HomeMy WebLinkAboutPZ - Department Report for 7-2 COMMUNITY DEVELOPMENT C�E IDIAN*_ -
DEPARTMENT REPORT °AHO
HEARING 7/2/2026 —'
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DATE: E 1E<LNA F
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TO: Planning&Zoning Commission
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FROM: Sonya Allen,Associate Planner Lti w
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208-884-5533 - --
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sallen@meridiancity.org
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APPLICANT: Derek Rindlisbacher,Bach Homes ma
SUBJECT: Regency at River Valley Phase 3 — F Ri ALLl,M
CUP,MDA
H-2026-0010 t
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LOCATION: 3270 E. River Valley St.,in the NW 1/4 EY,LtnceEOR
of Section 4,T.3N.,R.IE. (Parcels: 55
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I. PROJECT OVERVIEW
A. Summary
Modification to the existing development agreements(SGI Inst. #113005608 &Bach Storage
Inst. #2020-062947)to remove the subject property from the existing agreements and enter into a
new agreement with a change to the conceptual development plan and use from an indoor self-
service storage facility,and retail store(Option A) or drive-through restaurant(Option B),to two
(2)multi-family buildings with 88 dwelling units; and conditional use permit for an 88-unit multi-
family development on 2.57 acres of land in the C-C and C-G zoning districts,
B. Issues/Waivers
No waivers are requested from UDC standards. Overall, off-street parking for Phases 1, 2 and 3 is
short 11 parking spaces—revisions will either be needed to the plans to accommodate additional
parking on this site for the spaces lost in Phase 1 or alternative compliance may be requested to
the standards in UDC Table 11-3C-6 for multi-family dwellings per UDC 11-513-5.
The proposed 4-story buildings are not compatible with the existing development pattern along
this segment of N. Eagle Road/SH-55. The project is immediately adjacent to one-story
commercial buildings(with higher parapets)to the north and south and does not provide an
adequate transition in building height,massing, or scale. As a result,the proposal would create an
abrupt height disparity with neighboring properties and would adversely alter the existing
character of the corridor.
The Comprehensive Plan emphasizes compatibility between adjoining developments,
preservation of community character, and the use of transitions between differing intensities and
building forms. The Plan also emphasizes residential and non-residential areas within mixed-use
designated areas should feel cohesive and integrated—the proposed apartment buildings appear
City of Meridian I Department Report 1. Project Overview
visually disconnected from the surrounding commercial corridor and overwhelms adjacent
structures.
High-density residential immediately adjacent to a state highway/major transportation corridor,
presents significant concerns related to quality of life and the health and well-being of future
residents due to vehicle emissions and noise exposure.
Additional concerns include existing congestion,limited access options, and u-turn movements
already present on East River Valley Drive,which may be exacerbated by the level of density
proposed.
Staff finds the proposal is inconsistent with the Plan and would adversely change the essential
character of the area. For the above reasons, Staff is of the opinion the current entitlement for an
indoor storage facility is a more appropriate use than the proposed multi-family development and
is of the opinion it's not in the City's best interest to modify the existing development agreement
as proposed.
C. Recommendation
Planning Division: Staff recommends denial of the Development Agreement Modification and
consequently the Conditional Use Permit per the Analysis in Section III and the Findings in
Section IV below.
Planning and Zoning Commission: Pending
D. Decision
City Council: Pending
E. Table of Contents
Community Metrics.............................................................................. II
StaffAnalysis..................................................................................... III
City/Agency Comments and Conditions...................................................... IV
Findings............................................................................................ V
Action.............................................................................................. VI
Exhibits............................................................................................ VII
I1. COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Vacant/undeveloped land -
Proposed Land Use(s) Multi-family residential apartments -
Existing Zoning C-C and C-G V11.A.2
Adopted FLUM Designation Mixed Use—Regional(MU-R) VII.A.3
Table 2:Proiect Overview
Description Details
History AZ-12-010(SGI—Development Agreement Inst.#113005608);H-2019-
0121 (Bach Storage—Development Agreement Inst.#2020-062947);H-
2021-0059 [Regency at River Valley Phase 3—MDA(denied)];H-2022-
r 0057 [Regency at River Valley Phase 3—MDA(denied)]
Acreage 2.57
City of Meridian I Department Report II. Community Metrics
Table 3: Process Facts
Description Details
Preapplication Meeting date 2/27/2026
Neighborhood Meeting 2/3/2026
Table 4: Agency Comments
Agency/Element Description/Issue Reference
Ada County Highway District IV.E
• Comments Received Yes -
• Commission Action Required No -
• Access E.River Valley,no access via N.Eagle Rd. -
• Traffic Level of Service Not provided
ITD Comments Received No IVY
Meridian Public Works Wastewater IV.B
• Distance to Mainline Available at the site
• Impacts or Concerns See Site Specific Comments
Meridian Public Works Water IV.B
• Distance to Mainline Available at the site
• Impacts or Concerns No
Note: See section IV City/Agency Comments&Conditions for comments received or see the public
record. Paste the following link into your browser to access the public record:
https:llweblink.meridianciiy.orglWebLink/browse.aspx?id=445120&dbid=0&repo=Meridian CitX
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. History
There are two(2)existing Development Agreements in effect that govern future development of
the subject properties(AZ-12-010 Inst. #113005608; H-2019-0121 Inst. #2020-062947). The
existing approved development plan for the northern part of the subject property is a 3-story self-
service storage facility and the existing approved development plan for the southern part of the
subject property is retail(Option A) or a drive-through restaurant(Option B).
Two (2)previous development agreement modification applications for Regency at River Valley
Phase 3 multi-family developments were denied for this property in 2021 (H-2021-0059)and
2022 (H-2021-0059). The application in 2021 was for one(1) 134-unit 5-story multi-family
apartment building with podium parking on the first floor. The application in 2022 was for one
(1) 128-unit 5-story multi-family apartment building,also with podium parking on the first floor.
The reasons for denial cited by City Council were as follows:
H-2021-0059:
• City Council denied the requested DA modification as presented during the hearing
due to the following reasons: not having the access with some of the contiguous
properties to the north adequately"flushed out"; issues with traffic and parking and
associated traffic circulation; and not the right time for the City to approve the
modification. Concept plan below:
City of Meridian I Department Report III. Staff Analysis
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RIVER VALLEY PH.3-2500 N Eagle Rd.Meridian,I
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H-2022-0057:
• The proposed multi-family apartments would rely,in part, on the existing multi-
family apartment complex to the east of the property for ingress&egress;
• Traffic circulation within the existing apartment complex is difficult,creating
concerns for tenants,the Meridian Fire Dept. and the general public. The proposed
multi-family development would compound these existing concerns.
• Ingress to the existing apartment complex is difficult due to the volume of traffic on
E. River Valley Street,the prohibition of certain turning movements on E. River
Valley St.,and the design of the primary entrance to the existing apartment complex,
which includes a roundabout. The proposed apartments would compound these
existing concerns.
• Egress from the existing apartment complex is already challenging due to the volume
of traffic on E. River Valley St. and the design of the street,particularly for vehicles
proceeding south on N. Eagle Rd. The Applicant's proposed project,which includes
a new point of egress near the intersection of E. River Valley St. and N. Eagle Rd.,
would compound these existing concerns.
• The Applicant failed to demonstrate that the proposed modifications,which would
change the development plan for the site from self-service storage to multi-family
apartments, is superior to the existing development agreement.
• Based on the forgoing, it was determined by City Council to not be in the City's best
interest to modify the existing agreements.
Concept plan below:
City of Meridian I Department Report 111. Staff Analysis
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RIVER VALLEY PH.3-2500 N Eagle Rd.Meridian,ID
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B. General Overview
The Future Land Use Map(FLUM)designation for this property is Mixed Use—Regional(MU-
R). The purpose of this designation is to provide a mix of employment,retail,residential
dwellings, and public uses near major arterial intersections.
A modification to the existing Development Agreements(DA's)is proposed to remove the
subject property from the existing agreements and enter into a new agreement with a change to
the conceptual development plans and uses from an indoor self-service storage facility on the
northern portion of the property and retail store(Option A) or drive-through restaurant(Option B)
on the southern portion of the property to two(2)4-story multi-family apartment buildings with a
total of 88 dwelling units.
The Applicant's reason for requesting a modification is that a market analysis they did shows the
market is expected to fully absorb the 2023-2025 surplus by late 2026-2027, leaving the proposed
units to help with demand in late 2028. Further analysis revealed an over saturation of storage
units, especially in Idaho. The combination of these data points led to the Applicant's desire to
expand the existing apartment complex rather than develop the site with a storage facility.
A Conditional Use Permit(CUP)is also proposed for approval of the use, contingent upon
approval of the modification to the DA's, for an 88-unit multi-family development on 2.57 acres
of land in the C-C and C-G zoning districts as required by UDC Table 11-2B-2. The proposed
buildings will be constructed concurrently in one phase This development is proposed to be an
expansion of the two(2) earlier phases of Regency at River Valley directly to the east of this
property. The proposed conceptual development plan is included below.
City of Meridian I Department Report III. Staff Analysis
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The proposed conceptual development plan depicts better vehicular connectivity to the east with
the existing apartment complex,which allows emergency access to be provided via Records Ave.
and River Valley. An emergency access drive was anticipated to be provided from the north if
residential uses were to develop on this site but one isn't proposed and may not be required by the
Fire Dept. if access via Records Ave. through the adjacent development is deemed to be
sufficient.
Many of the same circumstances still exist that were previous reasons for denial of a multi-family
development on this site, including issues with traffic circulation and ingress/egress within and
to/from the existing apartment complex to the east due to the high volume of traffic &restricted
turning movements on E. River Valley St. and the design of the primary entrance to the existing
apartment complex with a roundabout,which will be compounded by adding another phase with
more units and another access for the proposed/existing apartment complex via River Valley.
There are already at least 802 apartment units within a 1/4 mile of this site on the east side of Eagle
Rd./SH-55 [i.e. Regency at River Valley Phases 1 and 2 to the east(300 units),Village
Apartments to the northeast(336 units)and Village at Meridian to the southeast(166 units)],
none of which are located directly along the state highway. The Applicant's narrative states a
market analysis they did shows the 2023-2025 surplus of apartments in Meridian will be
absorbed by late 2026-2027 and the additional proposed units will help with demand in 2028.
The form of the proposed structures at 4-stories in height doesn't provide an adequate transition
to existing single-story(with higher parapet) commercial structures to the north and south along
Eagle Rd.A transition in building height should be provided from the commercial structures and
the Eagle Road corridor to the 4-story buildings directly to the east.
Staff has concerns regarding the appropriateness of high-density residential immediately adjacent
to a state highway/major transportation corridor,particularly related to quality of life and the
health and well-being of future residents due to vehicle emissions and noise exposure. Because
the proposed buildings are 4-stories in height,the 10' tall berm and wall required for noise
abatement for residential uses adjacent to a state highway will not provide an adequate buffer.
Additional concerns include existing congestion,limited access options, and u-turn movements
City of Meridian I Department Report III. Staff Analysis
already present on East River Valley Drive,which may be exacerbated by the level of density
proposed.
For the above reasons, Staff is of the opinion the current entitlement for an indoor storage facility
is a more appropriate use than the proposed multi-family development and is of the opinion it's
not in the City's best interest to modify the existing development agreement as proposed.
C. Comprehensive Plan Policies
• "Permit new development only where it can be adequately served by critical public facilities
and urban services at the time of final approval, and in accord with any adopted levels of
service for public facilities and services."(3.03.03F)
City water and sewer services are available and can be extended by the developer with
development in accord with UDC 11-3A-21.
• "Require all new development to create a site design compatible with surrounding uses
through buffering, screening,transitional densities, and other best site design practices."
(3.07.01A)
The design of the proposed buildings isn't compatible with adjacent commercial buildings
along the Eagle Road corridor inform or height and doesn't provide a transition to the 4-
story multi family buildings to the east;screening is proposed with a 10'tall berm &wall
and landscaping within the street buffer along Eagle Road but will likely not be sufficient to
screen 4-story buildings.
• "Protect public health and safety by guiding growth and development away from hazardous
areas that pose a threat to people and property."(4.10.00)
The proposed site layout situates multi family housing directly adjacent to the state highway,
which will expose residents to vehicle emissions and have a negative impact on public health
and quality of life.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
There is no transition in uses between existing commercial businesses to the north and south
and the proposed multi family residential development; however, the nature of the existing
uses (retail stores)shouldn't negatively impact residents. The noise and emissions from
traffic on Eagle Rd./SH-SS isn't compatible with residential uses. The proposed site design
with 4-story structures adjacent to single-story structures (with higher parapets) maximizes
land but creates a significant height disparity between structures along the Eagle Road
corridor.
• "Require appropriate building design,and landscaping elements to buffer, screen,beautify,
and integrate commercial,multifamily, and parking lots into existing neighborhoods."
(5.01.02D)
The proposed 4-story structures do not integrate well with existing single-story commercial
structures to the north and south along Eagle Rd., creating a height disparity between
structures along the entryway corridor. Landscaping and a 10'tall berm and wall is
proposed within the street buffer; however, with the building height proposed, it provides for
little screening.
• "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."
City of Meridian I Department Report III. Staff Analysis
(3.03.03A)
The proposed development will connect to City water and sewer systems;services are
required to be provided to and through this development in accord with current City plans.
• "Encourage the safety,health, and well-being of the community."(5.01.01)
The proposed development will increase the already high volume of traffic in this area and
traffic circulation issues creating additional safety concerns. Situating apartments directly
next to a state highway presents noise and air quality concerns for its residents and will not
contribute to the well-being of the community.
• "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 will be provided to the proposed development; curb,
gutter and sidewalks will be constructed with development along N. Eagle Rd.ISH--55.
• "Slow the outward progression of the City's limits by discouraging fringe area development;
encourage development of vacant or underutilized parcels currently within City limits."
(4.05.03B)
Development of the subject vacant land, currently in the City limits, is encouraged over
parcels on the fringe of the City. The development of this property will result in better
provision of City services.
Per the 2022 Existing Conditions Report, addendum to the City's Comprehensive Plan,Air
Quality is also worse near highways, with disproportionate amounts of particulate matter,
carbon monoxide, and oxides of nitrogen discharged into the air from vehicle exhaust systems,
evaporative emissions, and debris. Infants, elderly, and those with preexisting cardiopulmonary
disease and lower socioeconomic status are at higher risk without mitigation. (p. 5-11)
D. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There are no existing structures on this site.
2. Proposed Use Analysis (UDC 11-2):
Multi family developments are listed as a conditional use in the C-C and C-G zoning
districts, subject to the specific use standards for such in UDC 11-4-3-27—see analysis
below for compliance with those standards. However, without a modification to the DA to
change the entitled use of the property, a multi family development is not allowed.
3. Dimensional Standards (UDC 11-2):
The proposed development is required to comply with the dimensional standards listed in
UDC Table 11-2B-3 for the C-C and C-G zoning districts, as applicable.
4. Specific Use Standards (UDC 11-4-3-1):
The proposed multi-family development is subject to the specific use standards in UDC 11-4-
3-27, as follows: (Staffs analysis of compliance with these standards is in italic text)
B. Site design
1. Residential buildings shall provide a minimum setback of ten(10)feet 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,
City of Meridian I Department Report III. Staff Analysis
and how they impact adjacent properties. The proposed structures comply with
this standard.
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.A trash
enclosure is depicted on the site plan at the south end of the development at the
entry to the site, which is visible from River Valley St. A detail of the trash
enclosure should be submitted with the Certificate of Zoning Compliance that
depicts doors that screen the enclosure from the public street.
3. A minimum of eighty(80) square feet of private,usable open space shall be
provided for each unit. This requirement can be satisfied through porches,patios,
decks, and/or enclosed yards. Landscaping,entryway and other accessways shall
not count toward this requirement. In circumstances where strict adherence to
such standard would create inconsistency with the purpose statements of this
section,the Director may consider an alternative design proposal through the
alternative compliance provisions as set forth in Section 11-513-5 of this title. The
site plan states a minimum of 80 sf ofprivate usable open space is provided per
unit consisting of patios and balconies. The floor plans submitted with the
Certificate of Zoning Compliance application should depict the square footage
ofprivate open space areas 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.None of
these areas are included in the common open space.
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. Comply with this standard.
6. The parking shall meet the requirements set forth in Chapter 3, "Regulations
Applying to All Districts",of this title. The proposed parking complies with these
standards (see Section III.D. 4 below for more information).
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.
These items are not depicted on the site plan. The Applicant states the property
management office, maintenance storage area and mailboxes will be in the
clubhouse in the existing apartment complex and the existing directory&map will
be updated with Phase 3 information. Staff recommends a directory& map be
provided at the entry to Phase 3 from River Valley St. if approved.
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.When multi-family is approved concurrently with single-
City of Meridian Department Report III. Staff Analysis
family,the minimum open space requirements in Section 11-3G-3 shall apply to
the gross land area of entire development. The proposed multi family development
consists of 2.57 acres of land; therefore, the baseline requirement is not
applicable.
2. All common open space shall meet the following standards:
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.
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.
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.
The primary common open space area is located at the northwest corner of the
development, rather than centrally within the development, but is accessible by
pedestrian pathways and a parking area. Linear open space with a walking trail is
proposed along the west boundary of the site adjacent to the street buffer along
Eagle Rd./SH--55.All common open space areas have high visibility from the
apartments, drives and parking areas.
3. Alternative compliance is available for the standards listed in subsections(C)1 and
(C)2 above,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.
4. 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.
City of Meridian Department Report III. Staff Analysis
b. Alternative compliance is available for the standards listed in subsections
(C)1 and(C)2 above,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.
The area depicted as "Open Space 1"is the only large open space area on
this site and is 7,342 sf. in area, including common open space where a
walking trail is located leading to the common area. The common area is
encumbered by a dog park and water feature with a sitting area so it
doesn't meet the grassy area requirement. The Applicant should submit an
overall open space exhibit for Phases 1,2 and 3 that demonstrates
compliance with this standard for the overall development if the
Commission and/or Council directs Staff to prepare conditions of approval.
5. 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.
b. Two hundred fifty(250) square feet for each unit containing more than five
hundred(500) square feet and up to one thousand two hundred(1,200)
square feet of living area.
c. Three hundred fifty(350) square feet for each unit containing more than one
thousand two hundred(1,200) square feet of living area.
A total of 20 units have 500 sf or less; 68 have between 500 and 1,200 sf.;
therefore, a minimum of 20,000 sf. (or 0.46 acre) of open space is required.
An open space exhibit was submitted, included below in Section FILL, that depicts
a total of 21,751 sf is provided consisting of half the street buffer along the
arterial street(i.e. Eagle Rd.ISH--55), linear open space, and common open space
area. Because the exhibit is not scaleable it's unclear to Staff if the areas in Open
Space I and 2 where the walking trails are located are a minimum of 20'in width
to be qualified open space.
The Applicant states Phase 3 residents will have access to the common area and
amenities in Phases 1 and 2 through a shared amenity agreement;a copy of this
agreement should be submitted with the Certificate of Zoning Compliance
application if approved. The Applicant should submit an overall open space
exhibit for Phases 1,2 and 3 that demonstrates compliance with the open space
standards if the Commission and/or Council directs Staff to prepare conditions
of approval.
6. 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.It
appears some of the area in Open Space I and 2 where the walking trails are
located are less than 20'in width;if so, they don't qualify toward the minimum
open space requirements. The Applicant should submit an overall open space
exhibit for Phases 1, 2 and 3 that demonstrates compliance with this standard if
the Commission and/or Council directs Staff to prepare conditions of approval.
7. In phased developments,common open space shall be provided in each phase of
the development consistent with the requirements for the size and number of
dwelling units. The development is not proposed to be phased.
City of Meridian Department Report III. Staff Analysis
8. Unless otherwise approved through the conditional use process,common open
space areas shall not be adjacent to collector or arterial street buffers 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 adjacent to N. Eagle Rd./SH--55 will be separated from the
street by a 2'tall berm and 8'tall sound wall.
9. Buffer(s): One hundred(100)percent of the landscape buffer along collector
streets and fifty(50)percent of the landscape buffer along arterial streets that meet
the enhanced buffer requirements below may count towards the required baseline
open space.
a. Enhanced landscaping as set forth in Article 11-3B, Landscaping
Requirements;
b. Multi-use pathways;
C. Enhanced amenities with social interaction characteristics;
d. Enhanced context with the surroundings.
Because the landscape buffer along the arterial street(i.e. N. Eagle Rd.ISH-SS)
is counted toward the required common open space, compliance with these
standards is required. Ten-foot-wide multi-use pathways are proposed along both
the arterial and collector streets. If the use is approved, the landscape plan
submitted with the Certificate of Zoning Compliance application should include
details that demonstrate compliance with this standard.
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
(2) Ponds or water features
(3) Plaza
(4) Picnic area including tables,benches, landscaping and a structure for
shade.
C. Recreation
City of Meridian Department Report III. Staff Analysis
(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(1)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(1)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.
A total of 88 units are proposed; therefore, a minimum of four(4) amenities are
required with at least one (])from each category. The following amenities are
proposed from each of the required categories in accord with the standard:
Quality of life: dog park(a waste station is required to be provided)
Open space: water feature with a seating area
Recreation: walking trails
Multi-modal: (2) charging stations for electric vehicles
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.
E. Landscaping requirements
1. Development shall meet the minimum landscaping requirements in accord with
Chapter 3, "Regulations Applying to All Districts", of this Title. Street buffer
landscaping is required with development of the subdivision per the standards in
UDC 11-3B-7C. Parking lot landscaping is required with site development per the
standards in UDC 11-3B-8C and will be reviewed for compliance with these
standards with the Certificate of Zoning Compliance application.
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(3)feet wide.
City of Meridian I Department Report III. Staff Analysis
b. For every three(3)linear feet of foundation, an evergreen shrub having a
minimum mature height of twenty-four(24)inches shall be planted.
c. Ground cover plants shall be planted in the remainder of the landscaped area.
The landscape plan depicts landscaping along building foundations but a plant
schedule or calculations table is not included to determine compliance. If the use is
approved, the landscape plan submitted with the Certificate of Zoning Compliance
should clearly reflect compliance 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.
G. Police access under exigent circumstances. Multifamily developments with units that
take access via secured common corridors shall install and maintain a keyless entry
system,or suitable alternative,to provide police access to the common corridors under
exigent circumstances. The keyless entry system or alternative shall be subject to
review and approval by the Meridian Police Department. The developer should obtain
approval by MPD for any such systems.
E. Design Standards Analysis
1. Structure and Site Design Standards (UDC 11-3A-19):
There are no existing structures on this site. There is an existing 10'wide detached sidewalk
and street buffer along E. River Valley St. Future development of the site is required to
comply with the structure and site design standards in UDC 11-3A-19 and the
design standards in the Architectural Standards Manual.
2. Lighting(UDC 11-3A-11)
Outdoor lighting should comply with the standards in UDC 11-3A-11.
Pedestrian lighting is required along the multi-use pathway adjacent to N.Eagle
Rd./SH-55 as set forth in UDC 11-3H-4C.3 (see standards for specific details).
3. Landscaping (UDC 11-3B):
Landscape buffers along streets
UDC Requirement Proposed/Analysis
Arterial Road/entryway A 38.5'wide street buffer is proposed as depicted on the
corridor: 35' (Eagle cross-section included on the elevation plan sheet in accord
Rd./SH-55) with UDC standards;and a 20'wide buffer exists along
Collector street: 20' River Valley.
(River Valley)
The Applicant is proposing water conserving landscaping within the street buffer along
N.Eagle Rd./SH-55,which must comply with the standards in UDC 11-3B-50. The
buffer is also required to comply with the enhanced buffer standards listed in UDC 11-
3B-7C.3f and 11-4-3-27C.9—include call-outs/details on what is proposed toward these
City of Meridian I Department Report III. Staff Analysis
requirements. The street buffer along E. River Valley St.was installed with previous
development.
Parking lot landscaping
Landscaping is required to be provided in and around the perimeter of all parking areas
per the standards listed in UDC 11-3B-8.
Storm integration
An adequate storm drainage system shall be required in all developments in accord with
the city's adopted standards, specifications and ordinances. Design and construction shall
follow Best Management Practice as adopted by the city.
Development will be required to meet UDC 11-3B-11 for stormwater integration.
4. Parking (UDC 11-3C):
Multi-family residential parking analysis (see UDC Table 11-3C-6,Multi-family
Dwelling)
UDC Requirement Proposed/Analysis
Studio(1 space) A total of 143 spaces are proposed with 68 of those being
1 bedroom(1.5 spaces) covered spaces,which meets the minimum standard.
2 bedrooms(2 spaces)
Guest parking(1 per 10
units)
Based on 20 studio,44 1-
bedroom and 24 2-
bedroom units,a
minimum of 143 spaces
are required,including
guest parking,with 58 of
those being covered in a
garage or carport.
The overall site plan notes a total of nine(9)parking spaces were eliminated along the
west boundary of Phase 1 that abuts this phase to accommodate cross-access drives.A
parking analysis for the overall development is included—a total of 762 spaces are
required, a total of 751 are provided,which is 11 fewer than the minimum required
number.If Commission/Council decides to approve this application,revisions are
needed to the site plan to accommodate the additional spaces on this site in order to
comply with the minimum parking required for the overall development.
Bicycle parking analysis
A minimum of one(1)bicycle parking space must be provided for every 25 vehicle
spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to
comply with the location and design standards listed in UDC 11-3C-5C.
A minimum of six (6)spaces are required based on the minimum number of spaces
required. The applicant is proposing two bicycle racks—one at each of the buildings—
with a total of six(6) bicycle parking spaces in accord with this standard.
5. Building Elevations (Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed structures as shown in
Section VII.G. Two (2) 4-story 44-unit apartment buildings are proposed. Perspective
drawings were also submitted that are included in the project file("Presentation for PZ
City of Meridian I Department Report III. Staff Analysis
Meeting"). Building materials consist of stucco and fiber cement board and batten siding
with stone veneer accents. Final design is required to comply with the design standards in
the Architectural Standards Manual.
6. Fencing (UDC 11-3A-6, 11-3A-7):
Noise abatement is required for residential uses along state highways per the standards in
UDC 11-3H-4D. An 8'tall pre-cast sound wall is proposed within the street buffer along N.
Eagle Rd./SH--55 on top of a 2'tall berm.A cross-section of the street buffer depicting the
location of the wall is included below in Section VII.G and VII.J that depicts the top of the
berm/wall to be 10'higher than the elevation at the centerline of the state highway as
required. An exhibit should be submitted that demonstrates compliance with all of the
required standards along with a detail of the wall that demonstrates it's a sound
attenuating material.
If the use is approved,Staff recommends the multi family apartment buildings incorporate
sound-attenuating construction materials and design features sufficient to achieve an
interior noise level of 45 dBA Ldn/CNEL or less in all habitable rooms, as verified by an
acoustical analysis prepared by a qualified professional. Building permits should not be
issued until compliance with this standard has been demonstrated.
F. Transportation Analysis
ACHD has reviewed this application and has determined there are no improvements required to
the adjacent streets with development of this property as proposed. Comments have not been
received from ITD,who has jurisdiction over SH-55.
1. Access (UDC 11-3A-3, UDC 11-3H-4):
A right-in/right-out access is proposed via E. River Valley St., a collector street along the
southern boundary of the site; no access is proposed or allowed via N. Eagle Rd./SH--55.
Access is also proposed through the adjacent Regency at River Valley apartment complex to
the east under the same ownership via the main access to that development from E. River
Valley St., which is a full-access and from N. Records Ave. to the east, also a full-access.A
reciprocal cross-access/ingress-egress easement will be required with the property to the
east if approved.
The property to the north was required to grant emergency vehicle access to this property if
developed with a residential use (H-2022-0009 Copper Canary—DA Inst. #2022-048293).
The site plan does not depict an access drive from the north; the Fire Dept. will determine
if this access is still necessary with access available through the adjacent development to
the east via Records Ave.
2. Pedestrian Connectivity (UDC 11-3A-5, UDC 11-3A-8, UDC 11-3A-17):
There is an existing 10'wide detached pathway/sidewalk along E. River Valley St.; no
sidewalk exists along N. Eagle Rd./SH--55.A 10'wide detached multi-use pathway is
proposed along N. Eagle Rd./SH--55 in accord with the Pathways Master Plan. If the
pathway lies outside of ACHD's adjacent right-of-way for Eagle Rd., a 14'wide public
pedestrian easement should be provided for the pathway as required by the Park's Dept.
The pathway should align with and connect to the existing pathway segments to the north
and south. The pathway on the property to the north stops short approximately 7 from the
south boundary of that property. The Applicant should make a good faith effort to obtain
permission from that land owner to complete the off-site portion of pathway to provide a
continuous pathway along Eagle Rd.ISH-55 in this area.
City of Meridian I Department Report 11I. Staff Analysis
Staff recommends a pedestrian connection is provided from the proposed development to
the multi-use pathway if the project is approved.
Internal walking paths/sidewalks are proposed within the development to common open
space and parking areas and to the apartment complex to the east for interconnectivity.
G. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-1 S):
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.
2. Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments in accord with the City's
adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City as set forth in UDC 11-3A-18.
3. Utilities (UDC 11-3A-21):
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. All
utilities are available to the site. Water main,fire hydrant and water service require a
twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or
water meter. No permanent structures, including trees and walls/fences, are allowed inside
the easement.
Existing sewer runs through the property.Any unused services shall be abandoned per the
UDC.
City of Meridian I Department Report III. Staff Analysis
IV. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
Staff is recommending denial of the proposed development agreement modification and
consequently the conditional use permit applications;therefore, conditions of approval are not
included.
If the Commission and/or City Council determines the proposed development agreement
modification is in the best interest of the City with the proposed development plan,the project
should be continued to a later hearing date in order for Staff to prepare recommended conditions
of approval.
B. Meridian Public Works
https:llweblink.meridiancity.orglWebLinkIDocView.aWx?id=445128&dbid=0&repo=MeridianC
Lty
C. Meridian Parks Department
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=445129&dbid=0&repo=MeridianC
hty
D. Idaho Department of Environmental Quality(DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=445554&dbid=0&repo=MeridianC
Lty
E. Ada County Highway District(ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=445673&dbid=0&repo=MeridianC
iv
F. City of Meridian School Impact Memo for West Ada School District
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=446171&dbid=0&rgpo=MeridianC
hty
G. Idaho Transportation Department(ITD)
No comments were received
City of Meridian I Department Report IV. City/Agency Comments &Conditions
V. FINDINGS
Note:Approval of the Conditional Use Permit is contingent upon City Council's approval of a
modification to the existing Development Agreement to allow the proposed use and development plan.
A. Conditional Use(UDC 11-513-6E)
The commission shall base its determination on the conditional use permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
Stafffinds the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the districts in which the use is located for this
Phase; however, with the provision of cross-access to the existing development, a total of 9
spaces will be removed from Phase 1, resulting in a shortage of 11 spaces overall for the
development.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Stafffinds that the proposed multi family development is consistent with certain policies of
the Meridian Comprehensive Plan as it contributes to the mix of land uses and provides
higher-density housing opportunities envisioned under the MU-R Future Land Use Map
(FL UM)designation. The site's proximity to major transportation corridors and activity
centers also supports the Plan's goals for concentrating higher-density residential
development in appropriate locations near these corridors.
However, the Comprehensive Plan also places significant emphasis on ensuring compatibility
between adjacent developments through appropriate transitions in building height, massing,
scale, and intensity, while protecting public health and safety. Stafffinds that the proposed 4-
story buildings do not provide an adequate transition to the adjacent existing commercial
development along the Eagle Road corridor. The proposed building height, massing, and
overall scale are not compatible with development patterns along Eagle Rd./SH-SS and fail
to achieve the level of transition contemplated by the Comprehensive Plan.
In addition, Stafffinds that the location of residential units immediately adjacent to the state
highway raises public health and safety concerns. Future residents may be exposed to
reduced air quality associated with highway traffic, while existing traffic volumes and
vehicular conflicts in the area present additional safety concerns.
Therefore, while the proposed use is generally consistent with the site's MU-R future land use
designation, Stafffinds that the proposed development is not harmonious with the Meridian
Comprehensive Plan because it does not adequately address the Plan's policies regarding
compatibility, appropriate transitions, and the protection of public health and safety.
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.
Stafffinds that the proposed operation and maintenance of the use would be generally
compatible with adjacent multifamily residential development to the east and commercial
uses to the north and south. However, the proposed building design and scale are not
compatible with the existing development pattern along N. Eagle Road. Specifically, the
proposed building height and massing are substantially greater than the adjacent single-story
City of Meridian I Department Report V. Findings
commercial buildings (with higher parapets) to the north and south, and the project does not
provide an adequate transition in building height.As a result, the proposal would adversely
alter the existing character of the corridor and is not consistent with the intended character
of the general vicinity. Therefore, Staff finds that this criterion is not met.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Staff finds the proposed use as designed is not in the best interest of the City in the proposed
location and recommends denial of the proposed development agreement modification and
consequently the conditional use permit; therefore, conditions of approval are not included.
5. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools,parks,police and fire protection, drainage structures,
refuse disposal,water,and sewer.
Staff finds the proposed use could be adequately served by essential public facilities and
services as required. The school impact data submitted by the Planning Dept. anticipates
area schools could accommodate the extra 18 students estimated to be generated from this
development and would still be under capacity.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
Stafffinds the proposed use would not create additional costs for public facilities and
services and would not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes,materials, equipment and
conditions of operation that will be detrimental to any persons,property or the general
welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
Staff finds that the proposed use does not satisfy this criterion. The proposed use is expected
to exacerbate existing traffic and congestion issues in the area by adding vehicle trips and
increasing exhaust emissions that will adversely affect nearby residents and the general
welfare. While the proposed use is not anticipated to generate excessive noise, smoke, glare,
or odors, the increased traffic impacts are considered detrimental to persons,property, and
the general welfare.
8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or
historic feature considered to be of major importance.
Staff finds the proposed use will not result in the destruction, loss or damage of any such
features.
9. Additional findings for the alteration or extension of a nonconforming use:
Not applicable
10. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
Not applicable
11. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
Not applicable
City of Meridian I Department Report V. Findings
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City of Meridian I Department Report VII. Exhibits
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City of Meridian Department Report VII. Exhibits
D. Existing Conceptual Development Plans Included in Applicable Development Agreements
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L Legal Description for Property Subject to New Development Agreement
h3m
Er;GIMEERING
August 9,2021
Project No.21-159
Bach Investments,LLC
Conditional Use Permit
Legal Description
Exhibit A
A parcel of land being I ct 2,Block 1 of Rivervalley Retail Subdivision(Book 106 of plats,pages 14591-
114593)and a portion ofthe Southwest 1/4 of the Northwest 1/40Section 4,Township 3 North,
Range I East,Boise Meridian,Cityof Meridian,Ada County, Idaho and beingmore particularly
described as follows;
Cornrnencing at a found brass cap marking the West 1/4 corner of said 5ection 4,which bears
500"360TW a distance of 2,611.39 feet from a found brass cap markingthe Northwest corner of
said Section 4,thence following the westerly line of said Section 4,NW36,WrE a distance of 180.44
feet
Thence leaving said westerly line,S89'24'W E a distance of 70.00 feet to a found 1/2-inch rebar
marking the Northwest corner of said Rive rvaIIey Retail Subdivision,on the easterly right-of-way line
of North Eagle Road and being the POINT OF BEGMINING.
Theme following sa i d easterly right-of-way line,N00°36rOQ"E a disnncl�of 3 63.SO feant to 9 f0tind
5/8-inch rebar;
Thence leaving said easterly right-of-way Iine,589`23`521 a distance of 230.02 feet to a found
aluminum cap on the westerly boundary line of Bach Subdivision(Book 113 of platS,pages 16605-
16611);
Thence following said westerly subdivision boundary line the following four(4)courses:
1. SOD'33'50"W a distance of 217.06 feet to a found aluminum cap;
2. 500°36'08"W a distance flf 145,UU feet to a found 518-inch rebar on the northerly
boundary line of RivervaIley Retail Subdivision;
3. 589°45'23"E a distance of 49.86 feet;
4. S00`36 M'W a distance of 190.00 feet to the northerly right-of-way line of East Rlver
Valley Street;
Thence leaving said westerly subdivision boundary line arid fnllowingsaid northerly right-of-way fine,
N89°45'23"W a distance of 129,75feel to the westerly boundary line of said Lot 2;
Thence leaving said northerly right-of-way line and following the westerly boundary line of said Lot 2
the following three(3)courses:
1. N00"14!3-rE a distance of 51.69 feet;
2_ N89°39'28"W a distance of 39.00 feet;
3. NOT08'IrE a distance of 128.24 feet to the northerly bourdarylineof said Rlvervaliey
Retail Subdivision;
5725 North 0isEouerg Way- Boise, Idaho 63713-2rx8.fi39.6939- kmengIIp_corn
City of Meridian I Department Report VII. Exhibits
Thence leaving the westerly boundary Eine of said Lot 2 and following said northerly subdivision
boundary line,N 89645'23"W a distance of I09.98 feet to the POINT OF BEGINNING,
Said parcel contains 2.570 acres,more or less,and is subject to al existing easements and/or rights-
of-way of record_
All subdivisions,deeds, records of surveys, and other instrurnents of record referenced herein are
recorded documents of the county in which these described lands are situated in_
Attached hereto Is Exhlhilt B and by this reference is made a part hereof.
Nk, LA
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City of Meridian Department Report VII. Exhibits
32 33 TOIYN531 P 4 N
SHE �N� LINE TABLE
5 4
FOUND BRASS CAP, LINE BEARING DISTANCE
9Y1 COINER SECTION 4
L1 S89'24'00"E 70.00
UNPL4TTED L2 50`36'08"W 145.00
S89`23'52"E 230.02' L3 S89 45'23"E 49.86
L4 ST36,08"W 180,00
` L5 N89'45'23"W 129.75
0
70' L6 NO14'37"E 51.69
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L7 Na9'39'28"W 39.00
L8 NO'08'13"E 128-24
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FOIINB GRASS W.
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imeegllp.wn CONDITIONAL USE PERMIT- CITY OF MERIDIAN
DATE! $gj=1
PROEM I1-159
SHEET, LOT 2,BLOCK 1 RIVERVALLEY RETAIL SUBOIVIS10N AND A PORTION OF THE SW 1/4 OF THE
1 OF I NW 1/4,SEC.4,T.3 N., R. I E., B-M., CITY OF-MER101AN, ADA COUNTY, ID
City of Meridian I Department Report VII. Exhibits
J. Cross-Section of Street Buffer along Eagle Rd.with Noise Abatement Berm&Wall
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City of Meridian Department Report VII. Exhibits
.5N I J
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I BEpM Puw�ER BED BEA
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K. Overall Site Plan
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City of Meridian Department Report 0.
L. Open Space Exhibit
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OPEN
PACE 1 .
71 i
OPEN SPACE REQUIREMENTS:
UNITS 500 SOFT OR LESS= 1501UNIT
UNITS 500-1,200 SQFT=25010NIT
150 x 20=3,00 SQFT
250 x 68= 17,D00 SQFT
TOTAL REQUIRED=20,000 SQFT
OPEN SPACE PROVIDED:
:.. OPEN SPACE'I =7,342 SQFT
OPEN SPACE 2=6.220 SQFT
OPEN SPACE 3= 1,893 SQFT
OPEN SPACE 4=50%OF 12,592
I SQFT=6,296
TOTAL PROVIDED=21,751 SQFT
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PEN SPACE
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&25+2026 1.44:15 PM IT2-Pm"1023-MorVaMey Phasa 0D-I44endianWZ-Rvvfl?iver VaffeyPhase 1XII{V26}.rvt
City of Meridian I Department Report 0.
VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS, TABLES,AND CHARTS
(link to Community Metrics)
A. Service Assessment Notes
This data represents existing conditions derived from our enterprise application and GIS database,
exported through dynamic reporting. The system references the most recent available data from
various sources, including sewer main lines, sewer trunk sheds, floodplain,fire service areas and
response times,police crime reporting,pathway information,existing and planned transit,
roadway improvements, school and park proximity, and other resources.
The tool provides context for project review,using multiple indicators consistently. Data from
similar topics may vary based on different levels of review.
The overall score is based on weighted criteria(not a ranked order), and the percentile score
compares the parcel to others in the city(higher is better). This tool was developed as a City
Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are
just one data point and should not be the sole basis for decisions.
City of Meridian I Department Report VIIl. Additional Notes&Details for Staff Report
Maps, Tables, and Charts