PZ - Memo to CommissionDecember 17, 2018
MEMORANDUM
TO: Planning and Zoning Commission
CC: City Clerk, Bill Nary
FROM: Bill Parsons, Planning Supervisor
RE: Alpina Townhome (H-2018-0090)
December 20th, P/Z Commission Meeting
On November 15th, the Planning and Zoning Commission continued this project to allow the applicant time to
coordinate the design of this project so it would provide better integration with the surrounding underdeveloped
county properties. Items of discussion included cross access with adjacent properties, discussing a public street
extension with ACHD, and possibly floating the mixed-use community designation on to the northern property to
allow this property and surrounding properties to develop with a mix of uses consistent with the Comprehensive
Plan.
Since the public hearing, the applicant has met with ACHD and the surrounding property owners. Those
conversations have resulted in modifications to the site plan/plat which has been included as part of the public
record. The changes to the plan include re -orienting several of the buildings to the northwest and southwest
corner; removal of the access to Linder Road; more open space and amenities; and cross access drive aisle along
the north project boundary. Further, ACHD indicated that a public street is not desired with the construction of the
development and staff did receive an email from the buyer of the Vogel property supporting the location of the
northern driveway location. In discussions with the applicant, cross access will be provided to the east property
boundary for inter -connectivity.
In reviewing the record, the Commission was supportive of floating the MU -C designation across the Vogel
property to ensure a broad mix of uses develop in the area. In the Commission deliberation, it was discussed that
commercial could develop along Linder Road with better access away from the intersection. Based on those
discussions, the applicant has not incorporated another land use within the proposed development. Staff finds the
applicant has addressed most of the concerns discussed during the last meeting. Staff is supportive of the new plan
however; conditions of approval have not been incorporated into the staff report due to staff's recommendation
for denial of the project.
If the Commission determines a single use is appropriate for this site and recommends approval of the project,
staff has prepared conditions of approval for the Commission's consideration as follows:
DRAFT CONDITIONS OF APPROVAL
DA PROVISIONS:
1. The existing Development Agreement (Inst. #2014-088000) shall be replaced a new development agreement.
2. A new Development Agreement (DA) is required as a provision of the application approval. The new DA shall
be entered into between the City of Meridian, the property owner(s) and the developer. A Certificate of Zoning
Compliance and Design Review application will not be accepted until the new DA is recorded.
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 approval and subsequent recordation. The DA shall, at a minimum, incorporate the
following provisions:
a. Future development of the subject property shall be generally consistent with the site plan, plat and
elevations approved with H-2018-0090 and the provisions included herein.
b. The applicant shall provide cross access to property to the north (parcel #S043633605 1) and the property
to the east (parcel #SO43636156) in accord with UDC 11-3A-3. A recorded copy of the cross access
agreement shall be provided with the first certificate of zoning compliance application.
PRELIMINARY PLAT
1. The applicant shall comply with the preliminary plat dated 12/14/2018.
2. Ten (10) days prior to the Council hearing, the applicant shall submit a revised landscape plan that comports to
the revised preliminary plat.
3. The final plat shall substantially comply with the approved preliminary plat in accord with the requirements
listed in UDC 11-613-3C.
4. Comply with all bulk, use, and development standards of the applicable district listed in UDC Chapter 2
District regulations.
5. Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC
11-3A-6.
6. Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
7. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-15, UDC 1I-
3.-6 and MCC 9-1-28.
8. Comply with the sidewalk standards as set forth in UDC 11-3A-17.
9. Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-313-5J.
10. Construct all off-street parking areas consistent with the standards as set forth in UDC 11-313-51, 11-313-8C,
and Chapter 3 Article C.
11. Construct the required landscape buffers consistent with the standards as set forth in UDC 11 -3B -7C (streets).
12. Construct storm water integration facilities that meet the standards as set forth in UDC 11-313-11C.
13. Protect any existing trees on the subject property that are greater than four -inch caliper and/or mitigate for the
loss of such trees as set forth in UDC 11-3B-10.
14. Provide bicycle parking spaces as set forth in UDC 11 -3C -6G consistent with the design standards as set forth
in UDC 11 -3C -5C.
15. Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
16. Construct all required landscape areas used for storm water integration consistent with the standards as set
forth in UDC 11 -3B -11C.
17. Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set
forth in the Architectural Standards Manual.
18. Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
19. Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
20. All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7 and 11 -3A -
6B as applicable.
21. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height
of six feet above the ground or sidewalk surface to afford greater visibility of the area.
CONDITONAL USE PERMIT
1. The applicant shall comply with the site plan dated 12/14/2018 with the following modifications:
a. The back out areas for the parking areas shall be removed from the Linder and Ustick Road street buffers in
accord with UDC 11 -3B -7C.6.
b. The applicant shall install a 25 -foot wide landscape buffer along the east boundary in accord with UDC 11-
3B -9C or seek Council waiver.
c. The applicant shall close the existing access to Linder Road in accord with UDC 11-3A-3.
d. The applicant shall provide cross access to property to the north (parcel #S0436336051) and the property to
the east (parcel #5043636156) in accord with UDC 11-3A-3. A recorded copy of the cross access agreement
shall be provided with the first certificate of zoning compliance application.
e. The applicant shall comply with the site amenities and open space as depicted on the revised site plan,
dated 12/14/2018.
f. Depict the location of a central mailbox location with provisions for parcel mail that provides safe
pedestrian and/or vehicular access and a directory map of the development at an entrance or convenient
location for those entering the development, in accord with UDC 11-4-3-27B.
g.Include locations of covered parking in accord with the standards listed in UDC 11-3C-6.
h. The site plan shall depict a central mailbox location with provisions for parcel mail and directory map of
the development in accord with UDC 11-4-3-27B.7.
2. The developer shall comply with the specific use standards for multi -family developments listed in UDC 11-4-
3-27, including but not limited to the following:
a. The applicant shall record legally binding documents that state the maintenance and ownership
responsibilities for the management of the development, including, but not limited to, structures, parking,
common areas, and other development features, per UDC 11-4-3-27G.
b. Floor plans shall be submitted with the Certificate of Zoning Compliance application that clearly depicts a
minimum of 80 square feet for the patios in compliance with private useable open space standards.
3. The conditional use may only be transferred or modified consistent with the provisions as set forth in UDC 11-
5B -6G. The applicant shall contact Planning Division staff regarding any proposed modification and/or transfer of
ownership.
4. The conditional use approval shall be null and void if the applicant fails to 1) commence the use within two
years as set forth in UDC 11 -5B -6F1 or 2) gain approval of a time extension as set forth in UDC 11 -5B -6F4.
5. 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 application.
6. The landscape plan shall be revised prior to the City Council hearing as follows:
a. Landscaping is required to be provided along the foundation of all street facing elevations in accord with
the standards in UDC 11-4-3-27-F.
b. Include a calculations table demonstrating compliance with the qualified open space requirements listed in
UDC 11-4-3-27.
c. A landscaped planter island is required within the rows of parking on each side of the drive aisle on the east
side of the clubhouse/swimming pool in accord with UDC 11-313-8C.
d. Fencing details should be included on the plan if fencing is proposed. Any fencing proposed along the
southern boundary should comply with the standards listed in UDC 11 -3A -7A.7 for fencing adjacent to
common open space.
7. 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 application.
8. No signs are approved with this application. Prior to installing any signs on the property, the applicant shall
submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval
for such signs.