Memo from Planning (3)Project: Regency at River Valley (AZ-08-003, CUP-08-004)
Location, size of property and existing zoning: The site is located at 2500 N. Eagle Road, approximately
Y2 mile north of the Fairview/Eagle intersection on the east side of Eagle Road. The property consists of
12.06 acres and is currently zoned RUT in Ada County.
Adjacent Land Use and Zoning: North: Vacant commercial property, zoned C-G; East: Vacant
commercial property, zoned C-G and single-family residences in Redfeather Estates subdivision, zoned
R-4; South: Vacant property (being zoned C-G for Meridian Town Center), zoned RUT (Ada County);
West: Single-family residence and vacant property, zoned RUT (Ada County); office uses (on the west
side of Eagle Road), zoned L-0; and vacant property, zoned C-G
Comprehensive Plan Designation: Mixed Use - Regional
Applications:
• AZ-08-003 - Annexation and Zoning of 12-06 acres from RUT (Ada County) to R-40 (High
Density Residential) (10.56 acres) and C-C (Community Business) (1.5 acres) zoning districts
• CUP-08-004 - Conditional Use Permit for a multi -family residential development in a proposed
R-40 zoning district
• VAR-08-001 -Variance to UDC I I -3H-4B which prohibits new access points to state highways;
request to allow a temporary access to SH 55/Eagle Road until such time as E. River Valley Road
is constructed
• VAR-08-002 - Variance to UDC Table 11-3C-6 for a reduction in the number of covered parking
spaces required for multi -family dwellings
Project Summary: The applicant is proposing 204 multi -family living units within 9 apartment buildings,
a clubhouse, swimming pool area, a putting green, several gazebos, an entry water feature, pathways,
extensive landscaping, and a playground area. 18% or 1.91 acres of useable open space is provided.
Summary of Proposed Streets and/or Access: Access to the site is proposed from two access points
to/from the future extension of E. River Valley Road, which currently does not exist. A variance for
temporary access to Eagle Road through the property proposed to be zoned C-C is also requested; Staff is
not supportive of the proposed temporary access to Eagle Road. In fact, staff is recommending denial of
both the variance request for access to Eagle Road and the applicant's request to annex the 1.5 acre parcel
proposed for C-C zoning. The applicant is proposing to construct 25' and 26' drive aisles within the
multi -family development; Staff is requesting that the applicant submit a private street application and
that minimum 26-foot wide private streets are provided. The applicant is proposing to construct a segment
of Allys Way on the east boundary of the site in alignment with the existing Allys Way north of the site.
ACHD is requiring a road trust deposit for half of the construction cost of the Allys Way bridge over the
South Slough. An access to Allys Way to the east is not proposed; City Staff is requesting an access
to/from Allys Way be provided.
Off -Street Parking: UDC 11-3C-6 requires multi -family dwellings with I bedroom to have 2 parking
spaces per unit, I in a covered carport or garage. The site plan shows 48 1 -bedroom units. Multi -family
dwellings with more than I bedroom are required to have 2 parking spaces per unit in a covered carport or
garage. A total of 360 covered spaces and 48 uncovered spaces are required on the site for a total of 408
spaces. There are 7 garage structures depicted on the plan that contain 6 parking spaces each for a total of
42 enclosed spaces; 253 carport parking spaces are also provided that allow for a total of 295 covered
spaces; and 113 open stalls are provided for a total of 408 parking stalls provided on the site. A variance
is requested for a reduction in the number of covered parking spaces required; the applicant is 65 covered
parking spaces short. Staff is not supportive of the requested parking variance.
Landscaping: Width of street buffer(s): A 35-foot wide buffer is required along Eagle Road/SH 55, an
arterial street; a 20-foot wide buffer is required along Allys Way, a collector street, and a 20-foot wide
buffer will be required along the future E. River Valley Road, a collector street. Street buffer landscaping
shall be installed in accordance with the standards listed in UDC I 1-3B-7C.
Canals: The South Slough is a natural waterway and will remain open; the Downey Lateral shall be
covered. Per the Comprehensive Plan, the South Slough should be improved and protected with
development of this property. The structures depicted on the site plan along the southern boundary
encroach approximately 12 feet into Nampa Meridian Irrigation District's easement for the Downey
Sublateral. Staff spoke with Steve Earl, Mason & Stanfield, regarding this issue and he stated that the
lateral was going to be relocated 25 feet to the south. If the lateral is relocated, the structures would no
longer be within the easement. At the time of CZC application, the easement should have already been
relocated, OR the structures shall be relocated outside of the easement. The applicant should submit a
. Further, Staff is concerned that NMID will not allow trees within their
relocating the lateral and easement I
letter from NMID prior to Commission action on this project documenting that they are amenab e to
easement, which would create a street buffer with no trees along E. River Valley Road. The applicant
should address tonight how landscaping will be installed along River Valley Road, in relation to a
relocated Downey Sublateral.
Proposed (DRAFT) DA requirements: See staff report, pages 9, 10 & 11.
History of Previous Actions:
The following applications were submitted for this property in 2006 and all were denied by the
City Council:
Annexation and Zoning (AZ-06-035) of 12.06 acres to C-C (Community Business District)
(1.50 acres) and R-40 (High Density Residential) (10.56 acres)
Conditional Use Permit (CUP-06-022) for a multi -family development consisting of 204
multi -family residential units
Private Street (PS-06-006) request adjacent to the proposed multi -family units
Variance (VAR-06-014) request to UDC 11-3C-6A to provide less than the required number
of covered parking stalls for multi -family dwellings
Variance (VAR-06-015) request to UDC 11-4.3.27133 to provide less than 80 square feet of
private, usable open space for each multi -family dwelling unit
Variance (VAR-06-016) request to UDC I I -3h-4B2 to construct a vehicular access to a state
highway at a location other than a section line road or the half mile mark between sections
Elevations: Yes. There are four different building elevations, plus the clubhouse elevation. The structures
are all proposed to have brick veneer masonry, stucco, stone veneer, and fiberglass -reinforced asphalt
shingles. All of the structures are 2-3 stories in height, have the same architectural design and appearance
but are different in size based on how many units they contain. One single -story clubhouse structure is
also proposed with the same construction materials as the multi -family structures.
Letters Of testimony have not been received from any adjacent property owners. Staff has received
revised comments from the Fire Department and the applicant regarding the access Point to Ally's
Way to the east.
Staff Recommendation: Staff is recommending several significant changes to the site plan, parking
plan, access plan, and building locations. Staff is also recommending that the C-C zoned area
adjacent to Eagle Road not be annexed at this time. For these reasons, and because comments have
not yet been received from ACIM and ITD, Staff is requesting that the Commission defer action
until a later date to give the applicant time to make revisions to the site plan and landscape plan.
Notes: