HomeMy WebLinkAboutPZ - Staff Report 9-16 STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING September 16,2021 Legend
DATE: 01 Project Location
TO: Planning&Zoning Commission #
FROM: Joseph Dodson,Associate Planner -
208-884-5533
SUBJECT: H-2021-0049 -- '
Fairview Row Townhomes CUP
LOCATION: The site is located at 2065 E. Fairview
Avenue, in the NE 1/4 of the NW 1/4 of
Section 8,Township 3N.,Range 1E.
r s
I. PROJECT DESCRIPTION
Conditional Use Permit for a multi-family development consisting of 16 attached townhome units on 1.02-
acres of land in the C-G zoning district,by Riley Planning Services.
The Applicant is also requesting Alternative Compliance for the required landscape buffer adjacent to
Wilson Lane along the southern boundary of the site. Staff analysis and determination is below in the
landscape section of V.B. The Director is the decision-maker on the ALT request.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 1.02 acres
Zoning C-G(General Commercial)
Future Land Use Designation Commercial
Existing Land Use(s) Vacant single-family home.
Proposed Land Use(s) Multi-Family Residential
Lots(#and type;bldg./common) 1 existing building lot
Phasing Plan(#of phases) Proposed as one phase.
Number of Residential Units(type 16 multi-family units
of units)
Density(gross&net) Gross— 15.7 du/ac.;Net—61.54 du/ac.
Open Space(acres,total 11,295 square feet of common open space proposed
[%]/buffer/qualified) (approximately 25%); 3,114 square feet of private open
space proposed via private balconies.
Amenities Two(2)amenities are proposed—Plaza with a water
feature and a shade structure.
Page 1
Description Details Page
Physical Features(waterways, N/A
hazards,flood plain,hillside)
Neighborhood meeting date;#of May 7,2021—no attendees
attendees:
History(previous approvals) ORD.#721 -Butte Fence/Elliott AZ(1995)
Distance to nearest City Park(+ Settler's Village—0.57 acres owned by West Ada
size) Recreation;approximately 0.7 miles away.
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Not at this time;No TIS required
• Requires ACHD Commission No
Action es/no
Access(Arterial/Collectors/State Access is proposed via a driveway connection to a proposed
Hwy/Local)(Existing and extension of Wilson Lane,a commercial collector street
Proposed) along the south boundary.The existing access to Fairview
Avenue is proposed as an emergency-only access.
Stub Street/Interconnectivity/Cross No direct interconnectivity is feasible on this site.Multiple
Access parcels utilize Wilson Lane.
Existing Road Network E.Fairview Avenue(an arterial street)is existing.Wilson
Lane terminates at the southwest corner of the site and is
proposed to be extended.
Existing Arterial Sidewalks/ Existing sidewalk but no existing buffer.
Buffers Additional right-of-way is being dedicated for future road
improvements to Fairview Avenue.
Proposed Road Improvements Applicant is proposing to extend E.Wilson Lane through the
site along the south boundary(approximately 100 feet in
length).
Fire Service
• Distance to Fire Station Approximately 1.5 miles from Fire Station#4 or#1
• Fire Response Time This project lies within the Meridian Fire response time goal
of 5 minutes.
• Concerns The fire department only has concerns with the
availability of guest parking for the site.
Police Service
No comments
West Ada School District
No comments submitted.
Wastewater
• Distance to Sewer Services N/A
• Sewer Shed Five Mile Trunkshed
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 14.18
• Project Consistent with WW Yes
Master Plan/Facility Plan
• Impacts/Concerns • Sewer extension in Wilson Lane heading east can end at
SSMH A-2 unless applicant has had discussions with the
property owner to the east.
• Additional 1,867 gpd committed to model
• 20'easement required over sewer line.
Page 2
Description Details Page
Water
• Distance to Services 0'
• Pressure Zone 3
• Estimated Project Water See application
ERU's
• Water Quality Concerns None
• Project Consistent with Water Yes
Master Plan
• Impacts/Concerns • Water line requires a 20'easement.
• Ensure no permanent structures(trees,bushes,buildings,
carports,trash receptacle walls,fences,infiltration
trenches,light poles,etc.)are built within the utility
easement.There appears to be some plants and trees in
conflict with the easement.
• There is an existing blowoff valve on the western waterline
stub that needs to be shown on the plans with a callout for
removal.
• For blow off valve on the eastern boundary of the site add
to note that the blow-off must be per standard drawing
W 12.
• If existing water meter and service is not going to be used
it needs to be abandoned back to the water main.
Page 3
� 1 1
■� .�1111. •• -
rN1� f y
� i �1111_III 1 3II� is .ra �r
D - 1111111� � � __ i � �• �. 1 ° �p
uj F/AIR !_TEW. Wes— FAIRV7
�a
Q .■ Q s
MENEM
mom
• • - • • • 1■■1111 111� .� � • - • • • 1■■■IIIIIII 11 .It'll\
— �II ■�Nj�• ■�11��4 �II � Nj•N• /•.af
�Itl
FAIRV3�EW ■■ W FAIRV,E,W
o _ ..� �� == � III ■�. �� � � �
,11.111 �' ry 'il
anm nmr Illul
i •
IV. NOTICING
Planning& Zoning
Posting Date
Newspaper Notification 8/27/2021
Radius notification mailed to
properties within 500 feet 8/25/2021
Public hearing notice sign posted
9/3/2021
on site
Nextdoor posting 8/26/2021
V. STAFF ANALYSIS
A. COMPREHENSIVE PLAN(https://www.meridiancity.org/compplan):
This property is designated as Commercial on the Future Land Use Map (FLUM).
Land Use:
The Commercial designation is meant to provide a full range of commercial uses to serve area residents
and visitors. Desired uses may include retail,restaurants,personal and professional services, and office
uses, as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in
some cases,but should be careful to promote a high quality of life through thoughtful site design,
connectivity, and amenities.
The proposed multi-family development plan depicts two 8-plex townhome buildings generally
centralized in the site so that the access drive aisle proposed along the west boundary offers the vehicular
access to each unit and the resident access is along the east boundary within a 20-foot wide linear open
space area the length of the entire lot. Each unit is proposed as a 3-story unit with the first level being a
two-car garage accounting for the required parking for each 2-bedroom unit. According to the submitted
site plan,three additional surface parking spaces are proposed for guest parking in between the two
multi-family buildings and abut a 40-foot wide common open space area connecting to the linear open
space that provides the main entrances into the 16 units.
This future land use designation anticipates commercial uses,especially when adjacent to major arterial
roadways like Fairview Avenue. However,it also specifically allows multi-family residential as noted in
its purpose statement above. The subject property is relatively deep that is approximately 400 feet deep
and only 100 feet wide allowing only a single drive-aisle for the site regardless of proposed use. In
addition, due to availability of access to Wilson Lane(a lower classified street)and safety concerns of
intensifying an existing curb cut to Fairview,ACHD is not allowing any access to Fairview regardless of
use. Because of the access constraints imposed by ACHD and the lack of meaningful arterial street
frontage,the Applicant does not find a commercial use as viable on this property.Furthermore, directly
to the west is existing commercial within multi-tenant buildings and to the east the commercial
component of the Pine 43 development is under construction. The Applicant finds the circumstances of
the subject site as well as the surrounding properties to be conducive to a multi-family development
instead of commercial.
In general, the proposed use of multi family development is listed as an allowed use within the
Commercial designated areas.Due to the noted site constraints,Staff believes the multi family
development does promote a thoughtful site design and should complement the existing and future
commercial uses in the area. Therefore, the proposed development is consistent with the
Comprehensive Plan.
More specific comprehensive plan policy analysis is below.
Page 5
COMPREHENSIVE PLAN POLICIES(https:llwww.meridianciu.or /g coml2plan):
Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be
applicable to this application and apply to the proposed use of this property(staff analysis in italics):
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents."(2.01.02D)
The proposed 3-story, townhome style multi family dwellings would be a new type of multi family
residential in this area of the City, including within the adjacent Pine 43 development currently under
construction to the east and southeast. In addition, the placement of these units would be directly
adjacent to existing and planned commercial development which allows for residents to live in an
urban type of multi family development but with a smaller number of units than traditionally found
adjacent to commercial uses.
• "Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services."(3.03.03F)
City water and sewer services are available and can be extended by the developer with development
in accord with UDC 11-3A-21. Furthermore, the proposed multi family residential project would be
directly adjacent to multiple urban services (commercial and retail uses).
• "Support infill development that does not negatively impact the abutting, existing development.
Infill projects in Downtown should develop at higher densities,irrespective of existing
development."(2.02.02C)
Development code essentially defines infill development as a parcel with at least 80%of the
adjacent land as developed land. Staff does not find 80%of the adjacent land as developed but
100%of the adjacent parcels are either developed or entitled. Staff finds the proposed multi family
development should not negatively impact abutting, existing development because the proposed
project meets all required dimensional and parking standards except for the singular request to have
lesser landscape buffer along Wilson Lane which is being addressed with the alternative compliance
request.
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of
Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A)
The proposed development will connect to City water and sewer systems by continuing existing stubs
where available.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe."(2.02.02)
The subject site is already annexed and in a widely developed area of Meridian. However, the
subject site is underdeveloped as the existing single-family home is no longer occupied and is
located adjacent to existing and planned development. The Applicant believes the proposed
development is appropriate
• "Require collectors consistent with the ACHD Master Street Map(MSM), generally at/near the mid-
mile location within the Area of City Impact."(6.01.03B)
The proposed development will connect to and extend E. Wilson Lane, a commercial collector street
along the southern boundary of the subject site. This extension is a key piece in connecting Locust
Grove to N. Webb, the main access point to the Pine 43 development to the east and southeast of the
subject site. Despite not being at the mid-mile mark, Wilson Lane is an existing and planned collector
Page 6
street that would benefit the circulation element of this entire geographic area if it were to be
connected to N. Webb as planned. Overall, Staff and ACHD agree that the public road system
adjacent to the site is easily capable of handling the minimal additional traffic generated by the
proposed development.
Based on the analysis above, Staff finds the proposed plan is generally consistent with the vision of
the Comprehensive Plan for this area of the City.
B. UNIFIED DEVELOPMENT CODE(UDC)ANALYSIS
Conditional Use Permit(CUP)—Multi-family Development(UDC 11-4-3-27) Specific Use
Standards:
The proposed multi-family development consists of 16 multi-family residential units within two 8-
plex townhome buildings. Multi-family residential is subject to conditional use permit approval by
the Planning and Zoning Commission within the existing C-G zoning district and subject to specific
use standards outlined in UDC 11-4-3-27 and below:
11-4-3-27—Multi-Family Development:
A. Purpose:
1. To create multi-family housing that is safe and convenient and that enhances the quality of life of its
residents.
2. To create quality buildings and designs for multi-family development that enhance the visual character
of the community.
3. To create building and site design in multi-family development that is sensitive to and well integrated
with the surrounding neighborhood.
4. To create open space areas that contribute to the aesthetics of the community,provide an attractive
setting for buildings, and provide safe,interesting outdoor spaces for residents.
B. Site Design:
1. Buildings shall provide a minimum setback of ten feet(10')unless a greater setback is otherwise
required by this title and/or title 10 of this Code. Building setbacks shall take into account windows,
entrances,porches and patios, and how they impact adjacent properties.Proposed project/site design
complies with this requirement.
2. All on-site service areas,outdoor storage areas,waste storage, disposal facilities, and transformer and
utility vaults shall be located in an area not visible from a public street, or shall be fully screened from
view from a public street. The site plan does not depict where trash disposal areas are but the
Applicant will be required to comply with this standard. All proposed transformer/utility vaults shall
also comply with this requirement.
3. A minimum of eighty(80) square feet of private,usable open space shall be provided for each unit.
This requirement can be satisfied through porches,patios,decks, and/or enclosed yards. Landscaping,
entryway and other accessways shall not count toward this requirement. In circumstances where strict
adherence to such standard would create inconsistency with the purpose statements of this section,the
Director may consider an alternative design proposal through the alternative compliance provisions as
set forth in section 11-5B-5 of this title.According to the submitted floor plans and Applicant's
narrative, each apartment is proposed with approximately 200 square feet of private open space in the
form of private patios and decks for each unit.
Page 7
4. For the purposes of this section,vehicular circulation areas,parking areas, and private usable open
space shall not be considered common open space. These areas were not included in the common open
space calculations for the site.
5.No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on
the site unless provided for in a separate, designated and screened area.Applicant shall comply with
this requirement.
6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All
Districts", of this title.
Based on the number of bedrooms per unit(16 two-bedroom units), a minimum of 32 parking
spaces should be provided with at least half of those spaces covered or within a garage. The
Applicant has proposed a total of 35 parking spaces with each unit having a tuck-under two-car
garage and three(3)surface parking spaces intended for guest parking. Therefore, the proposed
parking is in excess of code requirements for total number of spaces and the number of covered
spaces required. It should be noted that Wilson Lane is a commercial collector and posted with no
parking signs,so guest parking will be limited in this development.
7. Developments with twenty(20)units or more shall provide the following:
a. A property management office.
b. A maintenance storage area.
c. A central mailbox location(including provisions for parcel mail)that provide safe pedestrian
and/or vehicular access.
d. A directory and map of the development at an entrance or convenient location for those entering
the development. (Ord. 18-1773,4-24-2018)
This development is proposed with less than 20 units, so Staff finds this section is not applicable.
C. Common Open Space Design Requirements:
1. A minimum area of outdoor common open space shall be provided as follows:
a. One hundred fifty(150) square feet for each unit containing five hundred(500)or less square
feet of living area.
b. Two hundred fifty(250) square feet for each unit containing more than five hundred(500)
square feet and up to one thousand two hundred(1,200) square feet of living area.
c. Three hundred fifty(350) square feet for each unit containing more than one thousand two
hundred(1,200)square feet of living area.
Each unit is over 1,200 square feet in living area according to the Applicant's narrative.
Therefore, 350 square feet of common open space is required per unit in accord with the
requirements above which equates to a minimum area of 5,600 square feet.
2. Common open space shall be not less than four hundred(400) square feet in area, and shall have a
minimum length and width dimension of twenty feet(20').
Proposed open space submitted as meeting this requirement has been reviewed.According to Staffs
calculations, the Applicant has proposed approximately 10,500 square feet of qualified common open
space exceeding the minimum requirements.
The proposed open space consists of linear open space along the east boundary(at least 20 feet wide)
and a plaza area in the center of the development.
Page 8
Overall, the submitted open space exceeds the specific use standard requirements.Staff finds the
proposed open space is adequate for the proposed development, especially in combination with the
pedestrian connectivity along the east boundary which will be directly adjacent to commercial
development to the east.In addition, the proposed open space vastly exceeds the minimum
requirement by being proposed at nearly twice the required amount. These factors should provide
for adequate open space opportunities for future residents.
3. In phased developments,common open space shall be provided in each phase of the development
consistent with the requirements for the size and number of dwelling units. The proposed development
is to be developed in one(1)phase, according to the Applicant; this requirement is not applicable.
4.Unless otherwise approved through the conditional use process, common open space areas shall not be
adjacent to collector or arterial streets unless separated from the street by a berm or constructed barrier
at least four feet(4)in height,with breaks in the berm or barrier to allow for pedestrian access. (Ord.
09-1394, 3-3-2009, eff. retroactive to 2-4-2009).No area adjacent to the abutting collector and
arterial streets are included in the common open space calculations.
D. Site Development Amenities:
1. All multi-family developments shall provide for quality of life, open space and recreation amenities to
meet the particular needs of the residents as follows:
a. Quality of life:
(1)Clubhouse.
(2)Fitness facilities.
(3)Enclosed bike storage.
(4)Public art such as a statue.
b. Open space:
(1)Open grassy area of at least fifty by one hundred feet(50 x 100')in size.
(2)Community garden.
(3)Ponds or water features.
(4)Plaza.
c. Recreation:
(1)Pool.
(2)Walking trails.
(3) Children's play structures.
(4) Sports courts.
2. The number of amenities shall depend on the size of multi-family development as follows:
a. For multi-family developments with less than twenty(20)units,two(2) amenities shall be
provided from two(2) separate categories.
b. For multi-family development between twenty(20) and seventy-five(75)units,three(3)amenities
shall be provided,with one from each category.
c. For multi-family development with seventy-five(75)units or more, four(4) amenities shall be
provided,with at least one from each category.
Page 9
d. For multi-family developments with more than one hundred(100)units,the decision-making body
shall require additional amenities commensurate to the size of the proposed development.
3. The decision-making body shall be authorized to consider other improvements in addition to those
provided under this subsection D,provided that these improvements provide a similar level of
amenity. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
Based on 16 proposed units, the Applicant is required to provide at least two(2) qualified
amenities.According to the submitted plans, the Applicant has proposed two (2)qualifying
amenities,from two separate categories as required by code.
The Applicant has proposed a plaza area with a water feature and a shade structure.
Staff finds the proposed amenities to be adequate in serving the proposed multi family
development especially when considering the development's proximity to commercial development
which should allow for additional recreational opportunities.
E.Landscaping Requirements:
1. Development shall meet the minimum landscaping requirements in accord with chapter 3,
"Regulations Applying to All Districts", of this title.
2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping
shall meet the following minimum standards:
a. The landscaped area shall be at least three feet(Y)wide.
b.For every three(3) linear feet of foundation,an evergreen shrub having a minimum mature height
of twenty-four inches(24") shall be planted.
c. Ground cover plants shall be planted in the remainder of the landscaped area.
The submitted landscape plan shows compliance with the specific use standard landscape
requirements. However, these standards will be further verified at the time of CZC submittal(see
Exhibit VII.B).
Dimensional Standards(UDC 11-2):
The proposed development is required to comply with the dimensional standards listed in UDC Table
11-2B-3 for the C-G zoning district and those within the specific use standards for Multi-family
Development discussed above(UDC 11-4-3-27).As noted above, the submitted plans show compliance
with all dimensional and specific use standards, including but not limited to, building height, setbacks,
accesses, and parking count.
Access(UDC 11-3A-3):
Access to the development is proposed from E. Wilson Lane, a collector street proposed to be extended
from the property's west boundary to its east boundary along the southern boundary. The existing access
to Fairview Avenue is proposed and required to be closed and a new one will be added along the west
boundary that will be an emergency-only access. The drive aisle is proposed at 26 feet wide due to the
proposed 3-story building height; it is proposed to connect from Wilson Lane to Fairview Avenue(with
only an emergency access)and provides the access to the tuck-under garages for each unit. Please review
the Community Metrics section at the beginning of the report for an overview of the access and
transportation facts of the proposed development.
ACHD has not submitted their staff report to the City but Staff has discussed this project with ACHD in
the interim. ACHD generally supports the Applicant's proposals noted above. ACHD will require some
additional right-of-way dedication for Fairview Avenue that the Applicant has already taken into
Page 10
account in their setbacks and site plan. In addition,ACHD has expressed approval of the proposed
emergency access to Fairview but will not allow any type ofpublic access.
The Pine 43 development directly to the east is currently under construction and will further extend
Wilson Lane from this property to N. Webb. The timing of this is not explicitly known but should coincide
relatively with the construction timeline of this project if approved. The subject property is the last
property to be entitled that has Wilson Lane frontage so it is an integral piece to having it connect fully
from Locust Grove to N. Webb and provide a backage road to Fairview Avenue for both residents in this
area and commercial lots along the arterial. Therefore, Staff supports the access and transportation
element of the proposed development.
Road Improvements:
The Applicant is required to dedicate additional right-of-way for Fairview Avenue and extend E.Wilson
Lane along the southern property boundary to terminate at its east boundary.No temporary turnaround is
required, according to ACHD,because the extension is less than 150 feet in length—as noted,the
property is deep and not wide.No other road improvements are proposed or required.
Sidewalks(UDC 11-3A-17):
The Applicant is proposing to maintain the existing 5-foot sidewalk along E.Fairview Avenue(future
ACHD road widening projects may alter its location and/or width) and construct a 5-foot wide attached
sidewalk along the north side of the Wilson Lane extension at the south end of the site. Collector streets
generally require detached sidewalk but the Wilson Lane road sections to the west have attached
sidewalk and maintaining this design better ensures continuity of pedestrian pathways along this
corridor.
All other sidewalks proposed are shown as at least 5-feet wide adjacent to the multi-family residential
building and are shown to connect to a 5-foot sidewalk that is proposed to go the entire depth of the
property and connect Fairview to the Wilson Lane extension. These sidewalks also connect to the guest
parking spaces and the plaza in the center of the development containing the shade structure and water
feature. Staff finds the proposed sidewalks and their placement should offer superior pedestrian
connectivity throughout the site and to adjacent sites.
Landscaping(UDC 11-3B):
A 25-foot landscape buffer to E. Fairview Avenue is required and is required to be vegetated per UDC
11-3B-7. The submitted landscape plans show compliance with this requirement in buffer width and
landscaping materials.
The submitted landscape plan depicts linear open space along the east boundary of the site and is shown
with sidewalks, grass, shrubs, and trees. The correct number of trees appear to be shown in this open
space area and should provide both visual interest and shade for the future residents. In addition, there
is a 5-foot wide area of landscaping along the west boundary adjacent to the drive aisle in compliance
with UDC 11-3B-8. However, this landscape strip is only shown with a few existing trees and shrubs.
UDC 11-3B-8 requires trees to be located no more than 35 linear feet apart throughout the buffer—trees
may also be grouped together where necessary and visually appealing. Because of the proximity of the
commercial building directly to the west, Staff understands large trees are likely not feasible or
desirable in this landscape bed. However, Stafffinds Class I ornamental trees spaced appropriately to
comply with this code section are feasible and should be included in this landscape bed.At the time of
CZC submittal, the Applicant should correct the landscape plans to show compliance with this
requirement.
A 20-foot landscape buffer to the extended E.Wilson Lane is also required. The Applicant is requesting
alternative compliance to Unified Development Code(UDC) 11-2A-6& 11-3B-7, which dictates the
minimum width and landscaping requirements for landscape buffers along streets. Staff s analysis and
decision is below:
Page 11
As discussed throughout the report, the subject site is deeper than it is wide(approximately 400 feet
deep and 100 feet wide) which affects building footprints when accounting for all other dimensional and
access requirements. The Applicant states in order to fit the proposed buildings, the required access,
appropriate open space, and other landscaping and buffers, a reduction to the buffer to the extension of
E. Wilson Lane is needed.As a byproduct of these spatial constraints, the proposed buildings are thin
and long(north-south) which makes the linear length of the requested buffer reduction approximately 40
feet in length. So,for 40 linear feet adjacent to the southern building, the Applicant is proposing a 6-foot
landscape buffer behind the 5-foot attached sidewalk. In lieu of the required 20 foot buffer, the Applicant
is proposing a larger landscape bed adjacent to the building with larger shrubs (at least 3 feet in
height). Because this area is at least S feet wide, Staff recommends the Applicant include at least one
additional tree in this area of the buffer to help buffer any activity of Wilson Lane. In addition, the
remaining linear length of the required buffer(approximately 30 feet) is part of the large linear open
space area that connects from Wilson Lane to Fairview, vastly larger than the required 20 feet.
Due to the relatively small impact of the short linear length of the requestper the findings above and
a belief that a reduction in any of the other project aspects noted above would be more of a detriment
to the project than a reduction in this buffer,Staff supports the Alternative Compliance request.
Fencing(UDC 11-3A-6, I1-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-7.
According to the submitted landscaping plans, no fencing appears to be proposed; any future fencing
shall comply with UDC 11-3A-7.
Storm Drainage(UDC 11-3A-18 :
An adequate storm drainage system is required in all developments in accord with the City's adopted
standards, specifications and ordinances. Design and construction shall follow best management practice
as adopted by the City as set forth in UDC 11-3A-18. Storm drainage will be proposed with a future
Certificate of Zoning Compliance application and shall be constructed to City and ACHD design criteria.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevations were submitted for the apartment complex but no formal Design Review
was submitted. All multi-family development requires Administrative Design Review prior to
obtaining building permits so,at the time of that submittal Staff will analyze conformance with the
Architectural Standards Manual.An application for Certificate of Zoning Compliance is also
required to be submitted along with Design Review for this entire development.
Initial review of the conceptual building elevations shows 3-story buildings that combine different field
materials, modulation, and material coloring. The main materials shown are stucco, lap siding, and
stone cladding. The elevations also show second and third story decks that offer both recreation and a
different architectural element to the elevations. Preliminary review of the elevations show compliance
with the Architectural Standards Manual but Staff will confirm compliance with the future Design
Review application.
VI. DECISION
A. Staff:
Staff recommends approval of the of the requested Conditional Use Permit per the conditions of
approval included in Section VIII in accord with the Findings in Section IX. The Director has approved
the ALT request.
Page 12
VII. EXHIBITS
A. Site Plan(dated: 8/02/2021)
WILSON LN
aIL
z
x
�i
I
® a
£r R
E.FAIRVIEW AVENUE' -4
yO a cuErm - ° N
D m TTRADEWINDS BUILDING COMPANY .c
o n y - b1'a FAIRVIEW APARTMENTS a�
Z e� R`,p zoe��rsiimxvi�w c�� -ss'g 's Cfl
Page 13
----- � -
.Q
4 ' Y
Y
m
Y.
j �
I
B. Landscape Plan(dated: 5/24/2021)
v:r
- a
x
g
X ¢�
o-r=:., � ¢
LU
CL
17
• yi
�} I
4- r �
-- - - y �NVI NOSILY 3 fir=
w��w IR ���� �:.+•�x5.�..---hT
sl
Page 15
C. Conceptual Building Elevations and Floor Plan
7
A I ION 'ILI L—"ILSON-N
� � � =ALL
_ o�ES,w�a�,Ea��,�
Q��
EOM
Oi
2 FAIR-b LOOKING SE 3 WILSON LN LOOKING
q)
13 ps
n El Li n EJ n El
ELEVATICIAS
-HF m �WP 7177 A-21 1
Page 16
❑ ❑
s�
L7
NORTE ELEVATION
pp �4
0 c
f LL
_ r IFfiloNnL FFAL'w�
e0.a,
Oa'
01�
WILSON LN LOOKING NE =FAIRVIP LOOKINGSW
7,77
P n 1-1 ��1 n, TTP, n 11 Fl Eppp fl n ni 113 �Irl1Fupnnj1 ' n n ZuuI
� �q 7 R � q �� I� � � q � q � q � q III q � �
I F II- II I I I I F I I I I� III I I I III I I I � 1 I I I l I I ! I I - ., EXTERIOR
,,, _ ELEVATIONS
q-212
1 W-SI EL-VAIUN
Page 17
r �1 H r
C� C� U �l
I II I' II
neUdesign
UNITZ' UNITY UNITY UNITY UNITYi UNIT i UNITY i UNIT
IhL
IR
T 75T FLOOR-OVERALL PLAN
r.
F_
I I o I I l
UNIT Z'� UNITY UNIT Y UNIT Y UNITY IUNITY UNITY UNIT
o _ o I �Ji a
I I I !I
2SE' FLOOR OVERALL PLAN U
O O n O \J \HJ (J
NU ITZ UNIT Y,. UNIT Y UNIT Y - UNITY -,� III UNITY,- III UNITY UNITZ J
❑ hI f pig,' VIA'
❑ ❑ �I ❑— _ ❑ lI, ❑ III ❑ � .❑ � .F OVERALL
PLANS
3""rLOOR-0vERALL FLAN
Page 18
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
Conditional Use Permit(CUP):
1. The Applicant shall adhere to all previous conditions of approval associated with this site:
ORD. #721 -Butte Fence/Elliott AZ(1995)
2. With the future Certificate of Zoning Compliance submittal,the Applicant shall submit a
revised site plan with the following revisions:
a. Depict the pedestrian crossings across the drive aisle(at the north and the south ends of the
site)to be constructed with bricks,pavers, colored or stamped concrete or similar to clearly
delineate the pedestrian walkway.
3. With the future Certificate of Zoning Compliance submittal,the Applicant shall submit a
revised landscape plan with the following revisions:
a. Depict the required number of trees along the west boundary adjacent to the drive aisle,per
UDC 11-3B-8.
b. Per the Alternative Compliance approval, depict an additional tree within the reduced buffer
area adjacent to E.Wilson Lane.
c. Revise the plan to match the revised site plan—show the correct number of units and
dimensions of proposed buildings.
4. The Applicant shall obtain Administrative Design Review and Certificate of Zoning Compliance
approvals for the multi-family residential buildings prior to submittal for any building permits for the
residential buildings.
5. Future development shall be consistent with the minimum dimensional standards listed in UDC
Table 11-2B-3 for the C-G zoning district.
6. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-6 for multi-family dwellings based on the number of bedrooms per unit.
7. The Applicant shall comply with all ACHD conditions of approval.
8. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-15,
UDC 11-3B-6 and MCC 9-1-28.
9. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted
to the Planning Division verifying all landscape improvements are in substantial compliance with the
approved landscape plan as set forth in UDC 11-3B-14.
10. The Applicant has a continual obligation to maintain compliance with the Multi-family Development
Specific Use Standards outlined within this report and in UDC 11-4-3-27.
11. Prior to issuance of Certificate of Occupancy on any building,the Applicant shall provide proof of
the required maintenance agreement to the Planning Division in accord with UDC 11-4-3-27—all
multifamily developments 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.
12. The conditional use approval shall become null and void unless otherwise approved by the City if
the applicant fails to 1) commence the use, satisfy the requirements, acquire building permits and
Page 19
commence construction within two years asset forth in UDC 11-5B-6F.1; or 2)obtain approval of a
time extension as set forth in UDC 11-5B-6F.4.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 No Permanent structures(buildings, carports,trash receptacle walls, fences,infiltration trenches,
lightpoles,trees, shrubs,etc.)can be built within the utility easement.
1.2 Sewer in Wilson Ln can end at SSMH A-1,unless owner has had a specific discussions and/or
agreement with the property owner to the east.
1.3 There is an existing blowoff on the western waterline that needs to be shown on the plans, and
called out for removal.
1.4 The eastern portion of the site shows a blowoff must be built per standard drawing W 12.
1.5 Any unused services and mains must be abandoned.
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.
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. 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 addressed per
Page 20
UDC 11-3A-6. hi 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 prior to applying for building permits.
2.10 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures.
2.11 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.
2.12 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.
2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.14 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.15 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.16 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.
2.17 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.
2.18 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.
2.19 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.
2.20 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.
2.21 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
Page 21
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.
2.22 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. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=23611 S&dbid=0&repo=MeridianCitX
D. ADA COUNTY HIGHWAY DISTRICT(ACHD)
No staff report submitted at this time.
IX. FINDINGS
A. Conditional Use Permit Findings(UDC 11-5B-6D:
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.
If all conditions of approval are met, Staff finds the submitted site plan shows compliance with all
dimensional and development regulations in the C-G zoning district in which it resides.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Staff finds the proposed use of multi family residential is harmonious with the comprehensive plan
designation of Commercial and the requirements of this title when all site and area analysis is
included.
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.
Despite the proposed use being different than the commercial uses directly to the west and those
planned to the east, Staff finds the design, construction, and proposed operation and maintenance
will be compatible with other uses in the general neighborhood and should not adversely change the
essential character of the same area, so long as the Applicant constructs the proposed buildings as
proposed. Furthermore, Staff finds the proposed use may amplify and activate the adjacent
commercial uses due to the proposed site design.
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 the proposed use, if it complies with all conditions of approval imposed, will not adversely
affect other property in the vicinity.
Page 22
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 the proposed use will be served adequately by essential public facilities and services
because all services are readily available.
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.
All public facilities and services are readily available for the subject site so Staff finds that the
proposed use will not be detrimental to the economic welfare of the community or create excessive
additional costs for public facilities and services.
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
because it will not have public access to E. Fairview Avenue and should not involve any other
activities, etc. that will be detrimental to the surrounding area or persons.
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 is unaware of any natural, scenic, or historic features within the development area, therefore,
Staff finds the proposed use should not result in damage of any such features.
B. Alternative Compliance Findings (UDC 11-5B-5E):
The Director's decision is based on the following Findings:
1. Strict adherence or application of the requirements are not feasible; or
The Director finds strict adherence to the requirements in UDC 11-2A-6 for the landscape common
lot width is feasible but not ideal because it would either create a shift in the adjacent building and
reduce the more usable open space plaza area and remove a guest parking space or require a loss of
one unit which Staff finds excessive in the case of this project.
2. The alternative compliance provides an equal or superior means for meeting the requirements;
and
The submitted plans show landscaping equal to the requirements of the buffer except for missing one
additional tree. If this tree is added, the required landscaping materials will be equal to those
required within a wider buffer. Furthermore, the remaining linear length of the required buffer
(approximately 30 feet) is part of the large linear open space area that connects from Wilson Lane
to Fairview, vastly larger than the required 20 feet. Therefore, the Director finds the proposed
alternative means of compliance provides at least an equal means for meeting the requirements of
landscape buffers along streets with Staffs recommended addition of one tree.
3. The alternative means will not be materially detrimental to the public welfare or impair the
intended uses and character of surrounding properties.
The Director finds the alternative means of compliance will not be materially detrimental to the
public welfare or impair the intended uses and character of surrounding properties, existing and
Page 23
proposed. The proposed landscape buffer should offer adequate mitigation, access, and visual
interest from Wilson Lane along the south boundary.
Page 24