HomeMy WebLinkAboutSelway Multi-family Development CUP-07-016 PS-07-007CITY OF MERIDIAN (~E IDIAN~--
FINDINGS OF FACT, CONCLUSIONS
OF LAW AND IDAHO
DECISION & ORDER
In the Matter of the Request for Conditional Use Permit (CUP-07-016) for amulti-family
development consisting of 171 multi-family dwelling units on a 10 acre parcel located
within the Lochsa Falls Planned Development AND Private Street approval within the
proposed Selway multi-family Development.
Case No(s). CUP-07-016, PS-07-007
For the City Council Hearing Dates of: November 27, 2007 and December 18, 2007
(Findings approved on January 22, 2008)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report, incorporated by reference)
2. Process Facts (see attached Staff Report, incorporated by reference)
3. Application and Property Facts (see attached Staff Report, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report,
incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code,
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-07-016 and PS-07-007 - 1 -
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Site Plan, Landscaping Plan and Conditions of
Approval all in the attached Staff Report, incorporated by reference. The conditions are
concluded to be reasonable and the applicant shall meet such requirements as a condition
of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
The applicant's CUP Site Plan as evidenced by having submitted the Site Plan dated
July 10, 2007 is hereby conditionally approved;
2. The applicant's CUP Landscape Plan as evidenced by having submitted the Landscape
Plan dated July 10, 2007 is hereby conditionally approved;
3. The applicant's CUP Elevations as evidenced by having submitted the Elevations dated
December 7, 2007 is hereby conditionally approved;
4. Modifications to the site specific conditions were made at the City Council hearing and
are updated in the attached staff report; and
5. The site specific and standard conditions of approval are as shown in the attached Staff
Report, incorporated by reference.
D. Notice of Applicable Tune Limits
Notice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a
maximum period of eighteen (18) months unless otherwise approved by the City.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,
and acquire building permits and commence construction of permanent footings or
structures on or in the ground. For conditional use permits that also require platting, the
final plat must be recorded within this eighteen (18) month period. For projects with
multiple phases, the eighteen (18) month deadline shall apply to the first phase. In the
event that the development is made in successive contiguous segments or multiple
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-07-016 and PS-07-007 - Z -
phases, such phases shall be constructed within successive intervals of one (1) year
from the original date of approval. If the successive phases are not submitted within the
one (1) year interval, the conditional approval of the future phases shall be null and
void. Upon written request and filed by the applicant prior to the termination of the
period in accord with 11-SB-6.G.1, the Director may authorize a single extension of the
time to commence the use not to exceed one (1) eighteen (18) month period. Additional
time extensions up to eighteen (18) months as determined and approved by the Council
maybe granted. With all extensions, the Director or Council may require the
conditional use comply with the current provisions of Meridian City Code Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review maybe filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which maybe adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-07-OI6 and PS-07-007 - 3 -
By action of the City Council at its regular meeting held on the 27iG`=~ day of
2008.
COUNCIL MEMBER DAVID ZAREMBA VOTED_ I~~~G~
COUNCIL MEMBER JOE BORTON VOTED_ C%'~~
COUNCIL MEMBER CHARLIE ROUNTREE VOTED__~~~
COUNCIL MEMBER KEITH BIRD VOTED_ i~~~G+t~
TIE BREAKER
MAYOR TAMMY de WEERD VOTED ~~
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~~ ~R~¢T~ ~~ . ?yY DE WEERD
ATTEST:
G. BERG, JR.,
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Fo
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Copy served upon: ~ Applicant
Planning Department
-~ ublic Works Department
/ City Attorney
gy; Dated: ~-2~'08
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-07-016 and PS-07-007 - 4 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
STAFF REPORT
Hearing Dates: September 20, 2007 and October 4`~' E IDIAN*~ ''
Planning & Zoning Commission; I D A H O
November 27, 2007 and December
18, 2007, City Council
(Findings on January 22, 2008 CC Agenda)
TO: Mayor and City Council
(Note: The Planning and Zoning Commission's action from September 20
and October 4, 2007 was appealed to the City Council. The City Council
heard the subject CUP on November 27, 2007 and December 18, 2007.)
FROM: Bill Parsons, Associate City Planner
208-884-5533
SUBJECT: Selway Multi-family Development
CUP-07-016 -Conditional Use Permit for amulti-family development
consisting of 171 multi-family dwelling units on a 10 acre parcel located within
the Lochsa Falls Planned Development.
PS-07-007 -Private Street approval within the proposed Selway Multi-family
Development.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Meridian Apartments, LLC, has applied for Conditional Use Permit (CUP) approval to
construct amulti-family development consisting of 17 multi-family buildings (4 24-plexes, 8 8-plexes,
and 5 duplexes); one storage building; and a club house with managerial living quarters on 10.1 acres.
The applicant is also requesting approval to construct a Private Street loop road to provide access and
circulation throughout the proposed development. The private access road from N. Goddard Creek is the
only ingress/egress to the proposed development and provides future connectivity to the future
commercial property to the south. The site is located on the west side of N. Goddard Creek Way,
approximately 500 feet north of W. McMillan Rd. and a quarter mile east of N. Ten Mile Rd.
As part of the Lochsa Falls Planned Development approval in 2002, this area was conceptually approved
for 171 multi-family units. As part of the Lochsa Falls approval, the City Council allowed the subject
multi-family development as a use exception to the primarily single-family Lochsa Falls Development.
The City and the developer have entered into a Development Agreement requiring CUP approval prior to
construction of the subject multi-family development. A final plat was also approved by the City Council
for the subject site in June 2007. The site is currently designated High Density Residential on the City's
Comprehensive Plan Land Use Map and zoned R-4. The subject site is currently vacant.
2. SUMMARY RECOMMENDATION
The subject applications were submitted to the Planning Department for concurrent review. The Planning
& Zoning Commission is the final decision making body on a Conditional Use Permit and the Director is
the final decision maker on a Private Street application. Staff has provided a detailed analysis of the
requested CUP and PS applications below. Staff recommends approval of CUP-07-016 for the Selway
Multi-family Development, as presented in the Staff Report for the hearing date of September 20,
2007, subject to the conditions listed in Exhibit B.
Selway Multi-family Development CUP-07-016; PS-07-007 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
The Meridian Planning and Zoning Commission heard this item on September 20 and October 4,
2007 At the October 4"' public hearing, the Commission moved to approve CUP-07-016 and PS-
07-007.
a. Summary of Commission Public Hearings:
i. In favor Daren Fluke Wayne Thowless, Allen Wallace
ii. In opposition• John Nelson Laurie Miller Brian Coffey Dion Callahan, Matt
Hessing David Budolfson Anna Budolfson Tamrnv Witham Erin Tidermen, Mr.
and Mrs Valas Tract/ fries Marorie Matthis Chris Sandra Robert Lighton, Donna
Eggess Jennifer Re¢ner Ken Pahlas Ann Nikakis Nick Nikakis, Bernadette
Reisbeck Glen Tiderman Jalnes Shilton Brian Katcher Sheryl Hopkins, Don Fleck,
Dan Skoric Mark Wheeler Sarah Marksfield Katcher Dan Clizbe, John Bellamy,
Lawerence Gibson Wally Reisbeck Sabdra Freeman Jim Freeman, Linda Ullman,
Jim Ullman Andrea Skoric Jeff Weeks LaDawn Weeks Ron Horsley, Joanne
Stevens Mel Grant Lillian Grant, Sylie Carbatal
iii. Commentina• Glen Tiderman James Shilton Brian Katcher, Sheryl Hopkins, Don
Fleck Dan Skoric Mark Wheeler Sarah Marksfield Katcher, Dan Clizbe, John
Bellamy Lawerence Gibson John Nelson Karl Miller Matt Hessing, Tammy
Witham Paul Valas Tract/ Fries Marjorie Matthis Russ Pollock, Mindy Haves,
Rachael Nelson
iv. Written testimony' John and Rachel Nelson Elaine and Mike Robey, Sheryl Hopkins,
Dion Callahan
v.
vi. Staff presenting application: Bill Parsons
Other staff commenting on~plication: Caleb Hood, Bill Narv
b. Kev Issues of Discussion by Commission:
i.
ii.
iii. Lighting for the development.
The berming_along the northern and western property lines.
The building materials (i e vin ly siding three tab roofmg, hardy plank siding,
rock/stone accents) for the proposed development.
iv. The pathway connectivity to the north with the existing residential neighborhood.
v. Denser landscaping adjacent to the residential homes alone the western and northern
boundaries.
vi. Construction of the trash enclosures being of block with off-set metal gates.
vii. Vinyl fencing along the southern property boundary.
viii.
ix. Mechanical units to remain in the. rear of buildings F.
New elevations with new building materials for Commission review.
x. Access and future connectivity with the commercial parcel to the south.
xi. Building setbacks adjacent to residential structures.
c. Kev
i. Commission Changes to Staff Recommendation:
Building materials for the buildings are to be hardie board sidine as submitted with
CUP application.
ii.
iii. Li ting for the develoQment must be shielded.
Applicant is to work with staff re ag rding_an additional amenity.
iv.
v. Trash enclosures are to be constructed of block with off-set metal gates.
Additional trees to be planted along the north and west side with trees touching at
80% maturity.
vi. Provide vinyl fencing along the southern boundary.
vii. Connect the existing micropath to the north.
Selway Multi-family Development CUP-07-016; PS-07-007 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
viii. All landscaping along the north and west property lines shall be installed and prior to
obtaining any occupancy for any building all development irnnrovements such as
irn ateparking and landscaping shall be installed on that building's site.
ix. Additional elevation for Building F1 has been inserted into Exhibit A of the staff
report.
x. Building setbacks are to remain the same along the western and northern side.
xi. AC units to remain in the rear of Building F/F 1 along northern boundary.
City Council Review of the subiect annlication was requested (AP-07-0091. The Meridian Citv
Council heard these itetn~n Nov~^~hor ~~ ~nn~ ~.,~ narPmhPr j$,-2nm et the necember 1$`h
nuhlic hearing the City ounc 1 approved the subiect CiTP and PS request.
~, ~j~a~y of Citv Council Public Hearings:
i. In favor Darren Fluke Wayne Thowless, Kurt Capen (Rudeen Develonmentl
ii. In opnosition• Corv Sanford Tarvn Sanford Jackie Valas. Sandra Leighton, Robert
Leighton Brian Katcher Sarah Katcher. Chris Aries. Glen Tiderman, Bradley
Gardoski Tracy Fries Sandra Freeman. Jim Freeman. Jim Ullman.Linda Ullman.
Matt Hessing Jennifer Refiner, John Bellamy. Carl Miller. Melvin Grant. Eric
Crawford Rachael Nelson James Shilton and Russell Pollock.
iii. Commenting• Tracy Fries Glen Tiderman, Carl Miller. Rachael Nelson, Melvin
Grant Eric Crawford John Bellamy. James Shilton, James Gorick. Chris Fries,
Russel'1 Pollock Paul Valas Mindy Haves Linda Olman. Dan Clizbe. Corey San
ford Sandra Layton Matt Hessing Jill McClain Sarah Stewart and Robert Layton.
1Y. Written testimony Dorothy Pefferle Allen Wallace (Attorney for Rudeenl
y, Staff presenting annlication• Anna Canning for the November 27.2007 hearing and
Caleb Hood for the December 18.2007 hearing.
yi. Other staff commenting on annlication• Bill Narv, Ron Anderson. Lieutenant .Stowe,
Christy Richardson (ACRD Staf_fl_ _. Steve Siddowav. Chief Niemeyer (Fire
Department)
12. KAY issaes of nisc»ssion by Counc 1:
i< Landscaping along the northern property boundary including more screening for
vehicle headlights.
iia Building materials and elevations for the site including 50% stone accents and greater
modulation on the carriage units.
iii, Multi-family development setbacks required by the UDC.
1Y. Future amenities in Heroes Park.
y. The Fire Departmept's turning radius requirements and the dead end exceeding the
150--foot in length located in the southeast corner of the .development.
Yi. No Parking allowed on N. Goddard Creek Wav.
yg. The process the Planning and Zoning Commission and City Council used to approve
use excentions_as Hart of planned developments.
Yiii. The drainage for the site.
ix. The pathway connectivity to the north with the existing residential neighborhood.
x. Providing cross-access easement to the property to the south and secondary access to
the development via McMillan Road to the southern west corner of the development.
xi, The compatibility with the surrounding residential neighborhoods in regards to
density, property values, local schools and roadways.
xii. Building and landscape maintenance for the site.
xiii. Council had concerns with the garages under the carnage units being rented out to
persons not renting within the development.
Selway Multi-family Development CUP-07-016; PS-07-007 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
xiv Combustibles or other flammable materials stored in the s?araees below the carrias?e
units.
~_ The s?araees being rentins? to persons other than those who rent in the Selwav
Apartment complex.
gyi. The location of the additional amenity within the proposed development.
xYii. The location of the emer~encv access for the site and its location north of the
entrance to the development• both taking access from N. Goddard Creek Wav.
~, KAY Council Actions
i. The connection of the pathway to north is not required. Instead, the developer shall
install at their expense the necessary fencins? prohibitin:? access to the development
from the northern pathway.
ii. The Meridian Fire Department and Plannine Staffs will determine the number of
units allowed prior to requiring the seconda_rv access located in the southwest corner
of the development (see 1FC).
iii. All deciduous trees located within the northern and western buffer shall be planted
with a minimum of 3" caliper trees.
iv. No parkine siens shall be installed alons? N Goddard Creek Wav, from Wapoot
Street south to McMillan Road at the expense of the developer in accordance with
AC)-ID Traffic Services.
v. Dormers shall be added to the west and east roof planes or gable roof_ planes on th_e
ends of the storage buldine (Buldins? H) and elazinc (window panels) shall be added
to the s?araee doors of the carriaee units (Buildinsss F & Jl.
vi. Provide a cross access easement for the property to the .south allowing access for both
connection points near th_e southeast and .southwest .areas of the site, to/from
Goddard Creek Wav.
vii. The applicant shall provide staff a copy of the aereement allowins' the use of the
southern parcel for the parkine and storace of construction materials and equipment
durine construction of the development, if applicable.
viii. The applicant shall provide staff with a business plan. _maintenance guidelines. and
assurance that there will be an on site presence of facilities operation .staff and
facilities maintenance staff at least six days a week.
ix. One around level garage unit below the carriaee house shall be part of the lease to the
upper level carnage home.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers CUP-
07-016 and PS-07-007 as presented in staff report with the following modifications: (Add any
proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers CUP-07-
016 and PS-07-007 for the following reasons: (you must state specific reasons for denial of the
conditional use permit and what the applicant could do to gain your approval in the future.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
CUP-07-016 and PS-07-007 to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance.)
Selway Multi-family Development CUP-07-016; PS-07-007 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
West side of N. Goddard Creek Road, approximately 500 feet north of E. McMillan Rd.
and '/ mile East of N. Ten Mile Rd.
Section 26, T4N, Rl W
b. Owners:
Daniel Gibson
19500 HWY 20/26
Caldwell, ID 83607
c. Applicant:
Meridian Apartments, LLC
P O Box 633
Liberty Lake, WA 99019
d. Representative:
Daren Fluke, J-U-B Engineers
250 S. Beechwood Ave, Suite 201
Boise, ID 83709
e. Present Zoning District: R-4
£ Present Comprehensive Plan Designation: High Density Residential
g. Description of Applicant's Request: The applicant has applied for Conditional Use Permit
(CUP) approval to construct amulti-family development consisting of 17multi-family
buildings (4 24-plexes, 8 8-plexes, 5 duplexes); one storage building; and a club house with
managerial living quarters on 10.1 acres. The applicant is also requesting approval to construct
a private street to provide access and circulation throughout the proposed development.
1. Date of site plan (attached in Exhibit A): 07/10/07
2. Date of landscape plan (attached in Exhibit A): 07/10/07
Date of elevations (attached in Exhibit A): 12-07-07 (Revised for the
December 18`h hearing and inserted in this Staff Report)
h. Applicant's Statement/Justification: The subject site was approved as part of the Lochsa Falls
Planned Development and has the appropriate land use designation of High Density Residential.
A development agreement for the site requires CUP approval prior to any construction of multi-
family structures. The final map for the property was approved on June 19, 2007 and is currently
being routed to the agencies for their signature. Based upon the input received from the
neighbors at the first public meeting, changes were made to the site, building and landscaping
design and a second meeting was held. The project is proposing 171 dwelling units including a
club house, storage building and several amenities and open space for the residents to use. The
intent of the design is to provide a transitional zone between the proposed commercial property to
the south and the single family residential to the north. Important consideration has gone into the
site layout and design of the project to ensure compatibility with the surrounding residential uses.
(See Applicant's Submittal Letter for more.)
5. PROCESS FACTS
a. The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason of the provisions of the Unified Development Code Title 11
Chapter 5, a public hearing is required before the Commission on this matter. A Council
Review Application was submitted to the Citv for this nroiect. Therefore, a public
hearing before the City Council is reauired.
Selway Multi-family Development CUP-07-OI6; PS-07-007 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
b. The subject application will in fact constitute a private street as determined by City
Ordinance. By reason of the provisions of the Unified Development Code Title 11,
Chapter 5, a public hearing is not required on this matter.
c. Newspaper notifications published on: September 3, 2007 and September 17, 2007
(Planning and Zoning Commission); November 5 2007 and November 19,.2007 (City
Council
d. Radius notices mailed to properties within 300 feet on: August 24, 2007 (Planning and
Zoning Commission); November 2, 2007 (Gifu Council)
e. Applicant posted notice on site by: September 10, 2007 (Planning and Zoning
Commission); November 17, 2007 (Gifu Council)
6. LAND USE
a. Existing Land Use(s): Vacant land
b. Description of Character of Surrounding Area: The area surrounding the proposed
development is primarily single-family residential. The parcel to the south of the subject site
is vacant and approved for future commercial development.
c. Adjacent Land Use and Zoning:
1. North: Single-family homes, Fulfur Subdivision No.7 (aka -Lochsa Falls), zoned
R-4
2. West: Single-family homes, Verona Subdivision, zoned R-8
3. South: Vacant, zoned R-4 (Future Commercial Development); Single-family
homes, Bridgetower Crossing Subdivision No.7&9, zoned R-8 & R-4
4. East: Single-family homes, Fulfur Subdivision No.3 (aka -Lochsa Falls), zoned
R-4
d. History of Previous Actions: The subject property was previously approved for 171 multi-
family dwelling units in 2002 with the Lochsa Falls Planned Development. The Development
Agreement (DA) for this property requires Conditional Use Permit (CUP) approval prior to
construction of the multi-family units.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: N Goddard Creek Way
Location of water: N Goddard Creek Way
Issues or concerns: 1.) Depending on fire flow requirements a third water
connection may be required to Lochsa Falls
Office/Commercial
2. Floodplain: N/A
3. Canals/Ditches Irrigation: N/A
4. Hazards: Staff is not aware of any hazards associated with this property.
5. Size of Property: 10.1 acres
6. Gross Density: 17 units per acre
Selway Multi-family Development CUP-07-0}6; PS-07-007 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
£ Landscaping (see Analysis below for more details):
1. Width of street buffer(s): N/A (existing on Goddard Creek)
2. Width of buffer(s) between land uses: N/A (a land use buffers will be required on the
parcel to the south when/if it develops with non-residential uses.)
3. Percentage of site as open space: The applicant states that 17% (74,782 sq. ft.) of the
site is being set aside for common open space.
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12.
g. Amenities: For multi-family developments with more than 100 units, the decision making
body shall require additional amenities commensurate to the size of the development (UDC
11-4-3.27D-2d). There are 171 units proposed in this development. As a reference for multi-
family developments with 75 units or more, 4 amenities are required, with at least one from
each category (Quality of Life, Open Space, and Recreation). The applicant is providing
amenities as follows: 2,500 square-foot community club house and fitness facility (Quality of
Life), property management office, storage building, development map/directory (Quality of
Life), pool and hot tub (Recreation), 5 foot walking trails around the perimeter of the property
(Recreation), covered picnic area with barbeques (Quality of Life) and 2,000 square foot tot
lot (Recreation) and open space (Open Space). See Analysis below for more information
regarding amenities.
h. Off-Street Parking: iJDC 11-3C-6A requires multi-family dwellings with one bedroom to
provide two spaces, one covered and one uncovered and 2 or more bedrooms to have atwo-
car covered carport or garage for each unit. The submitted site layout does propose covered
parking spaces and garages for all of the multi-family dwellings. The site plan complies with
the off-street parking requirements of the UDC.
i. Conditional Use Information:
1. Non-residential square footage: 2,500 square feet (Community Clubhouse) & storage
building
2. Proposed building height: Varies; R-4 District allows a maximum 35 feet
3. Percentage of site devoted to building coverage: 18%
4. Percentage of site devoted to landscaping: 45%
5. Percentage of site devoted to paving: 36%
6. Percentage of site devoted to other uses: 17% useable common open space
7. Number of Residential units: 171
j. Proposed and Required Residential Standards: The subject is currently zoned R-4 which is
primarily a single family residential zoning district. If the subject CUP is approved, the
applicant should request a rezone to R-40 which is consistent with the Future Land Use Map
designation for this property and is representative of the proposed multi-family residential land
use.
R-4 Standards
Setbacks (measured to perimeter property line) Proposed Required
Front Living Area to street 36 25
Selway Multi-family Development CUP-07-016; PS-07-007 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
Side 15' S & 23' N 5
Rear 15 15
Maximum building height 3 stories 35
k. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The
applicant is proposing private street access for this development. There is one private street
connection to N. Goddard Creek Road. The private street system provides access and an
interconnected looping circulation system throughout the development. It also allows for
future connectivity to the vacant commercial parcel to the south. As of the print deadline for
this report, staff has not received written comments from ACRD. ACRD staff verbally
indicated that they had no issues with the proposed development. When they are received,
staff will add ACHD's comments and conditions to Exhibit B.
7. AGENCY COMMENTS MEETING
On August 31, 2007, staff held an agency comments meeting. The agencies and departments present
included: Meridian Fire Department, Meridian Police, and Public Works Department. Staff has included
all comments and recommended actions as Conditions of Approval in Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated "High Density Residential" on the Meridian Comprehensive Plan Future
Land Use Map. According to the Comprehensive Plan, the purpose of this designation is to allow for the
development ofmulti-family homes in areas where urban services are provided. Residential densities
may exceed eight dwelling units per acre. This residential development might include duplexes,
apartment buildings, town homes and other multi-unit structures. Other uses within the development may
be considered under a planned development permit process. A desirable project would consider the
placement of parking areas, fences, berms and other landscaping features to serve as buffers between
neighboring uses.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
• Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
• The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACRD). This service will not change.
• The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
• The subject lands are currently serviced by the Meridian Library District. This
service will not change.
• The subject lands currently lie within the City's urban service planning area and
is serviced by Meridian City Fire Department. This service will not change.
• The subject lands currently lie within the jurisdiction the Meridian Police
Department (MPD). This service will not change.
The subject site can be serviced by the City oj'Meridian's sanitary sewer and
water system.
Selway Multi-family Development CUP-07-016; PS-07-007 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
Chapter VII, Goal IV, Objective C, Action 1: Protect existing residential properties from
incompatible land use development on adjacent parcels.
North of the site is an existing single family development. East of the site is a single family
subdivision. West of the site is also single family residential. The parcel to the South is
currently vacant, but planned for commercial development. Although the subject project is
denser than any of the adjacent projects, it does provide a transition between the proposed
commercial project to the south and the single family homes to the north. The duplexes
located along the northern property boundary are designed to emulate two story single family
residential homes and provides screening for the interior portion of the development, which
include three story structures. Although staff believes that multi family development is a
compatible land use based on the Comprehensive Plan land use designation, staff believes an
additional elevation and landscaping buffering is needed along the northern portion of the
property (see Analysis below).
Chapter VII, Goal IV, Objective D, Action 5: Require appropriate landscape and buffers
along transportation corridor (setback, vegetation, low walls, berms, etc.).
The applicable landscape buffer has already been installed along Goddard Creek Road.
• Chapter VI, Goal II, Objective A, Action 3: Consider "Accommodating Bicycle and
Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and
Walking in all land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications generally comply with the applicable policies
listed in the literature noted above.
• Chapter VI, Goal II, Objective A, Action 6: Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
The adjacent projects have not provided opportunities for the subject site to provide
vehicular connectivity (no stub streets). The applicant is proposing a private loop street
system within this development. The private street is shared with the future commercial
development to the south. One connection to N. Goddard Creek Way is proposed. Staff is
generally supportive of the vehicular connectivity proposed.
• Chapter VI, Goal II, Objective A, Action 5: Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The adjacent project to the north has provided an opportunity for a pedestrian connection to
Selway Multi-family Development CUP-07-OI6; PS-07-007 PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
this property. The applicant is providing pedestrian connectivity internally as well as to the
Fulfer Subdivision No. 7 to the north. The applicant is also proposing to construct an
internal pathway system for recreational use. Staff is requiring the applicant to provide
pedestrian connectivity to the future commercial parcel to the south as well.
• Chapter VII, Goal IV, Objective C, Action 6: Require pedestrian access in all new
development to link subdivisions together and promote neighborhood connectivity.
See analysis above.
• Chapter VII, Goal I, Objective D, Action 9: Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown
debris from entering adjacent agricultural and other properties.
Prior to construction of any buildings, fencing should be constructed around the perimeter of
this site. The site currently is enclosed on three sides. Additional fencing is only needed
along the southern property line.
Staff recommends that the Commission rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's development request is
appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Allowed Uses in the Residential Districts: UDC Table 11-2A-21ists multi-family
development as a use not allowed in the R-4 zone; however this multi-family development was
originally approved in 2002 with the Lochsa Falls Planned Development as a use exception. Staff
recommends the applicant rezone the parcel to R-40 so that the use conforms to the zoning
district and so that the zoning map will accurately depicts this use. The R-40 zoning district is the
most appropriate zoning district for the density of 17 dwelling units to the acre that is being
proposed.
b. Purpose Statement of Zone: MEDIUM-LOW DENSITY RESIDENTIAL DISTRICT (R-4)
The purpose of the residential districts is to provide for a range of housing opportunities
consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water and
sewer systems is a requirement for all residential districts. Residential districts are distinguished
by the allowable density of dwelling units per acre and corresponding housing types that can be
accommodated within the density range. Residential land uses are also allowed within the O-T,
TN-C, and TN-R districts as set forth in Chapter 2 Article D.
c. Multifamily Development (UDC 11-4-3.27) The following standards shall apply for the
multifamily units, including standards for Site Design, Common Open Space, Site Amenities,
Architectural Character, Landscaping, and Maintenance.
Site design (UDC 11-4-3.27B):
The building shall provide a minimum setback often feet unless a greater setback is otherwise
required by this title. Building setbacks shall take into account windows, entrances, porches and
patios and how they impact adjacent properties.
All 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 the public street.
Selway Multi-family Development CUP-07-016; PS-07-007 PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
A minimum of 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.
For the purposes of this Section, vehicular circulation areas, parking areas and private useable
open space shall not be considered common open space.
The parking shall meet the requirements set forth in Chapter 3 of this Title.
Developments with 20 units or more shall provide the following: a property management office, a
maintenance storage area, a central mailbox location, a directory and map of the development at
an entrance or convenient location for those entering the development.
Common open space design requirements (UDC 11-4-3.27C):
A minimum area of outdoor common open space shall be provided as follows: a) 150 square feet
for each unit containing 500 or less square feet of living area; b) 250 square feet for each unit
containing more than 500 square feet and up to 1,200 square feet of living area; and c) 350 square
feet for each unit containing more than 1,200 square feet of living area.
Common open space areas shall not be adjacent to collector or arterial streets unless separated
from the street by a constructed barrier at least 4 feet in height.
Site development amenities (UDC 11-4-3.27D):
All multifamily developments shall provide for quality of life, open space and recreation
amenities to met the particular needs of the residents as follows: a) Quality of Life (clubhouse,
fitness facility, enclosed bike storage, and public are such as a statue); b) Open Space (open
grassy area of at least 50 by 100 feet in size, community garden, ponds or water features, and
plazas); and c) Recreation (pool, walking trails, children's play structures, and sports courts).
The number of amenities shall depend on the size of the multifamily development as follows: For
multifamily developments with 75 units or more, 4 amenities shall be provided, with at least 1
from each category. For multifamily developments with more than 100 units, the decision-making
body shall require additional amenities commensurate to the size of the proposed development.
Architectural Character (UDC 11-4-3.27.E):
All building elevations shall have a minimum portion of the elevation devoted to architectural
features designed to provide articulation and variety. These features shall include, but are not
limited to windows, bays and offsetting walls that extend at least two feet; recessed entrances;
and changes in material types. Changes in material types shall have a minimum dimension of two
feet and minimum area of 25 square feet.
Main entrances, which are the primary point(s) of entry where the majority of building users will
enter and leave, shall be designed as an obvious entrance and focal point of the building through
architectural treatment, lighting, and address identification.
Entrances shall be adequately covered, recessed, or treated with a permanent architectural feature
in such a way that weather protection is provided.
Roof forms shall be distinctive and include variety and detail when viewed from the street.
Sloped roofs shall have a significant pitch. Flat roofs should include distinctive cornice
treatments.
Selway Multi-family Development CUP-07-016; PS-07-007 PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
Exterior building materials and finishes shall convey an impression of permanence and durability.
Materials such as masonry, stone, stucco, wood, terra cotta, and the are encouraged.
Windows are required to allow views to exterior activity areas or vistas. Windows shall be
provided on any building facing any common area used for children's recreation.
All roof and wall-mounted mechanical, electrical, communications, and service equipment should
be screened from public view from the adjacent public streets and properties by the use of
parapets, walls, fences, enclosures, or by other suitable means.
Landscaping (UDC 11-4-3.27.F):
Development shall meet the minimum landscaping requirements in accord with Chapter 3 of this
Title.
All street-facing elevations shall have landscaping along their foundation. The foundation
landscaping shall meet the following minimum standards: The landscaped area shall be at least
three feet wide; for every three lineal feet of foundation, an evergreen shrub having a minimum
mature height of twenty-four inches shall be planted; and groundcover plants shall be planted in the
remainder of the landscaped area.
Maintenance and Ownership (UDC 11-4-3.27.G):
All multifamily developments shall record legally binding documents that state the maintenance
and ownership responsibilities for the management of the development, including but not limited
to structures, parking, common areas, and other development features.
Outdoor storage/refuse areas (UDC 11-3A-12):
Outdoor utility meters, HVAC equipment, trash dumpsters, trash compaction and other service
functions shall be incorporated into the overall design of buildings and landscaping so that the
visual and acoustic impacts of these functions are fully contained and out of view from adjacent
properties and public streets.
10. ANALYSIS
As submitted, the subject applications appear to substantially comply with the Unified
Development Code and the Comprehensive Plan. In each section below, staff has provided
analysis regarding the proposed development.
CUP/PS Applications:
Multi-family Standards: The UDC has several specific standards that apply to multi-family
developments (See Section 9 above for a complete list.) These standards apply to Site Design,
Common Open Space, Site Amenities, Architectural Character, Landscaping, and Maintenance.
Below are some of the multi-family and general design standards that the applicant should be
required to comply with.
Density: As noted on the Comprehensive Plan Future Land Use Map, this area is designated
High Density Residential. This designation anticipates densities exceeding 8 dwelling units to the
acre in this area. The applicant is proposing a density of 17 dwelling units to the acre. If the
SelwayMuiti-family Development CUP-07-OI6; PS-07-007 PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
subject CiJP is approved, Staff recommends the applicant apply to rezone the parcel to R-
40 to be consistent with the Future Land Use Map designation. The R-40 zoning district is
also more appropriate for the density of 17 dwelling units to the acre the applicant is proposing.
Landscaping: The landscape plan prepared by Leatham, Krohn, Vanocker Architects, on 7-10-07,
labeled Sheet L-1 substantially complies with the requirements of the UDC. Staff recommends
that the following modifications/notes be made to the plan:
The applicant is proposing a 20-foot wide landscape strip along the north property line. Except
where the single-story storage units are proposed, the applicant is proposing an approximately 40-
foot wide landscape ~ strip along the west property line (the storage units are set back
approximately 15 feet). These landscape areas have pretty dense vegetation and the applicant is
proposing several 3" caliper deciduous trees (2" is typical). However, because the City has
received several complaints from adjacent property owners regarding this development,
staff believes that it is appropriate to provide a wider and denser landscape buffer to the
north and west; a minimum 25-foot wide landscape buffer should be constructed along the
north and west property lines (NOTE: Private useable areas (patios, decks, etc.) may be
allowed in the landscape buffer, but HVAC units shall be prohibited in this landscape
buffer; move to the side of the duplexes). Landscaping in these areas should be consistent
with the land use buffer requirements listed in UDC 11-3B-9, so as to create a solid
landscape barrier to the existing single-family homes when the trees mature. Further, a
berm shall be constructed and all deciduous trees within the north and west landscape areas
shall be a minimum 3" caliper. If additional landscaping (open space) is added to the north
and west, as noted, Staff believes that the proposed landscaping is sufficient for this project.
Private Useable Open Space: UDC 11-4-3.27B requires a minimum of 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. The applicant has shown, on the floor plans, that each
dwelling unit will be provided with at least 80 square feet of private open space in patios (lower
level units) and balcony/decks (upper level units. Staff is supportive of the applicant's proposal.
Parking: UDC 11-3C-6A requires multi-family dwellings with one bedroom to provide two
spaces, one covered and one uncovered and 2 or more bedrooms to have atwo-car covered
carport or garage for each unit. The submitted site layout does propose covered parking spaces
and garages for the multi-family dwellings. The applicant is proposing 360 total car parks for the
multi-family units; 282 covered, 32 uncovered (including the 18 visitor parking) and 28 garage
spaces for resident parking. The applicant complies with the off-.street parking requirements of
the UDC.
Amenities: The applicant is required to provide amenities for the multi-family development. For
multi-family developments with more than 100 units, the decision making body shall require
amenities commensurate to the size of the development (LJDC 11-4-3.27D-2d). As a reference,
the UDC requires multi-family developments containing 75 units or more to provide 4 amenities,
with at least one from each category (Quality of Life, Open Space, and Recreation). The applicant
is providing amenities as follows: 2,500 square-foot community club house and fitness facility
(Quality of Life), property management office, storage building, development map/directory
(Quality of Life), pool and hot tub (Recreation), 5 foot walking trails around the perimeter of the
property (Recreation), covered picnic area with barbeques (Quality of Life) and 2,000 square foot
tot lot (Recreation) and open space (Open Space). Staff is generally supportive of the proposed
amenities, but believes an additional active amenity should be provided on the west half of this
Selway Multi-family Development CUP-07-016; PS-07-007 PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
site. If additional landscaping (open space) is added to the north and west, as noted in the
Landscaping section above, and an additional active amenity (BBQ area, horseshoe pit, etc)
is added in the vicinity of Building 7B, Staff believes that the proposed amenities are
sufficient for this project. Staff recommends that the Commission determine if the proposed
amenities are appropriate for a development of this size.
Elevations: The applicant is proposing several different structures on this site. There are duplexes,
8-plexes, 24-plexes, storage units and a clubhouse. The applicant has submitted building
elevations for all of these structures. The storage units (Building H) on the west side of the
development are single-story, the duplexes (Building F) on the north side and the 8-plexes
(Buildings D & E) are two stories tall, and the 24-plexes (Buildings A, B, C,) are three stories
tall.
UDC 11-4.3 requires multi-family structures to comply with specific design standards. Staff
believes that the elevations submitted with the CUP significantly meet the requirements of the
design standards listed in UDC 11-3A-19. However, Staff is not in favor of the vinyl siding
being proposed as the primary siding material. Exterior building materials and finishes should
convey an impression of permanence and durability. Materials such as masonry, stone, stucco,
wood, terra cotta, and the are encouraged. Due to the construction materials being used on the
single-family homes in this area, Staff believes the applicant should also use building materials
that are more compatible to the surrounding residential neighborhoods. Staff recommends that
the Commission prohibit vinyl siding on the buildings in this development. Further, Staff
recommends that the applicant, at the public hearing, state what type of siding material will
be used instead of the vinyl.
There are 5 duplex structures proposed on the north side of this site. All of the proposed duplexes
are two-stories and are the same building. Staff is supportive of the applicant proposing less-
intense structures as a transition to the single-family homes to the north, but recommends that at
least one more duplex building elevation be proposed. If the applicant complies with the
landscape buffer requirements (see Landscaping above), adds another duplex
elevation/building and constructs the buildings with quality materials, staff believes these
duplex units can work adjacent to the single-family units to the north. Staff will ensure that
when CZC applications are submitted for construction of the multi-family buildings in the future
that the elevations comply with the UDC requirements and the elevations submitted.
Pedestrian Pathways: The adjacent project to the north has provided an opportunity for a
pedestrian connection with this property. The applicant is providing pedestrian connectivity
internally as well as to the Fulfer Subdivision No. 7 to the north. The applicant is also proposing
to construct an internal pathway system for recreational use. Staff believes that the applicant
should also provide a pedestrian connection to the future commercial parcel to the south,
near the southwest corner of this project. Pathways should be constructed in accordance with
UDC 11-3A-8 (construction) and UDC 11-3B (landscaping).
Multi-family Setbacks: The UDC does not have a specific setback between internal multi-farruly
units. The submitted site plan shows setbacks that exceed the minimum setback requirements of
the R-4 zoning district.
Refuse Areas; The Sanitary Services Company (SSC) has not commented on the proposed
dumpster locations or design. Staff encourages the applicant to contact SSC for further comment
on enclosure design and location prior to submitting for a CZC.
Selway Multi-family Development CUP-07-016; PS-07-007 PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
Open Space: Open space is defined as an area substantially open to the sky that maybe on the
same property with a structure. The areas may include, along with the natural environment
features, parks, playgrounds, trees, water areas, swimming pools, tennis courts, community
centers or other recreational facilities. The term shall not include streets, parking areas, or
structures of habitation (UDC 11-1A). UDC 11-4-3.27C requires a minimum area of outdoor
common open space shall be provided as follows: a) 150 square feet for each unit containing 500
or less square feet of living area; b) 250 square feet for each unit containing more than 500 square
feet and up to 1,200 square feet of living area; and c) 350 square feet for each unit containing
more than 1,200 square feet of living area. Common open space areas shall not be adjacent to
collector or arterial streets unless separated from the street by a constructed barrier at least 4 feet
in height.
The units for the proposed multi-family development range in size from 922 square foot one
bedroom, one bath units to 1,167 square foot, three bedroom, two bath units. The UDC requires
250 square feet for each unit containing between 500 and 1,200 square feet of living area. The
proposed development has been approved for 171 units. The minimum amount of open space
required per code for the proposed development is 42,750 sq. ft (171 X 250 sq. ft.). The applicant
states that 17% (74,782 sq. ft.) of the site is being set aside for common usable open space.
Maintenance of all common areas should be the responsibility of the Home Owners'
Association(s). Staff believes that the open space proposed complies with the UDC.
Street Buffer: A 20-foot wide street buffer is required along North Goddard Creek Way, a
collector street (UDC 11-2A-6). UDC 11-3B-7C2a requires all residential street buffers to be
located on a common lot maintained by ahome-owners association. The applicable landscape
buffer has already been installed with prior subdivision approval.
Fencing: The site has existing 6 foot fencing along the west, north and east boundaries of the
development. The applicant has not proposed any fencing along the southern portion of the
property. Staff recommends that the applicant, at the public hearing, testify as to whether
permanent fencing will be provided along the south property line. A detailed fencing plan
should be submitted with any future CZC application. If permanent fencing is not provided before
issuance of a building permit, temporary construction fencing to contain debris must be installed
around the perimeter. Perimeter, common open space, and micro-path fencing shall be designed
according to UDC 11-3A-7.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied
by a year-round source of water. 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, asingle-point
connection to the culinary water system shall be required. If a single-point connection is used, the
developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-1-28. The development lies within the Settler's Irrigation District.
The applicant states the pressurized imgation system will be maintained by the Home Owners
Association.
Private Streets: The applicant is proposing to use a private street to provide access to this
development. The private street system provides access to the future commercial development to
south and an interconnected looping circulation system throughout the development. The
applicant has submitted a Private Street application as required by UDC 11-3F-3. The private
Selway Multi-family Development CUP-07-016; PS-07-007 PAGE 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
street standards are listed in UDC 11-3F and as conditions in Exhibit B. Staff is generally
supportive of Private Street proposed for this multi-family development.
Opposition/Testimony/Comments: Staff has received several letters and verbal comments from
nearby residents requesting denial of this project. Staff has thoroughly reviewed the previous
Lochsa Falls Planned Development, Development Agreement, and the subject CUP application
and believes that the conditions of approval in Exhibit B incorporate some of the neighbors'
concerns and mitigate any adverse impacts this project may have on the surrounding uses. Staff
recommends the Planning and Zoning Cotnrnission rely on any verbal and written testimony
provided for this project when making a decision.
Staff recommends approval of CUP-07-016 for the Selway Multi-family Development, as
presented in the Staff Report for the hearing date of September 20, 2007, subject to the
conditions listed in Exhibit B.
The Meridian Plannings and Zoning Commission heard this item on September 20`h and
October 4 2007 At the October 4th public hearing the Commission moved to approve
CUP-07-016 and PS-07-007.
On October 19 2007 the City received a City Council Review Annhcatinn. A new ~blic
hearing was held by the ~'ity Council on this matter
11. EXHIBITS
A. Drawings
1. Site Plan (dated: '7-10-07)
2. Landscape Plan (dated: 7-10-07)
3, C7.'.r~o~c~c~~s~e7ction~~f~or~ the northern hnnndarv narldng (Inserted for findinns on
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4. Elevations Submitted during the December 18th hearing: dated 12-07-071
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District (e-mail from Christv Richardson dated 12-12-071
8. Central District Health Department
9. Settler's Irrigation District
C. Required Findings from Unified Development Code
1. CUP Findings
2. Private Street Findings
Selway Multi-family Development CUP-07-016; PS-07-007 PAGE 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
A. Drawings
1. Site Plan (dated: 7-10-07)
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Exhibit A - 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 SITE SPECIFIC REQUIREMENTS
1.1.1 The Applicant shall comply with all applicable conditions of approval for Conditional Use Permit
(CUP-02-012), Preliminary Plat (PP-02-009), Annexation (AZ-02-010), and Development
Agreement (instrument # 103012598) of the Lochsa Falls Subdivision and the Selway Final Plat
(FP-07-018).
1.1.2 Prior to issuance of a Certificate of Zoning Compliance (CZC) application, submit a rezone
application to the Planning Department for the subject property. Said rezone application shall
request the R-40 zoning designation.
1.1.3 The site plan prepared by Leatham Krohn Vanocker Architects, dated July 10, 2007, is
approved with the conditions listed herein.
1.1.4 The landscape plan prepared by Leatham Krohn Vanocker Architects, dated on July 10, 2007, is
approved with the conditions listed herein.
Ii~e~The landscaping buffer along the north property line shall be 24 feet wide measured
from property line to Around floor of the buildin¢ with an allowance of two feet of
projections for the second floor (the buffer width to the west is approved as shown on the
landscape plan) Additional trees shall be planted in the west and north buffers with
planting of trees touching_at 80% of maturity. (NOTE: Private useable areas (patios,
decks, etc.) maybe allowed in the landscape buffer;~~~ ' ^ ~' e:i~:Y ==e==`- ~'-=~'-~-~°
~.•~•+ a ' +~' ~- ~~ ~• -~ ° +~ +~° ~'a ~'*'~° a••~'°°°~ `Landscaping in these buffer
areas shall be consistent with the land use buffer requirements listed in UDC 11-3B-9, as
to create a solid landscape barrier to the existing single-family homes when the trees
mature.
~. » ~- ~" °~~~°~ +-°° ^+ ^~°~+~^^ All deciduous trees within the ubie~
... ,................, ~... .Y ~- `--- '-` r--------a-
buffer areas shall be a minimum 3' caliper at planting.
• Provide landscape islands at the ends of the parking rows within the development. Said
islands shall contain at least one tree. All internal landscaping shall be constructed in
accordance with UDC 11-3B-8C2.
• All areas approved as open space shall be free of wet ponds or other such nuisances. All
storm water detention facilities incorporated into the approved open space are subject to
UDC 11-3B-11 and shall be fully vegetated with grass and trees. Sand, gravel or other
non-vegetated surface materials shall not be used in open space lots, except as permitted
under UDC 11-3B-11. If the storm water detention facility cannot be incorporated into
the approved open space and still meet the standards of UDC 11-3B-11, then the
applicant shall relocate the facility. This may require losing a building or developable
area.
• A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to final
occupancy being granted. All standards of installation shall apply as listed in UDC 11-
3B-14.
• Pathways shall be constructed in accordance with UDC 11-3A-8 (construction) and UDC
11-3B (landscaping).
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
1.1.5 Provide private streets, and private street signs (including one at the Goddard Creek intersection),
within the multi-family development. Said private streets shall comply with the standards listed
for Private Streets in UDC 11-3F, and be constructed 26-feet wide, and have 28' inside and 48'
outside turning radii. Provide across-access/ingress-egress easement for the parcel to the south to
use the private streets as access to the public street system (at N. Goddard Creek Way). Prior to
the occupancy of the first building on this property, provide a copy of a recorded cross-
access/ingress-egress easement (or agreement). Said easements shall include both connection
points to the south.
1.1.6 Provide at least 360 parking stalls for the multi-family units; 282 covered, 32 uncovered
(including the 18 visitor parking) and 28 garage spaces, as proposed.
1.1.7 Provide an additional pedestrian access (stub) to the vacant commercial property, .located near
the southwest corner of the site. '~' ~ ' ``' `'"" "°`'°"'"'"
b Y r ~
1.1.8 Provide the following: a property management office, a storage area, a central mailbox
location, a directory and map of the development at an entrance or convenient location for
those entering the development.
1.1.10 Provide amenities as follows: a minimum 74,782 sq. ft of open space, a 2,500 square-foot
community club house and fitness facility (Quality of Life), storage building, pool and hot tub
(Recreation), 5 foot walking trails around the perimeter of the property (Recreation)., covered
picnic area with barbeques (Quality of Life), a 2,000 square foot tot lot (Recreation) and open
space (Open Space), as proposed. In addition, provide an additional active amenity (BBQ area,
horseshoe pit, etc) in the vicinity of Building 7B. Except for the landscaping directly around the
structures, all amenities shall be completed prior to occupancy of the third building in the
development.
1.1.11 Maintenance of all common areas shall be the responsibility of the developer or assigns. Record
legally binding documents that state the maintenance and ownership responsibilities for the
management of the development, including but not lunited to structures, parking, common areas,
private streets, and other development features. Prior to release of occupancv. the applicant shall
provide staff with its business elan its maintenance ~tzidelines and assurance that there will be
an on site presence of facilities operation staff and facilities maintenance staff at least six davs a
week.
1.1.12 Building setbacks, separation between proposed structures shall comply with the Building Code
and Fire Code.
1.1.13 Underground year-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water. The applicant shall be required to use any existing surface or well
water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is used, the
developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A-15 and MCC 9-1-28.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
1.1.14 As determined by the Planning Director, the multi-family buildings, storage building and
clubhouse constructed on this site shall substantially comply with the renderings submitted to the
City with the CUP application, and as modified by the conditions of approval herein. All roof and
wall-mounted mechanical, electrical, communications, and service equipment shall be screened
from public streets and properties by the use of parapets, walls, fences, enclosures, or by other
suitable means. Further, all buildings shall comply with the architectural standards of UDC 11-4-
3.27E.
1.1.15 Vinyl siding is prohibited on buildings in this development. Exterior building materials and
finishes shall convey an impression of permanence and durability. Materials such as masonry,
stone, stucco, wood, terra cotta, and the are encouraged. Change/variation in material type is
required. The developer shall use building materials mentioned above and incorporate those
building materials into the facades of the multi-family structures. Said facades shall be
compatible with the surrounding residential structures. All buildings on the site shall be
constructed of Hardie Plank sidin>? (wide plank narrow plank and board and battenl with stone
accents as submitted with this CUP application as shown on the revised elevations dated 12-07-
2007 and approved by the Citv Council Add downers on the west and east roof planes or gable
roof planes on the ends of the storage building (Building Hl and ~lazine (window panell
requirement for the garage doors of the carriage units Buildings F & Jl.
1.1.16 Propose and construct a different duplex building (type) for two of the five duplexes proposed on
the north side of the site, so that there is variation in elevation. Said duplexes shall be consistent
with, but not the same as the proposed Building F.
1.1.17 No building or structure shall be erected, moved, added to or structurally altered, nor shall any
building structure or land be established or change in use on this site without first obtaining a
Certificate of Zoning Compliance (CZC) permit from the Meridian Planning and Zoning
Department. NOTE: Multiple multi-farruly buildings maybe contained in a single CZC permit.
1.1.18 Prior to CZC issuance, provide assurances that construction debris will not blow off of the
property by either having a debris maintenance plan or providing temporary construction fencing.
1.1.19 Comply with all of the standards listed in UDC 11-4-3.27 regarding multi-family developments,
including Site Design, Common Open Space, Site Amenities, Architectural Character,
Landscaping, and Maintenance.
1.1.20 n ~ - ...•~ « i ~ ~ .,tt a°.,°t„ « • - «.. °t,.,a:.,,...° ...°«°..
~ ,' .,,, ,,,.,,,,,,,,,„:.,,, ~t,.,n >,° :..~«.,"°a Prior to obtaining_the first Certificate of
b~ b ~ ~ r o
Occu~ancy all landscaping along the north and west property lines shall be installed. Prior to
obtaining anv occupancy for anv building all development improvements such as irwgation,
parking and landscaping shall be installed on that building's site.
1.1.21 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.1.22 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.1.23 Comply with all of ACPID's requirements and conditions for this project. No parking liens shall
be installed alone N Goddard Creek Wav from Wanoot Street .south to McMillan Road. at the
expense of the developer and in accordance with ACRD Traffic Services.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
1.1.24 All trash enclosures within the proposed devel~ment be constructed of split face block on three
sides 6 feet in height with off-set metal ag tes.
1.1.25 Vinyl fencing shall be constructed along the south side of the property The developer shall install
at their expense the necessary fencing prohibiting access to the development from the northern
pathway.
1.1.26 Provide at least 80 square feet of private, useable open space, such as a patio or balcony/deck, for
each multi-family dwelling unit, as proposed on the floor plan.
1.1.27 All lighting within the development shall be in accordance with UDC 11-3A-11. The outdoor
lighting shall have downward shielding on the building and perimeter lighting and shall not
impact the surrounding single-family residences.
1.1.28 The applicant shall provide staff a copy of the agreement allowine the use of the southern parcel
for the parking and storasre of construction materials and equipment durinis construction of the
development, if this area is used durine construction.
1.1.29 One ground level earaee unit below each of the carriaee houses shall be part of the lease to one of
the upper level carriaee units.
1.1.30 The Fire Department and Plannine Staff shall determine the number of units allowed prior to
construction of the secondary access located in the southwest corner of the development. The
applicant should contact Joe Silva 888-1234 for more information.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in N
Goddard Creek Way. The applicant shall install mains to and through this subdivision; applicant
shall coordinate main size and routing with the Public Works Department, and execute standard
forms of easements for any mains that are required to provide service. 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 Water service to this site is being proposed via extension of mains in N Goddard Creek Way W.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
2.3 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of
public right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
2.4 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easements shall not be dedicated via
the plat. The description shall be consistent with the graphically depicted easements on the plat
but be recorded as a separate document using the City of Meridian's standard forms. Submit an
executed easement (on the form available from Public Works), a legal description, 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. Add a note to the plat referencing this
document.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-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
signature on the final plat by the City Engineer.
2.6 All existing structures shall be removed prior to signature on the final plat by the City Engineer.
2.7 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.8 Any existing domestic well system within this project shall be rerrloved from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells maybe used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.9 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.
2.10 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, 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.
2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.12 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.13 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
2.14 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.
2.15 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
2.16 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.17 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.18 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.
2.19 The 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.
Exhibit B
CITY OF MERIDIAN PLANNING' DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
2.20 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
3. FIRE DEPARTMENT
3.1 One and two family dwellings not exceeding 3,600 square feet will require afire-flow of 1,000
gallons per minute available for duration of 2 hours to service the entire project. One and two-family
dwellings greater than 3,600 square feet will require a minimum fire flow as specified in Appendix B
of the International Fire Code. Fire hydrants spacing shall be provided as required by International
Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 '/z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on corners when spacing permits.
£ Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
i. Fire sprinklers required for four-plexes.
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require temporary approved turn
around on streets greater than 150 feet in length with no outlet.
3.5 All entrance and internal roads shall have a taming radius of 28' inside and 48' outside radius.
3.6 For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
3.7 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.8 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.9 Building setbacks shall be per the International Building Code for one and two story construction.
3.10 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension.
3.11 Maintain a separation of 5' from the building to the dumpster enclosure.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
3.12 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.13 Provide a Knox box entry system and gate for the 20' fire lane (not ballards) for the complex
prior to occupancy.
3.14 All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
3.15 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.16 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.17 The applicant shall work with the Planning Department staff to provide an address identification
plan and a sign which meets the requirements of the City of Meridian sign ordinance at the
required intersection(s).
3.18 Pool chemicals shall be stored in compliance with the International Fire Code.
3.19 All portions of the buildings located on this project must be within 150 feet of a paved surface as
measured around the perimeter of the building.
3.20 There shall be a fire hydrant within 100 feet of all fire department connections.
3.21 Buildings over 30 feet in height are required to have access roads in accordance with the
International Fire Code Appendix D Section D105 (26-feet wide).
3.22 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.23 Approved fire apparatus access roads to be 20 feet wide improved gravel surface capable of
supporting 50,000 GVW and shall be provided to all athletic fields, concession stands and pathways.
Approved water supply shall be provided to all structures. Plans and specifications shall be provided
for review and approval.
3.24 Multi-Family and Commercial projects shall be required to provide additional 60 inch wide access
point to the building from the fire lane to allow for the movement of manual fire suppression
equipment and gurney operations. The unobstructed breaks in the parking stalls shall be provided so
that building access is provided in such a manner that the most remote part of a building can be
reached with a length of 150 feet fire hose as measured around the perimeter of the building from the
fire lane. Code compliant Handicap parking stalls may be included to assist meeting this
requirement. Contact the Meridian Fire Department for details per IFC Section 504.1.
3.25 All R-2 occupancies with 3 or more units or with 3 floors shall be required to be fire sprinklered. Full
NFPA 13 sprinkler system will be required because of proposed building height and limited access
with the single entry into development.
3.26 The developer shall provide a Knox Box at the front entrance sign of the development.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
4. POLICE DEPARTMENT
4.1 Prior to release of building permits, the applicant shall submit a parking plan for all off-street
parking in the multi-family development to the Planning Department. All parking spaces shall be
assigned to a specific dwelling unit or for guest use. The parking space identification shall use a
different numbering system than the dwelling units.
4.2 The proposed multi-family dwellings show more than 4 units that share a common entrance
and/or stairwell. Such configurations are a safety concern. Prior to the next public hearing, the
applicant shall meet with the Police Chief to address these concerns and revise the plans as
necessary.
4.3 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed two feet in height. Trees shall have a canopy of no less than six feet.
4.4 To increase emergency access to the site, the applicant shall provide a stub street to the south
west corner of the property for temporary access to W. McMillan Rd.
5. Parks Department
5.1 No comments received.
6. SANITARY SERVICE COMPANY
6.1 No comments received.
7. AnA COUNTY HIGHWAY DISTRICT (E-mail from Christy Richardson dated 12-12-07~
From: Christy Rehardson [mailio:Crichardson@achd.ada.ld.usl
Sent: Wednesday, December 12, 2007 11:23 AM
To: Anna Canning
Subject: Info
Anna - Sorry I missed your call. I was on the main .line when you called•my cell, so couldn't.
pick that up. But, your message reminded me that I"had to get back to you with some info on the
Selway Apartments. Our Traffic Services Department went out. and took a look. There were
some issues raised in public testimony about the site distance at Goddard Creek Way &
McMillan.. They took measurements and looked at everything and thought that.no changes were
necessary at fhat'nfersection. They thought that maybe the island in Goddard Creek confused
things up a bit. As far as the,parking issue on Goddard Creek, NO PARKING signs should be
installed by the developer, but there is some striping that the traffic engineer would recommend to
go with it, that. would further discourage the parking. So, my request is that if the Ciry approves
the apartments (since we have already commented and for some reason the signage wasn't. done
with the platJ, that the City•regure:
The Developer shall. install NO PARKING signs on. Goddard. Creek Way from Wapoot Way
(spelling)'to the south, fora location to be determined. by ACRD Traffic Services. The costs
associated with 4he signs and installation shall be the Developer's costs. There is some associated
roadway striping/pavement marking that needs to occur with the installation of the signage.
ACRD wilt pay for and conduct that work';. but the Developer shall coordinate the scheduling of
-the sign installation with Traffic .Services so that the pavement marking work can occur at the
appropriate time. •
Something like #hat., cthanks!
Christy
Christy :Richardson
c Program Administrator
Right-of-Way & Development Services
Phone: 208'387'6.1.44
Fax: 208"387'6393
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
8. CENTRAL DISTRICT HEALTH DEPARTMENT
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
9. SETTLER'S IRRIGATION DISTRICT
9.1 All irrigation /drainage facilities along with their easements must be protected and continue to
function.
9.2 A Land Use Change Application must be on file prior to any approvals.
9.3 A license agreement MUST be signed and recorded prior to construction of any S.I.D. facilities.
9.4 Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be
approved by Settlers Irrigation District.
9.5 All storm drainage must be retained on-site.
9.6 The development must supply irrigation access to all lots within the above-mentioned
subdivision. If the developer wishes to have Settlers Irrigation District own, operate, and
maintain the pressure irrigation system an agreement needs to be in place prior to the pre-
construction meeting.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
C. Required Findings from Unified Development Code
1. CUP Findings:
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
A. 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.
The City Council finds that the site is large enough to accommodate all required parking,
landscaping, loading and other standard regulations required by the UDC.
B. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
The City Council finds that the proposed use is in general conformance with the
comprehensive plan (please see Section 8 of the Staff Report for detailed analysis of
specific comprehensive plan action items that apply to this development).
C. 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.
The City Council finds that the general design (as amended), construction, operation and
maintenance of the multi-family uses will be compatible with other uses in the general
neighborhood and with the existing and intended character of the vicinity as to not
adversely change the character of the area. The City Council finds that a higher density
residential use on this site should be compatible with the neighborhood (provided the
applicant complies with all UDC provisions.) Staff recommends that the Commission
reference any public testimony that may be presented to determine whether or not the
proposal will adversely affect the other properties in the area.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity.
The City Council finds that the proposed development should not adversely affect other
property in the vicinity if the applicant complies with all CUP conditions and constructs
all improvements and operates the use in accordance with the UDC standards.
E. 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.
Please refer to the comments and conditions prepared by the Meridian Fire Department,
Police Department, Parks Department, Sanitary Services Company and ACRD in Exhibit
B.
F. 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.
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR SELWAY FINDINGS
The City Council finds that the applicant should be required to pay to extend the sanitary
sewer and water mains into the site. No additional capital facility costs are expected from
the City. The applicant and/or future property owners will be required to pay highway
impact fees. Commission finds that the proposed uses should not create excessive
additional costs for facilities or services and should not be detrimental to the economic
welfare of the community.
G. 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.
The City Council finds that the proposed development will not involve uses that will
create nuisances that would be detrimental to the general welfare of the surrounding area.
Commission does not believe that the amount of traffic or noise generated will be
detrimental to the general welfare of the public. Staff recommends that the Commission
reference any public testimony that may be presented to determine whether or not the
proposal may cause health, safety or environmental problems of which staff are unaware.
H. 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.
The City Council finds that the proposed development will not result in the destruction,
loss or damage of any natural feature(s) of major importance. Staff recommends that the
Commission reference any public testimony that maybe presented to determine whether
or not the proposed development may destroy or damage a natural or scenic feature(s) of
major importance of which staff is unaware.
2. Private Street Findings:
A. The Design of the private street meets the requirements of this Article;
The applicant will have to certify that the Ada County Street Naming Committee has
accepted the private street name(s). The design of the street(s) meets the standards as set
forth in UDC 11-3F-4; no gates are allowed. Roadway and storm drainage shall be
contained on site.
B. Granting approval of the private street would not cause damage hazard, or
nuisance, or other detriment to persons property, or uses in the vicinity; and
The City Council does not anticipate any hazard, nuisance or other detriment from the
private streets if they are constructed and maintained as designed.
C. The use and location of the private street shall not conflict with the comprehensive
plan and/or the regional transportation plan.
The location of the private street does not conflict with the Comprehensive Plan and/or
the regional transportation plan.
Exhibit C