PZ - Revised Staff Report1
Charlene Way
From:Sonya Allen
Sent:Wednesday, October 18, 2017 1:01 PM
To:Barbara Shiffer; C.Jay Coles; Charlene Way; Machelle Hill
Cc:trevor@tgirealestate.com
Subject:Linder MIxed Use REVISED Staff Report
Attachments:Linder Mixed Use - AZ, RZ H-2017-0095 Staff Recommendation to Commission
REVISED.pdf
I’ve revised the staff report to include the commercial building elevations submitted by the applicant; please update the
file.
Thanks,
Sonya Allen | Associate City Planner
City of Meridian | Community Development Department
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533|Direct: 208-489-0578|Fax: 208-489-0578
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
Linder Mixed Use – AZ, RZ H-2017-0095 PAGE 1
STAFF REPORT Hearing Date: October 19, 2017
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Linder Mixed Use – AZ, RZ (H-2017-0095)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Trevor Gasser, submitted an application for Annexation and Zoning (AZ) of 5 acres of
land with C-C (1.59 acres) and R-15 (3.41 acres) zoning districts; and Rezone (RZ) of 3.36 acres of
land from the L-O to the R-15 (1.43 acres) and C-C (1.93 acres) zoning districts. See Section IX of the
staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and RZ applications in accord with the conditions of
approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number H-2017-0095, as presented in the staff report for the hearing date of October
19, 2017, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number H-2017-0095, as presented during the hearing on October 19, 2017, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2017-0095 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 5940 & 5960 N. Linder Road, in the northwest ¼ of Section 25, Township
4 North, Range 1 West. (Parcel #’s: S0425233700, S0425233810, and S0425233880)
B. Owner(s):
Archie Douglas Stewart and Kelle Watkins
5960 N. Linder Rd.
Meridian, ID 83642
Linder Mixed Use – AZ, RZ H-2017-0095 PAGE 2
C. Applicant:
Trevor Gasser
74 E. 500 S. #200
Bountiful, UT 84010
D. Representative:
Trevor Gasser, TMEG Properties, LLC
74 E. 500 S. #200
Bountiful, UT 84010
E. Applicant’s Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation & zoning and rezone. A public hearing is
required before the Planning & Zoning Commission and City Council on these
applications, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: September 29, 2017
C. Radius notices mailed to properties within 300 feet on: September 25, 2017
D. Applicant posted notice on site(s) on: October 9, 2017
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of rural residential properties with two
existing homes and accessory outbuildings, zoned RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Vacant/undeveloped property, zoned RUT in Ada County
2. East: Single-family residential homes in Paramount Subdivision, zoned R-8
3. South: Offices and vacant/undeveloped land, zoned L-O
4. West: N. Linder Road and single-family residential homes in Lochsa Falls Subdivision,
zoned R-8
C. History of Previous Actions: The L-O zoned portion of this site was annexed into the City in
2003 (AZ-03-006) with the Paramount development. A development agreement was required as
a provision of annexation, recorded as Instrument #103137116. Subsequent addendums to the
agreement were approved as follows:
1st addendum (MDA-08-001, Inst. #108108427)
2nd addendum (H-2015-0022, Inst. #2016-005060)
3rd addendum (H-2016-0104, Inst. #2017-003462)
4th addendum (H-2017-0064, Inst. #2017-066043)
D. Utilities:
1. Public Works:
a. Location of sewer: A sanitary sewer main intended to provide service to the subject site currently
exists in S. Linder Road, approximately 575-feet south of the southwest corner of the subject site.
b. Location of water: A water main intended to provide service to the subject site currently exists in
S. Linder Road.
Linder Mixed Use – AZ, RZ H-2017-0095 PAGE 3
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: None
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This site is not located in the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The northern 5-acre portion of the subject property is designated Mixed Use – Community (MU-C)
and the southern 3.86-acre property is designated Mixed Use – Neighborhood (MU-N) on the Future
Land Use Map (FLUM) contained in the Comprehensive Plan.
MU-C: The purpose of the MU-C designation is to allocate areas where community-serving uses and
dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses,
including residential, and to avoid mainly single-use and strip commercial type buildings. Goods and
services in these areas tend to be of the variety that people will mainly travel by car to, but also walk
or bike to (up to 3 or 4 miles). Employment opportunities for those living in and around the
neighborhood are encouraged. Developments are encouraged to be designed according to the
conceptual MU-C plan depicted as Figure 3-3 in the Comprehensive Plan below.
Developments should have a mix of at least 3 land use types [i.e. commercial (includes retail,
restaurants, etc.), office, residential, civic (includes public open space, parks, entertainment venues,
etc.), and industrial]; residential uses should comprise a minimum of 20% of the development area at
densities ranging from 6 to 15 units/acre; non-residential buildings should be proportional to and
blend in with adjacent residential buildings; vertically integrated structures are encouraged;
supportive and proportional public and/or quasi-public spaces and places including but not
limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools that
comprise a minimum of 5% of the development area are required.
MU-N: The purpose of the MU-N designation is to assign areas where neighborhood-serving uses
and dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominately
single-use developments by incorporating a variety of uses. Land uses in these areas should be
primarily residential with supporting non-residential services. Non-residential uses in these areas tend
to be smaller scale and provide a good or service that people typically do not travel far for
Linder Mixed Use – AZ, RZ H-2017-0095 PAGE 4
(approximately one mile) and need regularly. Employment opportunities for those living in the
neighborhood are encouraged. Connectivity and access between the non-residential and residential
land uses is particularly critical in MU-N areas. Tree-lined narrow streets are encouraged.
Developments are encouraged to be designed according to the conceptual MU-N plan depicted as
Figure 3-1 in the Comprehensive Plan below. See pages 24-27 of the Comprehensive Plan for more
information.
In reviewing development applications, the following items will be considered in all Mixed Use
areas: (Staff’s analysis in italics)
• Residential densities should be a minimum of six dwellings/acre. A residential density of 13.5
units/acre is proposed.
• Where feasible, higher density and/or multi-family residential development will be encouraged,
especially for projects with the potential to serve as employment destination centers and when the
project is adjacent to US 20/26, SH-55, SH-16 or SH-69. Multi-family and townhouse dwellings
are proposed and the site is near US 20/26 (Chinden).
• A conceptual site plan for the entire mixed-use area should be included in the application. A
concept site plan for the entire development area is proposed (see Exhibit A.2).
• In developments where multiple commercial and/or office buildings are proposed (not
residential), the buildings should be arranged to create some form of common, usable area,
such as a plaza or green space. The concept plan for the commercial area does not include
common usable area; staff recommends the plan is revised accordingly.
• The site plan should depict a transitional use and/or landscaped buffering between commercial
and existing low- or medium-density residential development. Two-story townhomes are
proposed adjacent to existing medium density residential uses, which provides a transitional use
to the multi-family development and commercial uses to the west.
• A mixed-use project should include at least three types of land uses. Exceptions may be granted
for smaller sites on a case-by-case basis. The proposed development consists of commercial and
residential uses; because the site is fairly small, staff is not recommending a third land use type is
provided. Further, because this property is part of a larger mixed-use area, additional land use
types should be provided within the overall designation. Office uses exist abutting the site to the
south.
Linder Mixed Use – AZ, RZ H-2017-0095 PAGE 5
• Community-serving facilities such as hospitals, churches, schools, parks, daycares, civic
buildings, or public safety facilities are expected in larger mixed-use developments. Because this
is a smaller mixed-use development, staff does not recommend these types of facilities are
required on this site. A school exists within a ¼ mile to the south of this site.
• Supportive and proportional public and/or quasi-public spaces and places including but
not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools are
expected; outdoor seating areas at restaurants do not count. The concept plan does not depict
these spaces/places.
• All mixed-use projects should be directly accessible to neighborhoods within the section by both
vehicles and pedestrians. There are no direct pedestrian or vehicular connections to this site from
the adjacent Paramount Subdivision development; however, there will be between the
commercial and residential uses within the proposed development and to the future developments
to the north and south of this site.
• Street sections consistent with the Ada County Highway District Master Street Map are required
within the Unified Development Code. No public streets are proposed within this development.
• Because of the existing small lots within Old Town, development is not subject to the Mixed-
Use standards listed herein. The proposed development is not within Old Town.
In reviewing development applications, the following items will be considered in MU-N areas:
• Development should comply with the items listed for development in all Mixed-Use areas. See
above.
• Residential uses should comprise a minimum of 40% of the development area at densities
ranging from six to 12 units/acre. Residential uses comprise approximately 60% of the
development area at a density of 13.5+/- units/acre.
• Non-residential buildings should be proportional to and blend in with residential buildings.
Conceptual elevations were not submitted for the commercial buildings; elevations submitted in
the future for commercial buildings should be consistent with this requirement.
• Unless a structure contains a mix of both residential and office, or residential and commercial
land uses, maximum building size should be limited to a 20,000 square-foot building footprint.
For the development of public school sites, the maximum building size does not apply. The
maximum building footprint of commercial buildings in the MU-N designated area should be
limited to 20,000 square feet.
• Supportive and proportional public and/or quasi-public spaces and places such as parks, plazas,
outdoor gathering areas, open space, libraries, and schools should comprise a minimum of 10% of
the development area. Outdoor seating areas at restaurants do not count towards this requirement.
The concept plan does not depict these spaces/places.
• Where the development proposes public and quasi-public uses to support the development
above the minimum 10%, the developer may be eligible for additional residential densities and/or
an increase to the maximum building footprint.
In reviewing development applications, the following items will be considered in MU-C areas:
• Development should comply with the general guidelines for development in all Mixed-Use
areas. See above.
• All developments should have a mix of at least three land use types. The applicant is only
proposing two types of land uses; staff is not recommending a third is provided due to the smaller
Linder Mixed Use – AZ, RZ H-2017-0095 PAGE 6
size of this site and the adjacent office uses to the south which provide a third land use type is
nearby.
• Residential uses should comprise a minimum of 20% of the development area at densities
ranging from 6 to 15 units/acre. Residential uses comprise approximately 60% of the site at a
density of 13.5+/- units/acre.
• Non-residential buildings should be proportional to and blend in with adjacent residential
buildings. Conceptual elevations were not submitted for the commercial buildings; elevations
submitted in the future for commercial buildings should be consistent with this requirement.
• Vertically integrated structures are encouraged.
• Unless a structure contains a mix of both residential and office, or residential and commercial
land uses, maximum building size should be limited to a 30,000 square-foot building footprint.
For community grocery stores, the maximum building size should be limited to a 60,000-square
foot building footprint. For the development of public school sites, the maximum building size
does not apply. The maximum building footprint of commercial buildings in the MU-C designated
area should be limited to 30,000 square feet.
• Supportive and proportional public and/or quasi-public spaces and places including but
not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools that
comprise a minimum of 5% of the development area are required. Outdoor seating areas at
restaurants do not count towards this requirement. The concept plan does not depict these
spaces/places.
• Where the development proposes public and quasi-public uses to support the development
above the minimum 5%, the developer may be eligible for additional residential densities and/or
an increase to the maximum building footprint.
The applicant proposes to develop 3+/- acres of the site along the frontage of N. Linder Road with
commercial retail uses and 5+/- acres at the rear of the property with multi-family (apartments) and
townhome uses consisting of a total of 113 dwelling units. Approximately 60% of the site is proposed
to develop with residential uses at a density of 13.5 units per acre consistent with that desired in MU-
C and MU-N designated areas. Because there are no supportive public and/or quasi-public spaces
or places proposed as required in mixed use designated areas, Staff recommends that prior to
the City Council meeting, the concept plan is revised to rearrange the commercial buildings to
create some form of common, usable area, such as a plaza, outdoor gathering area or green
space that comprises a minimum of 10% of the development area.
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):
• “Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E)
The proposed multi-family and townhouse development will contribute to the variety of
residential categories that currently exist in this area (i.e. low and medium density). Staff is
unaware of how “affordable” the units will be.
• “Provide housing options close to employment and shopping centers.” (3.07.02D)
Because of its location in close proximity to future mixed-use commercial, shopping and
employment centers, this property is ideal for providing higher density housing options.
Linder Mixed Use – AZ, RZ H-2017-0095 PAGE 7
• “Locate high-density development, where possible, near open space corridors or other
permanent major open space and park facilities, Old Town, and near major access
thoroughfares.” (3.07.02N)
The proposed multi-family and townhouse development is located in close proximity to major
access thoroughfares (i.e. N. Linder Road and SH 20/26/Chinden Blvd. A segment of the
City’s regional pathway system is also designated along the frontage of this site adjacent to
N. Linder Road.
• “Reduce the number of existing access points onto arterial streets by using methods such as
cross-access agreements, access management, and frontage/backage roads.” (3.03.02N)
A frontage road is proposed on the concept plan which separates the commercial from the
residential portions of the development and provides for cross-access to the north and south
to reduce access points on Linder Road.
• “Locate small-scale neighborhood commercial areas within planned residential developments
as part of the development plan.” (3.05.01E)
The concept plan proposes small-scale commercial retail uses adjacent to a multi-family
development and townhomes.
• “Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
Townhomes are proposed adjacent to the medium density residential uses at the east
boundary of the site which should be compatible use-wise since they are both residential in
nature and not a high density.
• “Develop pathways to connect Meridian with Boise, Nampa, Kuna and Eagle.” (6.01.02C)
The City’s multi-use pathway system, a segment of which is proposed along the frontage of
this site on N. Linder Road, will eventually connect Meridian with adjacent cities.
• “Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets.” (2.01.04B)
Landscaping is required to be provided in accord with UDC standards with development of
the site.
• “Require screening and buffering of commercial and industrial properties to residential use
with transitional zoning (3.06.01E).
The proposed townhomes within the R-15 zoning district will provide a transitional buffer to
the proposed multi-family development and commercial uses to the west.
• “Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
This property is contiguous to land that has already been annexed into the City. Urban
services can be provided to this property upon development.
• “Require landscape street buffers for new development along all entryway corridors.”
(2.01.02E)
A 35-foot wide landscaped street buffer is required along N. Linder Road, an entryway
corridor, with development of the site.
• “Consider the adopted COMPASS regional long-range transportation plan in all land-use
decisions.” (3.03.02G)
Linder Mixed Use – AZ, RZ H-2017-0095 PAGE 8
See the COMPASS development review letter in the project file.
• “Cluster new community commercial areas on arterials or collectors near residential areas in
such a way as to complement adjoining residential areas.”
The neighborhood/community commercial area is proposed adjacent to N. Linder Road, an
arterial street, which will complement adjoining residential uses.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zoning Districts:
Residential: The purpose of the residential districts is to provide for a range of housing
opportunities consistent with the Meridian Comprehensive Plan. Residential districts are
distinguished by the allowable density of dwelling units per acre and corresponding housing types
that can be accommodated within the density range (UDC 11-2A-1).
Commercial: The purpose of the commercial districts is to provide for the retail and service needs
of the community in accord with the Meridian Comprehensive Plan. Six districts are designated
which differ in the size and scale of commercial structures accommodated in the district, the scale
and mix of allowed commercial uses, and the location of the district in proximity to streets and
highways (UDC 11-2B-1). Allowed uses in the C-C district consist of a larger scale and broader
mix of retail, office, and service uses and are typically have access to arterial streets or non-
residential collector streets.
B. Schedule of Use:
UDC Table 11-2A-2 lists the principal permitted (P), accessory (A), conditional (C), and
prohibited (-) uses in the proposed R-15 zoning district. Any use not explicitly listed is
prohibited. Townhomes are listed as a principle permitted use and a multi-family development is
listed as a conditional use and in the R-15 district; compliance with the specific use standards
listed in UDC 11-4-3-27 is required for multi-family developments. [Note: Townhomes are
required to be on individual properties (i.e. a subdivision of property is required), otherwise they
are considered multi-family.]
UDC Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional (C), and
prohibited (-) uses in the proposed C-C zoning district. Retail stores and restaurants are listed as
principle permitted uses in the C-C zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2A-7 for the R-15 zoning district; and Table 11-2B-3 for the C-
C zoning district.
D. Landscaping: Landscaping is required within parking areas in accordance with the standards listed
in UDC 11-3B-8C; within street buffers in accord with UDC 11-3B-7C; and within common areas
and along street-facing elevations in accord with UDC 11-3G-3 and 11-4-3-27F. Street buffers and
buffers to residential uses are required as set forth in UDC Table 11-2B-3.
E. Open Space & Site Amenities: Open space & site amenities are required within the development
in accord with the standards listed in UDC 11-3G-3 and the specific use standards listed in UDC
11-4-3-27.
F. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for
townhome and multifamily dwellings; and UDC 11-3C-6B for non-residential uses.
Linder Mixed Use – AZ, RZ H-2017-0095 PAGE 9
G. Structure and Site Design Standards: The proposed townhomes, multi-family and commercial
structures must comply with the design standards listed in UDC 11-3A-19 and the Architectural
Standards Manual.
IX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
The applicant proposes to annex & zone 5 acres of land with C-C (1.59 acres) and R-15 (3.41
acres) zoning districts. A rezone of 3.36 acres of land is also requested from the L-O to the R-15
(1.43 acres) and C-C (1.93 acres) zoning districts.
The applicant has submitted a conceptual development plan, included in Exhibit A.2, that depicts
(4) multi-family structures and (2) townhome structures containing a total of 113 dwelling units,
a clubhouse with a fitness center, an open grassy area over 50’ x 100’ in area, a sports court and
(3) 1+/- acre commercial pad sites.
The concept plan depicts one vehicular access via N. Linder Road at the south boundary of the
site and a north/south drive-aisle that serves as a frontage road to N. Linder Road that stubs to the
north and south property lines for interconnectivity with adjacent developments in accord with
UDC 11-3A-3. One vehicular access is proposed from the driveway for the multi-family portion
of the development with a stub driveway to the north for future interconnectivity. A pedestrian
pathway is proposed between the multi-family and commercial developments.
Conceptual building elevations were submitted for the multi-family structures that consist of 3-
stories and the townhome structures that consist of 2-stories with varying material types and
colors. Concept elevations were also submitted for the commercial structures that are all 1
story in height; one is shown as a stand-alone building while two are shown to be in “strip”
configurations. In the MU-C designated area, strip building configurations are not desired
and the structures are required to be proportional to and blend in with the residential
structures. All structures are required to comply with the design standards in UDC 11-3A-19 and
the Architectural Standards Manual.
The legal descriptions submitted with the subject annexation and rezone applications, are
included in Exhibit C, and show the boundaries of the properties proposed to be annexed and
rezoned. The property proposed to be annexed is contiguous to land that has been annexed into
the City and is within the Area of City Impact boundary.
The City may require a development agreement (DA) in conjunction with an annexation or rezone
pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed
and recommended by staff with this application, staff recommends a DA is required as a
provision of the proposed annexation and rezone with the provisions included in Exhibit B.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Conceptual Development Plan (dated: 8/22/17)
3. Proposed Conceptual Building Elevation Photos of Multi-Family, Townhouse and
Commercial Structures
B. Agency & Department Comments
C. Legal Description & Exhibit Map for Annexation & Zoning and Rezone Boundaries
Linder Mixed Use – AZ, RZ H-2017-0095 PAGE 10
D. Required Findings from Unified Development Code
Exhibit A.1: Zoning/Aerial Map
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Exhibit A.2: Proposed Site Plan (dated: 8/22/17)
- 3 -
Exhibit A.3: Proposed Conceptual Building Elevation Photos of Multi-Family, Townhouse and
Commercial Structures
MULTI-FAMILY
- 4 -
TOWNHOMES
- 5 -
- 6 -
EXHIBIT B - AGENCY & DEPARTMENT COMMENTS
1. PLANNING DEPARTMENT
1.1.1 A Development Agreement (DA) is required as a provision of annexation and rezone of this
property. Prior to approval of the annexation and rezone ordinances, a DA shall be entered into
between the City of Meridian, the property owner(s) at the time of annexation/rezone ordinance
adoption, and the developer.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting annexation. The DA shall,
at minimum, incorporate the following provisions:
a. Future development of the subject property shall be generally consistent with the conceptual
site plan, building elevations and provisions contained herein.
b. Provide supportive and proportional public and/or quasi-public spaces and places including
but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools
that comprise a minimum of 10% of the development area within the site development area.
c. Non-residential buildings should be proportional to and blend in with adjacent residential
buildings.
d. The existing homes and associated outbuildings shall be removed from the site prior to
issuance of any building permits.
e. A maximum of 113 residential dwelling units shall be constructed within this development as
proposed.
f. The developer shall grant a cross-access/ingress-egress easement to the properties to the north
(parcel #S0425223010) and south (parcel #R6905260140 & #R6905260130) in accord with
UDC 11-3A-3 and the Comprehensive Plan (action item #3.03.02N). A recorded copy of the
easement agreement shall be submitted to the Planning Division with the first Certificate of
Zoning Compliance application for the development.
g. Future development shall comply with the structure and design standards listed in UDC 11 -
3A-19 and in the Architectural Standards Manual (ASM).
h. A 10-foot wide segment of the City’s multi-use pathway is required along N. Linder Road in
accord with the Pathways Master Plan. Landscaping shall be installed in accord with the
standards listed in UDC 11-3B-12C on either side of the pathway.
i. Provide pedestrian pathway connections to the church site from the north and west portions
of the development.
j. Before removing any of the existing trees from the site, the developer/owner shall contact the
City Arborist to determine mitigation requirements for any healthy trees 4” caliper and
greater that are removed from the site in accord with UDC 11-3B-10C.5.
k. Unless a structure contains a mix of both residential and office, or residential and commercial
land uses, maximum building size should be limited to a 20,000 square-foot building
footprint in the MU-N designated area.
l. A Conditional Use Permit application is required to be submitted for a multi-family
development in the R-15 zoning district per UDC Table 11-2A-2. Compliance with the
specific use standards listed in UDC 11-4-3-27 and the open space and site amenity standards
listed in UDC 11-3G-3 is required.
- 7 -
m. The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and
Design Review application from the Planning Division, prior to submittal of any building
permit applications.
n. Prior to the application for any development on the subject site, sanitary sewer and water
serviceability will need to be reviewed. This is due to the potential timing of development of
adjacent properties and the ability or inability to create loops in the water system and to
determine the routing of sanitary sewer.
Staff recommends that prior to the City Council meeting, the concept plan is revised to
rearrange the commercial buildings to create some form of common, usable area, such as a
plaza, gathering area or green space that comprises a minimum of 10% of the development
area.
2. PUBLIC WORKS DEPARTMENT
2.1 The Public Works Department has no comments on this application at this time.
3. POLICE DEPARTMENT
3.1 The Police Department has no comments on this application.
4. FIRE DEPARTMENT
4.1 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and
48’ outside, per International Fire Code Section 503.2.4.
4.2 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
4.3 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.4 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-
weather surface are required to be installed before combustible construction material is brought
onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment
to IFC 10-4-2J.
4.5 Provide a Knox box entry system for the complex prior to occupancy as set forth in International
Fire Code Section 506.
4.6 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in
International Fire Code Section 505.1.
4.7 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign
ordinance and is placed in a position that is plainly legible and visible from the street or road
fronting the property, as set forth in International Fire Code Section 505.1.
4.8 All portions of the buildings located on this project must be within 150’ of a paved surface as
measured around the perimeter of the building as set forth in International Fire Code Section
503.1.1.
4.9 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in
International Fire Code Section 903.2.8.
4.10 Buildings over 30’ in height are required to have access roads in accordance with the International
Fire Code Appendix D Section D105.
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4.11 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141,
Section A5.2.18.
5. REPUBLIC SERVICES
5.1 Coordinate with Bob Olson, Republic Services (208-345-1265 office, or 208-371-1745 cell;
email: ROlson@republicservices.com ) on the location and design of the trash enclosure(s) that
includes recycling prior to submittal of the Certificate of Zoning Compliance application.
6. PARKS DEPARTMENT
6.1 The applicant is required to comply with the mitigation standards listed in UDC 11-3B-
10C.5 for any existing trees 4-inch caliper or greater that are removed from the site. Contact
Elroy Huff, City Arborist (208-371-1755), prior to removal of any existing trees from the site
to determine mitigation requirements.
6.2 Construct a 10-foot wide detached multi-use pathway along the frontage of this site on N. Linder
Road in accord with the Pathways Master Plan (Eagle Island pathway).
6.3 Submit a 14-foot wide easement for the multi-use pathway along Linder Road; coordinate the
details of the easement with Kim Warren, Pathways Project Manager, 208-888-3579.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
This application is for annexation and rezone only. Listed below are some of the site specific conditions of
approval that the District may identify when it reviews a future development application. The District may
add additional site specific conditions of approval when it reviews a specific redevelopment application.
7.1.1 Dedicate additional right-of-way to total 48-feet from the centerline of Linder Road abutting the site.
7.1.2 Provide a road trust deposit in the amount of $16,750.00 to pay for 5-foot wide detached concrete sidewalk
to be constructed abutting the site, as part of ACHD’s Linder Road widening project.
7.1.3 Construct one temporary full access driveway onto Linder Road located at the site’s south property line.
The driveway is restricted to a maximum width of 36-feet. Construct the driveway as a curb return type
driveway with 30-foot radii. Pave the driveway, it’s full width at least 30-feet into the site beyond the edge
of Linder Road. The driveway may be restricted in the future as traffic conditions warrant; as determined by
ACHD.
7.1.4 Payment of impact fees is due prior to issuance of a building permit.
7.1.5 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right -of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act
(ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to
District Development Review staff for review.
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7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file number)
for details.
7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping
proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the
developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right -of-way. The applicant
at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required
to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD
right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD
conduits (spare or filled) are compromised during any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the
District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and
approved supplements, Construction Services procedures and all applicable ACHD Standards unless
specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all
improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of
ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed
by the applicant or the applicant’s authorized representative and an authorized representative of ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and
may require additional improvements to the transportation system at that time. Any change in the planned
use of the property which is the subject of this application, shall require the applicant to comply with
ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the
requirements or other legal relief is granted by the ACHD Commission.
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Exhibit C: Legal Description & Exhibit Map for Annexation and Zoning & Rezone Boundaries
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D. Required Findings from Unified Development Code
1. ANNEXATION & ZONING/REZONE (UDC 11-5B-3E)
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive Plan;
Staff finds that the proposed map amendment to the R-15 and C-C zoning districts and
proposed uses are consistent with the Comprehensive Plan FLUM designations of MU-N and
MU-C for this site. (See section VII above for more information.)
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment to the R-15 and C-C zoning districts is
consistent with the purpose statements of the residential and commercial districts as detailed
in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare. City utilities will be extended at the expense of the applicant. Staff
recommends that the Commission and Council consider any oral or written testimony that
may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
Staff finds the proposed annexation and rezone of this property is in the best interest of the
City if the applicant develops the site in accord with the provisions listed in Exhibit B.