PZ - Staff Report
Page 1
HEARING
DATE:
12/20/2018
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2018-0125
Entrata Farms
LOCATION: 3880 & 3882 W. Franklin Rd.
(N. side of W. Franklin Rd., midway
between Ten Mile and Black Cat Roads,
in a portion of the south ½ of Section 10,
T.3N., R.1W.)
I. PROJECT DESCRIPTION
The following applications were submitted for the proposed development:
Annexation and zoning of 19.07 acres of land with an R-15 zoning district;
Conditional use permit for a multi-family development consisting of 238 dwelling units on
18.18 acres of land in an R-15 district;
Preliminary plat consisting of 67 building lots and 3 common lots on 18.18 acres of land in
the R-15 zoning district for Entrata Farms Subdivision; and,
Private street
II. SUMMARY OF REPORT
A. Project Summary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 18.18
Future Land Use Designation HDR (high density residential)
Existing Land Use Rural residential/agricultural
Proposed Land Use(s) MFR (multi-family residential development)
Current Zoning RUT in Ada County
Proposed Zoning R-15
Lots (# and type; bldg/common) 70 total lots; 67 building lots/3 common lots
Phasing plan (# of phases) 2
Number of Residential Units (type
of units)
238 (multi-family dwellings); varying designs of townhome
style units
Density (gross & net) 13.09/14.07
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B. Community Metrics
Open Space (acres, total [%] /
buffer / qualified)
6.15 acres (33.8%) consisting of ½ the street buffer along
Franklin Rd., an arterial street; and common area within site
Amenities Clubhouse with a fitness facility and a meeting/gathering
space; outdoor swimming pool with restroom facilit ies; (2)
open grassy play fields exceeding 50’ x 100’; (2) tot lot
playground equipment areas; a 5-station fitness outdoor area;
(2) covered picnic areas with free-standing BBQ’s and picnic
tables; a half size basketball court; and multiple pathways
Physical Features (waterways,
hazards, flood plain, hillside)
The Kennedy Lateral runs along the east boundary; and the
Purdam Drain runs along the southwest corner of the site.
Neighborhood meeting date; # of
attendees:
10/12/18; 1 attendee (the Applicant)
History (previous approvals) H-2018-0032 (denied)
Description Details Page
Ada County Highway District
Staff report (yes/no) Yes
Requires ACHD
Commission Action
(yes/no)
No
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
(1) Full access and (1) emergency access via W. Franklin
Rd., an arterial street; (1) access via W. Perugia St., a local
street
Traffic Level of Service Better than “E” which is an acceptable level of service
Stub Street/Interconnectivity/Cross
Access
W. Perugia St. stubs at the west boundary; an emergency
access is proposed at the west boundary from private street
“K” north of Perugia
Existing Road Network The entry street, N. Entrata Way, and W. Perugia St. are
public streets; all other internal streets are private
Existing Arterial Sidewalks /
Buffers
A sidewalk exists along W. Franklin Rd.; there are no existing
buffers
Proposed Road Improvements
Fire Service
Distance to Fire Station 2.8 miles (Fire Station #2)
Fire Response Time 5 minutes (under ideal conditions)
Resource Reliability 80% (does not meet target goal of 85% or greater)
Risk Identification 1=residential
Accessibility Project meets all required road widths and turnarounds.
Parking is always a concern.
Special/resource needs Project will not require an aerial device.
Water Supply 1500 gal./minute for 2 hours required
Police Service
Distance to Police Station 4 miles
Police Response Time 6 minutes
Calls for Service Between 11/1/17-10/31/18 PD responded to 464 calls for
service within a mile of the proposed development.
% of calls for service split
by priority
See PD comments in Section VIII. D
Accessibility No issues
Specialty/resource needs None
Crimes 161
Crashes 20
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C. Project Area Maps
Other Reports The PD already serves this area; the applicant has addressed
all concerns and there are no outstanding issues for PD
Wastewater
Distance to Sewer Services 0 Feet
Sewer Shed N/A - still determining the sewer shed names
Estimated Project Sewer
ERU’s
238
WRRF Declining Balance 13.57 MGD - as of 12/14/18, it was less at the time this
application was submitted
Project Consistent with
WW Master Plan/Facility
Plan
Yes
Water
Distance to Water Services 0
Pressure Zone 2
Estimated Project Water
ERU’s
See application information
Water Quality Concerns None
Project Consistent with
Water Master Plan
YEs
Impacts/Concerns See Site Specific Conditions of Approval
Grocery Store 1.3 miles away (Albertson’s)
COMPASS (Communities in
Motion 2040 2.0)
See Section VIII.H
Future Land Use Map
Aerial Map
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III. APPLICANT INFORMATION
A. Applicant:
FIG Village at Parkside, LLC – 295 W. Center St., Ste. 201, Provo, UT 84601
B. Owners:
2FP LLC – 1002 N. Happy Valley Rd., Nampa, ID 83689
Mathew LeBaron – 1214 2nd St. S., Nampa, ID 83651
C. Representative:
Kent Brown, Kent Brown Planning – 3161 E. Springwood Dr., Meridian, ID 83642
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Legal notice published in
newspaper 10/30/2018
Radius notification mailed to
properties within 300 feet 11/27/2018
Nextdoor posting 11/27/2018
Public hearing notice sign posted
on property 12/9/2018
V. STAFF ANALYSIS
A. Comprehensive Plan (Comprehensive Plan); Specific Area Plan (TMISAP pg. 3-7)
TEN INTERCHANGE SPECIFIC AREA PLAN (TMISAP)
The subject property is located in the area governed by the TMISAP which focuses on developing
an area that has an identity of its own but which links to nearby developments. The plan
Zoning Map
Planned Development Map
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emphasizes the community’s support for higher densities and mixed uses to create a vibrant and
economically strong city. The plan also stresses the community’s commitment to good site
planning and design as a means of establishing a place everyone can be proud of and one that
protects the interests of future businesses and residents.
LAND USE: HDR (High Density Residential) – HDR designated areas in the Ten Mile Area
are multiple-family housing areas where relatively larger and taller apartment buildings are the
recommended building type. A mix of housing types should be included that achieve an
overall average density target of at least 16-25 dwelling units per acre with a range of 15 to
40 units per acre. Most developments should fall within or below this range, although smaller
areas of higher or lower density may be included.
The design and orientation of new high density residential buildings should be pedestrian-
oriented, and special streetscape improvements should be considered to create rich and enjoyable
public spaces.
The Applicant requests Council approval of a “step” down in density from HDR (15+ units/acre)
to MHDR (medium high density residential) (8-15 units/acre). The reason for the request is due
to Council’s denial of the previous application for this site, which had a gross density of 15.3
units/acre. The Applicant has redesigned the site in accord with the concerns noted by the
Council at the previous hearing (see Applicant’s narrative for more information).
MHDR (Medium High-Density Residential): MHDR designated areas allow for the development
of a mix of relatively dense residential housing types including townhomes, condominiums and
apartments. Residential gross densities should range from 8 to 15 dwelling units per acre, with a
target density of 12 units per acre. These are relatively compact areas within the context of larger
neighborhoods and are typically located around or near mixed use commercial or employment
areas to provide convenient access to services and jobs for residents. Developments need to
incorporate high quality architectural design and materials and thoughtful site design to ensure
quality of place and should also incorporate connectivity with adjacent uses and area pathways,
attractive landscaping and individual project identity.
The proposed development is relatively dense and includes townhome style apartments at a gross
density of 13.09 units/acre. The FLUM depicts mixed use commercial and employment areas
1/3+ mile to the south and east, yet to be developed, within walking distance from the site. The
design of the proposed structures appear to be of high quality and ultimately are required to
comply with the design standards in the Architectural Standards Manual and the design
guidelines in the TMISAP (see pgs. 3-31 thru 3-51). The proposed MHDR designation on this site
is consistent with that to the east and west of the same designation. Pathways are proposed
throughout the development for connectivity internally as well as with adjacent uses and area
pathways.
TRANSPORTATION: A local street is designated on the Future Land Use Map in the TMISAP
across this property from the east to W. Franklin Rd. No collector streets are designated on this
property although W. Perugia St. will provide an east/west connection between properties north
of W. Franklin Rd. and will function much like a collector. Perugia connects to N. Umbria Hills
Ave. to the east, which connects to W. Franklin Rd., and will provide access to a future traffic
signal. A collector street was formerly designated across this site on the Transportation System
Map but was recently removed. The proposed site design meets the transportation objectives of
the Plan.
DESIGN: Development within the Ten Mile Area should incorporate the following design
characteristics:
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The proposed site design is compatible with the multi-family development to the east; and should
be compatible with future medium high density residential uses to the west when that property
redevelops at some point in the future. Buildings are brought up to the street buffer along
Franklin Rd. for a uniform street presence with primary building facades facing the street. Six-
plex structures, 2-stories in height on the ends with 3-stories in the middle, are proposed along
Franklin Rd. that provides appropriate transition, architectural interest, massing and scale within
the Ten Mile area. Pedestrian walkways are planned throughout the development to provide for
pedestrian interconnectivity within the development as well as with adjacent developments and
the Ten Mile area. For these reasons, Staff finds the proposed development is consistent with the
design characteristics of the Ten Mile Area envisioned in the TMISAP.
B. Comprehensive Plan Policies (https://www.meridiancity.org/compplan):
The proposed development demonstrates compliance with the following policies of the Plan:
“Provide for a wide diversity of housing types (single-family, modular, mobile homes and
multi-family arrangements) and choices between ownership and rental dwelling units for all
income groups in a variety of locations suitable for residential development.” (3.07.03B)
“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)
“Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets.” (2.01.04B)
“Provide housing options close to employment and shopping centers.” (3.07.02D)
“Require open space areas within all development.” (6.01.01A)
“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)
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
“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.” (3.07.02, pg. 55)
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“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
“Work with ACHD, COMPASS, and VRT on bringing public transportation to and through
Meridian.” (3.03.04H)
“Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system.” (3.03.03B)
“Work with transportation agencies and private property owners to preserve transportation
corridors, future transit routes and infrastructure, road and highway extensions, and to
facilitate access management planning.” (3.01.01J)
“Develop alternative modes of transportation through pedestrian improvements, bicycle
lanes, off-street pathways, and transit-oriented development as appropriate.” (3.03.03D)
C. Annexation Area:
The proposed annexation area is contiguous to City annexed property to the east, south and north
and is within the Area of City Impact Boundary. A legal description for the annexation area is
included in Section VII.A.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the provisions
included in Section VIII.
D. Site Plan:
A site plan was submitted with the conditional use permit application that depicts how the site is
proposed to develop with a multi-family development (see Section VII.B). A combination of 2-
and 3-story townhome style multi-family structures are proposed in groups of 4, 6 and 8 attached
units, both front and rear loaded.
Two-story units are proposed along the west boundary of the site adjacent to the existing
residential/agricultural property [see Delinda 4-plex and 8-plex and Tucker 6-plex elevations (end
units) in Section VII.F]; a combination of 2- and 3-story units (i.e. 2-story on the ends with 3-
stories in the middle) are proposed along Franklin Rd. (see Tucker 6-plex elevations in Section
VII.F); and 3- story structures are proposed internally (see Payton 6-plex and 8-plex elevations in
Section VII.F).
E. Preliminary Plat:
Note: A previous preliminary plat (H-2018-0032) for this site was denied by City Council on July
10, 2018. The UDC (11-5A-3) states that no application that has been denied by the Council shall
be resubmitted in substantially the same form for the same use within one year from the date of
denial. Because the overall layout and design of the proposed plat has changed substantially
from the previous plat and the number of units has been reduced by 40, Staff deemed the
proposed plat to be substantially different from that previously denied.
The proposed plat consists of 67 building lots and 3 common lots on 18.18 acres of land in the
proposed R-15 district. The subdivision is proposed to develop in two (2) phases with the front
portion of the site developing with the first phase. See Section VII.C.
Compliance with the subdivision design and improvement standards listed in UDC 11-6C-3 is
required. Staff has reviewed the proposed plat and determined it is in compliance with those
standards.
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F. Existing Structures/Site Improvements:
There is an existing home and accessory structures on this site that will be removed with
development.
G. Proposed Zoning/Use Analysis:
The proposed R-15 zoning district for the site is consistent with the requested MHDR FLUM
designation HDR FLUM designation
Multi-family developments are listed as a conditional use in the R-15 zoning district per UDC
Table 11-2A-2.
H. Specific Use Standards (UDC 11-4-3):
The proposed use is subject to the specific use standards listed in UDC 11-4-3-27, Multi-Family
Development as follows:
A minimum of 80 square feet (s.f.) of private useable open space is r equired to be
provided for each unit. Private patios are proposed for each unit that meets this
requirement.
Development with 20 units or more are required to provide a property management
office, maintenance storage area, central mailbox location (including provisions for
parcel mail) that provides safe pedestrian and/or vehicular access, and a directory and
map of the development at an entrance or convenient location for those entering the
development. The property management and maintenance storage area is proposed to be
located within the clubhouse; the mailboxes will be located near the clubhouse as well
but are not depicted on the site plan. The site plan submitted with the Certificate of
Zoning Compliance application should depict the location(s) of each of these items.
At a minimum, 250 square feet (s.f.) of outdoor common open space is required for each
unit containing more than 500 and up to 1,200 s.f. of living area. All of the proposed units
are within this range. Therefore, a minimum of 59,500 s.f. (or 1.37 of an acre) of
common open space is required in accord with the standards listed in UDC 11 -4-3-27C.
The outdoor common area proposed within this development complies with this standard.
For multi-family developments with 75 units or more, (4) amenities are required to be
provided with at least one from each category (i.e. quality of life, open space and
recreation). For more than 100 units, the decision making body shall require additional
amenities commensurate to the size of the proposed development.
The following amenities are proposed: a clubhouse with a fitness center and a
meeting/gathering room; an outdoor swimming pool with restroom facilities; (2) open
grassy fields exceeding 50’ x 100’ in area; (2) tot lots with children’s play equipment; a
5-station outdoor fitness area; (2) covered picnic areas with BBQ’s and picnic tables; a
half size basketball court; a dog park; and many pathways throughout the development
(see details in Section VII.E).
Staff finds the proposed amenities provided from each of the required categories are
commensurate with the 238 unit development proposed.
Landscaping is required to comply with UDC 11-4-3-27E. All street facing elevations
shall have landscaping along their foundations as follows: the landscaped area shall be at
least 3-feet wide and have an evergreen shrub with a minimum mature height of 24
inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped
with ground cover plans. The detail of the landscaping proposed along the foundations of
each structure shown on Sheet L3.1 in Section VII.D complies with this standard.
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The development is required to 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. The applicant shall submit documentation of compliance
with this requirement with submittal of the Certificate of Zoning Compliance.
I. Dimensional Standards (UDC 11-2A-7):
Development is required to comply with the dimesnional standards listed below for the R-15
district. Staff has reviewed the proposed plat and found all of the proposed lots comply with the
minimum property size requirement. Future structures should comply with the minimum setback
standards. Zero lot lines should be depicted on the plat where buildings span across lot lines.
To ensure setback requirements for the R-15 zoning and the specific use standard in UDC
11-4-3-27B.1 are met, staff recommends the final plat for this development is recorded prior
to submittal of any Certificate of Zoning Compliance applications.
J. Access (UDC 11-3A-3)/Transportation:
One full access and one emergency access is proposed via W. Franklin Rd., an arterial
street. West Perugia St., a local street, is proposed to be extended from the east boundary
through the site and stub to the west boundary for future extension; this will necessitate
construction of a bridge/culvert over the Kennedy Lateral. An emergency access is
proposed to the property to the west near the north boundary from Street K. Private
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streets are proposed for access internally within the development and for addressing
purposes.
The proposed access complies with UDC 11-3A-3 and the Comprehensive Plan (3.06.02D
referenced above) which restricts access to arterial streets.
Franklin Rd. was recently widened from Ten Mile to Black Cat Roads and improved with
curb, gutter and sidewalk; therefore, there are no major road improvements required with
this development.
K. Private Streets (UDC 11-3F-4)
Private streets are required to comply with the design and construction standards listed in UDC
11-3F-4, including but not limited to the following:
Private streets are required to be constructed on a perpetual ingress/egress
easement or a single-platted lot that provides access to all properties served by such
private street; preferably a lot when the property is being subdivided as is the case
with this application.
All drive aisles are required to be posted as fire lanes with no parking allowed. In
addition, if a curb exists next to the drive aisle, it shall be painted red.
All travel lanes should have a minimum width of 26 feet.
The proposed private streets are 26 feet in width as shown on the private road section shown on
Sheet 4 of the preliminary plat site plan in Section VII.B. Compliance with the other standards
listed above is required; the plat should be revised to include the private streets within
common lots.
L. Transit:
The applicant’s narrative states they have coordinated with Valley Regional Transit to locate a
commuter ride pad near the southwest corner of the site along the W. Franklin Rd. in accord with
the Comprehensive Plan (action items #3.01.01J and #3.03.03D referenced above).
M. Parking (UDC Table 11-3C-6):
Off-street vehicle parking is required to be provided for 2- and 3-bedroom multi-family dwellings
as follows: 2 spaces per dwelling unit; at least 1 in a covered carport or garage.
Based on (238) 2- and 3-bedroom units, a minimum of (476) spaces are required with 238 of
those in a covered carport or garage. A total of 603 spaces are proposed consisting of 274
driveway spaces, 254 garage spaces and 75 guest parking spaces for a total of 127 spaces over the
minimum required in accord with UDC standards.
Bicycle parking is required to be provided based on 1 space for every 25 vehicle spaces provided
on the site. Based on a total of 603 vehicle spaces, a minimum of 24 bicycle parking spaces are
required. A total of 36 bicycle spaces are proposed in excess of UDC standards.
N. Pathways (UDC 11-3A-8, 11-3B-12C):
Pedestrian pathways are proposed throughout the development for internal connectivity and
connectivity with adjacent developments in accord with UDC standards and the Comprehensive
Plan (action item #3.03.03B referenced above). Landscaping is required to be provided adjacent
to all pathways as set forth in UDC 11-3B-12C.
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O. Sidewalks (UDC 11-3A-17):
Sidewalks are required to be provided with development in accord with the standards listed in
UDC 11-3A-17. A sidewalk was recently constructed along W. Franklin Rd., an arterial street
with the road widening project by ACHD. A 5-foot wide attached sidewalk is proposed to be
constructed along W. Perugia St. and N. Entrata Way, both local streets, in accord with UDC
standards.
P. Landscaping (UDC 11-3B):
A minimum 25-foot wide street buffer is required to be provided along W. Franklin Rd., an
arterial street, as set forth in UDC Table 11-2A-7 for the R-15 district; landscaping is required
within the buffers in accord with the standards listed in UDC 11-3B-7C. Said buffer is required to
be maintained by a homeowner’s association. A larger buffer ranging in width from 28 to 38 feet
is proposed to provide more separation between the development and the large power
transmission lines along Franklin Rd. The proposed landscaping complies with UDC standards.
There are a total of 113-caliper inches of existing trees on this site being removed that require
mitigation; a total of 57 trees at 2” caliper each are proposed for mitigation in accord with the
standards listed in UDC 11-3B-10C.5.
Q. Qualified Open Space (UDC 11-3G-3):
The UDC requires a minimum of 10% qualified open space to be provided within the
development as set forth in UDC 11-3G-3. The specific use standards for multi-family
developments listed in UDC 11-4-3-27 also require qualified open space in addition to this
requirement (see analysis above).
An open space exhibit was submitted, included in Section VII.E that depicts a total of 6.15 acres
(or 33.8%). The proposed qualified open space consists of (2) open grassy areas greater than 50’
x 100’ in area, half of the street buffer along Franklin Rd., and a stormwater detention facility in
accord with UDC standards.
R. Qualified Site Amenities (UDC 11-3G-3):
The UDC (11-3G-3) requires a minimum of (1) qualified site amenity to be provided for each 20
acres of development area as set forth in UDC 11-3G-3. Based on 18.18 acres of development
area, a minimum of (1) qualified site amenity is required to be provided to satisfy this
requirement. The specific use standards for multi-family developments listed in UDC 11-4-3-27
also require site amenities in addition to this requirement (see analysis above).
The site amenities described above in #V.H meet this requirement.
S. Maintenance: The applicant proposes to have one management company to handle the
leasing and maintenance of the entire project to ensure a better overall management of the
development. Because this was a previous concern of Council, Staff recommends a
provision requiring this is included in the DA.
T. Waterways (UDC 11-3A-6):
The Kennedy Lateral runs along the east boundary of this site; City Council waived the
requirement for the lateral to be piped due to its large capacity with the final plat for Umbria
Subdivision, the development to the east (FP-06-011).
The Purdam Drain runs across the southwest corner of the site; the Applicant requests Council
approval of a waiver to allow the drain to remain open and not be piped due to its capacity
and location which is not entirely on this property. A retaining wall is proposed adjacent to the
drain in order to preserve public safety; however, the UDC does not allow solid fences adjacent to
waterways. Therefore, the retaining wall should be replaced with a fence that meets the standards
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in UDC 11-3A-6C as described below.
Other irrigation ditches cross this site that are proposed to be piped in accord with UDC
standards.
U. Fencing (UDC 11-3A-6, 11-3A-7):
All new fencing is required to comply with the standards listed in UDC 11-3A-7; fencing along
waterways is required to comply with UDC 11-3A-6.
A 6-foot tall vinyl privacy fence is proposed along the west boundary of the site; a retaining wall
is proposed along the east side of the Purdam Drain; and a rail fence is depicted along the east
boundary adjacent to the Kennedy Lateral.
The UDC (11-3A-6) does not allow a solid fence (i.e. a retaining wall) to be constructed
along waterways; therefore, the retaining wall depicted along the Purdam drain shall be
replaced with an open vision fence at least 6 feet in height and having an 11-guage, 2-inch
mesh or other construction, equivalent in ability to deter access to said drain as set forth in
UDC 11-3A-6C.
The rail fence proposed along the Kennedy Lateral will not preserve public safety with the
lateral remaining open; therefore, it should be replaced with a fence that complies with the
standards listed in UDC 11-3A-6C and described above.
V. Utilities (UDC 11-3A-21):
All development is required to connect to the City water and sewer system unless otherwise
approved by the City Engineer in accord with UDC 11-3A-21. City water and sewer services are
stubbed to this site.
W. Pressure Irrigation (UDC 11-3A-15):
An underground pressurized irrigation system is required to be provided for the development in
accord with UDC 11-3A-15 as proposed.
X. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments; design and construction shall
follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Storm
drainage facilities counted toward qualified open space are required to comply with the
standards listed in UDC 11-3B-11C.
Y. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
Building elevations were submitted with the CUP application that include 3 different
styles (i.e. Delinda 4-plex and 8-plex, Payton 6-plex and 8-plex, and Tucker 6-plex) of
multi-family structures 2- and 3-stories in height (see Section VII.F). All of the units are
a townhome design with garages on the first floor and living areas above.
All structures are required to comply with the design standards listed in the
Architectural Standards Manual and with the guidelines in the TMISAP.
Z. Certificate of Zoning Compliance (CZC)/Design Review (DR):
An application for a CZC and DR is required to be submitted for review and approval of
the site design and structures proposed within the development to ensure consistency with
UDC standards, design standards listed in the Architectural Standards Manual, the
TMISAP, and provisions in this report prior to submittal of building permit applications
for the development.
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VI. DECISION
A. Staff:
Staff finds the proposed development is premiere in that it provides open space, site amenities
and parking far exceeding UDC standards; provides a housing type (i.e. townhome style multi-
family units) that will contribute to the variety of housing types in this area (atypical to the usual
garden style apartments); will provide much needed housing within the Ten Mile area in close
proximity to future shopping and employment uses; and is consistent with the TMISAP.
Therefore, Staff recommends approval of the Applicant’s request for annexation and zoning,
conditional use permit, preliminary plat and private streets contingent upon Council’s approval of
the requested “step” down in density from HDR to MHDR. Council should also consider the
Applicant’s request for a waiver to leave the Purdam Drain open and not require it to be piped.
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VII. EXHIBITS (ATTACH AS PDF DOCUMENTS TO THE STAFF REPORT.)
A. Annexation & Zoning Legal Description and Exhibit Map
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B. Site Plan (date: 10/16/18)
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C. Preliminary Plat (date: 10/16/18)
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D. Landscape Plan (date: 10/16/2018)
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E. Qualified Open Space Exhibit (date: 10/9/2018) & Site Amenities
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F. Building Elevations (date: 10/23/2018)
DELINDA 4-PLEX
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DELINDA 8-PLEX
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PAYTON 6-PLEX
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PAYTON 8-PLEX
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TUCKER 6-PLEX
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. Annexation & Zoning
1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation 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 the
annexation. The DA shall, at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the preliminary plat, site
plan, landscape plan, open space exhibit, building elevations/floor plans included in Section
VII, and the provisions contained herein.
b. The Kennedy Lateral was previously approved by City Council with the final plat for Umbria
Subdivision (FP-06-011), the development to the east, to remain open and not be piped due to
its large capacity.
c. The Purdam Drain shall be piped as set forth in UDC 11-3A-6B unless otherwise waived by
City Council.
d. Site amenities and open space shall be provided within the development in accord with the
qualified open space exhibit in Section VII.E and amenities shown on the site plan in Section
VII.B in accord with the standards listed in UDC 11-3G-3 and 11-4-3-27C, D.
e. The applicant shall have one management company handle the leasing and maintenance of
the entire project to ensure better overall consistent management of the development.
2. Conditional Use Permit
2.1 Site Specific Conditions
2.1.1 The Applicant shall comply with the specific use standards listed in UDC 11-4-3-27 for multi-
family developments.
2.1.2 The site/landscape plan included in Section VII shall be revised as follows:
a. The retaining wall depicted along the Purdam drain and the rail fence depicted along the
Kennedy Lateral shall be replaced with an open vision fence at least 6 feet in height and
having an 11-guage, 2-inch mesh or other construction, equivalent in ability to deter access to
said drain/lateral as set forth in UDC 11-3A-6C.
b. Depict the location of the property management office, maintenance storage area, central
mailbox location (including provisions for parcel mail) that provides safe pedestrian and/or
vehicular access, and directory and map of the development at an entrance or convenient
location for those entering the development in accord with the standards listed in UDC 11-4-
3-27.
c. Depict minimum 80 square foot patios for each unit in accord with UDC 11-4-3-27B.3.
d. All storm drainage facilities shall comply with the standards listed in UDC 11-3B-11C.
2.1.3 All drive aisles are required to be posted as fire lanes with no parking allowed; if a curb exists
next to the drive aisle, it shall be painted red as set forth in UDC 11-3F-4B.2d.
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2.1.4 The development is required to 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 as set forth in UDC 11-4-3-
27F. A recorded copy of this agreement shall be submitted with the Certificate of Zoning
Compliance application.
2.1.5 All structures are required to comply with the design standards listed in the Architectural
Standards Manual and with the guidelines in the Ten Mile Interchange Specific Area Plan (pgs. 3-
31 thru 3-51).
2.1.6 The conditional use permit shall be valid for a maximum period of two (2) years unless otherwise
approved by the city. During this time, the applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval, and acquire building permits and commence construction of permanent footings or
structures on or in the ground.
2.1.7 An application for a Certificate of Zoning Compliance and Design Review is required to be
submitted for review and approval of the site design and structures proposed within the
development to ensure consistency with Unified Development Code standards, design standards
listed in the Architectural Standards Manual, the Ten Mile Interchange Specific Area Plan, and
provisions in this report prior to submittal of building permit applications for the development.
3. Preliminary Plat
3.1 The preliminary plat included in Section VII.C shall be revised as follows:
a. All private streets shall be depicted on a single platted lot that provides access to all
properties served by such private streets in accord with UDC 11 -3F-4.
3.2 To ensure dimensional standards and setback requirements for the R-15 zoning district and the
specific use standard in UDC 11-4-3-27B.1, as well as Building Code separation requirements are
met, staff recommends the final plat for this development is recorded prior to submittal of any
Certificate of Zoning Compliance applications.
3.3 All private streets shall be constructed in accord with the design and construction standards listed
in UDC 11-3F-4A, B.
3.4 Approval of the preliminary plat shall become null and void if the applicant fails to obtain the city
engineer's signature on the final plat within two (2) years of the approval of the preliminary plat
or the combined preliminary and final plat or short plat; or, submit and obtain approval of a time
extension as set forth in UDC 11-6B-7.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 In order to ensure connectivity, and service to future development, provide water connections at
two locations to the west. One at proposed Perugia Street, and one at or north of Street I.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
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2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and
possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded, prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
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2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.18 The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure
that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD.
The design engineer shall provide certification that the facilities have been installed in accordance
with the approved design plans. This certification will be required before a certificate of
occupancy is issued for any structures within the project.
2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
C. FIRE DEPARTMENT
http://weblink.meridiancity.org/weblink8/0/doc/158714/Page1.aspx
D. POLICE DEPARTMENT
http://weblink.meridiancity.org/weblink8/0/doc/159430/Page1.aspx
E. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
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http://weblink.meridiancity.org/weblink8/0/doc/159022/Page1.aspx
F. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD)
http://weblink.meridiancity.org/weblink8/0/doc/158766/Page1.aspx
G. DEPARTMENT OF ENVIRONMENT QUALITY (DEQ)
http://weblink.meridiancity.org/weblink8/0/doc/158651/Page1.aspx
H. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
http://weblink.meridiancity.org/weblink8/0/doc/158560/Page1.aspx
I. ADA COUNTY HIGHWAY DISTRICT (ACHD)
http://weblink.meridiancity.org/weblink8/0/doc/159258/Page1.aspx
IX. FINDINGS
A. Annexation and/or Rezone (UDC 11-5B-3E)
Required Findings: 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:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Applicant is proposing to annex the subject 19.07 acre property with an R-15 zoning
district and develop 238 new multi-family units consisting of townhome style apartments at a
gross density of 13.09 units per acre consistent with the requested MHDR FLUM designation,
which is a step down from the existing HDR designation.
2. 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 zoning district is consistent with the
purpose statement for the residential districts in UDC 11-2A-1.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds that the proposed zoning map 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 the Commission and Council consider any oral or written testimony that may be
provided when determining this finding.
4. 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.
5. The annexation (as applicable) is in the best interest of city.
Staff finds annexing this property with an R-15 zoning district is in the best interest of the
City if the applicant develops the site in accord with the proposed site plan.
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B. Preliminary Plat (UDC 11-6B-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)
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan analysis in Section V of the Staff Report for more information.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Staff finds that public services will be provided to the subject property upon development.
(See Section VIII of the Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Because City water and sewer and any other utilities will be provided by the developer at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more
detail.)
5. The development will not be detrimental to the public health, safety or general welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Commission or Council’s attention.
ACHD considers road safety issues in their analysis. Staff recommends that the Commission
and Council consider any public testimony that may be presented when determining whether
or not the proposed subdivision may cause health, safety or environmental problems of which
Staff is unaware.
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 exist on this site.
C. Conditional Use Permit (UDC 11-5B-6)
Required Findings: The commission shall base its determination on the conditional use permit
request upon the following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
Staff finds that the subject property is large enough to accommodate the proposed use and the
dimensional & development regulations of the R-15 district (see Analysis Section V for more
information).
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2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Staff finds that the proposed use is consistent and harmonious with the UDC and the
requested step down in density to MHDR in the Comprehensive Plan.
3. That the design, construction, operation and maintenance will be compatible with other uses
in the general neighborhood and with the existing or intended character of the general vicinity
and that such use will not adversely change the essential character of the same area.
Staff finds that if the applicant complies with the conditions outlined in this report, the
proposed use should be compatible with other uses in the general neighborhood and with the
existing and intended character of the area.
4. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity.
Staff finds that if the applicant complies with the conditions outlined in this report, the
proposed use will not adversely affect other property in the area.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures,
refuse disposal, water, and sewer.
Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently
available to the subject property. Staff finds the proposed use will be served adequately by
the public facilities and services listed above based on their comments in Section VIII.
Comments were not received from the school district.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the applicant will be financing any improvements required for development.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the community’s economic welfare.
7. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
Staff finds the proposed use will not be detrimental to any persons, property or the general
welfare of the area.
8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or
historic feature considered to be of major importance. (Ord. 05-1170, 8-30-2005, eff. 9-15-
2005)
Staff finds that there should not be any health, safety or environmental problems associated
with the proposed use. Further, staff finds that the proposed use will not result in the
destruction, loss or damage of any natural, scenic or historic feature of major importance.
D. Private Street (UDC 11-3F-5)
Required Findings: In order to approve the application, the director shall find the following:
1. The design of the private street meets the requirements of this article;
The Director finds the proposed design of the private streets meets the standards listed in
UDC 11-3F-4.
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2. Granting approval of the private street would not cause damage, hazard, or nuisance, or other
detriment to persons, property, or uses in the vicinity; and
The Director finds granting approval of the proposed private streets will not cause damage,
hazard, or nuisance or other detriment as described above.
3. The use and location of the private street shall not conflict with the comprehensive plan
and/or the regional transportation plan. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
The Director finds the proposed use and locations of private streets will not conflict with the
Comprehensive Plan or regional transportation plan.
4. The proposed residential development (if applicable) is a mew or gated development. (Ord.
10-1463, 11-3-2010, eff. 11-8-2010)
The Director finds the proposed residential development incorporates mews in the design.