. I was going to say almost got out -- to turn the -- I'm
getting rusty at this, so -- does the applicant have anything further for us?
Wardle: I do not.
Okay. Didn't know if you want to rebut my rebut.
Thompson: No.
Seal: Good. All right. Well, thank you very much. Appreciate the time tonight. With
that I will take a motion to close the public hearing for File No. H-2023-0059.
Rivera: So moved.
Wheeler: Second.
Seal: It's been moved and seconded to close the public hearing for File No. H-2023-
0059. All in favor, please, say aye. Opposed same? The public hearing is closed.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
19
Meridian Planning&Zoning Commission
January 4,2024
Page 17 of 18
Seal: Does anybody have anything further that they would like to add?
Grace: Mr. Chairman, yeah, I think you said it well. A lot of -- some of the sentiments I
had. The one thing I would say that hopefully might be some consolation to the folks in
the Venture Subdivision is I'm hoping that folks might use that roundabout as a better
way to get back on to Fairview, particularly anybody who comes out of the new -- out of
this new multi-family on Elden Gray and even if you come out on Records it's a quick --
it's a quick, you know, 180 on that roundabout to go west on Fairview -- or on Fairview
and if you are going to go north you just keep going on Records. I am hoping that there
is not a lot of people who want to come out on Ventura and go left to go east on
Fairview at busy moments, because that could be a long wait. So, again, I -- I
sympathize like you, you know, especially for homes that predate what -- what's called
-- what's been put in this area, but I hope they see some relief in that in that fashion.
So, that's all I wanted to say, Mr. Chairman. Thank you.
Seal: Commissioner Lorcher, anything to add?
Lorcher: No, not really. Everything has been said.
Simison: Okay. Thank you much. All right. With that I will I will take a motion.
Wheeler: Yeah. Mr. Chair?
Seal: Go right ahead.
Wheeler: Yeah. I wish we were a one stop shop where we could take care of all the
road, jurisdictions, everything like that, because it -- because we do seem to hear more
of those -- of those things and the conditions when they call up with the plats and stuff,
but, unfortunately, you know, we have our limits on what we can do and so there is
other bodies there and do give you're a voice, because ACHD does have it. Have as its
traffic plan during this construction site and they -- they have a tendency that -- or at
least they -- whether they listen or do that or not, at least it's been said. So that's good.
And with that I would like to make a motion for approval. After considering all staff,
application, public testimony and move to recommend approval of the City Council -- to
the City Council of File No. H-2023-0059 as presented in the staff report for the hearing
date of January 4th, 2004, with no modifications.
Seal: Two thousand and when?
Wheeler: 2024. 2024. Sorry. Went back a decade -- or a couple.
Grace: Mr. Chairman, I will second that.
Seal: It's been moved and seconded to recommend approval of File No. H-2023-0059
as presented in the staff report. All in favor say aye. Opposed nay? Motion carries.
F20]
Meridian Planning&Zoning Commission
January 4,2024
Page 18 of 18
MOTION CARRIED: FIVE AYES. TWO ABSENT.
Seal: All right. Thank you, everyone. And with that I will take one more motion.
Rivera: Mr. Chair, I will make a motion to adjourn the meeting.
Wheeler: Second.
Seal: It's been moved and seconded to adjourn the meeting. All in favor, please, say
aye. All right. We are adjourned. Thanks, everyone.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
MEETING ADJOURNED AT 6:53 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. )
APPROVED
ANDREW SEAL - CHAIRMAN 1-18-2024
ATTEST:
CHRIS JOHNSON - CITY CLERK
F21
E IDIAN
'aAHO
AGENDA ITEM
ITEM TOPIC: Approve Minutes of the December 7, 2023 Planning and Zoning Commission
Meeting
3
Meridian Planning&Zoning Commission
December 7,2023
Page 23 of 23
Seal: It's been moved and seconded that we adjourn. All in favor, please, say aye.
Motion passes. We are adjourned.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
MEETING ADJOURNED AT 7:11 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. )
APPROVED
ANDREW SEAL - CHAIRMAN 1-4-2024
ATTEST:
CHRIS JOHNSON - CITY CLERK 1-4-2024
F26
E K IDIAN:---
iuAn
Planning and Zoning Presentations and outline
h2
Planning & Zoning January 4, 2024Commission Meeting
Slide 1
h2 Agenda Item Numbers/Order:
hoodc, 12/19/2006
Changes to Agenda:
st
Item #2: Farmstone Crossing (H-2023-0045) – Applicant requests continuance to Feb. 1 in order to make revisions to
the plans & work with the Historic Preservation Commission.
Item #3: Kleiner Adjacent Subdivision (H-2023-0059)
Application(s):
Combined Preliminary/Final Plat
Size of property, existing zoning, and location: This site consists of 9.88 acres of land, zoned C-G, located at 1730 N. Records
Way at the NEC of Records & Fairview.
History: A CUP was previously approved for a 472-unit MFR development on this site.
Comprehensive Plan FLUM Designation: MU-R
Summary of Request: The Applicant requests approval of a combined preliminary and final plat consisting of two (2) building lots on
9.88 acres of land in the C-G zoning district.
Access to this development was approved from a right-in/right-out access driveway via Records Way along the west boundary of the
site. Two (2) other accesses were approved via a shared driveway with the adjacent property to the east (CarMax) along the east
boundary of the site. No access is proposed or approved via Fairview or Elden Gray St. A cross-access easement is required to be
granted to the abutting property to the east (CarMax) for use of the portion of the shared driveway that lies on this site.
Landscaped street buffers are required along Fairview, Records & Elden Gray St., landscaped in accord with UDC standards. A
reduced buffer width was previously approved along Records, south of the entry. The Applicant plans to submit a request for alternative
compliance for a reduced buffer width along Fairview (from 35’) prior to the Council hearing.
A 10’ wide multi-use pathway is proposed within the street buffer along Fairview & Records in accord with the Pathways Master Plan
for access to Kleiner City Park to the north.
Written Testimony: Josh Beach, Brighton Corp. (Applicant) – in agreement with staff report.
Staff Recommendation: Approval w/conditions
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-
2023-0059, as presented in the staff report for the hearing date of January 4, 2024, with the following modifications: (Add any
proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2023-
0059, as presented during the hearing on January 4, 2024, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2023-0059 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
V IDIAN�
AGENDA ITEM
ITEM TOPIC: Public Hearing for Kleiner Adjacent Subdivision (H-2023-0059) by Brighton
Development, Inc., located at Northeast corner of N. Records Way and E. Fairview Ave.
Application Materials: https://bit.ly/H-2023-0059
A. Request: Combined Preliminary/Final Plat consisting of two (2) building lots on 9.88 acres of
land in the C-G zoning district.
27
i
PUBLIC HEARING SIGN IN SHEET
{
DATE: January 4, 2024 ITEM # ON AGENDA: 3
PROJECT NAME: Kleiner Adjacent Subdivision (H-2023-0059)
Your Full Name Your Full Address Repress ting i wish to testify
(Please Print) / �c����7, D �� HOA? �I� ✓G ark X if yes)
L,� If yes, please
N�6l�-tro!Se, La provide HOA name
1
2 �/-g60Cu 'l'yW-0 C>`e' V�� aV-�
3
4
5
6
8
9
10
11
12
13
14
STAFF REPORT
E IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT 1,H p
HEARING January 4,2024 Legend
DATE: 0
TO: Planning&Zoning Commission
I
ei
FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: Kleiner Adjacent Subdivision—PFP
1-1-2023-0059
+I
LOCATION: 1730 N. Records Way at the northeast
corner of N. Records Way and E.
Fairview Ave., in the SW 1/4 of Section
4,T.3N.,R.IE. •
I. PROJECT DESCRIPTION
Combined preliminary and final plat consisting of two(2)building lots on 9.88 acres of land in the C-G
zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage 9.88 acres
Future Land Use Designation Mixed Use—Regional(MU-R)
Existing Land Use Vacant/undeveloped
Proposed Land Uses Multi-family residential
Current Zoning C-G(General Retail&Service Commercial District)
Proposed Zoning NA
Lots(#and type;bldg/common) 2 building lots
Phasing plan(#of phases) 2
Number of Residential Units(type 472 multi-family(apartment)units
of units)
Density(gross&net) 47.8 units/acre(gross)
Page 1
28
Open Space(acres,total [%]/ See CUP(H-2022-0008)&ALT(A-2022-0085)
buffer/qualified)
Amenities See CUP(H-2022-0008)
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date 10/24/23
History(previous approvals) AZ-07-012(Ord.#09-1399,Development Agreement Inst.#109009630);H—
2022-0008, CR-2022-0004(Records Apartments CUP,ALT—expires on
4/21/2024);A-2022-0085(ALT);A-2022-0147(Records Apartments CZC,DES
-Expired)
B. Community Metrics
Description Details
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action es/no
• TIS es/no No(not required)
• Existing Conditions Fairview Ave.is improved with 7-travel lanes and no curb,gutter or sidewalk
abutting the site.Records Way is improved with 5-travel lanes at Fairview
tapering to 2-travel lanes approaching the single lane roundabout at the
Records/Elden Gray intersection.
• Level of Service PM Peak PM Peak Hour
Roadway Frontage Functional Hour Level of
Classification Traffic Count Service
Fairview Avenue 573-feet Principal Arterial 1,591 Better than"E"
Records Way 715-feet Collector 337 Better than"D"
Elden Gray Street 611-feet Local NIA N/A
"Acceptable level of service for a seven-lane principal arterial is"E"(2,720 VPH).
Acceptable level of service for a two-lane collector is"D"(425 VPH).
• CIP/IFYWP Fairview Avenue is listed in the CIP to be widened to 74anes from Eagle Road (SH-55)to
Cloverdale Road between 2036 and 2040.
Access(Arterial/Collectors/State One access is proposed via Records Way,a collector street,and two accesses
Hwy/Local)(Existing and are proposed via the existing shared driveway along the east boundary of the
Proposed) site.
Proposed Road Improvements No improvements are proposed to Fairview.A dedicated northbound right-
turn lane is proposed at the intersection of Records Way&site access A.
Estimated Trip Generation 2,205 trips per day& 184 trips per hour in the PM peak hour.
Fire Service No comments were received.
Police Service No comments received
West Ada School District No comments received
Wastewater See comments in Section IX.B
Water See comments in Section IX.B
Page 2
29
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C. Representative:
Same as Applicant
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper notification
published in newspaper 12/18/2023
Radius notification mailed to
property owners within 300 feet 12/15/2023
Public hearing notice sign posted
12/22/2023
on site
Nextdoor posting 12/11/2023
V. COMPREHENSIVE PLAN ANALYSIS
LAND USE: The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this
property as Mixed Use—Regional(MU-R).
The purpose of the MU-R designation is to provide a mix of employment,retail,and residential dwellings
and public uses near major arterial intersections. The intent is to integrate a variety of uses together,
including residential, and to avoid predominantly single use developments such as a regional retail center
with only restaurants and other commercial uses. Developments should be anchored by uses that have a
regional draw with the appropriate supporting uses. For example, an employment center should have
supporting retail uses; a retail center should have supporting residential uses as well as supportive
neighborhood and community services.
TRANSPORTATION: The Master Street Map(MSM)depicts N. Records Way as a commercial collector
street and E. Fairview Ave. as a principal arterial street. East Elden Gray St. is a local street along the
northern boundary of the site. Transit services are not available to serve this site.
PROPOSED USE: A multi-family development containing 472 apartment units in one(1) 5-story building
with associated parking and landscaping was approved to develop on this site(H-2022-0008).
Goals,Objectives,&Action Items: Staff finds the following Comprehensive Plan policies to be applicable
to this application and apply to the proposed use of this property(staff analysis in italics):
• "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 services are available and can be extended by the developer with development
in accord with UDC 11-3A-21.
• "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 required to be
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provided to and though this development in accord with current City plans.
• "Reduce the number of existing access points onto arterial streets by using methods such as cross-
access agreements, access management, and frontage/backage roads,and promoting local and
collector street connectivity."(6.01.02B)
No access is proposed via Fairview Ave., an arterial street. Access is proposed via a shared access
driveway along the east boundary of the site and via a right-in/right-out driveway from Records
Way, a collector street. A cross-access easement is required to be granted between the proposed lots
and to the property to the east for use of the portion of the driveway that lies on this site.
• "With new subdivision plats,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."(2.02.01A)
Segments of the City's multi-use pathway system are required along E. Fairview Ave. and along N.
Records Way to provide access to Kleiner Park in accord with the Pathways Master Plan.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe."(2.02.02)
This is an infill development; development of this vacant land will result in more efficient provision
of public services.
• "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 are required to be provided
with development as proposed.
• "Slow the outward progression of the City's limits by discouraging fringe area development;
encourage development of vacant or underutilized parcels currently within City limits."(4.05.03B)
Development of the subject infill property, currently in the City limits, is encouraged over parcels on
the fringe of the City. The development of this property will result in better provision of City services.
VI. STAFF ANALYSIS
Note:A Conditional Use Permit(CUP)was previously approved for a 472-unit multi family development on
this site, which will expire on 412112024 as setforth in UDC 11-5B-6F.A time extension may be requested if
needed. The previously approved Certificate of Zoning Compliance and Design Review application expired
on 911412023.The reason for the subdivision request is to create two (2)separate parcels to facilitate
construction financing of the project. The overall project should remain under the same ownership.
A. PRELIMINARY PLAT/FINAL PLAT(PFP):
The proposed combined preliminary/final plat(PFP) consists of two(2)commercial building lots on
9.88 acres of land in the C-G zoning district as shown on the preliminary and final plats in Sections
VIII.A and B.
One phase of development is proposed for the subdivision. However,two(2)phases of development are
proposed for construction of the multi-family development on the proposed lots. All street buffers and
pathways/sidewalks within the buffers are required to be constructed as part of the subdivision
improvements and not phased with lot development.If the site develops prior to recordation of the
plat,all subdivision improvements should be completed prior to release of the first Certificate of
Occupancy for the site.
Existing Structures/Site Improvements: There are no existing structures on this property.
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32
Dimensional Standards (UDC 11-2): Future development is required to comply with the dimensional
standards listed in UDC Table 11-2B-3 for the C-G zoning district.
Access: One(1)right-in/right-out access driveway was approved via N. Records Way, a commercial
collector street, along the west boundary of the site (CR-2022-0004)and two(2)accesses were approved
via the shared driveway along the east boundary of the site.No access is proposed or approved via E.
Fairview Ave. or E. Elden Gray St.
A cross-access easement is required to be granted to the abutting property to the east(CarMax
Parcel#S1104438755)for use of the portion of the shared driveway that lies on this site.A
recorded copy of the easement should be submitted with the final plat for City Engineer signature
or prior to issuance of the first Certificate of Occupancy for the site,whichever occurs first.A
blanket cross-access easement should also be granted between both of the proposed lots via a note
on the plat.
Traffic Impact Study(TIS): ACHD deems the estimated trips from this development is less that what
was estimated previously for this parcel with the 2-to 3-story office and residential land uses
conceptually proposed with the TIS for The Village at Meridian in 2011. For this reason,only a turn lane
analysis was required. Based on this analysis, a northbound dedicated right turn lane on Records Way is
recommended at the site access;no additional turn lanes are recommended at the access on Elden Gray
Street. ACHD is supportive of the access provided a turn lane is constructed as recommended.
Landscaping(UDC 11-3B): The UDC (Table 11-2B-3)requires a minimum 35-foot wide street buffer
along E. Fairview Ave., a principal arterial street and entryway corridor; a 20-foot wide buffer along N.
Records Way, a commercial collector street; and a 10-foot wide buffer along E. Elden Gray St., a local
street.Where bumpers overhang onto perimeter landscape buffers in parking areas,the parking stall
dimensions may be reduced 2 feet in length if 2 feet is added to the width of the landscaped area planted
in groundcover; otherwise,wheel stops should be provided to prevent vehicle overhang.
A reduced buffer width of 16 feet was previously approved through alternative compliance A-2022-0085
along a 145-foot long section adjacent to the right-turn lane along N. Records Way. An additional 2-
feet should be added to the width of the buffer along Fairview totaling 37-feet if wheel stops aren't
provided in abutting parking spaces.ALL of the buffer area must be vegetated in accord with the
standards listed in UDC 11-3B-7C.3—the gravel shoulder(or any other unlandscaped areas) may
not be counted toward the minimum width of the buffer; the plans should be revised accordingly.
If a hardship exists, a reduced buffer width may be requested through an alternative compliance
application as set forth in UDC 11-313-7C.1c. The buffer width along Elden Gray includes an
additional 2-feet for vehicle overhange as required.
Street buffers should be depicted on the plat in common lots or dedicated buffer easements,
maintained by the property owner or business owner's association, as set forth in UDC 11-3B-
7C.2a.The buffers should be measured from the back of curb per UDC 11-3B-7C.1 a(2).
Internal parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C and
will be reviewed for compliance with these standards with the Certificate of Zoning Compliance and
provided with lot development.
There are no existing trees on the site that require mitigation.
Sidewalks(11-3A-17): The UDC (11-3A-17)requires minimum 5-foot wide detached sidewalks along
all collector and arterial streets; and attached sidewalks(or detached)along local streets. Because the
Pathways Master Plan(PMP)depicts pathways along Fairview Ave. and Records Way, a 10-foot wide
sidewalk is proposed in those areas instead; a detached sidewalk is proposed along Eldon Gray St.; and
an attached sidewalk is proposed along the driveway along the east boundary of the site.
Page 6
33
The minimum width of parkways planted with Class II trees is 8-feet; the planter width may be
reduced to 6-feet if there are root barriers that meet the standards in UDC 11-3A-17E.The
plat/landscape plans shall be revised accordingly to demonstrate compliance.
Pathways: The Pathways Master Plan depicts 10-foot wide multi-use pathways along E. Fairview Ave.
and N. Records Way providing a pedestrian connection to Kleiner City Park;pathways are proposed in
accord with the Plan. A 14-foot wide public pedestrian easement is required to be submitted to the
Planning Division prior to submittal of the final plat for City Engineer signature or concurrent
with the Certificate of Zoning Compliance application,whichever occurs first.If the pathway is
partially located within the public right-of-way,provide sufficient easement width beyond that
boundary to cover the 10' sidewalk plus 2' shoulder.
Parking: Off-street parking is provided on the site and will be reviewed for consistency with the
standards listed in UDC Table 11-3C-6 with the Certificate of Zoning Compliance application. A
blanket cross-parking easement should be granted between both of the proposed lots via a note on
the plat.
Open Space&Amenities: All common areas and site amenities will be shared between the two (2)lots;
a note should be included on the final plat accordingly.
Fencing: Any fencing constructed on the site should comply with the standards listed in UDC 11-3A-7.
A decorative fence barrier is depicted on the landscape plan along E. Fairview Ave. and N. Records
Way.
Waterways: Any existing open waterways on the site are required to be piped or otherwise covered as
set forth in UDC 11-3A-6B.3.
Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC
11-3A-21. Utility easements should be noted on the final plat that benefit both of the proposed lots.
Street lighting is required to be installed along E. Fairview Ave. in accord with the City's adopted
standards, specifications and ordinances.
Pressurized Irrigation System(UDC 11-3A-15): Underground pressurized irrigation water is required
to be provided to each lot within the subdivision as set forth in UDC 11-3A-15.
Storm Drainage(UDC 11-3A-18):An adequate storm drainage system is required in all developments
in accord with the City's adopted standards, specifications and ordinances.Design and construction shall
follow best management practice as adopted by the City as set forth in UDC 11-3A-18. A Geotechnical
Investigation report was submitted with this application. Drainage easements should be noted on the
final plat that benefit both of the proposed lots.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevations were approved with the conditional use permit for the proposed 5-story
structure as shown in Section VIII.D. Final design is required to comply with the design standards in
the Architectural Standards Manual.A Certificate of Zoning Compliance and Design Review
application is required to be submitted and approved prior to submittal of building permit
applications.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed combined preliminary and final plat(PFP)per the
provisions in Section IX in accord with the Findings in Section X.
Page 7
34
VIII. EXHIBITS
A. Preliminary Plat(dated: 12/1/23)
PRELIMINARY PLAT SHOWING
KLEINER ADJACENT SUBDIVISION
A PARCEL OF LAND SITUATED IN THE SOUTHEAST 1/4
OF THE SOUTHWEST 1/4 OF SECTION 4,TOWNSHIP 3
NORTH,RANGE 1 EAST,BOISE MERIDIAN,
CITY OF MERIDIAN,ADA COUNTY,IDAHO
NOVEMBER 2023
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Page 8
35
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KLEINER ADJACENT SUBDIVISION
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NOVEMBER2023
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Page 9
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B. Final Plat(dated: 11/7/23)
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IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Preliminary/Final Plat:
1.1 The final plat submitted for City Engineer signature shall include the following revisions:
a. Depict street buffers in common lots or dedicated buffer easements,maintained by the property
owner or business owner's association, as set forth in UDC 11-3B-7C.2a
b. Widen the street buffer along Fairview Ave. to a minimum 35-feet in accord with the minimum
standards in UDC 11-2B-3.An additional 2-feet shall be added to the width of the buffer along
Fairview totaling 37-feet if wheel stops aren't provided in abutting parking spaces as set forth in
UDC 11-3C-5B.4.If an alternative compliance application will be requested for a reduced
buffer width, it should be submitted to the Planning Division prior at least 15 days prior to the
City Council hearing.
c. Depict a cross-access ingress/egress easement on the plat granting access to the abutting
property to the east(Parcel#S1104438755)for use of the existing shared driveway; or, submit a
separate copy of a recorded agreement to the Planning Division with the final plat for City
Engineer signature or prior to issuance of the first Certificate of Occupancy for the site,
whichever occurs first.
d. Include a note granting a blanket cross-access and cross-parking easement between the proposed
lots.
e. Include a note that states all common areas and site amenities will be shared between the two(2)
lots/properties and maintained by the business owner's association for the development.
e. The minimum width of parkways planted with Class II trees is 8-feet; the planter width may be
reduced to 6-feet if there are root barriers that meet the standards in UDC 11-3A-17E; revise
plans accordingly.
f. Graphically depict a 14-foot wide public pedestrian easement for the multi-use pathways along
E. Fairview Ave. and N. Records Way; include the instrument number of the recorded easement.
g. Drainage and utility easements shall be noted on the final plat that benefit/serve both of the
proposed lots.
1.2 The landscape plan submitted with the final plat for City Engineer signature shall include the
following revisions:
a. The minimum width of parkways planted with Class 11 trees is 8-feet;the planter width may be
reduced to 6-feet if there are root barriers that meet the standards in UDC 11-3A-17E; revise
plans accordingly.
b. Widen the street buffer along Fairview Ave. to a minimum 35-feet in accord with the minimum
standards in UDC 11-2B-3. An additional 2-feet shall be added to the width of the buffer along
totaling 37-feet if wheel stops aren't provided in abutting parking spaces as set forth in UDC I I-
3C-SB.4. The entire buffer shall be vegetated in accord with the standards listed in UDC 11-3B-
7C.3.
Note:A reduced buffer width of 16 feet was previously approved through alternative compliance A-
2022-0085 along a 145 foot long section adjacent to the right-turn lane along N. Records Way.
1.3 All irrigation ditches crossing this site shall be piped or otherwise covered as set forth in UDC H-
3A-6B.3.
Page 17
■
1.4 All street buffers and pathways/sidewalks within the buffer are required to be constructed as part of
the subdivision improvements and not phased with lot development.
1.5 A 14-foot wide public pedestrian easement shall be submitted to the Planning Division prior to
submittal of the final plat for City Engineer signature or concurrent with the Certificate of Zoning
Compliance application,whichever occurs first. If the pathway is partially located within the public
right-of-way,provide sufficient easement width beyond that boundary to cover the 10' sidewalk plus
2' shoulder.
1.6 If the site develops prior to recordation of the plat, all subdivision improvements shall be completed
prior to release of the first Certificate of Occupancy for the site.
1.7 Approval of a combined preliminary and final 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
combined preliminary and final plat. Upon written request and filing by the applicant prior to the
termination of the period,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 this title.
B. PUBLIC WORKS
https://weblink.meridiancity.orglWebLink/Doc View.aspx?id=313496&dbid=0&repo=MeridianCity
C. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=314804&dbid=0&repo=MeridianCity
D. MERIDIAN POLICE DEPARTMENT
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=313495&dbid=0&repo=MeridianCity
E. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=314787&dbid=0&repo=MeridianCitX
X. FINDINGS
A. Combined Preliminary/Final Plat(UDC 11-613-6)
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-
making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
Stafffinds the proposed plat is in conformance with the UDC and the Comprehensive Plan.
2. Public services are available or can be made available ad are adequate to accommodate the proposed
development;
Stafffinds public services can be made available to the subjectproperty and will be adequate to
accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's capital
improvement program;
Page 18
45
Stafffinds the proposed plat is in conformance with the City's capital improvement plan.
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Staff finds the proposed development will not be detrimental to the public health, safety or general
welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005,
eff. 9-15-2005)
Staff is unaware of any significant natural, scenic or historic features that need to be preserved
with this development.
Page 19
■
E IDIAN;---
Applicant Presentation
-.44 4
KLEIN ER ADJACENT
(PFP H -2023 - 0059)
Planning & Zoning Commission
January 4, 2024
Records @ The Village
• 9 .88 ac. I k
• 472 residences
• 822 parking spaces
ki l a
;a 3114 irei Ili
• CUP Approval 4/221/
.� ����e to • r'R @,`
• H-2022 - 0046
• CZC / DR Approval (9/22)
• A-2022 - 0147
r
W
• Building Permits (applied 10/22) _a6
• C- NEW-2022-0101 -Amenit _
• C- MULTI-2022-0065 - North
! R
• C- MULTI-2022-0066 -South
tj
Kleiner Adj*acent ( Records)
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is wWhat Kleiner Adjacent Subdivision? -
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• Site Improvements will be
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BRIGHTON Site & Landscape Plans
We concur with Staff recommendation for approval , and ask
the Commission recommend approval to Meridian City
Council of Kleiner Adjacent Subdivision PFP ( H - 2023 -0059).
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PIP 1-1111,flFt.'
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Kleiner Adj*acent
-4► Discussion
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