HomeMy WebLinkAboutVanguard Village MDA RZ PP CUP H-2021-0081 Staff Report V1Page 1
HEARING
DATE:
February 17, 2022
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
SUBJECT: H-2021-0081
Vanguard Village – MDA, RZ, PP,
CUP
LOCATION: Generally located 1/4 mile south of W.
Franklin Rd. and S. Ten Mile Rd., in the
middle of Section 15, T.3N. R.1W.
I. PROJECT DESCRIPTION
The Applicant has submitted an application for the following:
• Modification to the existing Development Agreement (Inst. #110115738) to replace it with a
new agreement for the proposed development;
• Rezone of 7.06-acres from the C-C to the H-E zoning district; 17.38-acres from the C-C & H-
E zoning districts to the M-E zoning district; and 40.33-acres from the R-40, C-C and M-E
zoning districts to the R-15 zoning district; and 1.10-acres from the H-E to the C-C zoning
district;
• Preliminary Plat consisting of 8 building lots & 6 common lots on 115.26-acres of land in the
R-15, C-C, H-E and M-E zoning districts for Vanguard Village subdivision; and,
• Conditional Use Permit for a multi-family development consisting of 552 dwelling units on
40.33-acres of land in the R-15 zoning district for Vanguard Crossing.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 115.21 acres overall
Existing/Proposed Zoning R-40, M-E, C-C and H-E (existing)/H-E, M-E, C-C and R-
15 (proposed)
Future Land Use Designation Mixed Use – Commercial (MU-COM); Medium High-
Density Residential (MHDR); Mixed Employment (ME);
High Density Employment (HDE)
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Page 2
Description Details Page
Existing Land Use(s) Vacant/agricultural land
Proposed Land Use(s) Multi-family residential, vertically integrated residential,
light industrial, commercial/retail, research and
development and other uses.
Lots (# and type; bldg./common) 8 buildable lots/6 common lots
Phasing Plan (# of phases) 4 phases (plat); 2 phases (multi-family development)
Number of Residential Units (type
of units)
552 multi-family apartment units
Physical Features (waterways,
hazards, flood plain, hillside)
The Williams gas pipeline bisects this site
Neighborhood meeting date; # of
attendees:
8/17/21
History (previous approvals) AZ-09-008 Meridian Crossing (Ord. #10-1467; DA Inst.
#110115738); ROS #7623 (Inst. #106170019 2006)
B. Community Metrics
Description Details Pg
Ada County Highway
District
• Staff report (yes/no) Not yet
• Requires ACHD
Commission Action
(yes/no)
No
A Traffic Impact Study (TIS) was submitted.
Access
(Arterial/Collectors/State
Hwy/Local)(Existing and
Proposed)
Traffic Level of Service
Stub
Street/Interconnectivity/Cros
s Access
Existing Road Network
Existing Arterial Sidewalks /
Buffers
Proposed Road
Improvements
Fire Service
• Distance to Fire
Station
2 miles
• Fire Response Time Falls within 5:00 minute response time area - nearest station is
Fire Station #2 – can meet response time goals
• Resource Reliability 85% - does meet the target goal of 80% or greater
• Risk Identification 4 – current resources would not be adequate to supply service
(risk factors include fire-fighting in multi-story buildings & a
large gathering of people in a single location)
• Accessibility Project meets all required access, road widths and turnaround.
• Special/resource
needs
Project will require an aerial device; can meet this need in the
required timeframe if a truck company is required.
• Water Supply Varies as there are multiple size buildings in which some will
require fire sprinkler systems.
Page 3
Description Details Pg
• Other Resources
West Ada School District
• Capacity of Schools
• # of Students Enrolled
• Predicted # of students
generated from
proposed development
83
Wastewater
• Distance to Sewer
Services
• Sewer Shed
• Estimated Project
Sewer ERU’s
• WRRF Declining
Balance
• Project Consistent
with WW Master
Plan/Facility Plan
• Impacts/concerns • Flow is committed
• See Public Works Site Specific Conditions in Section VII.B
Water
• Distance to Water
Services
Directly adjacent
• Pressure Zone 2
• Estimated Project
Water ERU’s
See application
• Water Quality
Concerns
None
• Project Consistent
with Water Master
Plan
Yes
• Impacts/Concerns • Complete plans for water must be reviewed by Engineering
before final plat approval of any phase, the plans provided are
not adequate for a full review.
• See Public Works Site Specific Conditions in Section VII.B
Page 4
C. Project Area Maps
A. Applicant:
Airalea Newman, Insight Investment Partners – 3005 W. Horizon Ridge Parkway, Ste. 141,
Henderson, NV 89052
B. Owners:
James Zeiter, Meridian 118, LLC – 3005 W. Horizon Ridge Parkway, Ste. 141, Henderson, NV
89052
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
Page 5
C. Representative:
JoAnn Butler, Butler Spink, LLP – 967 E. Parkcenter Blvd., Ste. 313, Boise, ID 83706
III. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Notification published in
newspaper 2/1/2022
Notification mailed to property
owners within 300 feet 2/1/2022
Applicant posted public hearing
notice on site 2/5/2022
Nextdoor posting 1/31/2022
IV. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan and Ten Mile Interchange Specific
Area Plan)
Land Use: The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates the
northern 28.5+/- acres of this site as Medium-High Density Residential (MHDR); the northeast 21+/-
acres as Mixed Use – Commercial (MU-COM); the southwest 20.5+/- acres as Mixed Employment
(ME); and the southeast 45.5+/- acres as High-Density Employment (HDE). There is also a school
site designated on the FLUM in this general area. This site is within the area governed by the Ten
Mile Interchange Specific Area Plan (TMISAP).
A school site is not included in the proposed development plan. The school district states they don’t
currently own a site in this area and don’t have any prospects of land to purchase in this area at this
time; if a developer desires to donate a site in this area, the school district would consider it.
MHDR: MHDR designated areas should include a mix of relatively dense multi-family housing types
such as row houses, townhouses, condominiums and apartment buildings and complexes with a
density ranging from 8-15 units per acre with a target density of 12 units per acre. These areas should
be located around or near more intensively developed areas such as Mixed Use – Commercial or
Employment areas in order to provide convenient access to these activity and employment centers to
the greatest number of residents.
A mix of multi-family residential housing types consisting of townhomes, flats and garden style
apartments is proposed to develop on the northern 40 acres of the development area which is
designated as MHDR, ME, HDE and MU-COM on the FLUM. A gross density of 13.63 units/acre is
proposed, which falls within the desired density range in the MHDR designated area. Because the
existing ME, HDR and MU-COM designations abutting the MHDR designation on this site consist of
less than 50% of the site, the Applicant proposes the MHDR designation apply to the entire 40-acre
portion of the site as allowed in the Comprehensive Plan (see pg. 3-9). The proposed R-15 zoning
encompasses approximately 12 more acres than is currently designated MHDR on the FLUM and
23+/- acres more than currently zoned R-40. See Pg. 3-6 in the TMISAP for more information on the
MHDR designation.
The proposed multi-family development is located in close proximity (directly to the north and west)
to MU-COM, ME and HDE designated land which is proposed to and anticipated to develop with
higher intensity commercial and employment uses. The proposed residential uses will provide
housing options in close proximity to these uses with convenient pedestrian access between them,
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which should reduce traffic in the area. This development will provide a transition between the higher
intensity uses and existing single-family homes to the north in Baraya Subdivision.
ME: The purpose of ME designated areas is to encourage a diversity of compatible land uses that
may include a mixture of office, research and specialized employment areas, light industrial including
manufacturing and assembly, and other miscellaneous uses. These areas generally do not include
retail and consumer service uses serving the wider community. However, a small amount of retail and
service establishments, primarily serving employees and users of the ME areas or nearby industrial
areas, are allowed. ME areas should provide a variety of flexible sites for small, local or start-up
businesses, as well as sites for large national or regional enterprises. ME areas should be designed to
encourage multimodal travel and convenient circulation to supporting uses located within the area.
It’s anticipated that buildings will range in height from 1-4 stories, have total floor areas of 10,000-
1,000,000 square feet, and that FAR will exceed .75.
The ME designated area is intended to develop with a mix of flex uses, which may include office,
light industrial and other uses, along with a 410,000 s.f. research and development component.
Building heights will range from 2 to 4 stories. This area is located at the southwest corner of the
development and abuts Mixed Employment designated land to the west and I-84 to the south and will
have access to a collector street as desired. Medium-high density residential uses are proposed to the
north and high-density employment and commercial uses are proposed to the east with this
application. The proposed M-E zoning encompasses approximately 8 more acres than is currently
designated ME on the FLUM and 4 acres more than currently zoned M-E. See Pg. 3-11 in the
TMISAP for more information on the ME designation.
MU-COM: The purpose of MU-COM designated areas is to encourage the development of a mixture
of office, retail, recreational, employment and other miscellaneous uses, with supporting multi-family
or single-family attached residential uses. This designation requires developments to integrate the
three major use categories – residential, commercial and employment. Traditional neighborhood
design concepts with a strong pedestrian-oriented focus are essential. Development within these areas
exhibit quality building and site design and an attractive pedestrian environment with a strong street
character.
The MU-COM designated area is proposed to develop with a mix of uses including a vertically
integrated residential project and commercial/retail uses. The proposed C-C zoning is located along
the northern portion of the east parcel abutting the Mixed Use – Commercial designated property to
the north at the entry to the development with access to a non-residential collector street as desired.
High-density employment uses are proposed to the south and mixed employment uses are proposed to
the west with this application. The proposed C-C zoning is approximately 3 acres fewer than is
currently designated MU-COM on the FLUM and is 30+/- acres less than currently zoned C-C. See
Pg. 3-9 in the TMISAP for more information on the MU-COM designation.
HDE: HDE designated areas are recommended as predominantly office, research and specialized
employment areas and generally do not include retail and consumer service uses serving the wider
community. Limited retail and service establishments primarily serving employees and users of the
HDE areas are encouraged. HDE areas should provide a variety of flexible sites for small, local or
startup businesses, as well as sites for large national or regional enterprises. They should be designed
to encourage multimodal travel and convenient circulation to supporting services located within the
area. Whenever possible, HDE areas should provide restaurants, lodging and other services in support
of the employment uses. High Density Employment areas should be designed as compact urban
centers rather than lower density suburban-style development. Buildings are anticipated to range in
height from 1-6 stories, have total floor areas of 10,000-1,000,000 square feet with a FAR exceeding
1.0. Designs that promote open space and parks are strongly encouraged. Structured parking is also
allowed.
Page 7
This area is intended to develop with non-residential uses such as a corporate campus, business and
professional office space, research and development, and limited retail and service uses
(approximately 380,000 square feet). The proposed H-E zoning is approximately 20+/- acres fewer
than is currently designated HE on the FLUM but is only 1.6+/- acres more than currently zoned H-E.
See Pg. 3-11 in the TMISAP for more information on the HDE designation.
Overall, the development area associated with the MHDR designation has increased 23+/- acres with
R-15 zoning, the ME designated area has increased 4+/- acres with M-E zoning, the MU-C area is
3+/- acres less with C-C zoning, and the HDE area is 20+/- acres less with H-E zoning. Because the
FLUM is a guide and not parcel-specific, adjacent abutting designations, when appropriate and
approved as part of a public hearing with a land development application, may be used with some
exceptions (see pg. 3-9 Comprehensive Plan for more information). All of the changes fall within the
guidance provided; therefore, Staff is in general support of the proposed development and zoning.
Transportation: The Transportation System Map in the TMISAP depicts collector streets through
this site that connect to S. Black Cat Rd., W. Franklin Rd. and S. Ten Mile Rd., adjacent arterial
streets. The collector street network depicted on the proposed development plan is generally
consistent with the Transportation System Map (see pg. 3-18 in the TMISAP).
The Street Section Map depicts Street Section D (residential collector) as being appropriate to serve
the local access needs of residential, live/work, and commercial activities within a residential
neighborhood or mixed-use residential area.
The collector streets (i.e. Coral Reef Way & Sunset Point Way) in the multi-family portion of the
development in the northern 40 acres of the development should be constructed in accord with this
street section. Streetlights should be placed in the dry utilities corridor on either side of the street.
The Street Section Map depicts Street Section C (major collector) as being appropriate to provide
access from adjacent arterial streets (i.e. Black Cat, Franklin & Ten Mile Roads) into the employment
area. Streetlights should be located in the tree lawn area and should be of a pedestrian scale.
Page 8
The collector streets (i.e. Vanguard Way & Umbria Hills) in the commercial mixed-use area in the
southern portion of the development should be constructed in accord with this street section with the
following exceptions as required by ACHD: (3) travel lanes instead of (2); and 10-foot wide detached
sidewalks/pathways instead of 6-foot wide detached sidewalks in lieu of on-street bike lanes.
Design: The TMISAP emphasizes the quality of the built environment and includes recommendations
on the location, scale, form, height and design quality of public and private buildings in the form of
building placement, orientation, and massing; types and design treatments for building frontages; as
well as recommendations for the incorporation of art in public and private projects.
The design elements in the Plan are intended to serve as the basic framework on any given project
within the Ten Mile Area. The primary components that the design elements address include:
architecture and cultural heritage; building placement whereby build-to lines are identified; heights
and step backs; the definition of a base, body and top; and frontage types.
The proposed development should be designed in the accord with the TMISAP (see pgs. 3-31
thru 3-51). See the Application of the Design Elements table on pg. 3-49 to determine specific
design element requirements according to the associated FLUM designation. Future
development applications should include the applicable design elements.
Comprehensive Plan Policies: The following Comprehensive Plan Policies are applicable to this
development:
• “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 service is available and can be extended by the developer with
development in accord with UDC 11-3A-21.
• “Encourage diverse housing options suitable for various income levels, household sizes, and
lifestyle preferences.” (2.01.01)
The proposed multi-family development will include a mix of apartments, flats and
townhome-style units with choices between 1-, 2- and 3-bedroom units. A variety of amenities
are proposed for different preferences.
• “With new subdivision plats, require the design and construction of pathways connections,
easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of
usable open space with quality amenities.” (2.02.01A)
Several multi-use pathway segments are proposed within this development for
interconnectivity between the residential and commercial and employment portions of the
development and open space and site amenity areas.
• “Encourage the development of high quality, dense residential and mixed use areas near in
and around Downtown, near employment, large shopping centers, public open spaces and
parks, and along major transportation corridors, as shown on the Future Land Use Map.”
(2.02.01E)
The proposed project provides high quality, dense residential units that complement and
provide a transition between the commercial and employment areas to the south and the
single-family residential to the north and is located along I-84, a major transportation
corridor.
• “Encourage and support mixed-use areas that provide the benefits of being able to live, shop,
dine, play, and work in close proximity, thereby reducing vehicle trips, and enhancing overall
Page 9
livability and sustainability.” (3.06.02B)
The proposed residential uses will provide housing options in close proximity to employment,
shopping, dining and other commercial uses which should reduce vehicle trips and enhance
livability and sustainability of the area.
• “Encourage the development of supportive commercial near employment areas.” (3.06.02C)
The proposed commercial and retail uses should provide supportive uses for the proposed
employment area.
• “Require pedestrian circulation plans to ensure safety and convenient access across large
commercial and mixed-use developments.” (3.07.02A)
A pedestrian circulation plan is included in Section VII.C.3 for the southern portion of the
development and in Section VIII.D for the northern portion of the development which
provides safe pedestrian connectivity throughout the development.
• “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; services are
required to be provided to and though this development in accord with current City plans.
• “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 to this site and can be extended by the developer
with development in accord with UDC 11-3A-21. The emergency response times for Police
Dept. and Fire Dept. meets the established goals.
• “Where feasible, encourage large transmission and pipeline utility corridors to function as
transitional buffers, parkland, pathways, and gathering places within and adjacent to their
right-of-way.” (3.07.01E)
The Williams pipeline crosses this site; within the easement, a landscaped common area with
a meandering multi-use pathway and seating areas are proposed.
• “Require appropriate landscaping, buffers, and noise mitigation with new development along
transportation corridors (setback, vegetation, low walls, berms, etc.).” (3.07.01C)
A 50-foot wide landscaped street buffer is required to be provided along the southern
boundary of the site adjacent to I-84; Staff recommends a berm is included in the buffer.
• “Encourage the integration of public art as an integrated component with new development.”
(5.03.01B)
Public art is proposed along the multi-use pathway in the center of the project, which will
take the form of sculptures that create points of interest along the pathways and speak to the
nexus of the region’s heritage and its future.
• “Require urban infrastructure be provided for all new developments, including curb and
gutter, sidewalks, water and sewer utilities.” (3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks are proposed as
required with this development.
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In summary, Staff believes the proposed development plan is generally consistent with the vision
of the Comprehensive Plan for this area per the analysis above.
V. UNIFIED DEVELOPMENT CODE ANALYSIS (UDC)
A. Development Agreement Modification (MDA):
The existing Development Agreement (DA) was approved with the annexation of the property in
2009 (Meridian Crossing AZ-09-008; Inst. #110115738); the provisions of such and the approved
conceptual development plan and sample building elevations are included below in Section
VII.A.
The Applicant proposes a modification to the DA to amend and restate the DA with a termination
of the existing DA. All property governed by the original DA will be governed by the amended
and restated DA.
A new conceptual development plan is included in Section VII.A.3 for the proposed development
and new recommended provisions for the agreement are included in Section VIII.A.1 based on
the analysis of the project below and applicable UDC and TMISAP provisions. Some of the
existing DA provisions that are still applicable are also recommended to be included in the
amended and restated DA.
B. Rezone (RZ):
A rezone is requested of 7.06-acres from the C-C to the H-E zoning district; 17.38-acres from the
C-C & H-E zoning districts to the M-E zoning district; and 40.33-acres from the R-40, C-C and
M-E zoning districts to the R-15 zoning district; and 1.10-acres from the H-E to the C-C zoning
district as shown on the zoning map exhibit in Section VII.B. A conceptual development plan and
elevations are included in Section VII.A.3 and A.4 that shows how the site is anticipated to
develop.
All of these zoning districts currently exist on the site except for the R-15 district which is
proposed to replace the R-40 district. The rezone proposes to reconfigure the boundaries of these
zoning districts into more developable areas consistent with the proposed road layout and concept
plan. The existing zoning consists of 27 acres of H-E, 25 acres of M-E, 16.83 acres of R-40 and
48 acres of C-C zoning. The rezone will result in 28.6 acres of H-E (an increase of 1.6 acres),
29.07 acres of M-E (an increase of 4.07 acres), 40.33 acres of R-15 (an increase of 23.5 acres of
residential) and 17.27 acres of C-C (a decrease of 30.73 acres) zoning overall.
The proposed R-15 zoning is located on the northern 40 acres of the site, which abuts Baraya
Subdivision and R-15 zoned single-family residential properties. Medium-high density residential
uses are planned to the west and the property to the east is designated Mixed Use – Commercial.
Mixed employment and commercial uses are proposed to the south with this application. A multi-
family development containing 552 dwelling units at a gross density of 13.63 units/acre is
proposed to develop in the R-15 zone. This development will provide a transition between mixed
employment uses to the south and lower density single-family homes to the north. The residences
proposed for this site will allow people to live and work in the nearby existing and planned
commercial and employment areas in the vicinity, thus reducing traffic on area roads by allowing
employees to walk or bike to work, shopping and services. Note: The existing R-40 and C-C
zoning districts allow a multi-family development with a conditional use permit; however, Staff
requested the Applicant rezone the overall area to a zone (i.e. R-15) that better represents the
land use.
The proposed C-C zoning is located along the northern portion of the east parcel abutting the
Mixed Use – Commercial designated property to the north at the entry to the development with
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access to a non-residential collector street as desired. High-density employment uses are proposed
to the south and mixed employment uses are proposed to the west with this application. Allowed
uses in the C-C district should be larger scale and broader mix of retail, office, and service uses.
This area is proposed to develop with a mix of uses including a vertically integrated residential
project and commercial/retail uses.
The proposed M-E zoning is located at the southwest corner of the development and abuts Mixed
Employment designated land to the west and I-84 to the south and will have access to a collector
street as desired. Medium-high density residential uses are proposed to the north and high-density
employment and commercial uses are proposed to the east with this application. Allowed uses in
the M-E district consist of offices, medical centers, research and development facilities, and light
industrial uses with ancillary support services. This area is intended to develop with flex uses,
which may include office, light industrial and other uses, along with a 410,000 s.f. research and
development component.
The proposed H-E zoning is located along the southeast portion of the site adjacent to I-84, in
close proximity to Ten Mile interchange, as desired. Mixed employment uses are proposed to the
west and commercial uses to the north with this application; I-84 borders the site on the south.
Allowed uses in the H-E district consist of corporate headquarters, office complexes, research and
development facilities and complementary services such as conference centers and hospitality
uses with limited retail. This area is intended for non-residential uses such as a corporate campus,
business and professional office space, research and development, and limited retail and service
uses (approximately 380,000 square feet).
Proposed Use Analysis:
A variety of uses are proposed including a multi-family development, a vertically integrated
residential project, retail, office, flex space, light industrial, research and development, and other
uses; see UDC Tables 11-2A-2 and 11-2B-2 for allowed uses in the applicable zoning districts.
Compliance with the dimensional standards listed in UDC Table 11-2A-7 and 11-2B-3 is
required, as applicable.
The proposed zoning and uses are generally consistent with the associated FLUM designations as
discussed above in Section IV.
C. Preliminary Plat (PP):
The proposed preliminary plat consists of 8 building lots & 6 common lots on 115.26-acres of
land in the R-15, C-C, H-E and M-E zoning districts for Vanguard Village subdivision. The
subdivision is proposed to develop in four (4) phases as shown on the phasing plan in Section
VI.C1. The multi-family development on the north end of the site zoned R-15 is proposed to
develop first with the M-E second, the H-E third and the C-C zoned area last.
The Applicant requests they are allowed to apply for building permits in the multi-family
portion of the development prior to recordation of the final plat. The following condition is
proposed, “Prior to applying for building permits, the following minimum items shall be
completed: street signs are to be in place, the installation of sanitary sewer and water
systems (with the water system being fully activated), a compacted road base capable of
supporting an 80,000 lb. fire truck shall be approved by design engineer, with written
confirmation of such approval submitted to the Meridian Building Department.” Staff is not
in favor of allowing Certificate of Zoning Compliance & Design Review applications to be
submitted and building permits issued prior to recordation of the final plat as the necessary
infrastructure for development, including roads, should be in place first and lots established
for development. Therefore, Staff is not supportive of the request.
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Existing Structures/Site Improvements:
There are no existing structures remaining on this site.
Dimensional Standards:
Development of the proposed lots is required to comply with the dimensional standards of the R-
15 zoning district in UDC Table 11-2A-7 and the C-C, M-E and H-E zoning districts in UDC
Table 11-2B-3, as applicable. A minimum building setback of 10-feet is required in the multi-
family portion of the development unless a greater setback is otherwise required, per UDC 11-4-
3-27B.1. Separation between buildings should comply with Building code.
A reduced building setback from 20- to 14-feet is requested for the multi-family structures
proposed along Sunset Point Way and Coral Reef. However, a recent code amendment (ZOA-
2021-0003) allows a reduction of the collector street setback to be granted for homes that front on
a collector street when on-street and required off-street parking is provided (UDC Table 11-2A-
7); the required 20-foot landscape buffer easement is measured from back of curb and the
dwelling setback shall not be less than 10-feet from the back of sidewalk along the collector
street. Staff recommends the street sections for Sunset Point Way and Coral Reef are
constructed consistent with Street Section D in the TMISAP (see pg. 3-21), which requires
11-foot travel lanes, 6-foot bike lanes, 8-foot parallel parking, 8-foot parkways and 6-foot
wide detached sidewalks. The 20-foot wide street buffer may be placed in an easement
rather than a common lot in accord with UDC 11-3B-7C.2a. The building setback must be
at least 10-feet from the back of sidewalk, which achieves the ultimate setback desired. This
accomplishes the street-oriented design desired in urban environments for a more walkable
neighborhood and creates a more consistent edge to the public space in accord with the TMISAP.
Subdivision Design and Improvement Standards (UDC 11-6C-3):
Development of the subdivision is required to comply with the subdivision design and
improvement standards listed in UDC 11-6C-3. The proposed subdivision appears to comply with
these standards.
Access (UDC 11-3A-3)
Access is proposed to be provided from the northern boundary of the site from W. Franklin Rd.
via S. Sunset Point Way and S. Baraya Way and from the east from S. Ten Mile Rd. via the
extension of Vanguard Way. Coral Reef Way, Sunset Point Way, Umbria Hills and Vanguard
Way are all designed as collector streets in accord with the Master Street Map and the
Transportation System Map in the TMISAP. Stub streets are proposed to adjacent properties for
future extension.
Streets: Sunset Point Way and Coral Reef Way should be constructed in accord with Street
Section D (residential collector street) in the TMISAP, which requires (2) 11-foot travel lanes, 6-
foot bike lanes, 8-foot parallel parking, 8-foot parkways and minimum 6-foot wide detached
sidewalks (see pg. 3-21 and 3-23). Streetlights should be placed in the dry utilities’ corridor on
either side of the street. The plat should be revised consistent with Street Section D.
Vanguard Way and Umbria Hills should be constructed in accord with Street Section C (major
collector street) in the TMISAP, which requires (2) 11-foot travel lanes, 6-foot bike lanes, 8-foot
parkways with streetlights at a pedestrian scale and minimum 6-foot wide detached sidewalks
(see pg. 3-20, 3-22, 3-23). The Applicant proposes a modification of the street section with (3)
11-foot travel lanes, 8-foot wide parkways and 10-foot wide detached sidewalks/pathways in lieu
of bike lanes, which is required by ACHD. Staff is supportive of this change.
All streets should be constructed as complete streets as defined in the TMISAP (see pg. 3-19 & 3-
20).
Page 13
Pathways (UDC 11-3A-8):
Ten (10) foot wide multi-use pathway are proposed on the site in accord with the Pathways
Master Plan. One segment follows the Williams pipeline easement diagonally across this site;
another segment runs along the southern boundary within the street buffer along I-84. The Park’s
Dept. has requested a pathway connection be provided between the Purdam Drain pathway and
the pathway within the pipeline easement (see Section VIII.G). A 14-foot wide public use
easement for all multi-use pathways shall be submitted to the Planning Division prior to
submittal for City Engineer signature on the final plat(s). If the pathway will be located
entirely within the right-of-way, a public pedestrian easement is not needed.
Sidewalks (UDC 11-3A-17):
The UDC requires minimum 5-foot wide sidewalks to be provided adjacent to all streets with
detached sidewalks along collector streets and attached or detached sidewalks along local streets.
However, the guidelines in the TMISAP for the collector street sections (i.e. C and D) depict
6-foot wide sidewalks, which should be provided within the development at a minimum.
Sidewalks, walkways and pathways should include dedicated crosswalks at the intersection
with all streets within commercial activity centers with changes in color, markings,
materials, texture and/or surface to distinguish them from the surrounding pavement as set
forth in the TMISAP (see pg. 3-28, Crosswalks).
Pedestrian Circulation: A pedestrian circulation plan is included in Section VII.C.3 that depicts
all sidewalks and pedestrian pathways planned throughout the site in accord with the TMISAP for
mixed use areas.
Parkways (UDC 11-3A-17):
Parkways are recommended along all streets within the development in accord with the TMISAP,
planted with street trees and landscaping per the standards in UDC 11-3B-7C.
Landscaping (UDC 11-3B):
Street buffers are required to be provided as set forth in UDC Table 11-2A-7. A minimum 10-foot
wide street buffer is required along all local streets (i.e. Vantage Point Way, Vanguard Trail) in
commercial districts. A 20-foot wide street buffer is required along all collector streets (i.e.
Vanguard Way, Umbria Hills, Coral Reef Way and Sunset Point Way) – the buffer may be placed
in an easement rather than a common lot in accord with UDC 11-3B-7C.2a; the building setback
must be at least 10-feet from the back of sidewalk in the R-15 district as set forth in UDC Table
11-2A-7. A minimum 50-foot wide street buffer is required along I-84, landscaped per the
standards listed in UDC 11-3B-7C.3, which requires a variety of trees, shrubs, lawn or other
vegetative groundcover (see updated code for specifics). A 20-foot wide street buffer, instead
of a 10-foot wide buffer, is required along Umbria Hills, a collector street. One (1)
additional tree should be added within the street buffer along Umbria Hills (east) per the
minimum standard.
Landscaping is required within parkways per the standards listed in UDC 11-3A-17 and 11-3B-
7C. Class II trees shall be provided in parkways in accord with UDC 11-3A-17E; Class III
trees may be considered if the parkways are widened to 10 feet – revise the landscape plan
accordingly.
Landscaping is required along all pathways per the standards in UDC 11-3B-12C. A 5’ wide
landscape strip is required on both sides of the pathway planted with a mix of trees, shrubs, lawn
and/or other vegetative ground cover. If trees are not allowed within the pipeline easement, an
additional 5-feet should be added to the common area outside of the easement to allow for
trees; or, alternative compliance may be requested to the planting requirement.
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Mitigation is required for all existing trees 4” caliper or greater that are removed from the site in
accord with the standards in UDC 11-3B-10C.5. Mitigation calculations are depicted on the
landscape plan in accord with UDC standards (i.e. 185 trees at 2.5 caliper inches each for a total
of 462.5 caliper inches). The location of mitigation trees shall be depicted on a revised
landscape plan submitted with the final plat application.
Storm Drainage:
An adequate storm drainage system is required in all developments in accord with the City’s
adopted standards, specifications and ordinances. Design and construction is required to follow
Best Management Practices as adopted by the City. The Applicant submitted a Geotechnical
Evaluation for the subdivision.
Pressure Irrigation (UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided for each and every lot in the
subdivision as required in UDC 11-3A-15.
Utilities (UDC 11-3A-21):
Utilities are required to be provided to the subdivision as required in UDC 11-3A-21.
Waterways (UDC 11-3A-6):
The Marvin Lateral runs along the west boundary of the site and the Purdam Drain crosses near
the northeast corner of the site. If an easement for either of these waterways lies on this site,
the easement(s) shall be clearly depicted on the plat. All waterways on this site shall be piped
as set forth in UDC 11-3A-6B unless otherwise waived by City Council.
Williams Pipeline: The Williams pipeline crosses this site diagonally within a 75-foot wide
easement (Inst. #390283, #8018289, #8103052, and #8048122). Development within the
easement should comply with the Williams Developers’ Handbook.
Fencing (UDC 11-3A-6 and 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. No fencing is
proposed on the landscape plan.
D. Conditional Use Permit (CUP):
A Conditional Use Permit is proposed for a multi-family development (i.e. Vanguard Crossing)
consisting of 552 dwelling units with a mix of 3-story apartments and 2-story flats and
townhome-style buildings ranging from 758 to 1,693 square feet (s.f.) on 40.33-acres of land in
the R-15 zoning district. A 9,368 square foot single-story clubhouse is proposed with amenities
along with two (2) other amenity buildings.
Nine (9) garden-style apartment buildings containing a total of 216 units and 51 flats and
townhome-style buildings are proposed containing a total of 336 units with a mix of 1-, 2- and 3-
bedroom units. See site plan and associated exhibits in Section VII.D.
Specific Use Standards (UDC 11-4-3):
The proposed use is subject to the following standards: (Staff’s analysis/comments in italic text)
11-4-3-27: MULTI-FAMILY DEVELOPMENT:
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. As noted above in Section V.C, if the required street buffers along the
collector streets are placed in easements rather than common lots, setbacks can be
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reduced to 10-feet measured from back of sidewalk with streets constructed per Street
Section D in the TMISAP.
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 plans submitted with the
Certificate of Zoning Compliance application should demonstrate compliance with this
standard.
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 access ways 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. The floor plans all depict at least 80 s.f. of private usable
open space (i.e. patios or balconies) for each unit except for Buildings 3, 5 and 6 – Unit
C’s – the Applicant states these units will all have 84 s.f. patios on-grade. Floor plans
for each unit should be submitted with the Certificate of Zoning Compliance
application that demonstrate compliance with this standard.
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 (see common open space
exhibit in Section VII.D.5).
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. The
Applicant should comply with this requirement.
6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to
All Districts", of this title. The proposed parking meets and exceeds UDC standards (see
parking analysis below).
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)
A leasing office, storage area, and a mail & parcel center are depicted on the clubhouse
floor plan. The location of the directory and map of the development shall be noted on
the site plan submitted with the Certificate of Zoning Compliance application.
C. Common Open Space Design Requirements:
1. The total baseline land area of all qualified common open space shall equal or exceed ten
(10) percent of the gross land area for multi-family developments of five (5) acres or
more. Based 40.33 acres of land, a minimum of 4.03 acres of common open space should
be provided. A total of 8.99 acres is proposed in accord with this standard.
2. All common open space shall meet the following standards:
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a. The development plan shall demonstrate that the open space has been integrated into
the development as a priority and not for the use of land after all other elements of
the development have been designed. Open space areas that has been given priority
in the development design have:
(1) Direct pedestrian access;
(2) High visibility;
(3) Comply with Crime Prevention through Environmental Design (CTED)
standards; and
(4) Support a range of leisure and play activities and uses.
Irregular shaped, disconnected or isolated open spaces shall not meet this standard.
Although there are some irregular shaped areas, they are all directly accessible by
pedestrians with high visibility; the majority of the areas are in compliance with
these standards and the overall common open space is twice that required.
b. Open space shall be accessible and well connected throughout the development. This
quality can be shown with open spaces that are centrally located within the
development, accessible by pathway and visually accessible along collector streets or
as a terminal view from a street. Proposed open space meets this standard.
c. The open space promotes the health and well-being of its residents. Open space shall
support active and passive uses for recreation, social gathering and relaxation to serve
the development. Proposed open space meets this standard.
3. All multi-family projects over twenty (20) units shall provide at least one (1) common
grassy area integrated into the site design allowing for general activities by all ages. This
area may be included in the minimum required open space total. Projects that provide
safe access to adjacent public parks or parks under a common HOA, without crossing an
arterial roadway, are exempt from this standard.
a. Minimum size of common grassy area shall be at least five thousand (5,000) square
feet in area. This area shall increase proportionately as the number of units increase
and shall be commensurate to the size of the multi-family development as determined
by the decision-making body. Where this area cannot be increased due to site
constraints, it may be included elsewhere in the development. Several common
grassy areas are proposed in accord with this standard, which Staff believes is
proportionate for the proposed development.
b. Alternative compliance is available for these standards, if a project has a unique
targeted demographic; utilizes other place-making design elements in Old-Town or
mixed-use future land use designations with collectively integrated and shared open
space areas. Alternative compliance is not needed; the project meets the required
standards.
4. In addition to the baseline open space requirement, 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. All units contain more than 500 square feet of living
area.
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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. 352 units contain between 500 and 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. 104 units exceed 1,200
square feet of living area.
A total of 151,000 s.f. (or 3.47 acres) of outdoor common open space is required to be
provided per this standard and a minimum of 4.03 acres is required to be provided per
the standard listed above in 11-4-3-27C.1 for a total of 7.5 acres overall. A total of
391,590 s.f. (or 8.99 acres) is proposed in excess of the minimum requirement as shown
on the exhibit in Section VII.D.5.
5. 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 (20) feet. All of the common
open space areas depicted on the open space exhibit in Section VII.F meet this
requirement.
6. 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.
This project is proposed to develop in two phases; common open space is proposed in
each phase in accord with UDC standards for the size and number of dwelling units.
7. 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 (4) feet in height, with breaks in the berm or
barrier to allow for pedestrian access. The common open space exhibit in Section VII.F
includes common open space along collector streets; however, the minimum standards
for open space are met internal to the development. A berm or a constructed barrier at
least 4 feet in height with breaks in the berm or barrier to allow for pedestrian access
should be provided within the collector street buffer along Vanguard Way.
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.
(5) Dog park with waste station.
(6) Commercial outdoor kitchen.
(7) Fitness course.
(8) Enclosed storage.
b. Open space:
(1) Community garden.
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(2) Ponds or water features.
(3) Plaza.
(4) Picnic area including tables, benches, landscaping and a structure for shade.
c. Recreation:
(1) Pool.
(2) Walking trails.
(3) Children's play structures.
(4) Sports courts.
d. Multi-modal amenity standards.
(1) Bicycle repair station.
(2) Park and ride lot.
(3) Sheltered transit stop.
(4) Charging stations for electric vehicles.
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.
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.
Based on 552-units, a minimum of 4 amenities are required. Amenities are proposed as
follows: a clubhouse with a swimming pool, hot tub and cabanas; an outdoor kitchen and
dining area; fitness lounge, lawn games and firepit lounge; pickleball court; children’s
play area; dog parks; a smaller swimming pool, picnic shelter and fire pit lounge; art;
pedestrian walkways; 10-foot wide sidewalks along the collector street (Vanguard); and
an amenity area with a BBQ lounge (see Exhibit 6 in Section VI.D below). Amenities are
provided from all of the required categories.
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)
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 (3') wide.
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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 landscape plan submitted with the Certificate of Zoning Compliance application
should depict landscaping on all street-facing elevations in accord with these
standards.
F. Maintenance and Ownership Responsibilities: All multi-family 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. The Applicant shall comply with this requirement.
Landscaping (UDC 11-3B):
Street buffer landscaping is required to be provided with the subdivision improvements as noted
above in Section V.B.
Landscaping is required to be provided along all pathways per the standards listed in UDC
11-3B-12C, which requires a minimum 5-foot wide landscape strip along each side of the
pathway planted with a mix of trees, shrubs, lawn, and/or other vegetative ground cover; a
minimum of one (1) tree per 100 linear feet of pathway is required.
Parking lot landscaping is required to be provided per the standards listed in UDC 11-3B-
8C.
Staff recommends a minimum of one (1) tree be provided for every 8,000 square feet of
common open space.
Parking: Off-street vehicle parking is required for the proposed multi-family dwellings as set
forth in UDC Table 11-3C-6. Based on 222 1-bedroom units and 330 2- and 3-bedroom units, a
minimum of 993 off-street spaces are required with 552 of those being in a covered carport or
garage. Off-street parking is required for the clubhouse and amenity building as set forth in UDC
11-3C-6B.1 for non-residential uses; based on 9,368 s.f. for the clubhouse and 1,800 s.f. for each
of the amenity buildings, a minimum of 26 spaces are required.
Between the residential units, clubhouse and two amenity buildings, a minimum of 1,019 off-
street parking spaces are required with 552 of those being in a covered carport or garage. A total
of 1,054 off-street parking spaces are proposed with 665 of those being covered spaces (470
garages/195 carports) in excess of UDC standards. Based on 1,054 parking spaces proposed, a
minimum of 42 bicycle parking spaces are required to be provided; a total of 48 spaces are
proposed. Bicycle parking facilities should comply with the standards in UDC 11-3C-5C. Bike
racks should be provided in central locations for each building and for the clubhouse.
The Applicant’s narrative states an additional 94 off-site on-street parking spaces will be
provided for guests, which totals 129 additional spaced beyond those required. However, ACHD
is requesting some turn lanes be provided which will reduce this number.
Private Streets: The Fire Dept. has requested private streets are provided for addressing purposes
of the multi-family units. All private streets should comply with the standards listed in UDC 11-
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3F-4. The Applicant shall submit a private street application concurrent with the final plat
application.
Fencing: No fencing is depicted on the landscape plan for this development. All fencing should
comply with the standards listed in UDC 11-3A-7 if proposed.
Building Elevations (UDC 11-3A-19 | Architectural Standards Manual (ASM) | TMISAP):
Conceptual building elevations were submitted for the proposed apartment, flat and townhome-
style multi-family and clubhouse buildings as shown in Section VII.D.7. Building materials
consist of vertical and horizontal hardie plank siding in grey, green and wood colors with cedar
posts and beams and asphalt shingles.
Per the TMISAP for MHDR designated areas, the design of residential buildings should
incorporate street-oriented and human-scale design and be located as close to the property
line as possible to create a consistent edge to the public space and make streets more friendly and
walkable. The closest the structures are allowed to be per UDC Table 11-2A-7 is 10-feet from the
back of sidewalk as proposed in the cross-section below with the collector street buffer placed in
an easement.
Structures should incorporate traditional neighborhood design. Front porches with parking
behind the buildings are desired. Streetscapes with landscaped parkways with trees
between curbs and sidewalks, street furniture and view corridors are key. Primary facades
should include an entry into the building; entries should be located so as to provide direct access
from adjacent public spaces, streets and activity areas as proposed. Where primary facades face
a designated public space and another faces a parking area designed to serve that structure
such as proposed, both facades should be designed and detailed as primary facades and
both should have prominent usable entries.
The space between a building façade and the adjacent sidewalk should be landscaped with a
combination of lawns, groundcover, shrubs and trees. Mostly attached low-rise buildings of 1-
3 stories are recommended as proposed. Buildings should be designed with clearly delineated
bases, bodies and tops (see pg. 3-39).
Landscaped buffers should be provided between the proposed development and the existing
single-family development to the north. Ground floor elevations should be 18 to 24 inches
above sidewalk grade with individual units opening directly onto adjacent rights-of-way
with stoop frontage. Pitched roofs should be symmetrical hips or gables with a pitch between
4:12 and 12:12 and have an overhang of at least 12 inches. Public art in a high quality of design
should also be provided in shared spaces and incorporated into the design of streetscapes.
The proposed conceptual elevations are not approved. Final design must comply with the
design standards in the Architectural Standards Manual (ASM) and the design guidelines
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in the TMISAP for the MHDR designation (see the matrix for Application of the Design
Elements on pg. 3-49). A Certificate of Zoning Compliance and Design Review application
is required to be submitted for approval of the site and building design prior to submittal of
building permit applications.
VI. DECISION
A. Staff:
Staff recommends approval of the requested DA modification, rezone, preliminary plat and
conditional use permit per the provisions noted in Section VIII, per the Findings in Section IX.
VII. EXHIBITS
A. Development Agreement (DA) Modification
1. Existing DA provisions (Planning Dept. only):
EXHIBIT B: AGENCY & DEPARTMENT COMMENTS
On September 24, 2009, Planning Staff held an agency comments meeting. The agencies and
departments present include: Meridian Fire Department, Meridian Public Works Department,
Meridian Parks Department, and Sanitary Service Company. Staff has included all comments
and recommended actions in the attached Exhibit B.
1. PLANNING DEPARTMENT
1.1 The legal description and exhibit map for the area contained in the proposed annexation
submitted with the application (stamped on August 26, 2009, by Michael Marks, PLS)
shows the property within the existing corporate boundary of the City of Meridian (see
Exhibit C).
1.2 A Development Agreement (DA) will be required as part of the annexation of this property.
Prior to the annexation ordinance approval, 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. The Applicant shall contact the City Attorney’s Office within one year of
Council approval to initiate this process. Currently, a fee of $303.00 shall be paid by the
applicant to the City Attorney’s office prior to commencement of the DA. The DA shall,
at minimum, incorporate the following provisions:
a. An encroachment permit is required for any improvements proposed within the
pipeline easement. A copy of the executed encroachment agreement shall be
submitted to the City prior to issuance of any Certificate of Zoning Compliance for
this site. Uses such as daycares, schools, hospitals, assisted living facilities, etc.
where occupants are not able to leave the area quickly in case of an emergency, are
discouraged in the vicinity of the pipeline.
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b. Street buffer landscaping, internal parking lot landscaping, landscape buffers to
adjoining residential uses, and mitigation for existing trees 4-inch caliper and larger
that are removed from the site, will be required with development of this site and
shall be installed in accordance with City of Meridian ordinances in effect at the time
of development.
c. Development of this site shall be consistent with the concept site plan shown in
Exhibit A.2 and the concept pictures shown in Exhibit A.3. Further, future
development shall be consistent with the vision of the Ten Mile Specific Area Plan,
the Design Manual, and City of Meridian ordinances in effect at the time of
development.
d. Development in the R-40 district shall be consistent with the overall density and
development standards contained in the Ten Mile Interchange Specific Area Plan for
Medium High Density Residential (MHDR) designated areas.
e. Development in the C-C district shall be consistent with the development standards
contained in the Ten Mile Interchange Specific Area Plan for Mixed Use Commercial
(MUC) designated areas. Uses within the C-C district shall be comprised of a mix of
uses (i.e. office, retail, recreational, employment, and other uses, including residential
uses) as defined in the Ten Mile Interchange Specific Area Plan.
f. A 10-foot wide segment(s) of the City’s multi-use regional pathway system shall be
constructed on the site in accordance with the Master Pathways Plan in the general
locations noted on the plan included in Exhibit A.4; exact location of the pathways
shall be determined by the Planning Department and Parks Department at the time of
development. Said pathway shall be primarily located within the pipeline easement
and provide connectivity to the planned pathway in Baraya Subdivision at the
northwest corner of the site. Pathway stubs shall be provided at the west boundary
further to the south and to the east boundary on the north end of the site for
connectivity with future segments of the pathway.
g. The applicant shall submit a Certificate of Zoning Compliance application to the
Planning Department for approval of all future uses on the site to ensure compliance
with the Unified Development Code, Ten Mile Interchange Specific Area Plan,
Comprehensive Plan, Design Manual, and provisions of the development agreement
contained herein, prior to issuance of building permits for any structure(s) within this
site.
Link to complete Development Agreement (Inst. #110115738):
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=76898&dbid=0&repo=MeridianCity
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2. Existing Approved Conceptual Development Plan & Elevations:
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3. Proposed Conceptual Development Plan
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4. Proposed Conceptual Building Elevations/Design
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B. Rezone – Legal Descriptions & Exhibit Maps
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C. Preliminary Plat
1. Preliminary Plat & Phasing Plan (date: 11/17/2021)
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Updated:
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2. Landscape Plan (date: 2/13/2022)
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Link to complete plan set:
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=252515&dbid=0&repo=MeridianCity
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3. Circulation Plan
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D. Conditional Use Permit
1. Site Plan (dated: 10/6/21)
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2. Phasing Plan
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3. Parking Calculations
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4. Landscape Plan (dated: November 2021)
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5. Qualified Open Space
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6. Site Amenities
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Building Elevations (dated: September 27, 2021)
Link to complete plan set, including floor plans:
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=252430&dbid=0&repo=Meridi
anCity
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Development Agreement Modification:
1.1 The existing Development Agreement (DA) shall be terminated and a new amended and re-
stated DA is required as a provision of the proposed modification which shall at a minimum,
incorporate the following provisions:
a. Development of the subject property shall be generally consistent with the site plan,
qualified open space exhibit, site amenity exhibit, pedestrian circulation plan, preliminary
plat, phasing plan, landscape plan and conceptual building elevations submitted with the
applications contained herein.
b. All future development, site design and building design shall comply with the guidelines
in the Ten Mile Interchange Specific Area Plan and the standards in the Architectural
Standards Manual, as applicable.
c. An encroachment permit is required for any improvements proposed within the Williams
pipeline easement. A copy of the executed encroachment agreement shall be submitted to
the City prior to issuance of any Certificate of Zoning Compliance for this site. Uses such
as daycares, schools, hospitals, assisted living facilities, etc. where occupants are not able
to leave the area quickly in case of an emergency, are discouraged in the vicinity of the
pipeline. All development within the Williams pipeline easement shall comply with the
Williams Developers’ Handbook.
d. The street sections for Sunset Point Way and Coral Reef Way shall be constructed in
accord with Street Section D (residential collector street) in the TMISAP, which requires
11-foot travel lanes, 6-foot bike lanes, 8-foot parallel parking, 8-foot parkways and
minimum 6-foot wide detached sidewalks (see pg. 3-21 and 3-23).
e. The street sections for Vanguard Way and Umbria Hills shall be constructed in accord
with Street Section C (major collector street) in the TMISAP with a modification that
allows (3) 11-foot travel lanes, 8-foot parkways and detached 10-foot wide
sidewalks/pathways in lieu of on-street bike lanes as required by ACHD. Streetlights are
required at a pedestrian scale (see pg. 3-20, 3-22, 3-23).
f. Sidewalks, walkways and pathways shall include dedicated crosswalks at the intersection
with all streets within commercial activity centers with changes in color, markings,
materials, texture and/or surface to distinguish them from the surrounding pavement as
set forth in the TMISAP (see pg. 3-28, Crosswalks).
g. Development in the R-15 district shall be consistent with the development guidelines
contained in the Ten Mile Interchange Specific Area Plan (TMISAP) for Medium High
Density Residential (MHDR) designated areas.
h. Development in the C-C district shall be consistent with the development guidelines
contained in the Ten Mile Interchange Specific Area Plan (TMISAP) for Mixed Use
Commercial (MU-COM) designated areas.
i. Development in the M-E district shall be consistent with the development guidelines
contained in the Ten Mile Interchange Specific Area Plan (TMISAP) for Mixed
Employment (ME) designated areas.
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j. Development in the H-E district shall be consistent with the development guidelines
contained in the Ten Mile Interchange Specific Area Plan (TMISAP) for High-Density
Employment (HDE) designated areas.
k. Public art in a high quality of design shall be provided in shared spaces and incorporated
into the design of streetscapes as set forth in the TMISAP (see pg. 3-47).
l. Design elements shall be provided within the overall development as required in the
Application of the Design Elements matrix on pg. 3-49 of the TMISAP.
m. The subject property shall be subdivided prior to submittal of any Certificate of Zoning
Compliance application and/or building permit application.
n. The applicant shall submit a Certificate of Zoning Compliance and Design Review
application to the Planning Division for approval of all future uses on the site to ensure
compliance with the Unified Development Code, Ten Mile Interchange Specific Area
Plan, Comprehensive Plan, Architectural Standards Manual, and provisions of the
development agreement contained herein, prior to issuance of building permits for any
structure(s) within this site.
2. Preliminary Plat:
2.1 Future development of the proposed lots is required to comply with the dimensional standards
of the R-15 zoning district in UDC Table 11-2A-7 and the C-C, M-E and H-E zoning districts
in UDC Table 11-2B-3, as applicable. A minimum building setback of 10-feet is required in
the multi-family portion of the development unless a greater setback is otherwise required,
per UDC 11-4-3-27B.1. The 20-foot wide collector street buffer may be placed in an
easement rather than a common lot in accord with UDC 11-3B-7C.2a. Separation between
buildings shall comply with Building code.
2.2 The final plat shall include the following revisions:
a. Depict the easements for the Marvin Lateral and/or the Purdam Drain on the plat if they
encroach on this site.
b. Include a note prohibiting direct access via the collector streets other than the access
points approved by the City and ACHD with this application.
c. Depict street sections for Sunset Point Way and Coral Reef Way consistent with Street
Section D in the TMISAP (see pg. 3-21).
d. Depict street sections for Vanguard Way and Umbria Hills consistent with Street Section
C in the TMISAP with a modification that allows (3) 11-foot travel lanes, 8-foot
parkways and detached 10-foot wide sidewalks/pathways in lieu of on-street bike lanes as
required by ACHD. Streetlights are required at a pedestrian scale (see pg. 3-20, 3-22, 3-
23).
e. Depict required street landscape buffers in common lots or on permanent dedicated buffer
easements, maintained by the property owner, homeowner’s association or business
owners’ association, as applicable, as set forth in UDC 11-3B-7C.2. A reduction of the
collector street setback may be granted for homes that front on a collector street when
certain conditions exist as noted in UDC Table 11-2A-7, note #1.
2.3 The landscape plan submitted with the final plat shall be revised as follows:
a. Depict one (1) additional tree within the street buffer along Umbria Hills (east) per the
minimum standard listed in UDC 11-3B-7C.3b.
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b. Widen the street buffer along Umbria Hills to 20-feet as required for a collector street in
UDC Table 11-2B-3.
c. Depict landscaping within required street buffers in accord with the recently amended
standards listed in UDC 11-3B-7C.
d. Landscaping is required within parkways per the standards listed in UDC 11-3A-17 and
11-3B-7C. Class II trees shall be provided in parkways in accord with UDC 11-3A-17E;
Class III trees may be considered if the parkways are widened to 10 feet.
e. Sidewalks, walkways and pathways should include dedicated crosswalks at the
intersection with all streets within commercial activity centers with changes in color,
markings, materials, texture and/or surface to distinguish them from the surrounding
pavement as set forth in the TMISAP (see pg. 3-28, Crosswalks).
f. Depict minimum 6-foot wide detached sidewalks along all streets in accord with the
street sections (i.e. C and D) in the TMISAP.
g. Depict a berm in the street buffer along I-84 in accord with the TMISAP for street buffers
along transportation corridors (3.07.01C).
h. Mitigation trees shall be depicted on the plan (185 trees at 2.5 caliper inches each for a
total of 462.5 caliper inches).
i. If trees are not allowed within the pipeline easement, an additional 5-feet should be added
to the common area outside of the easement to allow for trees; or, alternative compliance
may be requested to the planting requirement for pathways and open space.
2.4 All streets shall be constructed as complete streets as defined in the TMISAP (see pg. 3-19 &
3-20).
2.5 All waterways on this site shall be piped as set forth in UDC 11-3A-6B unless otherwise
waived by City Council.
2.6 A 14-foot wide public use easement for the multi-use pathways within this site shall be
submitted to the Planning Division prior to submittal for City Engineer signature on the final
plat(s).
2.7 A private street application shall be submitted with the final plat application for the multi-
family development as required by the Fire Dept. All private streets shall comply with the
standards listed in UDC 11-3F-4.
3. Conditional Use Permit:
3.1 Comply with the specific use standards listed in UDC 11-4-3-27 for multi-family
developments, including but not limited to the following: (revise the site plan and/or
landscape plan accordingly)
a. 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 as set forth in UDC 11-4-3-
27B.2.
b. A minimum of eighty (80) square feet of private, usable open space shall be provided for
each unit as set forth in UDC 11-4-3-27B.3. This requirement can be satisfied through
porches, patios, decks, and/or enclosed yards. Floor plans shall be submitted for all units
that demonstrate compliance with this standard.
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c. Depict the location of the property management office, maintenance storage area, and
central mailbox location (including provisions for parcel mail) on the site plan that
provides safe pedestrian and/or vehicular access and the location of the directory & map
of the development at an entrance or convenient location for those entering the
development as set forth in UDC 11-4-3-27B.7.
d. Depict a berm or a constructed barrier at least 4 feet in height with breaks in the berm or
barrier to allow for pedestrian access within the street buffer along the north side of
Vanguard Way in accord with UDC 11-4-3-27C.
e. All street facing elevations shall have landscaping along their foundation that meets the
minimum standards listed in UDC 11-4-3-27E.2.
f. All multi-family 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 as set forth in UDC 11-4-3-27F. A recorded copy of said documents shall be
submitted prior to issuance of the first Certificate of Occupancy for the development.\
3.2 Include a detail for the bicycle parking facilities that complies with the standards in UDC 11-
3C-5C. Bicycle racks should be depicted in central locations for each building and for the
clubhouse.
3.3 Depict landscaping along all pathways per the standards listed in UDC 11-3B-12C, which
requires a minimum 5-foot wide landscape strip along each side of the pathway planted with
a mix of trees, shrubs, lawn, and/or other vegetative ground cover; a minimum of one (1) tree
per 100 linear feet of pathway is required.
3.4 Parking lot landscaping is required to be provided per the standards listed in UDC 11-3B-8C.
3.5 A minimum of one (1) tree shall be provided for every 8,000 square feet of common open
space.
3.6 The space between building façades and adjacent sidewalks should be landscaped with a
combination of lawns, groundcover, shrubs and trees as set forth in the TMISAP.
3.7 A landscaped buffer should be provided between the proposed development and the existing
single-family development to the north as set forth in the TMISAP.
3.8 Include a 10-foot wide pathway connection between the pathway along the Purdam Drain and
the pathway within the pipeline easement.
3.9 If trees are not allowed within the pipeline easement, an additional 5-feet should be added to
the common area outside of the easement to allow for trees; or, alternative compliance may
be requested to the planting requirement for pathways and open space.
3.10 All structures shall comply with the design standards in the Architectural Standards Manual
(ASM) and the design guidelines in the TMISAP for the MHDR designation (see the matrix
for Application of the Design Elements on pg. 3-49).
3.11 A Certificate of Zoning Compliance and Design Review application is required to be
submitted for approval of the site and building design prior to submittal of building permit
applications.
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B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1. Applicant shall be required to re-rout the existing water and sewer mains into the proposed
roadway extensions of E. Oakcrest Dr. and N. Dixie Ave.
1.2. The geotechnical investigative report prepared by GeoTek, Inc indicates some very specific
construction considerations. The applicant shall be responsible for the adherence of these
recommendations.
1.3. All mains outside of right-of-way require a 20-foot-wide easement at minimum. For sewer
mains of depths 15 feet – 30 feet require a 30-foot-wide easement.
1.4. No permanent structures shall be within the footprint of a City utility easement including
but not limited to buildings, carports, fences, infiltration trenches, trees, shrubs, light poles,
etc. Based off the currently landscape plan, some trees will be in conflict with easements.
1.5. The angle of sewer main into and out of manholes must be a 90-degree minimum. Where
the proposed sewer main connects to the existing 36-inch sewer main, this requirement is
not met.
1.6. All water main north of Vanguard way should be 8-inch diameter.
1.7. A water main extension is required to the northwest corner of the development for future
connection to the west.
1.8. Water main in West Navigator should be 12-inch diameter from the east boundary to the
west boundary.
1.9. A 12-inch diameter water main shall be extended to the west property boundary on the
south side for future connection.
1.10. It is unclear by the provided plans how buildings will be served and how fire protection
will be provided. An additional water loop around the buildings might be required to
provide fire flow. A complete water plan will be required to be submitted and reviewed by
Public Works Engineering before any final plat is approved.
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
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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 9-1-28.C). 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 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 wells that will not continue to be used must be properly abandoned according to Idaho
Well Construction Standards Rules administered by the Idaho Department of Water
Resources. The Developer’s Engineer shall provide a statement addressing whether there are
any existing wells in the development, and if so, how they will continue to be used, or
provide record of their abandonment.
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.
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.
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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 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. FIRE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=252151&dbid=0&repo=MeridianC
ity
B. MERIDIAN POLICE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=251147&dbid=0&repo=MeridianC
ity - The Police Dept. requests further discussions with the Developer on plans for emergency
police access into each building entry point using a multi-technology keypad.
C. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=249959&dbid=0&repo=MeridianC
ity
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D. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=250049&dbid=0&repo=MeridianC
ity
E. WEST ADA SCHOOL DISTRICT (WASD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=252295&dbid=0&repo=MeridianC
ity
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=252296&dbid=0&repo=MeridianC
ity
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=252341&dbid=0&repo=MeridianC
ity
G. PARK’S DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=252519&dbid=0&repo=MeridianC
ity
H. ADA COUNTY HIGHWAY DISTRICT (ACHD)
Not yet received.
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;
Staff finds the proposed zoning map amendment and subsequent development is generally
consistent with the Comprehensive Plan.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed map amendment will allow for the development of a mix of
residential, commercial/retail, light industrial and employment uses which will provide
for the retail and service needs of the community consistent with the purpose statement of
the commercial districts in accord with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds the proposed zoning map amendment should not be detrimental to the public
health, safety and welfare.
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
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Staff finds the proposed zoning map amendment will not result in an adverse impact on
the delivery of services by any political subdivision providing public services within the
City.
5. The annexation (as applicable) is in the best interest of city.
This finding is not applicable as the request is for a rezone, not annexation.
B. Preliminary Plat Findings (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:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use and transportation. (Please see Comprehensive
Plan Policies in, Section V of this 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 with development.
(See Exhibit B 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 development
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 finds there is public financial capability of supporting services for the proposed
development based upon comments from the public service providers (i.e., Police, Fire,
ACHD, etc.). (See Section VIII for more information.)
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. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that exist on this site
that require preserving.
C. Conditional Use Permit Findings (UDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit requests 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.
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Staff finds that the subject property is large enough to accommodate the proposed use and
dimensional and development regulations of the R-15 district (see Analysis, Section V for
more information).
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 as a multi-family development is generally consistent with
the future land use map designations for this property and is allowed as a conditional use
in UDC Table 11-2A-2 in the R-15 zoning district.
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 the proposed design of the development, construction, operation and
maintenance should be compatible with the mix of other uses planned for this area and
with the intended character of the area and that such uses will not adversely change the
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. The Commission and
Council should weigh any public testimony provided to determine if the development will
adversely affect other properties in the vicinity.
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 essential public services are available to this property and that the use will
be adequately served by these facilities.