HomeMy WebLinkAboutCC - Staff Report Revised 5-22
City of Meridian | Department Report I. Project Overview
HEARING
DATE:
April 22, 2025 continued to
May 13, 2025
TO: Mayor & City Council
FROM: Linda Ritter, Associate Planner
208-884-5533
lritter@meridiancity.org
APPLICANT: Mike Maffia, MGM2
SUBJECT: H-2025-0009
Centrepoint Apartments MDA
LOCATION: 3100 N. Centrepoint Way and 3030 N.
Cajun Lane, located in the NE ¼ of
Section 5, Township 3N, Range 1E
(Parcel(s) # S1105110111 and
S1105110120)
PROJECT OVERVIEW
A. Summary
The applicant is proposing to move forward with the project approval that was received in 2022
(H-2022-0072) with the modification to the existing Development Agreement (Instrument No.
2022-079000) for the existing 11.17 acres. The modification will create two (2) new agreements
which will allow each property to be developed independently.
B. Issues/Waivers
In 2024, CUP and DA modifications were approved with a deed restricted affordable multi-
family development with 239 units. The applicant terminated his entitlements and withdrew his
application due to complications at the State level with project financing. The applicant is
proposing to move forward with the project that was previously approved in 2022 (H-2022-0072).
C. Recommendation
Recommend approval of the proposed Development Agreement modification.
D. Decision
COMMUNITY DEVELOPMENT
DEPARTMENT REPORT
City of Meridian | Department Report II. Community Metrics
COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant -
Proposed Land Use(s) Multi-Family Residential and Commercial -
Existing Zoning C-G VI.A.2
Proposed Zoning C-G
Adopted FLUM Designation MU-R VI.A.3
Proposed FLUM Designation MU-R
Table 2: Process Facts
Description Details
Preapplication Meeting date 1/28/2025
Neighborhood Meeting 2/25/2025
Site posting date 4/3/2025
Note: See City/Agency Comments and Conditions Section and public record for all department/agency
comments received. Centrepoint Apartments MDA H-2025-0009 (copy this link into a separate browser).
Table 3: Project Overview
Description Details
History H-2018-0121 (Villasport CUP, MDA); H-2021-0006 (CUP), H-2022-0035
(MDA, DA Inst. #2022-079000); H-2024-0019 (ALT, CUP, MDA) – this
application was approved but the applicant terminated their entitlement
rights; TED-2023-0002; TEC-2025-0001
Phasing Plan None
Residential Units 213 multi-family units - One (1) two-story building and five (5) 3-story
buildings
Open Space 6.78 acres (295,401 s.f.) of qualified open space proposed according to the
open space exhibit (approximately 40%).
Amenities At a minimum, 13 amenities are proposed – See the amenity Exhibit in
Section VII below.
Physical Features The Milk Lateral has previously been piped and there is a thirty (30) foot
irrigation easement that goes through the property.
Acreage 11.17
Lots 2
Density Gross – 21.3 du/ac.
City of Meridian | Department Report III. Staff Analysis
STAFF ANALYSIS
Comprehensive Plan and Unified Development Code (UDC)
A. General Overview
The subject application encompasses two (2) parcels located south of E. Ustick Road (Parcels
S1105110111 and S1105110120. Parcel S1105110111 was part of a Development Agreement
Modification and Conditional Use Permit (CUP) application in 2019 that removed the subject
parcel from an existing Development Agreement (DA) for the purpose of entering into a new DA
with a new conceptual plan and building elevations (H-2018-0121, DA Inst. # 2019-060877) and
a request for a new athletic club and spa (indoor recreation facility), Villasport. The CUP
approval for the indoor recreation facility has since expired and the property was sold.
The current CUP and DA (H-2022-0035 DA Inst# 2022-079000) was approved to construct a
mixed-use development consisting of commercial space and a 213-unit multi-family development
in lieu of an athletic club/spa and commercial building.
In 2024, CUP and DA modifications were approved with a deed restricted affordable multi-
family development with 239 units. The applicant terminated his entitlements and withdrew his
application due to complications at the State level with project financing.
B. Development Agreement Modification
The applicant is requesting the following changes to the Development Agreement:
• Parcel E (3100 Centrepoint Way) - The required landscape street buffers and multi-use
pathway segments shall be constructed and vegetated with the residential phase of
development along E. Ustick Road; the proposed 25-foot landscape buffer along the west
and south boundaries shall be constructed with the residential phase – Parcel E of
development.
• Parcel F (3030 N. Cajun Lane) - The required landscape street buffers and multi-use
pathway along N. Eagle Road will be constructed and vegetated with the development of the
Commercial Parcel – Parcel F.
C. Staff’s Analysis
Staff has no objection to the Applicant’s request for a modification to the existing development
agreement (H-2021-0103, Inst. #2022-066859) to create two (2) new development agreements so
that each parcel can develop independently.
On December 3, 2024, the City Council approved findings for H02024-0019 for modifications to
the existing Development Agreement (DA) H-2022-0035 and Conditional Use Permit (CUP) H-
2022-0072 to facilitate the construction of a 239-unit multifamily affordable apartment project.
This proposal strictly pertains to the residential component of the approved development plan.
The applicant also requested alternative compliance for the to the open space and parking lot
landscaping. In January of 2025, that applicant terminated the entitlements and withdrew their
application for the Centrepoint Apartments project (H-2024-0019 ALT, CUP, MDA) due to
complications at the State level with project financing. An administrative time extension (TED-
2023-0002) was approved for a two-year period in April of 2023. Prior to the expiration date of
April 1, 2025, the applicant submitted an application for an additional two-year
During the review process for H-2024-0019, ITD required the applicant to dedicate twelve (12)
feet of right-of-way on Eagle Road and reconstruct the right turn lane to Seville Lane.
The current DA requires the landscape street buffers and multi-use pathway segments to be
constructed and vegetated with the first phase of development along E. Ustick Road and N. Eagle
Road; the proposed 25-foot landscape buffer along the west and south boundaries shall be
constructed with the first phase of development.
City of Meridian | Department Report III. Staff Analysis
The applicant is proposing to create two development agreements for the following reasons:
• To allow landscape street buffers and pathways along E. Ustick Road as well as the 25-
foot landscape buffer along the west and south boundaries to be developed with the
residential development on Parcel E. Staff is requiring the frontage improvements along
E. Ustick Road are installed no later than a year after approval of the development
agreement modification as this is the final missing link leading up to Eagle Road.
• To allow the landscape buffer and pathway along N. Eagle Road to be constructed with
the commercial development on Parcel F.
Therefore, each parcel owner will be responsible for the improvements outlined in each of their
development agreements.
City of Meridian | Department Report IV. City/Agency Comments & Conditions
CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. Development Agreement Modification (Parcel E – Multi-family):
1.1 The modified Development Agreement shall be signed by the property owner(s) and
returned to the Planning Division within six (6) months of the City Council approval of
the Findings. The Development Agreement shall, at minimum, incorporate the
following provisions:
a. Future development of the site shall be substantially consistent with the submitted
concept plan and color renderings included in Section VI of Exhibit B and the
provisions contained herein.
b. Future development of Parcel E shall comply with the standards outlined in the
multi-family development specific use standards, UDC 11-4-3-27.
c. All future pedestrian crossings that traverse shared drive aisles within the
development shall be constructed with brick, pavers, stamped concrete, or colored
concrete to clearly delineate the driving surface from the pedestrian facilities, per
UDC 11-3A-19B.4b.
d. The required landscape street buffers and multi-use pathway segment shall be
constructed and vegetated with the first residential phase of development along E.
Ustick Road and N. Eagle Road; the proposed 25-foot landscape buffer along the
west and south boundaries shall be constructed with the first residential phase of
development.
e. Applicant shall work with ACHD to construct a safe pedestrian crossing from the
central multi-family site area to the parking lot along the west boundary across N.
Centrepoint Way.
f. With the future Conditional Use Permit for the multi-family development, the
building along the west boundary shall be no more than two-stories in height and
the three (3) buildings within the center of the project shall be no more than three-
stories in height, consistent with the Applicant’s revised concept plan and
presentation to Council.
g. Applicant shall continue the masonry wall along the west property boundary
consistent with adjacent development and help buffer the proposed project.
h. Staff and Applicant shall work with ACHD to mark Centrepoint Way as no-
parking on both sides, should ACHD allow it.
i. Applicant shall work with ITD regarding right-of-way dedication and the proposed
improvements to Eagle Road.
j. A shared access easement and parking agreement shall be granted between the
Commercial Parcel (F) and the Residential Parcel (E) allowing vehicular and
pedestrian ingress and egress across both properties unless a property boundary
adjustment has been completed. A recorded copy of said easement shall be
submitted to the Planning Division with the Certificate of Zoning Compliance
application.
City of Meridian | Department Report IV. City/Agency Comments & Conditions
Development Agreement #2 (Parcel F - Commercial):
a. Future development of the site shall be generally consistent with the submitted concept
plan included in Section VI of Exhibit B and the provisions contained herein.
b. The required landscape street buffers, multi-use pathway, and decorative lighting along
N. Eagle Road shall be constructed and vegetated with the development of the
Commercial Parcel.
c. A shared access easement and parking agreement shall be granted between the
Commercial Parcel (F) and the Residential Parcel (E) allowing vehicular and pedestrian
ingress and egress across both properties unless a property boundary adjustment has been
completed. A recorded copy of said easement shall be submitted to the Planning Division
with the Certificate of Zoning Compliance application.
d. Applicant shall work with ITD regarding right-of-way dedication and the proposed
improvements to Eagle Road.
B. Meridian Public Works
Site Specific Conditions of Approval
1. Water is about 200ft from the Property boundary for parcel S1105110120.
2. Any changes to public water infrastructure must be approved by public works.
3. Ensure no sewer services pass through infiltration trenches.
4. Provide 20' Easements for mains, hydrant laterals and water services. Easements should
extend up to the end of main/hydrant/water meter and 10' beyond it.
5. No permanent structures (trees, bushes, buildings, carports, trash receptacle walls, fences,
infiltration trenches, light poles, etc.) to be built within the utility easement.
General Conditions of Approval
1. Applicant shall coordinate water and sewer main size and routing with the Public Works
Department.
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.
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). Sewer/water easement varies
depending on sewer depth. Sewer 0-20 ft deep require a 30 ft easement, 20-25 ft a 40 ft
easement, and 25-30 ft a 45 ft easement. Ensure no permanent structures (trees, bushes,
buildings, carports, trash receptacle walls, fences, infiltration trenches, light poles, etc.) are
built within the utility easement. Submit an executed easement (on the form available from
Public Works), a legal description prepared by an Idaho Licensed Professional Land
Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x
11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD.
4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3B-6). 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.
City of Meridian | Department Report IV. City/Agency Comments & Conditions
5. Any structures that are allowed to remain shall be subject to evaluation and possible
reassignment of street addressing to be in compliance with MCC.
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.
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.
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.
9. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
10. 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.
11. 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.
12. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
13. Developer shall coordinate mailbox locations with the Meridian Post Office.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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.
19. 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
City of Meridian | Department Report V. Action
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.
20. 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. Meridian Park’s Department
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=389740&dbid=0&repo=MeridianCit
y
D. Idaho Department of Environmental Quality (DEQ)
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=389740&dbid=0&repo=MeridianCit
y
E. Idaho Transportation Department (ITD)
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=389740&dbid=0&repo=MeridianCit
y
ACTION
A. Staff:
Staff recommends approval of the requested Development Agreement Modification per the
conditions of approval included in Section IV.
B. City Council:
Pending
City of Meridian | Department Report VI. Exhibits
EXHIBITS
A. Project Area Maps
(link to Project Overview)
1. Aerial
2. Zoning Map
City of Meridian | Department Report VI. Exhibits
3. Future Land Use
4. Planned Development Map
City of Meridian | Department Report VI. Exhibits
B. Subject Site Photo
City of Meridian | Department Report VI. Exhibits
C. Approved Site Plan – Parcel E (date: 8/30/2022)
City of Meridian | Department Report VI. Exhibits
D. Approved Site Plan – Parcel F (date: 1/27/2021)
City of Meridian | Department Report VI. Exhibits
E. Approved Landscape Plan - Parcel E (date: 9/19/2022)
City of Meridian | Department Report VI. Exhibits
F. Approved Landscape Plan - Parcel F (1/27/2021)
City of Meridian | Department Report VI. Exhibits
Approved Open Space and Amenity Exhibit – Parcel E (date: 9/19/2022)
City of Meridian | Department Report VI. Exhibits
G. Approved Building Elevations – Parcel E (date: 8/30/2022)
City of Meridian | Department Report VI. Exhibits
City of Meridian | Department Report VI. Exhibits