HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
STAFF REPORT Hearing Date: April 22, 2008
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
(208) 884-5533
SLJ13JECT: Regency at River Valley (Revised)
9 AZ-08-003
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Annexation and Zoning of 12.06 acres from RUT (Ada County) to R-40
(High Density Residential) (10.56 acres) and C-C (Community Business) (1.5
acres) zoning districts
* CUP-08-004
Conditional Use Permit for a multi -family residential development in a
proposed R-40 zoning district
Vaf:iafiee to UDG 11 3H 4 B whieh prohibits now aeeess peii4s to state
highways; r-equest to allow a teffiper-ar-y aeeess to S14 55/Eagle Read uPAil
stieh fifne as E. River- Valley Read is eenstfuete Withdrawn
Variance to UDC Table 11-3C-6 for a reduction in the number of covered
parking spaces required for multi -family dwellings
The Commission heard these qpplications at the public hearing on March 6, 2008. At the meeting on
March 6, the qoficant decided to withdraw the Variance (VAR-08-001) request for a tempora
access to SH 55IEagle Road. At that meeting, the Commission voted to continue the project until the
March 200* meeting so staff could update the conditions of qpproval (Staff had od6nall included
y
draft conditions of qpproval because Staff was recommending several signiflcant changes to the site
plan); so the site plan could be revised bV the qpplicant, and so comments1conditions could be
obtained from ACHD. On March 6, the maker of the motion for continuance stated that they wou
like to see the following changes made to the site plan: 1) Add an emergency access only drivewqy to
All
ys Way; 2) Provide a 10-foot wide multi -use pathway on the site in accordance with Parks
De access to Eagle Road. The maker of the motion
partinent comments; and 3) Remove the temporaty
also stated that their recommendation for g"roval would be prefaced on the qpplicant and NMID
reaching an agreement pertaining to the relocation of the Downey SublateraL The Commission
sWorted the Variance (VAR-08-002) request for a reduction in the number of covered parhwg
Waces required. The gpplicant has submitted a revised site plan, which staff has reviewed and made
modiflcations to the staff neport accordingl
y.
Chanzes to the staff report since the March 6h version are in bold, italics and underline.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Mason & Stanfield, Inc., has applied for Annexation and Zoning (AZ) of 12.06 acres
from RUT (Ada County) to R-40 (High Density Residential) (10.56 acres) and C-C (Community
Business) (1.5 acres). Concurrently, a Conditional Use Permit (CUP) is requested for a multi -family
residential development on 10.56 acres in a proposed R-40 zoning district. Two A variances (VAR) to
Regency at River Valley (revised) PAGE I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
the Unified Development Code afe is also requested as follows: 1) Nlar-ianee to UDG 11 314 4B-,
whiehpr-ohihi#;44RAA'AP. ass points to state highways to allow atempor-ar-yaeeessto S14 55,LE4&
Road upAil seek time as R. Rivef Valley Road is eenstfueted; and-24 Variance to UDC Table I I -3C-6
for a reduction in the number of parking spaces required for multi -family dwellings in covered
carports or garages
The applicant is proposing 204 multi -family living units within 9 apartment buildings, a clubhouse,
swimming pool area, a putting green, several gazebos, an entry water feature, pathways, extensive
landscaping, and a playground area.
The site is located at 2500 N. Eagle Road, approximately 1/2 mile north of the Fairview/Eagle
intersection on the east side of Eagle Road. The subject property is currently located within the
Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ, CUP, & VARls) were submitted to the Planning Department for
concurrent review. By city code, the Planning & Zoning Commission is not required to hold a
hearing on or act on the two variance applications. However, because the variance requests -are is
integral to the project, staff recommends that the Commission, as part of their action, state a
preference on the two variance requests. Below, staff has provided a detailed analysis of the
proposed applications. Staff is recommending approval of the subject AZ and CUP applications
per the conditions of approval in Exhibit B and the Development Agreement provisions in
Section 10. Staff is recommending denial of the VAR application per the analysis in Section 10
and the findings in Exhibit D. Staff is FeCommending se'VeFal significant changes to the site
plan. For this Feason, and beeause eomments have not yet been received fFom ACHD a
1TD, Staff is requesting that this pFojeet be heard by the Conupission on MaFeh 6'4yat-th"
the CormWssion defer action until a lateF date to give the applicant time to make Fevisions to
the site plan, as staff has listed in Section 10 and Exhibit B-.
The Meridian Plannim & Zonin2 Commission heard these items on March 6. and 20. 2008. At
the public hearing on March 20th, they moved to recommend approval of the subject AZ and
CUP request.
a. Summary of Commission Public Hearing:
i. In favor: Lars Anderson, Bach Homes; Scott Stanfield, Mason Stanfield
Engineering
ii. In opposition: None
iii. Commenting: Andrew Wilk
iv. Written testimony: David Kleiner, Andrew Wilk
v. Staff presenting application: Caleb Hood; Sonya Watters
A. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. The addition of an emergency access driveway to the site from Allys Way;
ii. Support of the request for annexation of 1.5 acres with a C-C zoning designation i
the Variance request for a temporarV access to Eagle Road is withdrawn;
iii. Removal of one of the multi -family structures in order to provide covered parkin
as required by the UDC for multi -family developments;
iv. The request for a variance for a reduction in the number of covered parking spaces
required;
v. The encroachment of structures and landscaping within the easement for the
Stokesberr-Y/Downey Lateral along the south boundary and the proposed relocation
of the lateral and easement further to the south;
Regency at River Valley (revised) PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
vi. Allowance of a 5-foot wide multi -use pathway through the site within a public use
easement and sisma2e identifying it as a public pathway if a 10-foot wide pathway is
constructed along Allys Way and E. River Valley Road, as approved by the Parks
Department;
c. Key Commission Change(s) to Staff Recommendation:
i. Required an emergency access only driveway to Allys Way;
ii. Required a multi -use pathway on the site in accordance with Parks Department
comments,
iii. Removed the temporary access request (Variance) to Ea2le Road; and
iv. Recommendation of approval is based on the applicant and NMID reachin2 a
agreement pertaining to the relocation of the Downey Sublateral.
d. Outstanding Issue(s) for City Council:
i. The Commission was supportive of the requested variance for a reduction in the
number of covered parking spaces required; staff is not supportive. If the parkin
variance is not aranted a ne-*-*- site plan should be submitted.
ii. Comments from ACHD have not yet been received.
iii. The applicant has not vet submitted a private street application as required in
Condition 1.2.3.
3. PROPOSED MOTION
Partial Approval/Partial Denial
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-08-
003 and CUP-08-004 and the fequest fer- annexation & zening of 10.56 aer-es to R 40; and denial e
the feqttest for- annexation & zoning of 1.5 aer-es to G G, asseeia4ed with file numbef AZ 08 003 and
VAR 08 0 deny File Number VAR-08-002, as presented in the staff report for the hearing date
of April 22, 2008 with the following modifications: (Add any proposed modifications.)
Approval
After considering all staff, applicant, and public testimony, I move to approve File Numbers AZ-08-
003, CUP-08-004, VAR 08 001 and VAR-08-002, as presented during the hearing, with the
following modifications: (Add any proposed modifications.) (You should state specific reasons for
approval of the variance.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-08-003,
CUP-08-004, VAR 08 001, and VAR-08-002, as presented during the hearing, for the following
reasons: (You should state specific reasons for denial of the annexation, conditional use pen -nit, and
variance, and what the applicant could do to gain your approval in the future.)
Continuance
I move to continue File Numbers AZ-08-003, CUP-08-004, VAR 09 001, and VAR-08-002 to the
hearing date of (insert continudd hearing date here) for the following reason(s): (You should state
specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
2500 N. Eagle Road (Parcel #S1 104233914 & #S1 104233920)
NW V4of Section 4, T. 3N., R. I E.
b. Owners:
Regency at River Valley (revised) PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
RAMI, LLC; MBJR, LLC; Eagle Mesa, LLC; Eagle Coulter, LLC; JACOM, LC
c. Applicant:
Mason & Stanfield, Inc.
314 Badiola Street
Caldwell, Idaho 83605
d. Representative: Lars Anderson, Bach Homes
e. PresentZoning: RUT(AdaCounty)
f. Present Comprehensive Plan Designation: Mixed Use -Regional
g. Description of Applicant's Request:
From the applicant's narrative: "We are requesting annexation of two zones and an
accompanying CUP. The annexation request includes 1.5 acres (for C-C zone) for the westerly
portion adjacent to Eagle Road and 10.91 acres for an R-40 zone. The request complies with the
current Comprehensive Plan. The project will comply with the UDC with the exception of
covered parking and a tempefar-y aeeess to N. Eagle Read." (See Applicant's letter for more
detail.)
1. Date of Site Plan (attached in Exhibit A): MaFeh 15, 20 3/12/08 (stamped by R. Scott
Stanfield, P.E., and Darin Holzhey, P.L.S., on V31/08)
2. Date of Landscape Plan (attached in Exhibit A): januar-y 23, 2 1/08 (prepared by Lars
Anderson, Bach Homes)
5. PROCESS FACTS
a. The subject application will in fact constitute an Annexation & Zoning as determined by City
Ordinance. By reason of the provisions of UDC I I -5A-2, a public hearing is required before the
Commission and City Council on this matter.
b. The subject application will in fact constitute a Conditional Use Permit as determined by City
Ordinance. By reason of the provisions of UDC 11 -5A-2, a public hearing is required before the
Commission and City Council on this matter.
c. The subject applications will in fact constitute a Variance as determined by City Ordinance. By
reason of the provisions of UDC 11 -5A-2, a public hearing is required before the City Council on
this matter.
d. Newspaper notifications published on: February 18, 2008 and March 3, 2008 (Commission);
March 3 1. and April 14, 2008 (City Council)
e. Radius notices mailed to properties within 300 feet on: February 12, 2008 (Conunission); Marc
28, 2008 (City Council)
f. Applicant posted notice on site by: February 22, 2008 (Commission); Aprff 9. 2008 (City
Council)
6. LAND USE
a. Existing Land Use(s): This property is currently vacant with some existing outbuildings
associated with a former residence.
b. Description of Character of Surrounding Area: This area contains a mix of single-family
residential properties, commercially zoned vacant land, and office uses.
Regency at River Valley (revised) PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
c. Adjacent Land Use and Zoning:
I . North: Vacant commercial property, zoned C-G
2. East: Vacant commercial property, zoned C-G and single-family residences in Reffeather
Estates subdivision, zoned R-4
3. South: Vacant property (in the process of being zoned C-G — Meridian Town Center), zoned
RUT (Ada County)
4. West: Single-family residence and vacant property, zoned RUT (Ada County); office uses
(on the west side of Eagle Road), zoned L-0; and vacant property, zoned C-G
d. History of Previous Actions:
The following applications were submitted for this property in 2006 and all were denied by the
City Council:
• Annexation and Zoning (AZ-06-035) of 12.06 acres to C-C (Community Business District)
(1.50 acres) and R-40 (High Density Residential) (10.56 acres)
• Conditional Use Permit (CUP-06-022) for a multi -family development consisting of 204
multi -family residential units
• Private Street (PS-06-006) request adjacent to the proposed multi -family units
• Variance (VAR-06-014) request to UDC I I -3C-6A to provide less than the required number
of covered parking stalls for multi -family dwellings
• Variance (VAR-06-015) request to UDC 11 -4.3.27133 to provide less than 80 square feet of
private, usable open space for each multi -family dwelling unit
• Variance (VAR-06-016) request to UDC 11 -3h-4132 to construct a vehicular access to a state
highway at a location other than a section line road or the half mile mark between sections
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: This property is proposing to connect to sewer mains located in Eagle
Road.
Location of water: This property is proposing to connect to water service mains located in
Eagle Road.
Issues or concerns: None
2. Canals/Ditches Irrigation: The South Slough runs along the northern boundary of this site.
The Downey Sublateral runs along the south boundary of the site.
3. Existing trees: There are existing trees on the site that are proposed to be removed. The
applicant shall comply with the mitigation requirements listed in UDC 11 -313-1 OC.
4. Floodplain: This property does not lie within the floodplain or floodway.
5. Hazards: The South Slough is located along the northern boundary of this site and may
create a water hazard for small children as it will remain uncovered.
6. Proposed Zoning: R-40 (High Density Residential) (10.56 acres) & C-C (Community
Business) (1.5 acres)
7. Size of Property: 12.06 acres
Regency at River Valley (revised) PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
f, Landscaping
1. Width of street buffer(s): A 35-foot wide buffer is required along Eagle Road/SH 55, an
arterial street; a 20-foot wide buffer is required along Allys Way, a collector street, and a 20-
foot wide buffer will be required along the future E. River Valley Road, a collector street.
Street buffer landscaping shall be installed in accordance with the standards listed in UDC
I I -313-7C.
2. Width of buffer(s) between land uses: A 25-foot wide buffer is required in commercial
districts adjacent to any existing residential uses. There is currently an existing residence
(parcel #1104234102) located at the south boundary of the portion of the property proposed
to be zoned commercially. If the residential use of this property exists at the time of
development (i.e. CZC submittal), a 25-foot wide buffer shall be provided along that
boundary. Buffers to adjoining land uses shall be installed in accordance with the standards
listed in UDC I I -313-9C.
3. Percentage of site as open space: 18% or 1.91 acres of useable open space
4. Other landscaping standards: Parking lot landscaping shall be installed per the standards
listed in UDC 11 -313-8C.
g. Amenities: Per UDC I I -4-3-27D.2, 4+ amenities are required for this development with at least
one from each category (i.e. quality of life, open space, recreation). The following amenities are
proposed: walking trails, clubhouse, water feature, swimming pool, a putting green, several
gazebos, and a tot lot. The applicant has complied with this requirement.
h. Off -Street Parking: UDC I I -3C-6 requires multi -family dwellings with I bedroom to have 2
parking spaces per unit, 1 in a covered carport or garage. The site plan shows 48 ]-bedroom units,
which requires 48 covered spaces and 48 uncovered spaces. Multi -family dwellings with more
than 1 bedroom are required to have 2 parking spaces per unit in a covered carport or garage. The
site plan shows 156 units with more than I bedroom, which requires 312 covered spaces. A total
of 360 covered spaces and 48 uncovered spaces are required on the sitefor a total of408 spaces.
The applicant has provided 2-9L5-299 covered spaces and 1" 109 uncovered spacesfor a total of
408 spaces. A variance is requestedfor a reduction in the number of coveredparking spaces
required.
i. Required Dimensional Standards for Multi -family Residential Use in the R-40 Zone, per UDC
11-4-3-27B and 11-2A-8:
1. Minimum Building Setback: A minimum 20-foot wide setback is required along the south
and east property boundaries adjacent to E. River Valley Road and Allys Way because of the
required 20-foot wide street buffers (per UDC Table 11 -2A-8) and a minimum I 0-foot wide
setback is required along the north and west property boundaries (per UDC 11-4-3-27B).
2. Maximum Building Height: 60 feet
Summary of Proposed Streets and/or Access: Access to the site is proposed from two access
points to/from the future extension of E. River Valley Road. Avarianee for- tempefafy aeeess te
Eagle Read thfeti&h the pr-epefty pFepesed to be zened G C is also Fequested; Staff is met
suppeFtive of the proposed tempefe.-y aeeess to Eagle Read The applicant is proposing to
construct 25' 26' drive aisles within the multi -family development; Staff is requesting that
the applicant submit a private street application and that minimum 26-foot wide private
streets are provided. The applicant is proposing to construct a segment of Allys Way on the east
boundary of the site in alignment with the existing Allys Way north of the site, on the north side
of Ustick Road; Staff is supportive of Allys Way being constructed. An emergency only access
to Allys Way to the east is not proposed; Staff is Fequesting an areess to Allys Way be provide
Regency at River Valley (revised) PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
supportive of this access.
Further, as of the print date of this report, comments have not been received from ACHD.
However, Staff spoke with Matt Edmonds at ACHD and he stated that the applicant will be
required to construct half the street section of E. River Valley Road abutting the site consisting of
24 feet of pavement and a 7-foot wide sidewalk (as proposed by the applicant). The applicant is
proposing to dedicate and construct the whole right-of-way for Allys Way on the eastern portion
of the site. Matt did not think that an emergency access point to Allys (as required by City Staff)
to/from the site would be a problem. Further, ACHD is requiring a road trust deposit for half of
the construction cost of the bridge over the South Slough.
Please see Section 10, Analysis, and Exhibit B of this reportfor more information.
7. COMMENTS MEETING
On February 15, 2008 a joint agency and department meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary
Services Company. Staff has included comments, conditions and recommended actions in Exhibit B
below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use — Regional" on the Comprehensive Plan Future Land Use
Map. In Chapter VH of the Comprehensive Plan, this designation is defined in part as an area that is
situated in highly visible or transitioning parts of the City where innovative and flexible design
opportunities are encouraged. The MU-R designation allows for over 200,000 square feet of non-
residential uses, residential densities ranging from 3 to 40-dwelling units per acre, mixed use
neighborhood and mixed use commercial uses, as well as regional commercial uses such as
entertainment and employment centers and clean industry. Staff believes that the requested C-C and
R-40 zoning of the property with 17.86 dwelling units per acre planned for the multi -family portion of
the development, complies with the MU-R designation for this property (please see Analysis, Section
10 below for more information).
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):
0 Chapter V11, Goal 111, Objective A, Action I - Require that development projects have
planned for the provision of all public services.
"en the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the subject
property in thefollowing manner.-
> Sanitary sewer and water service will be extended to the project at the developer's
expense.
> The subject lands currently lie within thejurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under thejurisdiction of the Meridian City Fire
Regency at River Valley (revised) PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
Department, who currently shares resource andpersonnel with the Meridian Rural Fire
Department.
> The subject lands currently lie within thejurisdiction of the Ada County Sheri s Offce.
Once annexed, the lands will be serviced by the Meridian Police Department (MPD).
> The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (A CHD). This service will not change.
> The subject lands are currently serviced by the Meridian School District No. 2. This
service will not change.
> The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
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 V, Goal 1, Objective A, Action 4 — Develop and maintain greenbelts along
waterways.
The applicant is proposing to construct a section of multi -use pathway on the site that will
connect to the future master pathway planned along the north side of the South Slough via a
pedestrian bridge at the northwest corner of the site.
Chapter V, Goal 1, Objective A, Action I I — Improve and protect creeks (Five Mile, Eight
Mile, South Slough ... etc.) throughout commercial, industrial, and residential areas.
The South Slough, which runs along the northern boundary of this site, should be improved
and protected during development of the site.
Chapter V, Goal 1, Objective A. I — Preserve and conserve our waterways, wetlands, wildlife
habitat, and other natural resources.
The South Slough, a natural waterway, runs along the northern boundary of this site. As a
natural waterway, it will remain open and should be preserved.
Chapter VII, Goal 1, 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.
The applicant is proposing to construct a 6-foot tall chain linkfence along the north property
boundary adjacent to the South Slough in accordance with UDC 11-3A-6B3. Six-foot tall
vinylfencing is proposed along the west property boundary. Temporary constructionfencing
shall be constructedprior to release of buildingpermits in all areas where permanentfencing
is notproposed, to contain debris during construction.
Chapter V, Goal III, Objective D, Action 3 — Require all new parking lots to provide
landscaping in internal islands.
Landscaping is shown on the landscape plan within the parking areas in planter islands for
the residential portion of the development. All parking lot landscaping shall be installed per
the standards listed in UDC 11-3B-8C
Chapter VII, Goal IV, Objective C, Action I - Protect existing residential properties from
incompatible land use development on adjacent parcels.
Regency at River Valley (revised) PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
The applicant is proposing a residential zone adjacent to Red(eather Subdivision, a
residential subdivision, at the east boundary of the site and the existing residence at the
southwest corner of the site. The extension of Allys Way also separates this site from
Red/eather Subdivision. If the property adjacent to Eagle Road is zoned commercially as
proposed, a 25-foot wide landscape buffer is required to be constructed adjacent to
residential uses. Stafffinds that the proposed residential development should be compatible
with the existing residentialproperties in the area.
Chapter VH, Goal 1, Objective C, Action 4 — Require new residential development to meet
development standards regarding landscaping, signage, fences, and walls, etc.
The Applicant will be required to construct a 20-foot wide landscape buffer along E. River
Valley Road that complies with UDC 11-3B-7, Landscape Buffers along Streets. All signage
proposedfor the site must be approved through a sign permit and shall comply with UDC I I -
3D-10, Table 2. Fencingproposed on the site shall comply with UDC 11-3A-7.
Chapter VII, Goal IV, Objective C, Action 10 — Support a variety of residential categories
(low-, medium-, and high -density single-family, multi -family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
Staff believes that the proposed high -density multi -family residential development will assist
in providing a variety ofresidential housing opportunities in the City.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) I I -2A-2 lists multi -family developments as
a conditional use in the R-40 zoning district. Specific Use Standards (UDC 11 -4-3 -27) apply to
multi -family developments; please see Section 10, Analysis below for more information. UDC
Table I I -2B-2 lists several uses that are principal permitted uses, conditional uses, and prohibited
uses in the proposed C-C zoning district. Among the principal permitted uses are animal care
facilities; indoor/outdoor arts, entertainment or recreation facilities; building material, garden
equipment and supplies; churches, group daycares, education institutions, financial institutions,
flex space, fuel sales facility, healthcare or social services, information industry, Laundromat,
mortuary, nursery or urban farm, parks, personal or professional service, public/quasi-public use,
restaurant, retail store, minor vehicle repair, vehicle washing facility, vertical integrated
residential project, etc.
b. Purpose Statement of the Proposed Districts:
Residential Districts: Per UDC 11 -2A- 1, 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.
Commercial Districts: Per UDC 11 -2B- 1, the purpose of the commercial districts is to provide for
the retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Four districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location of
the district in proximity to streets and highways.
Regency at River Valley (revised) PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
10. ANAILYSIS
Analysis of Facts Leading to Staff Recommendation:
is also recommending
Jr-.,
that the
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C C zoned
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to Eagle Road be
this time. For
these reasons, and
because
area adjacent
not annexed at
have been froom
ACHD and
1TD, Staff is requesting
that
eomments
this
not yet receive
he heard by the C
6_' Nut
that the Conunission
defer-
project
action
R
lateF date to the
-A.4-1—mr-eh.
to make revisions
to the site
and landscape
until a
give applicant time
i
Staff has detailed
and listed ehanges
plan
needed to
plan.
faVOFable
provided anal YSIS
the
family poFtion
of this development
pFoceed with
below.
a
Feconunendation on BMW
Annexation & Zoning (AZ): Based on the policies and goals contained in the
Comprehensive Plan and the Future Land Use Map designation of Mixed Use — Regional,
Staff believes that the requested R-40 and C-C zoning districts are appropriate for this
property. However-, Staff does not believe that annexation of the 1.5 aer-e portion of the
property PFOPosed for- C C zoning is in the best inteFest of the City of this time for- the
following reason! Staff believes that access to the portion of the property proposed to be
zoned C-C and all of the properties frontinj! Eagle Road/SH 55, south of the South
Slou2h, should be provided from the south via a backage road that connects to the
future E. River Valley Road and that a cross-access/in2ress-egres! easement should be
provided to the properties to the north and south from the suboect propertV.—
, a*d4hfA
temporary aeeess to/fOom Eagle Road/SH 55 to the site should not be allowed. 1se
Alar-innee (AIAR 08 001) analysis below for- more infer-mation.1 Staff believes that uUntil
the residential property to the south re -develops, the proposed commercial portion of
the property will not be able to access E. River Valley Road, and should not use Eagle
Road as access. Fur-ther-, Staff believes that all 4 of the pr-opeFties f-Fenting Eagle
Road/SH 55, south of the South Slough, should be neeessed via a backage road to/fFo
E. River- Valley Road. For- this reason, Staff is not Feeommending appr-oval of the
annexation for- the eommeFeial portion of the PFO Staff is recommendin$! approva
of the annexation and zonin2 of 1.5 acres to C-C (see le2al description & exhibit map fo
C-C zone in Exhibit C.3).
Staff is however- supportive of the requested R-40 zoning designation for the eastern
portion of the property proposed for multi -family residential use for the following
reasons: The Comprehensive Plan future land use designation for this property of MU-
R allows for residential densities of 3 to 40 units per acre. The applicant is proposing
204 residential units within a proposed R-40 zoning district, which allows for the
property to develop within the desired densities stated in the Comprehensive Plan for
this area. Further, Staff believes that a multi -family development would be appropriate
and would contribute to the variety of uses in this area. For these reasons, Staff is
recommending of approval of the annexation and zoning of 10.56 acres to R-40 (see
legal description & exhibit map for R-40 zone in Exhibit C.2).
Please see Exhibit D for a detailed analysis of the required facts and findings for an
annexation & zoning request.
The legal description submitted with the application (stamped on June 14, 2006 by Darin
Holzhey, PLS) is accurate and meets the requirements of the City of Meridian and Idaho
State Tax Cominission.
UDC I 1 -513-3132 provides the Planning & Zoning Commission and City Council the
authority to require a property owner to enter into a Development Agreement (DA) with the
Regency at River Valley (revised) PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
City of Meridian that may require some written cominitment for all future uses. Because of
the nature of the development and the high density zoning district proposed by the
applicant, Staff believes that a DA is necessary to ensure that the site develops in a
manor that is consistent with said plans. Staff has included a list of recommended DA
provision below. If the Commission or Council feels additional development agreement
provisions are necessary, staff recommends a clear outline of the commitments of the
developer being required.
Development Agreement: A Development Agreement (DA) will be required as part of
annexation of this property. Prior to annexation approval, a DA shall be entered into between
the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and
the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433, within 6
months of City Council approval to initiate this process. The DA shall include, at minimum,
the following:
a. A maximum of 204 multi -family residential units shall be allowed to be constructed
on the site.
b. A minimum 5,868 square foot clubhouse shall be constructed on the site, as
proposed.
c. At a minimum, amenities shall be constructed on the site as proposed on the site
plan (i.e. clubhouse, water feature, swimming pool, walking trails, tot lot, gazebos,
etc.).
d. All multi -family structures shall comply with the architectural standards listed in
UDC 11-4-3-27E. Structures shall be constructed on the site in accordance with the
elevations attached in Exhibit A.
e. The site/structures shall comply with the Specific Use Standards listed in UDC 11-4-
3-27 for multi -family developments.
f. The applicant shall comply with the parking standards listed in UDC 11-3C-6 for
multi -family developments as follows: for 1 bedroom units, there shall be two
parking spaces with at least one in a covered carport or garage; and for units with
more than one bedroom, 2 parking spaces shall be provided, both in a covered
carport or garage. No variance to this standard is granted.
g. A legally binding document shall be recorded that states the maintenance and
ownership responsibilities for the management of the development, including, but
not limited to, structures, parking, common areas, and other development features,
per UDC 11-4-3-27G.
h. Access to this site shall be provided from E. River Valley Road and an emergency
only access shall be provided from Allys Way. Access to Eagle Road is prohibited.
i. The applicant shall dedicate right-of-way and construct Allys Way in accordance
with ACHD standards, in alignment with Allys Way north of the site, on the north
side of Ustick Road, prior to release of occupancy of any structure on this site.
j. The applicant shall construct (or have available) at least half the street section of E.
River Valley Road (24 feet of pavement and 7-foot wide sidewalk) in accordance
with ACHD standards, prior to release of occupancy of any structure on this site.
k. All existing buildings on the site shall be removed prior to release of building
permits for this development.
1. Twenty-six foot wide private streets shall be provided within the site in accordance
with the standards listed in UDC 11-3F-4.
in. A 20-foot wide street buffer will be required along the future extension of E. River
Valley Road, per UDC Table 11-2A-8. Landscaping shall be provided in said
buffer in accordance with the standards listed in UDC 11-3B-7C, Landscape
Regency at River Valley (revised) PAGE I I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
Buffers along Streets. If NMID will not allow landscaping (i.e. trees) within their
easementfor the Downey Sublateral and if there is not sufficient room outside of the
easement for the street buffer, the applicant shall provide an additional 5-foot wide
stripfor landscaping outside of the NMID easement, per UDC 11-3B-70b.
n. The Downey Sublateral easement along the southern boundary of the site shall
either be relocated so that structures do not encroach within the easement OR the
structures shall be relocated outside of the easement, prior to submittal of thefirst
Certificate of Zoning Compliance application for the parking and common areas.
o. A 20-foot wide street buffer will be required along Allys Way, per UDC Table 11 -
2A-8. Landscaping shall be provided in said buffer in accordance with the standards
listed in UDC 11-3B-7C, Landscape Buffers along Streets.
p. Landscaping shall be provided on the site in accordance with the specific use
standards for multi -family developments listed in UDC 11 -4-3 -27F.
q. The applicant shall construct 6-foot tall vinyl fencing along the west property
boundary and 6-foot tall chain link fencing along the north side of the property
adjacent to the South Slough as depicted on the landscape plan. Temporary
construction fencing is required to be installed where permanent fencing is not
proposed, around the residential portion of the site prior to issuance of building
permits to contain debris during construction. Fencing shall be constructed in
accordance with the standards listed in UDC 11-3A-7.
r. A minimum 5-foot wide perimeter landscape buffer is required adjacent to parking
and vehicular use areas along the north boundary of the site and adjacent to the
existing residence on the west boundary of the site, per UDC 11-3B-8C. Said buffer
is required to be planted with one tree per 35 linear feet and shrubs, lawn, or other
vegetative ground cover. If NMID will not allow trees within their easementfor the
South Slough, the applicant may apply for Alternative Compliance in accordance
with UDC 11 -5B-5.
s. A 10-foot wide multi -use pathway and bridge over the South Slough shall be
constructed on the site in accordance with the Parks Department conditions
contained in Exhibit B and the standards in the Master Pathways Plan and UDC 11 -
3A-8.
t. With the first CZC application, include mitigation details for the 9 existing trees on
the site, consisting of 120 caliper inches, proposed to be removed, in compliance
with UDC 11-3B-10. Contact Elroy Huff, City Arborist, 888-3579 for more
details.
u. The applicant shall submit a Certificate of Zoning Compliance (CZC) for approval
of all of the parking and common areas on the site prior to submittal of CZC's for
structures.
v. A Certificate of Zoning Compliance is required prior to issuance of a building
permit for any and all of the proposed multi -family structures within this
development. All structures must substantially comply with the building elevations
submitted with this application (see Exhibit A), the architectural standards listed in
UDC 11-4-3-27E for multi -family developments, and conditions of approval and
DA provisions listed in Exhibit B of this report. NOTE. A CZC gpplication may
include multi
plelall multi -family structures within the develqpment.
w. A Certificate of Zoning Compliance is required prior to issuance of a buildin
permit for the commercial portion of the development. Because the commercial
portion of the property is located adiacent to an entrVway corridor (Ea2l
Regency at River Valley (revised) PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
Road), the future structure(s) and site shall be subject to the design standards
listed in UDC 11-3A-19C.
x. Development of the C-C zoned portion of the site shall not occur until such time
as access is provided to/from E. River Valley Road or some other
fronta2e/backalle street, direct lot access to Eaele Road is prohibited.
y. A backage road shall be constructed on the east side of the C-C zoned portion of
the site and a cross-access/inizress-e2ress easement shall be provided to the
properties to the north and south for an extension of the backa2e road and
future access to E. River Valley Road. A copy said cross-access/in2ress-e2ress
easement shall be provided to the Plannin2 Department prior to issuance of the
issuance of a certificate of zoning compliance application for the first multi-
family buildin2.
2. Conditional Use Permit (CUP): The applicant has submitted a site plan (stamped by Scott
Stanfield on 1/31,108 3/12/08, included as Exhibit A.2). The site plan depicts 9 multi -family
residential structures consisting of a total of 204 residential units and a 5,868, square foot
clubhouse for the portion of the site proposed to be zoned R-40. These units consist of 28 1 -
bedroom units consisting of 833 square feet (s.f.) each; 20 1 -bedroom Executive units
consisting of 871 s.f. each; 104 2-bedroorn units consisting of 1,037 s.f. each; 28 2-bedroom
Executive units consisting of 1,110 s.f. each; and 24 3-bedrom units consisting of 1,228 s.f.
each (see floor plan of multi -family units in Exhibit A. 10). The overall square footage of
residential uses proposed for the property is 209,144 s.f. The applicant states that this project
will not be phased but may take a couple of years to construct.
Parking is provided on the site for the multi -family units as follows: There are 7 garage
structures depicted on the plan that contain 6 parking spaces each for a total of 42 enclosed
spaces; 253�257 carport parking spaces are provided that allow for a total of 2-9-5299 covered
spaces; and 44-3 109 open stalls are provided for a total of 408 parking stalls provided on the
site (see coveredparking analysis belowfor more information on compliance with UDC
standards). Alete.- The total nHmber ef eaveicedpa4ing spaee�y shei�w an the site plan i-9
ineerreet-,- it shetiN be 295 instead ef 299, Per UDC 11-3C-5B, all off-street parking areas
shall be provided with a substantial wheel restraint to prevent cars from encroaching
upon abutting private and public property or overhanging beyond the designated
parking stall dimensions. Wheel stops are not depicted on the site plan. The applicant
must either install wheel stops for all parking adjacent to sidewalks or landscaping or
the sidewalk or landscape area may be widened 2 feet to allow for vehicle overhang, and
the stall length may be reduced by 2 feet (from 19' to 17'). Bicycle parking is also
required on the site as follows: 1 bicycle parking space is required for every 25 proposed
vehicle parking spaces or portion thereof, per UDC 11-3C-6G. Because 408 parking
stalls are proposed on the site, 16 bicycle spaces are required to be provided. As a
provision of the DA, the applicant shall submit a Certificate of Zoning Compliance (CZQ
for approval of all of theparking and common areas on the siteprior to submittal of CZCs
for structures.
Several amenities are proposed on the site in compliance with LJDC standards (see amenities
analysis belowfor more information).
The property proposed to be zoned C-C is included on the site plan with a conceptual plan of
how the property may develop in the future; however, no development of the 1.5 acre C-C
property is proposed at this time. If the property is annexed, a backage road should be
constructed along the east boundary of the commercial district, in compliance with the
standards listed in UDC 11-3114B3. Further, a cross-access/ingress-egress easement
Regency at River Valley (revised) PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
should be provided to the properties to the north and south of the site. No development
of this site should occur until the backage road is connected to River Valley Road.
Per UDC I I -2A-2, Multi -family Developments require conditional use permit approval and
must comply with the Specific Use Standards listed in UDC 11 -4-3-27 as follows:
a. Setbacks: Buildings shall provide a minimum setback of 10 feet, unless a greater
setback is otherwise required by the UDC. (UDC Table I I -2A-7 requires a greater
setback of 15 feet in the rear.) The building envelopes shown on the site plan meet the
minimum setback requirements stated However, the structures shown along the south
boundary encroach approximately 12jeet into the Nampa Meridian Irrigation
District's easementfor the Downey Sublateral. (See discussion below under "ditches,
canals, & laterals.'q
b. Service areas: On -site service areas, outdoor storage areas, waste storage, disposal
facilities, and transformer or utility vaults shall be fully screened from view from any
public street. The Applicant shall comply with this requirement.
c. Private, usable open space: 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. Private usable open space is proposedfor each unit that
exceeds the minimum amount required by the UDC (I bedroom units contain 84 square
feet of deck area, and 2 & 3 bedroom units contain 81 squarefeet of deck area.)(See
floorplan attached in Exhibit A. 10.) Staff is supportive of the proposed private, usable
open space.
d. Developments with 20 units or more shall provide the following: A property
management office, a maintenance storage area, a central mailbox location (including
provisions for parcel mail), and a directory and map of the development at a convenient
location. This development does contain more than 20 units and will comply with this
requirement. A property management office and central mailbox location with parcel
storage is proposed within the clubhouse (see clubhouse floorplan in Exhibit A. 11). A
directory and map of the development is shown at the entrance of the development on the
landscape plan (see Exhibit A. 3). The applicant states that the maintenance storage area
will be located within garage building #L Staff is supportive of the proposed amenities.
e. Covered Parking: UDC 11-3C-6 requires that multifamily developments shall provide
parking as follows: for 1 bedroom units, there shall be two parking spaces with one in a
covered carport or garage; and for units with more than one bedroom, 2 parking spaces
shall be provided in a covered carport or garage. The siteplan shows 48 1-bedroom
units, which requires 48 covered spaces and 48 uncovered spaces. The site plan shows
156 units with more than Medroom, which requires 312 covered spaces. A total of 408
stalls; 360 covered spaces and 48 uncovered spaces are required on the site. The
applicant has provided 2-95 299 covered spaces and 44-3109 uncovered spaces. A
variance is requestedfor a reduction in the number of coveredparking spaces required
from 360 to 2*5 299. Staff is not supportive of theproposedparking variance. (see
Variance analysis below.)
f. Common Open Space Design Requirements: UDC I I -4-3.27C requires a minimum of
250 square feet of outdoor common open space for each unit containing more than 500
square feet and up to 1,200 square feet of living area, and 350 square feet for each unit
containing more than 1,200 square feet of living area. (The common open space shall be
not less than 400 square feet in area, and shall have a minimum length and width
Regency at River Valley (revised) PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
dimension of 20 feet.) Based on the squarefootage of the proposed units, a total of
53,400 squarefeet of common open space is required; 83,312 squarefeet of open space
is proposed on the site plan, which complies with this requirement.
f. Amenities: UDC 11 -4-3.27 requires that multi -family developments with 75 units or
more provide 4 amenities with at least one from each category (i.e. quality of life, open
space, or recreation). Further, for multi -family developments with more than 100 units,
the decision making body shall require additional amenities commensurate to the size of
the proposed development. Because 204 units are proposed with this development at
least 4 amenities are required. Staff believes that the applicant more than complies with
this requirement by providing thefollowing qualifying amenities: 1) walking trails, 2)
clubhouse, 3) waterfeature, 4) swimming pool, 5) a putting green, 6) several gazebos,
and 7) a tot lot.
g. Elevations: Elevations are required to meet the architectural standards set forth in LJDC
11 -4-3-27E. The applicant isproposing 9 multi -family structures, 5 of which consist of
different elevations (they aren't all the same). The structures are allproposed to have
brick veneer masonry, stucco, stone veneer, andfiberglass-reinforced asphalt shingles.
All of the structures are 2-3 stories in height, have the same architectural design and
appearance but are different in size based on how many units they contain. One single -
story clubhouse structure is also proposed with the same construction materials as the
multi -family structures. No colors are listedfor the structures on the elevations but the
colored drawing the applicant submitted contained in Exhibit A. 6 depict 4 different
colors on one structure. All of the structures within the development should have a mix of
colors and materials as depicted on the colored elevation and architectural elevations
contained in Exhibit A. The proposed elevations appear to comply with the architectural
standards. Ifopproved, full compliance with the elevation requirements cited in UDC I I-
4-3-27E, and the elevations submitted with the subject CUP, will be required with the
future issuance of Certificate ofZoning Compliances on this site.
h. Landscaping: Per UDC 114-3-27, all street facing elevations shall have landscaping
along their foundation. The foundation landscaping shall meet the following standards:
> The landscaped area shall be at least 3-feet wide;
> For every 3 linear feet of foundation, an evergreen shrub having a minimum mature
height of 24 inches shall be planted; and
> Ground cover plants shall be planted in the remainder of the landscaped area.
i. Maintenance and Ownership Responsibilities: Per UDC 11 -4-3 -27G, a legally binding
document shall be recorded that states the maintenance and ownership responsibilities for
the management of the development, including, but not limited to, structures, parking,
common areas, and other development features.
Access: Access to the site is proposed from
ReaEVS14 55 and fie the future River Valley Road and an emergency only access to/from
Allys Wa . A 26 feet wide asphalt read is depieted en the site plan ffem Eagle Read-,
thfough the eewunffeial area, and ipAe the residei#ial PeFfien of the develepffiefi4. Per- UPG
! 1 314 4b, ne new appfflaehes dir-eetly aeeessiRg a state higkway shall be allowed. A vananee
is requested fef the pr-eposed tempefar-y aeeess (see analysis belew). The appheant pFopeses
that the aeeess wetild epAy be tempemfy and that it would be vaeated upen the extension of E.
River- Valley Read, at whi� time the pr-epefty would take aeeess from River- Valley. Sta
dees net suppoA the tempeFafy aeeess to Eagle Read and is r-eeewmendiftg that aeeess b
pr-evided to the site 4efn the E. Rivef Valle), Road and Allys Way.The appheant has applied
Regency at River Valley (revised) PAGE 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
f;gr- a pefmit fef a temper-afy fig14 ifb1r-igh4 aut aeeess to Eagle Read fff)m the 1da
Tr-anspeftation Pepai4mepA; however-, ITP has not yet issued a deeision as ef the pfiFA date of
this r-epoFt. FuFther-, as of the pfifit date of this fepei4, eoffffnepAs have flet been F-eeeived ffe
AG14D. However, Staff spoke with Matt Edmonds at ACHD and he stated that the applicant
will be required to construct half the street section of E. River Valley Road abutting the site
consisting of 24 feet of pavement and a 7-foot wide sidewalk (as proposed by the applicant).
The applicant is proposing to dedicate and construct the whole right-of-way for Allys Way on
the eastern portion of the site. Matt did not think that an emergency access point to Allys (as
required by City Staff) to/from the site would be a problem. Further, ACHD is requiring a
road trust deposit for half of the construction cost of the bridge over the South Slough.
Stub Streets: No 44 street . . 1 on the site phaft, The Fire Department is
requesting that a stub street be provided from the site to Allys Way because of fire code
requirements for the number of dwellings proposed; the applicant has revised the site
plan to include an emergency only access to Allys Way, which staff is supportive of.
Staff has included a condition requiring construction of and access to Allys Way for this
development.
Ally's Way: The future alignment of Ally's Way, which exists north of the site, north of
Ustick Road at the '/4mile, lies along the eastern boundary of the subject property. As part of
the development of this site, the applicant will be required to dedicate right-of-way and
construct Allys Way in accordance with ACHD standards. Further, staff has included a
DA provision that an emergency onl access be provided to/from Allys Way for this
development.
Existing Residences/Buildings: The site currently contains some existing outbuildings that
were associated with a previous residence. The remainder of the site consists of vacant land.
All existing buildings shall be removed prior to release of building pernlits for this
development.
Fencing: The applicant is proposing to construct 6-foot tall vinyl fencing along the west
property boundary and 6-foot tall chain link fencing along the north side of the property
adjacent to the South Slough. Temporary construction fencing is required to be installed
where pen-nanent fencing is not proposed, around the residential portion of the site prior to
issuance of building permits to contain debris during construction. Fencing shall be
constructed in accordance with the standards listed in UDC I I -3A-7.
Landscape Plan: The applicant submitted a conceptual landscape plan for the residential
portion of the site dated 1,123iO7 1/08. The applicant should note the following and/or make
revisions to the landscape/site plan as follows:
Per UDC Table 11-2A-8, a 20-foot wide street buffer will be required along the
future extension of E. River Valley Road, as proposed. ff NMID will not allow
landscqping (i.e. trees) within their easement for the Downey Sublateral and if
there is not sufficient room outside of the easement for the street buffer, th
opplicant shaff provide an additional 5-foot wide for landscAping outside o
the NMID easement, per UDC 11-3B-7C]b;
0 Per UDC Table I I -2A-8, a 20-foot wide street buffer will be required along Allys
Way;
0 Per UDC Table I I -2A-8, a 3 5 -foot wide street buffer will be required along Eagle
Road/SH 55, an entryway corridor (upon development of the commercial portion of
the site when annexed).
Regency at River Valley (revised) PAGE 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
If the property proposed to be annexed with a C-C zoning district is annexed, and at
the time of CZC submittal there is a residence adjacent, a 25-foot wide buffer shall be
provided along the east and/or south boundaries of the commercial site.
Per UDC 11-3B-8C, a 5-foot wide perimeter landscape buffer is required
adjacent to parking and vehicular use areas along the north boundary of the site
and adjacent to the existing residence on the west boundary of the site. Said
buffer is required to be planted with one tree per 35 linear feet and shrubs,
lawn, or other vegetative ground cover. If NMID will not allow trees within their
easement for the South Slough, the applicant may apply for Alternative Compliance
in accordance with UDC 11-513-5.
0 A 10-foot wide multi -use pathway and bridge over the South Slough shall be
provided on the site in accordance with the Parks Department conditions contained in
Exhibit B and the standards in the Master Pathways Plan and UDC 11 -3A-8.
With the first CZC application, include mitigation details for the 9 existing trees on
the site, consisting of 120 caliper inches, proposed to be removed, in compliance with
UDC 11-3B-10. Contact Elroy Huff, City Arborist, 888-3579 for more details.
A detailed landscape plan shall be submitted with the CZC application per the
requirements on the CZC checklist, the conditions of approval noted in Exhibit B, in
accordance with the standards listed in UDC 11 -313.
A detailed review of the final landscaping on this site will take place with the first
Certificate of Zoning Compliance(s) application for the parking areas on this site. The
aforementioned notes/revisions should be reflected on a revised plan submitted with the
CZC application.
Mitigation: The site plan depicts 9 existing trees, consisting of 120 caliper inches, on the site
that are proposed to be removed upon development of the property. Per UDC 11 -3B- 10,
mitigation is required for all existing trees 4-inch caliper or greater removed form the site
with equal replacement of the total calipers lost on site up to an amount of 100% replacement.
Staff recommends that the applicant comply with the mitigation standards listed in LJDC I I -
3B-10C.
Multi -Use Pathway: The Parks Department has submitted the following analysis on the
multi -use pathway required on this site:
The Meridian Pathways Master Plan depicts afuture public pathway along the north side
of the South Slough (aka Finch Lateral or Finch Creek), which crosses the canal near the
location of thefuture Pedestrian Bridge depicted on the site plan, continues south
through the subjectproperty and connects to the intersection ofRiver Valley Road and
Eagle Road.
With the recent annexation of the Meridian Town Centerproperty, we expect to have a
future pathway built in the proposed 60-acre park along the south side of the South
Slough, east of Alley's WaylRecords Drive. This willprovidefor anotherfuture pathway
connection point. To connect with thefuture pathway in 60-acre park site, we
recommend constructing the sidewalk along the north side ofRiver Valley Street as a 10-
foot, detached multi -use pathway.
A northlsouth public pathway connection through the project, in eemplianee with th
PaMways Master P4an, is also required between River Valley Street and the pedestrian
bridge. The applicant has agreed to make the connection, but has requested that this
connection be allowed to be 5feet wide (on the proposed sidewalks) instead of the
Regency at River Valley (revised) PAGE 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
standard 10feet wide due to potential impacts to the project. Siqffjqre)�t
standaiW 10 Abot1gathway be aeeommedatedfar eonsisteney with other 196thways
thFaugheut the City. A4Whi usej9aAifwysheuk4be eenstmetedin ae-par-dame'-wit the
_.h -
standa4s listed in fWG 11 A4 S. Staff supports this request provided the applican
maintains the narrower pathway, sign it for the public, and construct a 10-foot
north -south connection along Ally's Way. (Please see conditions of approval in Exhibit
B.)
Ditches, Laterals, and Canals: The South Slough runs along the northern boundary of this
site. The Downey Sublateral runs along the southern boundary of the site. Per UDC I I -3A-6
all irrigation ditches, laterals or canals, exclusive of any natural waterway, that intersect,
cross or lie within the area being subdivided shall be covered. The South Slough is a natural
waterway and will remain open; the Downey Lateral shall be covered. Per the
Comprehensive Plan, the South Slough should be improved andprotected with
development of thisproperty.
Note: The structures depicted on the site plan along the southern boundary encroach
approximately 12feet within Nampa Meridian Irrigation District's easementfor the
Downey Sublateral. Staff spoke with Steve Earl, Mason & Stanfield, regarding this issue
and he stated that the lateral was going to he relocated 25feet to the south. If the lateral is
relocated, the structures would no longer be within the easement. At the time of CZC
application, the easement should have already been relocated, OR the structures shall be
relocated outside of the easement. The applicant should submit a letterfrom NMID prior to
the next Commission action on this project documenting that they are amenable to
relocating the lateral and easement. Empther-, Skiff is eoneerned that XMW jvW not 090j
tmes i4i*in their easement-, jvhieh womid ereate a street buf-ftr jvA no fmes aletW El. River
1449ey Read-. The appUeant should address-, of the piiblie heating�, how landseqphV wX -be
instaged alomgRiver 14Uey Rea&, in reladon to a reloeated Dojffley Sublater If
will not allow landscapine (i.e. trees) within their easement for the Downey Sublateral and
if there is not sufficient room outside of the easement for the street buffer, the applican
shall provide an additional 5-toot wide strip for landscapinz outside of the NMID
easement, per UDC 11-3B-7C]b;
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, a single -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.
Certificate of Zoning Compliance (CZC): Staff is requesting as a DA provision, that a
CZC application be submitted for approval of all parking and common areas on the site
prior to submittal of CZC's for structures on the site. Additionally, a Certificate of
Zoning Compliance is required prior to issuance of a building permit for any and all of the
proposed multi -family and/or commercial structures within this development. All structures
must substantially comply with the building elevations submitted with this application (see
Exhibit A), the architectural standards listed in UDC 11-4-3-27E for multi -family
developments, and conditions of approval and DA provisions listed in Exhibit B of this
report. Additionally, any future structure(s) proposed on the commercial portion of the
development is required to comply with the design standards listed in UDC 11-3A-19C for
Regency at River Valley (revised) PAGE 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
structures located along entryway corridors. NOTE: A CZC application may include
multiplelall multi -family structures within the development.
Private Streets: The applicant is not proposing private streets within this development. For
addressing purposes, the Fire Department and Public Works is requesting that private
streets be provided within this development. The applicant shall submit a Private Street
application to the City prior to the next Commission meeting. Per LTDC 11-317-4, all private
streets shall be designed and constructed to the following standards:
A. Design standards:
I . Easement: The private street shall be constructed on a perpetual ingress/egress
easement or a single platted lot that provides access to all applicable properties.
2. Connection point: Where the point of connection of the private street is to a
public street, the private street shall be approved by the Transportation Authority.
3. Emergency vehicle: The private street shall provide sufficient maneuvering area
for emergency vehicles as determined and approved by the Meridian Fire
Department.
4. Gates: Gates or other obstacles shall not be allowed.
B. Construction standards:
1. For conversion of an existing facility to a private street at the direction of the Fire
Marshall:
a. All drive aisles shall be posted as fire lanes with no parking allowed.
b. If a curb exists next to the drive aisle, it shall be painted red.
2. For all other private streets:
a. Roadway and storm drainage: The private street shall be constructed in
accord with the roadway and storm drainage standards of the Transportation
Authority or as approved by the City of Meridian based on plans submitted
by a certified engineer.
b. Street width: The private street shall be constructed within the easement and
shall have a travel lane width of twenty-four (24) feet or twenty-six (26) feet
as deterrmined by the Fire Marshal relative to the height and size of the
proposed structures that adjoin the private street. Due to the height of the
proposed structures, the Fire Department is requiring a travel lane of 26
feet. .76fieet is sheim in afl areas exeeptfor along the west boundary
site, whieh is 25 feet-. The site plan shag be revised to eomqAty jvA th
reqm4emetw. The site plan has been revised and appears to meet this
requirement; however, there is not a street width dimension depicted fo
Castle Way and Monarch Lane on the eastern Portion of the site. The
applicant shall comply with this requirement.
c. Sidewalks: A five-foot (5') attached sidewalk or four -foot (4') detached
sidewalk shall be provided on one side of the street in commercial districts.
This requirement may be waived if the applicant can demonstrate that an
alternative pedestrian path exists. Five-foot wide detached sidewalks are
proposed infront of the structures adjacent to parking.
Regency at River Valley (revised) PAGE 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
d. Fire lanes: All drive aisles shall be posted as fire lanes with no parking
allowed. In addition, if a curb exists next to the drive aisle, it shall be painted
red.
3. Alarianee (AIAR 08 001)! The appheapA is requesting appr-aval of a Var-ianee to UDG 11
4B that prohibits new aeeess peipAs te state highways, to allow a temper-afy aeeess to SH
55/Eagle Read until stieh time as E. River- Valley Read is eanstpaeted. The pr-op
temper-afy aeeess is depieted an the site plan as a 26 feet wide asphalt road that will provide
aeeess to/fiem Eagle ReaW914 5 5 to4fem the mttlti fiamily development. Stag has r-eviewe
the request and has detemiiaed that gr-anting a var-ianee wetild net be in the best iPAer-eSt Of
City fef the following reasons: 1) The pr-epe y to the setith on whieh E. River- Valley load to
be eenstfueted, is euffepAly4n4he develepmepA pr-eeess. Stag expeets Rivef Valley Read to
be eenstfue4ed in the neaf fu4ur-e upon development of that pr-epeFty, mak4ng a tempofaf:)
aeeess to Eagle Read unneeessafy. 2) Onee a tempe � . gfapAed, and the r-ea
faee is impr-eved, it's diffieult for- the City to eafer-ee temiinatien of the use. 3) Gover-e
par -king is shown on the site plan where the temper-at:5, aeeess read is pr-eposed to eenfleet to
the mttlfi 4anily development; if the aeeess read is eanstmeted, 3 4 par-k4ng stalls will be lost-
4) The Gow4ffehensive Plan and Unified DevelopmenA Code suppoA limiting aeeess P0444s; to
state higkways-.
Additionally, in er-der- to gfarA a var-ianee the City Couneil is required to make the fellawing
findings (per- UPC 11 5B 4E+-
a. The var-ianee shall nat gr-apA a right or- speeial pfivilege that is not other -wise allowedd
in the distr-iet;
b. The var-ianee relieves anuadue har-dship beeause ef ehar-aetefisties of the sit
e. The var-ianee shall not be detr-imepAal to the publie health, safet-Y, and welfar-L-7
Staff has r-eviewed these findings and believes that gr-apAiag a var-ianee would allow a right 0
speeial pr-ivilege that is not etheFwise allowed fer- pr-epei4ies that are adjaeePA to a stat
highway. Staff finds that gr-apAing the subjeet var-ianee weuk4 be detrimental te the publie
health, safety, or- welfare. While Staff r-eeegnizes that allowing a temper-ar-y aeeess peipA te
the site ffam S14 55/Eagle Read weuld pfevide aeeess to the site urAil sueh fifne as E. Rive
Valley Read is extended, Staff eannet suppei4 aeeess points that wettld4nay aff-eet the safet
of the publie that - e a it the UDG standar-Els. Fufther-, Staff does not believe aniandu
hafdship exis ee -au se e i;.-h _afaeter-i sties o f the site in whieh the Gity shetild gf aPA
Staff believes tha4 E. RiveF Valley Read and Allys Way will be exteRded UPOR deVelopffiefit
of the pfepefty, whieh will pFevide adequate aeeess to the subjeet pfepefty-
For these reasons, Staff Feeommends that aeeess to the site be PMN4ded from E. River -
Valley Road and Allys Way and the r-equestedvar-innee be denied. (Please see E-gehibit D
fiei- a detailed ana4wis of t e requiredfiaefs andfindingsfer a + ' � wo Applican
withdrew request for temporary access at the Commission hearing- on March 6, 2008.
4. Variance (VAR-08-002): The applicant is requesting approval of a Variance to LJDC Table
I I -3C-6 for a reduction in the number of parking spaces required for multi-farmily dwellings
in covered carports or garages. UDC I I -3C-6 requires multi -family dwellings with I
bedroom to have 2 parking spaces per unit, I in a covered carport or garage. The site plan
shows 48 - bedroom units, which requires 48 covered spaces and 48 uncovered spaces.
Multi -family dwellings with more than 1 bedroom are required to have 2 parking spaces per
unit in a covered carport or garage. The site plan shows 156 units with more than lbedroom,
which requires 312 covered spaces. A total of 360 covered spaces and 48 uncovered spaces
Regency at River Valley (revised) PAGE20
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
are required on the site (408 total spaces required). The applicant has provided 2-95 299
covered spaces and 44-3 109 uncovered space (408 total spaces proposed). A variance is
requestedfor a reduction in the number of coveredparking spaces requiredfrom 360 spaces
to 2-95 299 spaces. The reason for the variance is that an 80-foot wide Nampa Meridian
Irrigation District (NMID) easement exists along the entire northern boundary of the site
where the South Slough is located. NMID does not allow permanent structures to be built
within their easement.
In order to grant a variance, the City Council is required to make the following findings (per
UDC 11-5134E):
a. The variance shall not grant a right or special privilege that is not otherwise allowed
in the district;
b. The variance relieves an undue hardship because of characteristics of the site; and
c. The variance shall not be detrimental to the public health, safety, and welfare.
Staff has reviewed these findings and while Staff does not believe that granting the requested
variance would be detrimental to the public health, safety, and welfare, Staff does find that
granting the subject variance would allow a right or special privilege that is not otherwise
allowed in the district for multi -family developments. Further, Staff does not believe an
undue hardship exists because of characteristics of the site in which the City should grant a
variance. Staff believes that a residential structure(s) could be removed and the site
redesigned in order to have additional room for the amount of UDC required covered
parking spaces.
For these reasons, Staff recommends that the requested variance for a reduction in the
number of covered parking spaces required be denied and the required parking be
provided on the site per UDC requirements. (Please see Exhibit D for a detailed analysis
of the requiredfacts andfindingsfor a variance request.)
b. Staff Recommendation: Staff is reeommending several significant changes to the site p
paFking plan, amess plan, and structum location. For these reasons, and beeaus
comments have not yet been received from ACHD and 1TD, Staff is requesting that this
1 be heard by the Commission on 1-4—ar--eh 6' but that the Commission continues it
until a later date to O,e the applieant time to make revisions to the site/landsca
and obtain ACHD eonditions. Staff is generally supportive of the requested annexation &
zoning of 10.56 acres to R-40, but is not supportive o and the request for annexation & zoning
of 1.5 acres to C-C (see Analysis, Section 10, for more information). Further, staff is generally
supportive of the CUP for a multi -family development, but is not supportive of either o the
requested Variance applications. Therefore, staff recommends approval of the subject AZ
and CUP applications and denial of the subject VAR application. See the Analysis in
Section 10 and the Findings in Exhibit D of the staff report.
The Meridian Planniniz & Zonin Commission heard these items on March 6, and 20, 2008.
At the public heariniz on March 20th, they moved to recommend approval of the subject A
and CUP request.
11. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Site Plan (dated: 3/15�06 3/12/08)
Regency at River Valley (revised) PAGE 21
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
3. Landscape Plan (dated: 1/23�07 1/08)
4. Elevations for Building A
5. Elevations for Buildings B & C
6. Colored Elevations for Buildings B & C (24 unit structure)
7. Elevations for Buildings D, E, & F
8. Elevations for Buildings G & H
9. Elevations for Building I
10. Floor Plans of Multi -Family Units
11. Clubhouse Elevations & Floor Plan
12. Gazebo Elevations
13. Garage Buildings #1 & #7 - Elevations & Floor Plan
14. Garage Buildings #2, 3, 4, 5, & 6 - Elevations & Floor Plan
B. Comments/Conditions of Approval
1 . Planning Department (DRAFT)
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7.
8. Idaho Tr-anspeAatien DepaAfnef4
C. Legal Descriptions & Exhibit Maps
1. Proposed Annexation Area
2. Proposed R-40 Boundary
3. Proposed C-C Boundary
D. Required Findings from Unified Development Code
Regency at River Valley (revised) PAGE22
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
A. Drawings
1. Vicinity/Zoning Map
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2. Site Plan (dated: 3,115,106 3/12/08)
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4. Elevations for Building A
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5. Elevations for Buildings B & C
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
6. Colored Elevations for Buildings B & C (24 unit structure)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
7. Elevations for Buildings D, E, & F
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9. Elevations for Building I
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
10. Floor Plans of Multi -Family Units
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
14. Garage Buildings #2, 3, 4, 5, & 6 - Elevations & Floor Plans
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
B. GenunepAs Conditions of Approval
69kffhas not inekided Gemotentsfor the IgetWon of the property proposed to be zoned C C1, as staff
is not reeemmending approiwl of annexa&n of Motpordon of the 19roperty at this dme-.�
Comm&sion deeides to reeommend aMroval of saidportion of the annexation area, 9tq0EjvX need
additional thne to prepare affr6priate Developmeitt,igowementpmvisions.)
1. PLANNING DEPARTMENT (DRAFT)
1.1 Annexation & Zoning Comments
1.1.1 The legal description submitted with the application (stamped on June 14, 2006 by Darin
Holzhey, PLS) is accurate and meets the requirements of the City of Meridian and Idaho State
Tax Conunission
1.1.2 The applicant's request for annexation and zoning of 10.56 acres to R-40 is approved. The
applicant's request for annexation and zoning of 1.5 acres to C-C is ne� approved.
1.1.3 Prior to annexation ordinance approval, the applicant shall enter into a Development Agreement
with the City. Said Development Agreement shall be signed within 6 months of the City
Council's approval of this application. See section 10 above for analysis and comments regarding
the Planning Department recommended Development Agreement provisions.
1.2 Site Specific Requirements — Conditional Use Permit
1.2.1 The site plan, labeled as Sheet I of 1, prepared by Mason & Stanfield, Inc., stamped by Scott
Stanfield on 1,13 1 �O 9 3/12/08, is not approved with the conditions stated herein. At least 10 days
to the next Plamiing & Zoning Ceffmiissien heaFing, submit 10 full size, one 8.5" �i 11 " and
eepy of a r-evised site plan that is eensistepA with the eenditions listed hefein. All
comments of the accompanying Annexation & Zoning (A7--08-003) application shall also be
considered conditions of the Conditional Use Permit (CUP-08-004).
1.2.2 The landscape plan, prepared by Bach Homes, dated 1/08, is approved with the following
modifications/notes:
a. Per UDC Table 11 -2A-8, a 20-foot wide street buffer is required along the future extension of
E. River Valley Road. If NMID will not allow landscaping (i.e. trees) within their easement
for the Downey Sublateral and if there is not sufficient room outside of the easement fo
the street buffer, the applicant shall provide an additional 5-foot wide strip for landscaping
outside of the NMID easement, per UDC 11-3B-7CIb;
b. Per UDC Table I I -2A-8, a 20-foot wide street buffer is required along Allys Way;
c. Per UDC Table 11 -2A-8, a 35-foot wide street buffer will be required along Eagle Road/SH
55, an entryway corridor (upon development of the commercial portion of the site when
annexed).
d. A 25-foot wide buffer shall be provided alon the east side of the C-C zoned Dortion of
the site adjacent to the multi -family development, and along the south side of the C-C
zoned portion of the site IF a residence exists at the time of CZC submittal.
e. Per UDC 11-3B-8C, a 5-foot wide perimeter landscape buffer is required adeacent to
parking and vehicular use areas along the north boundary of the site and afflacent to
the existin2 residence on the west boundary of the site. Said buffer is reQuired to be
planted with one tree per 35 linear feet and shrubs, lawn, or other veLyetative i!round
cover.
f. Include mitigation details for the 9 existing trees on the site, consisting of 120 caliper inches,
proposed to be removed, in compliance with UDC I 1 -313- 10.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
g. Per UDC 11-4-3-27, all street facing elevations shall have landscaping along their foundation.
The foundation landscaping shall meet the following standards:
0 The landscaped area shall be at least 3-feet wide;
For every 3 linear feet of foundation, an evergreen shrub having a minimum mature
height of 24 inches shall be planted; and
0 Ground cover plants shall be planted in the remainder of the landscaped area.
h. A 10-foot wide multi -use pathway and bridge over the South Slough shall be provided on the
site in accordance with the Parks Department conditions contained below in Section 5, the
standards in the Master Pathways Plan, and UDC 11 -3A-8.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the Certificate of Zoning Compliance application(s).
1.2.3 WIREPIPIFTWINWfreet application for streets within this development shall be submitted
at least 10 d Cit—v Council vAe�
Twenty-six foot wide private streets shall be constructed within this development in accordance
with the standards listed in UDC 11 -317-4.
1.2.4 The applicant must either install wheel stops for all parking adjacent to sidewalks or landscaping
or the sidewalk or landscape area may be widened 2 feet to allow for vehicle overhang, and the
stall length may be reduced by 2 feet (from 19' to 17'), per LJDC I I -3C-5B.
1.2.5 Bicycle parking is required to be provided on the site. Per UDC 11 -3C-6G, I bicycle parking
space is required for every 25 proposed vehicle parking spaces or portion thereof
1.2.6 The applicant should submit a letter from Nampa Meridian Irrigation District prior- to the
next Commission hearing documenting that they are amenable to relocating the Downey
In
Sublateral and easement that currently exists along the southern boundary of the site. If
NMID is not amenable to relocating the easement, the site plan shall be revised so that
structures are located outside of the easement. Additionally, if NMID will not allow
landscaping (i.e. trees) within their easement and there is not sufficient room outside of the
easementfor the required street buffer along River Valley Road, an additional 5-foot wide strip
shall be providedfor street buffer landscaping.
1.2.8 The applieant shall eemply with the eever-ed and uneaver-ed pafldng standards for- multi
developments listed in UDG 11 3 G 6 (the r-e"ested var-ianee in not appfaved).
1.2.10 The applicant shall dedicate right-of-way and construct Allys Way in accordance with ACHD
standards, in alignment with Allys Way north of the site, on the north side of Ustick Road. A *tub
stree driveway shall be constructed for emergency access onI to/from the site to/from
Allys Way that meets the Fire Department's turning radius requirements stated below in
#3.3.
1.2.13 Per UDC 11 -3A-6, all irrigation ditches, laterals or canals, exclusive of natural waterways, and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered. Plans will need to 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 prior to construction plan approval. If lateral users association approval
can not be obtained, alternate plans will be reviewed and approved by the City Engineer.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
1.2.16 All signage for the site requires approval of a sign permit. All signage must comply with UDC
11-3D-81 and 11-3D-10, Table 2, for subdivision identification signs.
1.2.17 An underground, pressurized irrigation system shall be installed to all landscape areas within the
development per the approved specifications and in accordance with UDC 11 -3A- 15 and MCC 9-
1-28.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in North
Eagle Rd. The applicant shall install mains to and through this subdivision; the 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 Eagle Road. 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 a
plat, but rather dedicated outside the plat process 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 I I" map with
bearings and distances (marked EXH113IT B) for review. Both exhibits must be sealed, signed and
dated by a Professional Land Surveyor. DO NOT RECORD.
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, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
issuance of building permits.
2.6 All existing structures that are required to be removed shall be prior to issuance of building
permits.
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 inigation/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 issuance of building permits.
2.8 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non -domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
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
issuance of building permits
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 issuance of building
permits
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 may be 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 the multifamily buildings is at least 1 -foot above.
2.20 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.21 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.22 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 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 V2" 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 specifications.
d. Fire Hydrants shall be placed on comers when spacing pern-lits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the lFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide. The FiFe DepaFtment has eoneeFnS about
the tUFHiHg Fadius at the west side of the site. FUFtheF, the tUFHiflg Fadins at the tempffar-y
neeess doesn't meet eode;
3.4 Operational fire hydrants, temporary or perinatient street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.5 To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project, which serves more than 50 homes. The two entrances should be separated
by no less than 1/2 the diagonal measurement of the full development. The applicant shall provide
a stub street to the property fi7orn Allys Way at the east boundary of the site. See fire code 503.1.2 for
multi -family developments over 200 units. The applicant has revised the site plan to include an
emerzency access to Allys Way; however, in order for this to meet the aforementioned
requirement, a street connecfion needs to be provided either north to Ustick or throuah the
CenterCal project to Fairview.
3.6 Commercial and office occupancies will require a fire -flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.7 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
bome by the developer.
3.8 Maintain a separation of 5' from the building to the dumpster enclosure.
3.9 Provide a Knox box entry system for the complex prior to occupancy.
3.10 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.11 The Fire Dept. has concerns about the addressing of the existing house and the address being
visible from the street which the project is addressed off of. Please contact the Addressing
Specialist at 898-5500 to address this concern prior to the public hearing.
3.12 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 in) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on -site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3. 1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 in).
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3. 1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183
in).
3.13 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered.
3.14 There shall be a fire hydrant within 100' of all fire department connections.
3.15 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D 105. The 26' wide roads shall be required to be a max of 30'
from the building, and shall be positioned parallel to one entire side of the building. The fire
sprinkler system is required to be upgraded to a NFPA 13; contact the Fire Department.
3.16 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.17 Pool chemicals shall be stored in compliance with the International Fire Code.
3.18 Multi -Family and Commercial projects shall be required to provide additional 60" 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' fire hose as measured around the perimeter of the building from the
fire lane. Code complaint Handicap parking stalls may be included to assist meeting this
requirement. Contact the Meridian Fire Department for details per 1FC Section 504.1.
3.19 Private streets are required within the development for addressing purposes.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. PARKS DEPARTMENT
5.1 Applicant shall construct the sidewalk along the north side of River Valley Street as a I 0-foot
wide, detaehed-multi-use pathway. A detached Dathway is strongly Preferred, pending
approval by ACHD and NMID. Applicant shall cover the cost of replacing the detached
pathway if necessary due to future irrigation facilitv maintenance.
5.2 Applicant shall construct a 10 feet wide ffm4i use pat",ay thfoUgh py-E)j ee4, eeMeeting bet
River- Valley Street and the pedestrian bFidge the sidewalk along the west side of Ally's Way as
a 10-foot wide multi -use pathway.
5.3 Applicant shall construct a 5-foot wide minimum multi -use pathway through prooect,
connecting between River Valley Street and the pedestrian bridge. Applicant shall
maintain the 5-foot path section and sign it for public access.
5.4 Applicant shall design a pedestrian crossing at the South Slough/Finch Lateral, secure necessary
permits from the irrigation district and City floodplain administrator, prepare cost estimates, and
provide funds in a trust for half the cost of constructing the crossing.
5.5 All pathways, except as noted in these conditions of approval, shall be built to the minimum
standards published in the Comprehensive Parks & Recreation System Plan, pgs. 3-2 through 3-4,
sections B and C.
5.6 An casement shall be provided for public access to and maintenance of the pathways. The City
will not assume maintenance of the pathway until it connects from one major arterial road to
another, unless otherwise agreed to by the Parks & Recreation Department.
6. SANITARY SERVICE COMPANY
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
............
site Plan.
The site plan has been revised to comply with SSC requirements.
7. ADA COUNTY HIGHWAY DISTRICT
As of the print date of this report, comments have not been receivedfrom ACHD on this
application.
.............. . ........ r- -W-n r-a—M.
..........
MKS.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
C. Legal Descriptions & Exhibit Maps
1. Proposed Annexation Area
MASON & STANFMLD, INC.
PROFESUONALENGmmv, LAND SvRvEyonct PLAAwERs
314 11AD101A STRFXU
CALWATIJ, IDA110 93605
FOR: Bach Builders
JOB NO,: NV 12105
DATE: April 18, 200t
REVISED ANNEXATION
PROPERTY DESCRIPTION
DETERMINED BY RECORD DATA
TELEPHOMSE: (206) 454-0256
FAX: (209) 444-0979
Email: dholzhey*mseng.us
A parcel of land being a portion of the SW 1/4 NW 1/4 of Section 4, Township 3 North, Range I
Fast, Boise Meridian, City of Meridian, Ada County Idaho, asshown on that certain Record of
Survey No. 6638, recorded w Instrument No. 104124018 on Sept. 28, 2004 in the Office of the
Recorder of Ada County. Idaho, by Anderson Survey Group, Inc. for Brian Weiss, more
particularly described as follows:
Commencing at the NW comer of said SW 1/4 NW 1/4, (North 1/16 comer common to sections 4
and 5), said corner bears S. W' 36' 08" W., a distanm of 1291.17 feet from the NW comer of said
Section 4;
Tbence S. 00' 36' 11" W., a distance of 776.26 feet, (formerly South), along the westerly boundary
of said SW 1/4 NW 114 to the POINT OF BEGINNINC,;
Thence S. 89* 23' 49" E., a distance of 70.00 fect, (formerly East), to a point on the easterly
boundary of that certain Warranty Dced recorded &,; Instrument No.95018434 in the Office of the
Recorder of Ada County, Idaho, said point monumented with a found 5/8 inch diameter iron pin
marked "ASG PLS 7314";
Thence along the boundary of said Record of Survey No. 6639 the following cour%es and distances:
Thence continuing S. 890 23'4911 E., a distance of 230.00 feet, (formerly Fast), to a found 51� inch
diameter iron pin marked "ASG PLS 7314";
Thence N. 000 36' 11" E., a distance of 218.08 feet, (formerly North 218.05 feet), to a point on the
southerly boundary of that certain "Determination of Heirs", Case No. SP IE 0300520M, recorded
as Instrument No. 1040,47079 in the Office of the Recorder of Ada County, Idaho, said point
%ritnessed S. 00' 36' 11" W., a distance of 40.00 feet with a found 5/8 incb diameter iron pin
marked "ASG PLS 7314";
Thence continuing along the boundary of said Record of Survey No. 6638 and along the southerly
boundary, of said Instrument No. 104047079 the folloAing courses and distances:
Thence N. 84' 26' 11" E., a distance of 17.43 feeL (formerly N. 83' 50'E.) to a point,
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
MASIGN & STANFitim Wc.
PROFEM10"L FAWNFERS, LAAM SVNITYOXS� A PtA Awm
Pagr 2 of 3
Bach Buildem Multi F—ily-NV J205StvvcyqcgAjq
.�vised Annex.&)c
Thence S. 66" 18' 49" E., a distance of 264.00 reet,(formerly S. 66- 55'E.)� to a Point, said point
referenced S. 4511 26' 11 " W., a distance of 30.00 feet with a found 5/8 inch diameter iron pin
marked "ASG PLS 7314�;
Thence S. 340 48'49" E., a distance of 227.70 feet,(formerly S. 350 25'E.), to a point, said point
referenced S. 860 44' 15" W., a distance of 11.50 feet with a found 5/8 inch diameter iron pin
marked "ASG PUS 7314'.
Then" S. 71* 16'49" E., a distance of 132.00 feet,(formeTly S. 71' 55'E. ), to a found 5/8 inch
diameter iron pin marked "ASG PLS 7314";
Thence S. 85' 33' 49" E., a distance of 174.90 feet,(formerly S. 86' 1 O'E.), to a jx)int, said poini
referenced S. 27" 42' 23" V, a distance of 30.00 feet with a found 5/R inch diameter iron pill
marked "ASG PLS 7314";
Thence S. 40* 4349" E., a distance of 364.98 feet, (formerly S. 410 20'E., a distance of 366.30
feet), to a found 5/8 inch diameter iron pin marked "ASO PLS 7314";
Therim S. 72' 58' 49" E., a distance of 99.29 feet0ormerly S. 73* 35'E., a distance of 98.34 feet),
to a point on the easterly boundary of said SW 1/4 N-W 114, said point witnessed S. 00' 40'48" W.,
a distance of 20.00 feet -Aith a found 5/8 inch diameter iron pin marked "ASO PLS 7314",-
Thence leaving the southerly boundary of said Instrument No. 104047079 and continuing along the
boundary of said Record of Survey No, 663 8, S. OV 40'48- W., a distance of 111.65 feet0ormerly
South a distance of 112.86 feet), along the easterly boundary of said SW 1/4 NW 1/4 to the SE
comer of said SW 1/4 NW 1/4, (center west 1/16 corner), said corner monumented with a found
518 inch diameter iron pin marked "PAT PLS 4347";
Thence N. 890 45' 2 1 " W., a distance of 978.27 feet,(formerly West a distance of 979.24 feet),
along the southerly boundary of said SW 1/4 NW 1/4 to a found 5/8 inch diameter iron pin marked
"ASO PLS 7314" which bean S. 89- 45' 21 - E., a distance of 350,00 feet from the SW comer of
said SW 1/4 NW 1/4,( 1/4 comer common to sectiorls 4 and 5);
Thence N. 001 36' 11" E., a distance of 180.00 feet, (formerly North), to a found 5/8 inch diameter
iron Pin marked "ASG PLS 7314";
Thence N. 890 45' 2 1 " W., a distance of 49-86 feet,(formerly West), to a point on the easterly
boundary of that certain Warranty Deed recorded as Instrument No. 7741806 in the Office of the
Recorder of Ada County, Idaho, said point monumented with a found 5/8 inch diameter iron pin
marked *'ASG PLS 7314";
Thence N. 00* 36' 11 " E., a distance of 145.00 feet, (formerly North), along the easterly boundary
of said Instrument No. 7741806 to a point, said point witnessed S. 000 36' 11 " W., a distance of
1 .00 foot with a found 5/8 inch diameter iron pin marked "ASO PLS 7314";
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
NiASON & STANF6.1,D, INC.
PROELMVIONAL VoruwFirs. L4tD SuirsFjoAs, A PLAwt
Pap 3 of 3 &
Bach Builders, Multi Famjlv-NV1205�SurveY'ticgals�Revised Annex.doc
Thence N. 890 45' 2 1 " W., a distance of 230.14 feet,(formerly West) along the northerly boundary
of said Imstrument No- 7741806 to a point on the easterly boundary of that said Warranty Deed
Instrument No. 95019434, said point monumented with a found 5/8 inch diameter iron marked
"ASG PLS 7314";
Thence continuing N. 89* 45' 2 1 ' W., a distance of 70.00 feet, along the extension of said
northerly boundary to a point on the westerly boundary of said SW 1/4 NW 1/4,
Thence N. 000 36' 11 " E., a distance of 218.94 feet along the easterly boundary of said Warranty
Deed Instrument No.95018434 to the POINT OF BEGINNING.
This parcel contains 12.06 acres more or less.
All according to the record of survey as rccorded in the Office of the Ada County Recorder.
SUBJECT TO: All existing rights of way and easements of record or implied appearing on the
above -described parcel of land.
This Legal Description was written without the benefit of an actual boundary survey. T'he courses
shown hereon were prepared from that certain Record of Survey for "6638", Recorded as
Instrument No. "104124018" in the Office of the Recorder of Ads County, Idaho.
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
32 33
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
2. Proposed C-C Boundary
ason Professional Engineers, Land Surveyors and Planners
314 Badiola St. Caldwell, ID 83605
-N—Ita nPleld inc. Ph (208) 454-0256 Fax (208) 454-0979
e-mail: dhplzhqy@msen1z.us
FOR: Bach Builders
JOB NO.: NV 1205
DATE: June 8, 2006
ANNEXATION
PROPERTY DESCRIPTION
PARCEL1
A parcel of land being a portion of the SW 1/4 NW 1/4 of Section 4, Township 3 North, Range I
East, Boise McTidian, City of Meridian, Ada County Idaho, as shown on that certain Record of
Survey No. 6638, recorded as Instrument No. 104124018 on Sept. 28, 2004 in the Office of the
Recorder of Ada County, Idaho, by Anderson Survey Group, Inc. for Brian Weiss, more
particularly described as follows:
Commencing at the SW comer of said SWI/4 NWI/4, (WI/4 comer of Section 4), said comer
monumented with a brass disk;
Thence N. 00' 36' 08" E. a distance of 543.94 feet along the westerly boundary of said SWIA
NW 1/4 to the POINT OF BEGINNIING,;
Thence S. 89' 23' 52" E. a distance of 70.00 feet perpendicular to said westerly boundary to a point
monumented with a found 5/8-inch diameter iron pin;
Thence continuing S. 89' 23' 52" E. a distance of 230.00 feet to a found 5/8-inch diameter iron pin;
Thence S. 00' 33' 54" W. a distance of 217.06 feet to a found 5/8-inch diameter iron pin;
Thence, N. 89* 45' 23" W. a distance of 230.15 feet parallel with the southerly boundary of said
SWI/4 NWI/4 to a found 5/8-inch diameter iron pin;
Thence, N. 89' 45' 23" W. a distance of 70.00 feet parallel with the southerly boundary of said
SWIA NWI/4 to a found 5/8-inch diameter iron pin;
Thence N. 000 36' 11 " E a distance of 218.94 feet parallel with the westerly boundary of said
SWIA NWI/4 to the POINT OF BEGINNING.
This parcel contains 1.50 acres more or less.
Also, this parcel is subject to all easements and rights -of -way of record or implied.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
kf)
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POINT OF
PARCEL 1
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L5 N894523"W tw
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589'45'24-E
ASG LS 73�4 T A56 LS 7334
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Exhibit C
L'". BACH Buff -DE" I
PAFKW I Wo4w
'm W.1
& PAWVWN
,Wta4ie
L'". BACH Buff -DE" I
PAFKW I Wo4w
'm W.1
& PAWVWN
,Wta4ie
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
3. Proposed R-40 Boundary
ason Professional Engineers, Land Surveyors and Planners
314 Badiola St. Caldwell, ID 83605
-N-7� C- Ph (208) 454-0256 Fax (208) 454-0979
tanfl�1le-Ild—,1.1 'I
e-mail: (1holzile
'y(
PROPERTY DESCRIPTION
PARCEL 2
12-40
A parcel of land being a portion of the SW 1/4 NW 1/4 of Section 4, Township 3 North, Range I
East. Boise Meridian, City of Meridian, Ada County Idaho, as shown on that certain Record of
Survey No. 6638, recorded as Instrument No. 104124018 on Sept. 28, 2004 in the Office of the
Recorder of Ada County, Idaho, by Anderson Survey Group, Inc. for Brian Weiss, more
particularly described as follows:
Commencing at the SW comer of said SWI /4 `NWI A, (W 1/4 comer of Section 4), said corner
monumented with a bra&% disk;
Thence S. 89' 45' 23" E. a distance of 350.01 feet to the POINT OF BEGINNING, said point
monurnented with a found 5/8-inch diameter iron pin;
Thence N. 00' 36' 08" E. a distance of 190.00 feet parallel with the westerly boundary of said SW
1/4 NW 1/4 to a found 5/8-inch diameter iron pin;
Thence N, 89' 45' 23" W. a distance of 49.86 feet parallel with the southerly boundary of said
SW1/4NWl/4 to a found 5/8-inch diameter iron pim
Thence N. 00* 36' 08" E. a distance of 145.00 feet parallel with the westerly boundary of said SW
1/4 NW 1/4 to a found 5/8-inch diameter iron pin;
Thence N. 00" 33' 54" E. a distance of 217.06 feet to a found 5/8-inch diameter iron pin;
Thence N. 00* 36' 08" E. a distance of 218.08 feet paraflel with the westerly boundary of said SW
1/4 NW 1/4 to a point that falls in the South Slough;
Thence along said South Slough the following courses and distances;
Thence N, 840 26' 08" E. a distance of 17.43 feet to a point-,
Thence S. 66* 18' 52" E. a distance of 264.00 feet to a point,
Thence S. 34' 48' 52" E. a distance of 227.70 feet to a point;
Thence S. 71 * 16' 52" E. a distance of 132.00 feet to a point;
Thence S. 85' 33' 52" E. a distance of 174.90 feet to a point;
Thence S. 40' 43' 52" E. a distance of 364.98 feet to a point;
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
MASON & STANNELD, INC.
SUR VEYOXS� ENGINEE*S A PLAAWERS
Page 2
Thence S. 72* 58' 52" E. a distance of 99.25 feet to a point on the easterly boundary of said SWI A
N W 1/4-.
Thence leaving said slough S. 00' 37' 52" W. a distance of 111.66 feet along said easterly
boundary to the SE comer of said SWIM NW 1 /4, said comer monumented with a found 5/8-inch
diameter iron pin,
Thence N. 89' 45' 23" W. a distance of 978.33 feet along the souflierly boundary of said SWI/4
NW 114 to the POINT OF BEGINNING.
This parcel contains 10.56 acres mom or less.
Also, this parcel is subject to all easements and rights -of -way of record or implied.
C-1
9366
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
W57rcK
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PARCEL 2 AW4&Bff
MERIDIAN PUBLIC
WORKS DEPT.
—t, a nric m4&dmb9l Caw om
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
D. Required Findings from Unified Development Code
1. Annexation & Zoning Findings:
Upon recommendation from the Commission, the Council shall make a full
investigation and shall, at the public hearing, review the application. In order to grant
an annexation and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to annex and zone the eastern 10.56 acre portion of the
property R-40 and the western 1.5 acre portion of the property adjacent to Eagle Road, C-
C. The Commission finds that the proposed zoning map amendment complies with the
applicable provisions of the Comprehensive Plan. However-, Staff does not find th
amexafien of the 1.5 aer-e pet4ion to G G is appropriate at this time (see Analysis, Section
10 of this report for more information). Please see Comprehensive Plan Policies and
Goals, Section 8, of the Staff Report.
b. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
The Commission finds that future development of the residential portion of this property
will comply with the established regulations and purpose statement of the R-40 zone and
future development of the C-C portion will comply with the purpose statement of
the commercial districts.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission finds that the proposed zoning map amendment will not be detrimental
to the public health, safety, or welfare. Staff recommends that the Commission and
Council rely on any oral or written testimony that may be provided when determining this
finding.
d. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
The Connnission finds that the proposed zoning amendment should not result in any
adverse impact upon the delivery of services by any political subdivision providing
services to this site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The Commission finds that the annexation of the 10.56 acre portion of this property
with an R-40 zoning designation and the 1.5 acre portion of this property with a C
C zonine desi2nation is in the best interest of the City. Staff does not feel that the 1-5
aere portion of the pr-opeFty proposed to be zoned C C is in the best inteFest of th
City at this time.
2. Conditional Use Pen -nit Findings:
The Commission and Council shall review the particular facts and circumstances of
each proposed conditional use in terms of the following, and may approve a conditional
use permit if they shall find evidence presented at the hearing(s) is adequate to
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
establish:
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 Commission finds that if the site is designed according to the conditions of approval
in Exhibit B, the site will be large enough to accommodate the proposed use and meet
the dimensional and development regulations of the R-40 district and the multi -family
Specific Use Standards.
Note: The applicant is requesting a variance to the covered parking standards in UDC
11-3C-6 However, Staff believes that if a structure(s) is removed, the applicant will be
able to comply with the requiredparking standards.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
The Commission finds that the proposed multi -family residential use in the proposed R-
40 zone will be harmonious with and meet the objectives of the Comprehensive Plan.
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 Cominission finds that the proposed multi -family development is compatible with
other uses in the general area and will not adversely change the character of 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 Commission finds that the proposed development should not adversely affect other
property in the vicinity if the applicant complies with all conditions of approval listed in
Exhibit B of this staff report 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.
The Commission finds that sanitary sewer, domestic water and irrigation can be made
available to the subject property. Please refer to comments prepared by the Public Works
Department, Fire Department and other agencies.
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.
The Commission finds that the applicant will 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.
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.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
The Commission 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.
Staff recognizes the fact that traffic and noise will increase with the approval of this
development; however, Staff does not believe that the amount generated will be
detrimental to the general welfare of the public.
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 Commission 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 and Council reference any public testimony that may be 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.
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4. Variance (VAR-08-002) Findings:
a. The variance shall not grant a right or special privilege that is not otherwise allowed
in the district;
Staff is not supportive of the request for a variance for a reduction in the number of
covered parking spaces required by UDC 11-3C-6 from 360 to 295. Further, Staff finds
that granting a variance as requested would grant a right or special privilege that is not
otherwise allowed in the district for multi -family uses.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 22,2008
Staff finds that the Applicant can comply with the parking standards listed in UDC 11 -
3C-6 and provide the fall amount of covered parking on the site as required if a
structure(s) is removed from the site. (See Analysis, Section 10, for more information).
b. The variance relieves an undue hardship because of characteristics of the site;
Staff believes there are no topographical limitations or other physical characteristics of
this lot which would prevent full compliance with UDC 11 -6C-313.4.
c. The variance shall not be detrimental to the public health, safety, and welfare.
Staff finds that granting the variance should not be detrimental to the public health,
safety, and welfare.
Exhibit D