HomeMy WebLinkAbout5/20 Regency at River Valley REV RecsCITY OF MERIDIAN PLANNING DEPAR'TMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
STAFF REPORT Hearing Date: May 20, 2008
(Continued from April 22, 2008)
TO: Mayor & City Council F,
FROM: Sonya Watters, Associate City Planner ~
(208) 884-5533 MAY ~ ~ 2~~8
SUBJECT: Regency at River Valley (Revised) City Of Meridian
• AZ-08-003 City Clerk O~ce
Annexation and Zoning of 12.06 acres from RUT (Ada County) to R-40
(High Density Residential) (10.56 acres) and GC (Community Business) (l .5
acres) zoning districts
• CUP-08-004
Conditional Use Permit for a multi-family residential development in a
proposed R-40 zoning district
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.,.w .;....o „~ ~ n;.,e.. v..»e<, ~,...a : .,~*~.,,.~oa Withdrawn
~ VAR-08-002
Variance to UDC Table 11-3C-6 for a reduction in the number of covered
parking spaces required for multi-family dwellings
• PS-08-004
Request for aunroval of private streets witlun the urouosed develonment
The Commission heard these ~plications at the public hearingon March 6, 2008. At the meeting on
March 6"`, the ~nlicant decided to withdraw the Variance (VAR-08-OOl ) request for a temporary
access to SH 55/Eagle Road. At that meeting, the Commission voted to continue the project until the
March 20`~ meeting so staff could update the conditions of approval (Staff had originaZly included
draft conditions of approval because Staff was recommending severaZ significant changes to the site
plan); so the site plan could be revised by the applicant; and so comments/conditions could be
obtained from ACHD. On March G"`, the maker o~'the motion ,~or continuance stated that they would
like to see the , following changes made to the site plan: 1) Add an emergencv access only driveway to
Allys Wav; 2) Provide a IO-foot wide multi-use pathway on the site in accordance with Parks
Department comments: and 3) Remove the temporarv access to Ea~le Road. The maker of the motion
also stated that their recommendation for approval would be ~refaced on the applicant and NMID
reaching an agreement pertaining to the relocation of the Downey Sublateral. The Commission
supported the Variance (VAR-08-002) request for a reduction in the number of covered parking
spaces required. The applicant has submitted a revised site plan, which staff has reviewed and made
modifications to the sta ff report accordingly.
Changes to the staff renort since the March 6`" version are in bold, italics and underline.
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;
. Comments have been received from ACHD and are
included in Exhibit B of this report.
Regency at River Valley (revised) PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Mason & Stanfield, Inc., has applied for Amiexation and Zoning (AZ) of 12.06 acres
from RUT (Ada County) to R-40 (High Density Residential) (10.56 acres) and GC (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. ~e A variances (VAR) to
the Unified Development Code ~r-e is also requested as follows: 1) ~'~~°~~° *~ rmr i i ~u n~
~
~t~} s~rt~ri~~„~ .~r -- ~~~ ~~~~~«a~~'=~ Variance to UDC Table 11-3C-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 '/z 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, & VAR~) 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 ~e variance applications. However, because the variance request~a~e is
integral to the project, staff recommends that the Commission, as part of their action, state a
preference on the ~we variance requests. Below, staff has provided a detailed analysis of the
proposed applications. Staff is recommending approval of the subject AZ. CUP, and PS
applications per the conditions of approval in Exhibit B and the Development A~eement
provisions in Section 10. Staff is recommending denial of the VAR application per the analvsis
in Section 10 and the fmdings in Earhibit D.
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The Meridian Planning & Zonin~ Commission heard these items on March 6. and 20, 2008. At
the Aublic hearing on March 20~h, thev moved to recommend approval of the subiect AZ and
CUP request.
a. Summary of Commission Public Hearing:
i. In favor: Lars Anderson, Bach Homes; Scott Stanfield, Mason Stanfield
Engineering
ii. In oqposition: None
iu. Commentin~: Andrew Wilk
iv. Written testimonv: David Kleiner; Andrew Wilk
v. Staff presentin~ application: Caleb Hood; Sonva Watters
vi. Other staff commentin~ on auplication: None
b. Kev Issue(s) of Discussion bv Commission:
i. The addition of an emer enc access drivewa to the site from All s Wa •
ii. Support of the repuest for annexation of 1.5 acres with a C-C zoning designation if
the Variance request for a temuorarv access to Eagle Road is withdrawn;
iu. Removal of one of the multi-familv structures in order to provide covered parking
as required bv the UDC for multi-familv developments;
Regency at River Valley (revised) PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
iv. The reauest for a variance for a reduction in the number of covered parkin~ spaces
required•
v. The encroachment of structures and landscaning within the easement for the
Stokesberrv/Downev Lateral alonE the south boundarv and the nroposed relocation
of the lateral and easement further to the south;
vi. Allowance of a 5-foot wide multi-use athwa throu h the site within a ublic use
easement and signa~e identifving it as a public pathwav if a 10-foot wide pathwav is
constructed alon~ Allvs Wav and E. River Vallev Road, as auproved bv the Parks
Department•
c. Kev Commission Chan~e(s) to Staff Recommendation:
i. Required an emer~encv access only driveway to Allvs Wa_y;
ii. Repuired a multi-use nathwav on the site in accordance with Parks Department
comments;
iri. Removed the temnorarv access repuest (Variance) to EaEle Road; and
iv. Recommendation of approval is based on the auplicant and NMID reaching an
asreement pertainin~ to the relocation of the Downev Sublateral.
d. Outstanding Issue(s) for City Council:
i. The Commission was suuuortive of the repuested variance for a reducNon in the
number of covered parking spaces repuired; staff is not supportive. If the uarkin~
variance is not granted a new site qlan should be submitted.
ii. Comments from ACHD have been received and are included in Exhibit B of tlus
re ort.
iii. The applicant has submitted a nrivate street application as required bv Condition of
Approval #1.2.3 (see Exhibit B).
3. PROPOSED MOTION
Partial ApprovaUPartial Denial
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-08-
003, CUP-08-004, and PS-08-004 ^„a ~''° -'° °^* ~ ~ ^ ~~*;^^ -~, ~ --~' ~ n c~ _~ e~ .,. n ~n~
. ,
^''~~ and ~' ^ D no nn i p- deny File Number VAR-08-002, as presented in the staff report for
the hearing date of May 20, 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, ~-A~-BA~ VAR-08-002, and PS-08-004 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, ~' ^ D-.~-~-~r VAR-08-002, and PS-08-004 as presented during the hearing, for the
following reasons: (You should state specific reasons for denial of the annexation, conditional use
permit, 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-08-002, and PS-
08-004 to the hearing date of (insert continued hearing date here) for the following reason(s): (You
should state specific reason(s) for continuance.)
Regency at River Valley (revised) PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
2500 N. Eagle Road (Parcel #Sl 104233914 &#Sl 104233920)
NW % of Section 4, T.3N., R.1 E.
b. Owners:
RAMI, LLC; MBJR, LLC; Eagle Mesa, LLC; Eagle Coulter, LLC; JACOM, LC
c. Applicant:
Mason & Stanf'ield, Inc.
314 Badiola Street
Caldwell, Idaho 83605
d. Representative: Lars Anderson, Bach Homes
e. Present Zoning: RiTT (Ada County)
£ 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 ^~a ~*°~~~r~-~, ~~~°~~ +~'`T ~'~~'° D^^a." (See Applicant's letter for more
detail.)
1. Date of Site Plan (attached in E~ibit A): "~°--~'~ , c~ ~nn~ 3/12/OS (stamped by R. Scott
Stanfield, P.E., and Darin Holzhey, P.L.S., ~-~-~'~)
2. Date of Landscape Plan (attached in Exhibit A): , 1/08 (prepared by Lars
Anderson, Bach Homes)
5. PROCESS FACTS
a. The subj ect application will in fact constitute an Annexation & Zoning as determined by City
Ordinance. By reason of the provisions of UDC 11-SA-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 deternuned by City
Ordinance. By reason of the provisions of UDC 11-SA-2, a public hearing is required before the
Commission and City Council on this matter.
c. The subject application$ will in fact constitute a Variance as deternuned by City Ordinance. By
reason of the provisions of UDC 11-SA-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 31, and Apri114, 2008 (City Council)
e. Radius notices mailed to properties within 300 feet on: February 12, 2008 (Commission); March
28, 2008 (Citv Council)
£ Applicant posted notice on site by: February 22, 2008 (Commission); Apri19, 2008 (City
Council
Regency at River Valley (revised) PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 2Q, 2008
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.
c. Adjacent Land Use and Zoning:
1. North: Vacant commercial property, zoned C-G
2. East: Vacant commercial property, zoned C-G and single-family residences in Redfeather
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-O; 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 11-3C-6A to provide less than the required nuxnber
of covered parking stalls for multi-family dwellings
• Variance (VAR-06-O15) request to UDC 11-4.3.27B3 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-4B2 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 11-3B-lOC.
4. Floodplain: This property does not lie within the floodplain or floodway.
Regency at River Valley (revised) PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE NEARING DATE OF MAY 20, 2008
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
£ 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
11-3B-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 11-3B-9C.
3. Percentage of site as open space: 18°10 or 1.91 acres of useable open space
4. Other landscaping standards: Parking lot landscaping shall be installed per the standards
listed in UDC 11-3B-SC.
g. Amenities: Per UDC 11-4-3-27D.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 11-3C-6 requires multi-family dwellings with 1 bedroom to have 2
parking spaces per unit, 1 in a covered carport or garage. The site plan shows 481-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 1 bedroom, which requires 312 covered spaces. A total
of 360 covered spaces and 48 uncovered spaces are required on the site for a total of 408 spaces.
The applicant has provided ~93-299 covered spaces and ~ 109 uncovered spaces for a total of
408 spaces. A variance is requested for a reduction in the number of covered parking 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 10-foot wide
setback is required along the north and west property boundaries (per UDC 11-4-3-27B).
2. Maximum Building Height: 60 feet
j. 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.
~
The applicant is proposing to
Regency at River Valley (revised) PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
construct ~ 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 emergencv onlv access
to Allys Way to the east is ~ proposed; Staff is r° °~*~-~~ ~ ~ ~*~ n~i.,~ ~x~.,., ~o ~,.,,.,:ao,~
supportive of this access.
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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 Staffl
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 report for 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
5ervices 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 VII 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):
• Chapter VII, Goal III, Objective A, Action 1- Require that development projects have
planned for the provision of all public services.
When 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 the following manner:
Regency at River V alley (revised) PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
- Sanitary sewer and water service will be extended to the project at the developer's
expense.
- The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
- The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
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 Dastrict (ACHD). 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 I, 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 I, Objective A, Action 11 - Improve and protect creeks (Five Mile, Eight
Mile, South Slough ... etc.) throughout commercial, industrial, and residential areas.
The South Slough, x~hich runs along the northern boundary of this site, should be improved
and protected durzng development of the site.
• Chapter V, Goal I, Objective A.1 - 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 I, Objective D, Action 9- Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown
debris from entering adjacent agricultural and other properties.
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 I1-3A-6B3. Six foot tall
vinyl fencing is proposed along the west property boundary. Temporary construction fencing
shall be constructed prior to release of building permits in all areas where permanent fencing
is not proposed, to contain debris during constYUCtion.
• Chapter V, Goal III, Objective D, Action 3- Require all new parking lots to provide
landscaping in internal islands.
Regency at River Valley (revised) PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
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 1- Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone adjacent to Redfeather 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
Redfeather 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. Staff finds that the proposed residential development should be compatible
with the existing residential properties in the area.
• Chapter VII, Goal I, 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 I1-3B-7, Landscape Buffers along Streets. All signage
proposed for the site must be approved through a sign permit and shall comply with UDC ~1-
3D-10, Table 2. Fencing proposed 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 of residential housing opportunities in the City.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2A-21ists 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 11-2B-2 lists several uses that are principal perxnitted uses, conditional uses, and prohibited
uses in the proposed C-C zoning district. Among the principal pernutted 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 proj ect, etc.
b. Purpose Statement of the P.roposed 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.
Regency at River Valley (revised) PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
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.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
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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. ~r e~..fr a,. ,.+ i.,.i; ~w..t ..~;,. ,.~ +i,o ~ ~e ,,,.t:,, „c +~
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pi-vpc~'~3-pa-vpese~~9!' ~ n , .. +1.,. i.o~+ ;..+o,.o~+ ,.a ti.,, n:.., ,.. .s.:., .;,~.,. ~ .. ~i.o
: Staff believes that access to the portion of the property proposed to be
zoned C-C and all of the properties frontin~ Ea~le Road/SH 55. south of the South
Slough, should be provided from the south via a backage road that connects to the
future E. River Valley Road and that a cross-access/in~ress-e~ress easement should be
provided to the properties to the north and south from the subiect property., °°--~:R
~e~,6~~~~&eC~esS-te~f~e~-E&g~~~etkE~/cu ce +,. +~.,. ..:~,. ~w,.,,~a ... ~.,. .,n,......a. re,.o
Undl
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. ~-~t~e~'~ e~..rs i.,.i;,..,o.. +~,..t .,n ~ ,.s .~.,, ..e..+;..~ ~ ,,.,+:,.,. ~..,.~o
> >
~ n.~, .. ..w;~ e~..rs ; ... ..
_.~~ . °~
. Staff is recommending approval
of the annexation and zonin~ of 1.5 acres to C-C (see legal description & exhibit map for
C-C zone in Exhibit C.31.
Staff is ~ev~e~e~ supportive of the requested R-40 zoning designation for the eastern
portion of the property proposed for multi-family residenNal use for the following
reasons: The Comprehensive Plan future land use designation for tlus property of MU-
R allows for residential densities of 3 to 40 units per acre. The applicant is proposing
204 residenNal units within a proposed R-40 zoning district, which allows for the
property to develop within the desired densiNes stated in the Comprehensive Plan for
this area. Further, Staff believes that a multi-family development would be appropriate
and would contribate 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.
Regency at River Valley (revised) PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
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 Commission.
UDC 11-SB-3D2 provides the Planning & Zoning Commission and City Council the
authority to require a property owner to enter into a Development Agreement {DA) with the
City of Meridian that may require some written commitment 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.
£ 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
onlv 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 AC~-ID 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.
Regency at River Valley (revised) PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
1. Twenty-six foot wide private streets shall be provided within the site in accordance
with the standards listed in UDC 11-3F-4.
m. 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
Buffers along Streets. 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 for the street buffer, the applicant shall provide an additional S foot wide
strip for landscaping outside of the NMID easement, per UDC 11-3B-7C1 b.
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 the first
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-S. 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 easement for the
South Slough, the applicant may apply for Alternative Compliance in accordance
with UDC 11-SB-S.
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 Elchibit 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 Elchibit A), the architectural standards listed in
UDC 11-4-3-27E for multi-family developments, and conditions of approval and
Regency at River Valley (revised) PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
DA provisions listed in Exhibit B of this report. NOTE: A CZC application may
include multiple/all multi familv structures within the development.
w. A Certificate of Zoning Comnliance is required prior to issuance of a building
permit for the commercial portion of the develoument. Because the commercial
portion of the prouertv is located adiacent to an entrywav corridor (Eagle
Road). the future structure(s) and site shall be subiect to the design standards
listed in UDC 11-3A-19C.
x. Development of the C-C zoned qortion of the site shall not occur until such time
as access is qrovided to/from E. River Valley Road or some other
frontage/backa~e street; direct lot access to Ea~le Road is nrohibited.
y. A backage road shall be constructed on the east side of the C-C zoned portion of
the site and a cross-access/in~ress-e~ress easement shall be provided to the
properties to the north and south for an extension of the backage road and
future access to E. River Vallev Road. A copv said cross-access/ingress-e~ress
easement shall be provided to the Plannin~ Department prior to issuance of the
issuance of a certificate of zoninE compliance application for the first multi-
familv building.
2. Conditional Use Permit (CUP): The applicant has submitted a site plan (stamped by Scott
Stanfield on ~N88 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-bedroom 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 Elchibit 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; ~3257 carport parking spaces are provided that allow for a total of ~95299 covered
spaces; and ~ 109 open stalls are provided for a total of 408 parking stalls provided on the
site (see covered parking analysis below for more information on compliance with UDC
standards). ;V*„ -rz.,, +.,*„~ ,~ ,M~.,, ,.s~., „a ~ ,.~n o~.n ~ ~be_~:,.. ~~,.
..*, :. .,z.,.,.~a ~... ~nc ;.,+.,..a .,~~nn per UDC 11-3C-SB, 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 velucle 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 (CZC)
for approval of all of the parking and common areas on the site prior to submittal of CZC's
for structures.
Several amenities are proposed on the site in compliance with UDC standards (see amenities
analysis below for more information).
Regency at River Valley (revised) PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
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 GC
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 11-3H-4B3. Further, a cross-access/ingress-egress easement
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 11-2A-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 11-2A-7 requires a greater
setback of 15 feet in the rear.) The building envelopes shown on the site p[an meet the
minimum setback requirements stated. However, the structures shown along the south
boundary encroach approximately l2 feet into the Nampa Meridian Irrigation
District's easement for the Downey Sublateral. (See discussion below under "ditches,
canals, 8t laterals. ")
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 proposed for each unit that
exceeds the minimum amount required by the UDC. (1 bedroom units contain 84 square
feet of deck area, and 2& 3 bedroom units contain 81 square feet of deck area.)(See
floor plan 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 floor plan 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 #1. 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 site plan shows 481-bedroom
units, which requires 48 covered spaces and 48 uncovered spaces. The site plan shows
156 units with more than 1 bedroom, 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 ~13 299 covered spaces and ~109 uncovered spaces. A
variance is requested for a reduction in the number of covered parking spaces required
from 360 to ~3 299. Staff is not supportive of the proposed parking variance. (see
Variance analysis below)
Regency at River Valley (revised) PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
f. Common Open Space Design Requirements: UDC 11-4-3.27C 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
dimension of 20 feet.) Based on the square footage of the proposed units, a total of
53, 400 square feet of common open space is required; 83, 312 square feet of open space
is proposed on the site plan, which complies with this requirement.
£ 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 the following qualifying amenities: 1) walking trails, 2)
clubhouse, 3) water feature, 4) swimming pool, S) a putting green, 6) several gazebos,
and 7) a tot lot.
g. Elevations: Elevations are required to meet the architectural standards set forth in UDC
11-4-3-27E. The applicant is proposing 9 multi family structures, S of which consist of
different elevations (they aren't all the same). The structures are all proposed to have
brick veneer masonry, stucco, stone veneer, and fiberglass-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 listed for 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. If approved, full compliance with the elevation requirements cited in UDC 11-
4-3-27E, and the elevations submitted with the subject CUP, will be required with the
future issuance of Certificate of Zoning Compliances on this site.
h. Landscaping: Per UDC 11-4-3-27, 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
the future River Valley Road and an emergencv onlv access to/from
A11YS WaY. ~ ~~ ~ ~+ . .;ae ,. ,.i..,i...~.,a :~ ae..;,,.oa ,.~ .i.o ~:~o ~t.,,, ~ ,,,,.,_~.,,.io n,..,a
~
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Regency at River Valley (revised) PAGE 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
n;.,o.. ~l..lto., u,,.,,7 .,. ...1..:,.t, *;,..e .l,o ,~.«,,..o.-r<, ..,,,,,1,1 r.,Le ~ ~ ~~ n;.,e« ~7~lle.. e+.,FF
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p=v.zae~te t~31,'-s~~~ ~~3ez. n; o.. v.,i~o . n~..a ..a n i~. ~x~., __~cb~_ ti„~1;~~~t_i.,, ~i;oa
~ .- .. .„~.:* F .. ., ro.~.,. .......... ..:..1.+ :../.-:..L.t ..,,t ., ~ +.. ~~..le D,....1 ~«...~. +l.e Tl1.,1...
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^ r~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 Staffl 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: "T~ ~+,.'~ ~+~°°*° °° °a ~~ +'~° °:+° ^'°^: 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 apulicant has revised the site
plan to include an emergencv onlv access to Allvs Wav, which staff is suuportive 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 % mile, 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 emer~encv onlv access be provided to/from Allys Way for tlus
development.
Ea~isting ResidencesBuildings: 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 permits 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 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.
Landscape Plan: The applicant submitted a conceptual landscape plan for the residential
portion of the site dated ~~ 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. If NMID will not allow
tandscaping (i.e. trees) within their easement for the Downev 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 strip for landscaping outside of
the NMID easement, per UDC 11-3B-7Clb;
Regency at River Valley (revised) PAGE 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
• Per UDC Table 11-2A-8, a 20-foot wide street buffer will be required along Allys
Way;
• 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).
• 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 351inear 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-SB-5.
• 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 11-3B.
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 UDC 11-
3B-lOC.
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 a future public pathway along the north side
of the South Slough (aka Finch Lateral or Finch Creek), which crosses the canal near the
location of the future Pedestrian Bridge depicted on the site plan, continues south
through the subject property and connects to the intersection of River Valley Road and
Eagle Road.
With the recent annexation of the Meridian Town Center property, we expect to have a
future pathway built in the proposed 60-acre park along the south side of the South
Slough, east ofAlley's Way/Records Drive. This will provide for another future pathway
connection point. To connect with the future pathway in 60-acre park site, we
Regency at River Valley (revised) PAGE 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
recommend constructing the sidewalk along the north side of River Valley Street as a 10-
foot, detached multi-use pathway.
A north/south public pathway connection through the project, '
D~'~.,.,~,.° a,,~°'~° n'~,~ is also required between River TJalley Street and the pedestrian
bridge. The applicant has agreed to make the connection, but has requested that this
connection be allowed to be S feet wide (on the proposed sidewalks) instead of the
standard 10 feet wide due to potential impacts to the project. ~*~~'~'~°~~ °° *~~' ~
~t~er~l~~~~-i~-b'i'' '.~-~-?~~ Staff supports this request nrovided the aqplicant
maintains the narrower nathwav, sign it for the nublic. and construct a 10-foot
north-south connection alon~ Ally's Wav. (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 11-3A-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 and protected with
development of this property.
Note: The structures depicted on the site plan along the southern boundary encroach
approximately 12 feet within Nampa Meridian Irrigation District's easement for the
Downey Sublateral. Staff spoke with Steve Earl, Mason & Stanfield, regarding this issue
and he stated that the lateral was going to be relocated 25 feet to the south. If the latera[ 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 app[icant should submit a letter from NMID prior to
the next Commission action on this project documenting that they are amenable to
relocating the lateral and easement. ,
, •
• , ,
, ' . If NMID
will not allow landscaninQ (i.e. trees) within their easement for the Downev Sublateral and
if there is not suf~cient room outside of the easement for the street buffer, the applicant
shall vrovide an additional S-foot wide strin for landscanin~ outside of the NMID
easement, ner UDCII-3B-7Clb;
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 applicaNon 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
Regency at River Valley (revised) PAGE 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
proposed multi-family and/or commercial structures within this development. All structures
must substantially comply with tlie 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
structures located along entryway corridors. NOTE: A CZC application may include
multiple/all multi family structures within the development.
Private 5treets: 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 Citv Council meeting. Per UDC 11-3F-
4, all private streets shall be designed and constructed to the following standards:
A. Design standards:
1. 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 deternuned 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.
~t~~~r.ste~-i5'z~B,.. mL,. ..:.,. ,./,. ~1.,.~~ 1.,. .,,7 t,. ../.. .:.L. sb:
~Hre~~ The site nlan submitted with the nrivate street application
reflects 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
Regency at River Valley (revised) PAGE 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
alternative pedestrian path exists. Five foot wide detached sidewalks are
proposed in front of the structures adjacent to parking.
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.
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withdrew request for temporarv access at the Commission hearin~ on March 6. 2008.
4. Variance (VAR-08-002): The applicant is requesting approval of a Variance to UDC Table
11-3C-6 for a reduction in the number of parking spaces required for multi-family dwellings
in covered carports or garages. UDC 11-3C-6 requires multi-family dwellings with 1
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
Regency at River Valley (revised) PAGE 20
CITY OF MERIDIAN PLANNTNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
unit in a covered carport or garage. The site plan shows 156 units with more than 1 bedroom,
which requires 312 covered spaces. A total of 360 covered spaces and 48 uncovered spaces
are required on the site (408 total spaces required). The applicant has provided ~9-5 299
covered spaces and ~ 109 uncovered space (408 total spaces proposed). A variance is
requested for a reduction in the number of covered parking spaces required from 360 spaces
to ~9-5 299 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-SB-4E):
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 required facts and findings for a variance request.)
5. Private Street (PS-08-004): The Applicant submitted a Private Street application on
4/18/08 requesting approval of private streets within the development. per requirement
of Staff for addressin~ quruoses. The aaplicant is nronosing 26-foot wide streets witlun
the site, per requirement of the Fire Department. Staff is supuortive of the qronosed
private street apqlication. The proposed private streets shall be constructed in
accordance with the standards listed above. per UDC 11-3F-4.
b. Staff Recommendation: ,
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. Staff is generally supportive of the requested annexation &
zoning of 10.56 acres to R-40,'~•~* ~° ^^* °„^^^r*:~.° ^f 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 °~*~ the
requested Variance application~. Staff is supportive of the request for private street {PS-08-
004) within the develoument Therefore. staff recommends approval of the subiect AZ,
CUP and PS applications and denial of the subj.ect VAR application. See the Analysis in
Section 10 and the Findings in Exhibit D of the staff report.
Regency at River Valley (revised) PAGE 21
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
The Meridian Planning & Zonin~ Commission heard these items on March 6, and 20, 2008.
At the public hearing on March 20th, thev moved to recommend approval of the subiect AZ
and CUP request.
11. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Site Plan (dated: ~A6 3/12/08)
3. Landscape Plan (dated: ~-3~A~ 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  - 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. Ada County Highway District
C. Legal Descriptions & Exhibit Maps
1. Proposed Amiexation Area
2. Proposed R-40 Boundary
3. Proposed GC Boundary
D. Required Findings from Unified Development Code
Regency at River Valley (revised) PAGE 22
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
A. Drawings
1. Vicinity/Zoning Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
2. Site Plan (dated:~Ag 3/12/08)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
3. Landscape Plan (dated: ~9~ 1/08)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
4. Elevations for Building A
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
5. Elevations for Buildings B& C
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 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 MAY 20, 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 MAY 20, 2008
10. Floor Plans of Multi-Family Units
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11. Clubhouse Elevations & Floor Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
12. Gazebo Elevations
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13. Garage Buildings #1  - Elevations & Floor Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
14. Garage Buildings #2, 3, 4, 5, & 6- Elevations & Floor Plans
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B. Ee~e~Conditions of Approval
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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 Commission
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 ~ 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 1 of 1, prepared by Mason & Stanfield, Inc., stamped by Scott
Stanfield on ~98 3/12/08, is ~ approved with the condiNons stated herein. ^*'°°~~ , n a~T.~
~te t-kc~e~t-~~~~ p.~~C-e~s`' -~~~tb~~~-~~~ ~t~e~~3" ~ } }„
. All
comments of the accompanying Annexation & Zoning (AZ-08-003) application shall also be
considered conditions of the Conditional Use Pernut (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-S, a 20-foot wide street buffer is required along the future extension of
E. River Valley Road. IfNMID wi[l not allow landscanin~ (i.e. trees) within their easement
for the Downev Sublatera[ and if there is not sufficient room outside of the easement for
the street buffer, the anplicant shall vrovide an additional S-foot wide strin for landscanins
outside of the NMID easement, ner UDC Il-3B-7CIb;
b. Per UDC Table 11-2A-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 along the east side of the C-C zoned portion of
the site adiacent to the multi-familv develoument. 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 nerimeter landscape buffer is required adiacent to
parking and velucular use areas along the north boundarv of the site and adiacent to
the existing residence on the west boundarv of the site. Said buffer is required to be
planted with one tree ner 351inear feet and shrubs, lawn, or other ve~etative ground
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 11-3B-10.
Eachibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
g. Per UDC 11-4-3-27, all street facing elevations shall ha~e 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.
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
Twenty-six foot wide private streets shall be constructed within this development in accordance
with the standards listed in UDC 11-3F-4. Further. the applicant shall comply with all of the
standards listed in UDC 11-3F-4 for private streets.
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 UDC 11-3GSB.
1.2.5 Bicycle parking is required to be provided on the site. Per UDC 11-3C-6G, 1 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 ~ie~-~e-t~e
documenting that they are amenable to relocating the Downey
Sublateral and easement that currently e~rists 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
easement for the required street buffer along River Valley Road, an additional S foot wide strip
shall be provided for street buffer landscaping.
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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 st~
st~ee~ drivewav shall be constructed for emerEency access onlv 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.
Eachibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
1.2.16 All signage for the site requires approval of a sign permit. All signage must comply with UDC
11-3D-8I 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 conforxnance 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 EXHIBTT A) and an 81/2" x 11" map with
bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and
dated by a Professional Land Surveyor. DO NOT RECORD.
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 priinary 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 pernuts.
2.6 All existing structures that are required to be removed shall be prior to issuance of building
pernuts.
2.7 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to 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 MAY 20, 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 abandonxnent procedures
and inspections (208)375-521 l.
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 pernuts.
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 pernuts
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 deternuned during the plan review process, prior to issuance of building
pernuts
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.
2.1 S 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 AC~ID. 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 proj ect, 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
proj ect.
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 MAY 20, 2008
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4%z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers sha11 be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing pernuts.
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 1FC 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.
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3.4 Operational fire hydrants, temporary or permanent street signs and access roads with an a11 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'/ the diagonal measurement of the full development. The applicant shall provide
a stub street to the property from Allys Way at the east boundary of the site. See fire code 503.1.2 for
multi-family developments over 200 units. The avn[icant has revised the site nlan to include an
emerQencv access to Allvs Wav; however, in order for this to meet the aforementioned
repuirement, a street connection needs to be provided either north to Ustick or throu~h the
CenterCal nroiect 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
borne 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 sha11 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 o£ 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 m) 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 9033.1.2 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 m).
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 9033.1.2, the distance requirement shall be 600 feet (183
m).
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 D105. 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 l3; 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 IFC 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 10-foot
wide, de~askec~multi-use pathway. A detached pathwav is stron~lv preferred, pendin~
apqroval bv ACHD and NMID. Applicant shall cover the cost of replacins the detached
pathwav if necessarv due to future irrigation facilitv maintenance.
5.2 Applicant shall construct ~ ' n ~ ~+ . ;a° ,''; ° ~''~•~ .''~~ R'~ ~ °^+ °~`~~ ° °°
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D:-.°r ~'°„°~, c*~°°' ~~a *~.° ~°a°°*ri°r ~.ria^° the sidewalk alonE the west side of Allv's Wav as
a 10-foot wide multi-use pathway.
5.3 Applicant shall construct a 5-foot wide minimum multi-use pathwav through uroiect,
connecting between River Vallev Street and the pedestrian bridge. Applicant shall
maintain the 5-foot path section and si~n 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 easement 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.
E~-ibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
6. SANITARY SERVICE COMPANY
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The site plan has been revised to comnlv with SSC repuirements.
7. ADA COUNTY HIGHWAY DISTRICT
In response to your request for comment on VAR-08-002, the Ada County Highway District (ACHD)
Planning Review staff has reviewed the submitted application and site plan. It has been determined that
there are no site specific requirements for you at this time due to the fact that:
• This development will generate less than 10 vehicle trips per day (VTD).
If the site plan or use should change in the future, ACHD Planning Review will review the site plan and
may require improvements to the transportation system at that time.
• Prior to final approval you will need to submit construction plans to the ACHD Development
Review Department to insure compliance with the conditions identified above or for traffic
impact fee assessment. This is a separate review process that requires direct plans submittal to the
Development Review staff at the Highway District.
• A traffic impact fee may be assessed by ACHD and will be due prior to the issuance of a building
permit. Contact ACHD Planning & Development Services at 387-6170 for information regarding
impact fees.
7.1 Site Specific Conditions of Approval
7.1.1 Comply with requirements of ITD and City of Meridian for the Eagle Road (SH-55) frontage.
Submit to the District a letter from ITD regarding said requirements prior to District approval of
the final plat or issuance of a building permit (or other required pernuts), whichever occurs first.
Contact the District III Traffic Engineer at 334-8340.
7.1.2 In the right-of-way to be provided by the development to the south, construct the portion of River
Valley Street abutting the site's south property line as a half street section with a minimum 24-
feet of pavement, vertical curb and gutter on the north side, and a 3-foot gravel shoulder with a
barrow ditch on the south side of the roadway.
7.1.3 Dedicate a minimum of 40-feet of right-of-way from the east property line out to Eagle Road for
the construction of River Valley Street prior to plans approval or issuance of a building permit.
7.1.4 Construct a 10-foot wide multiuse pathway along the south boundary of the site, inside a public
sidewalk easement, north of and parallel to River Valley Street. Pipe the Stokesberry Lateral.
wherever it runs between the path and the River Valley Street right-of-way. If any portion of the
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
path lies within an irrigation easement, the sidewalk easement shall be recorded prior to the
irrigation easement.
7.1.5 In the right-of-way to be provided by the development to the south, construct the portion of River
Valley Street between the site's southwest corner and Eagle Road as an off-site street
improvement, with a minimum of 24-feet of pavement and minimum 3-foot gravel shoulders and
borrow ditches on either side.
7.1.6 Provide ACHD with a road trust deposit for one-eighth of the cost of installing a traffic signal and
full intersection improvements at Eagle Road / River Valley Street.
7.1.7 Construct Allys Avenue intersecting River Valley Street at the east property line as a complete
collector street section with vertical curb, gutter, and 7-foot attached concrete sidewalk. Extend
the section from River Valley Street to the south easement line of South Slough irrigation ditch.
Dedicate 64-feet of right-of-way containing the constructed portion of Allys Avenue by means of
recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a
building permit (or other required permits), whichever occurs first. Allow up to 30 business days
to process the right-of-way dedication after receipt of all requested material.
7. l.8 Construct an emergency access on Allys Avenue approximately 140-feet north of River Valley
Road. Install a restrictive device to allow emergency access only (i.e. gates, bollards, etc.) to be
approved by the Fire Department
7.1.9 To accommodate the extension of Allys Avenue across the South Slough irrigation ditch, either:
a. Provide ACHD with a road trust deposit for one-half of the cost of constructing the crossing of
the South Slough irrigation ditch at the northern terminus of Ally's Avenue, or
b. Construct a bridge over South Slough and extend Ally's Avenue as a full collector street
section to the north bank. One-half the cost of the bridge construction may be used to offset
the road trust deposit required in condition 6 for the signalization of the Eagle RoadlRiver
Valley Street intersection.
7.1.10 Locate the western driveway on River Valley Street no closer than 500-feet east the centerline of
Eagle Road. Construct it as a curb return with minimuxn 15-foot radii, 46-feet wide (back-of curb
to back-of-curb) with a center island, and paved its entire width and at least 30-feet into the site
7.1.11 Locate the eastern driveway on River Valley Street no closer than 175-feet from the western
driveway or the intersection of Allys Avenue (near-edge to near-edge). Constnxct it as a curb
return with minimum 15-foot radii, to be no greater than 36-feet wide (back-of curb to back-of-
curb), and paved its entire width and at least 30-feet into the site.
7.1.12 Coordinate all germane design and timeline functions with ITD, ACHD, the adjacent property
owners, and Meridian City concerning the connection and alignment of River Valley Street to
Eagle Road.
7.1.13 Provide access (and all necessary easements) to all adjacent parcels with frontage on Eagle Road
to ensure them future access onto River Valley Street through the site.
7.1.14 Comply with all Standard Conditions of Approval.
7.2 Standard CondiNons of Approval
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Ixnpact Fee Ordinance.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.13 Any change by the applicant in the planned use of the property which is the subj ect of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
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Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
C. Legal Descriptions & Exhibit Maps
1. Proposed Annexation Area
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REV'1SED ANNEXATION
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A~ancet af land being a partion of #he SW }/4 NV-- t!4 of Secdon 4, Township 3 Nwth, ltange I
~ast, Bais~ Meridian, City of M~dian, Ada ~ty tdah~o, as s~wwx~ an ibet ce~r#sio Rccord of
Survey~ No. E~b38, recvrdcd ss Instxvment No,104124p18 on Sept 28, 2004 i,n the O~'icx o!` the
Recordet c-f Ada ~ounh!, Idaha* bY ~~~Y ~F. ~c. for Brisn Weiss, more
Pacticu[azly d~escaribed as follows:
Coma~ciag at thc NVJ cc~nner of ~aid SW 114 NW 1J4, {North 1/16 ~rner con~unon W sections 4
and 5}, said c~onner beers g. {?4° 3G' 08" W., a distanc$ of 1291.17 fe~t fram the T3W oorner of said
5esction 4;
'I'i~enct S. 00° 36' t l" W., a di~ of T76.26 feet„ (forn~rly 5outh), along the west~erly boundary
of said SW 1/4 NW t Ad to t6,e POIi~IT pF BEGINMNG;
Thc~sce S. 89° 7,3' 49" E.> a dista~cc of 7+D,(f0 feet, (foimerly ~asty, ta a poiat on the east~rl}+
t~undary of that cert~r- Warranty T~+od r~ordcd as Tnstrumer-t No.95Q18434 in 13~e O~ct of the
Recarder af Ads County, idziho, said paitst monwnented with a found 5/8 incb dietaeter u~on pin
markal "ASG PLS 7'314";
T~ce sio~3g tt~ boundary a#'said R~d of S~ey No. b638 tbe fall~vwing oourses aad disqu~ccs:
lfi~ac continuutg S. 89° 23' 49" E.. a distanc~e af 230.t~ fact, (forrnt~rly F.ast), to a faund Sl8 inch
diamcter iron pin nru~cad "ASG PLS 7314":
T~ N. 40° 36' 11" E., a clistenoe af 21$.OS #'u1, (farmexly Nozth 218.05 feat~, ta a point an the
s+~y bc-c~nrls~}' of tls~t cectain ~minetion of Heirs", Ca~e No. SP IE 0300520M, recorded
as I~as~umeat Tta. 104047Q79 in tt~ Office of thc ~rda of Ada County, Idni~c+, said paiat
witnaas~d S. W° 36` l I" W., a distance of slU.00 fi~et with s fow~ 5/8 inc~ ~ imn pin
marked "ASG PL5 73 ~~4";
Th~ance castinuing along the bonndar}~ af said Rccord of Sw~vsy No. 6b38 aad aiang du southerly
baundary of said InsGnmzent No. 1tYlOd7479 ~e foilowing cowses and disfauces:
Thenee N, 84° 26' 31"E,, a di~erice of I7A3 fe,~t, (forrmerly N. $3° 50'E.) to a poirn;
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAWNG DATE OF MAY 20, 2008
11~~N dk 5`r~rswr~a.n irnr
P~ot~s,tO~aLE~tro~sxs, l.~nfiSUlrwt'm~ ~E P1~tn7vERs
@Age 2 aT 3
Baec~ Buifders. Multi ~`smaly-Nv 120S1SurvcyUegaislRevisosl Anaex.cbc
1"'~ence S. 66° 18' 49" E., a distanr~e af 2fs4.00 t'eet„(formerly S. 6b° SS'E.), ta a point, said poinl
re~ercrsced 5. 45° 26' 1 l" W., a dastan~e of 30.flU feet with a found SI$ inch diametcr irQA pin
marked "ASG PLS 73I4";
Thence S. 34° 48' 49~" E., a disiaz~cc af22'7.7U fce1,(}'ctrcner'ly S. 3S° 25'E.), to a poim, said point
ref~nced S. $6° 44' 15" W,, a distance of 1 l.SQ fcet with a found S/$ inch diameter iron pin
mRrked "ASG PI.S 7314";
Tt~ence S. 7l ° 16' A9" E., a distance of 132,f~ fcei,(fo€merly S. 7l ° 55'E. ), to s found 5/8 inch
c~iameter iron pin marked "ASG PLS 7314";
Thence S. SS° 33' 49" E,, ~ distance of 174,~ fe,et,(focmeriy S. 86° Iq'E.}, to a point, said point
refcnenc~d S, 27° 42' 23" W., a distanoe of 3U.00 fcct with s found 5/8 i.nch ~'von pin
~Ti~S *~C'1~7V i~~ is47 ~~ 1 ~Sy~
Th~nce S. 4Q° 43" 49" ~., a distance of 364.98 feei, (farmerly S. 4l° 20'E., a distaYSCe of 36b.30
feet~, to a fc~und St8 inch diameter iron pin rnarked "ASG PL5 7314",
T~ence S 72° S$" 49" E., a di~tance of 99.29 feet,(formerly S. 73° 35'E., a dis~antx of 98.34 feet),
to a point an the easrerly boundary af said SW 2/4 NW 1/4, said point witnessed S. 00° 40'48" W.,
a dist~nc~ of ~0.00 fect with a found 5/8 inch diamMer iran pin marked "ASG PI.S 73 I A";
'!"hence l+eaving #h,e southcriy bou~dazy af said Ins~t No. l 040470~9 and continuing aloag tlu
bound~ry af said Record vfSurvey Na. db38. S. Otf° 40'4$" VJ., a distar~ce af 1 I i.fi5 feet,(formerly
Souih a distanoe of 1 i 2,$b feei), alon,g t~e easterly bownc3ery of said SW Ild NW l J4 to the SE
cr~m+er of said S W 2 f4 NW 1/4, (c,~ute~r west l f 16 cornGr), said ca4rner mcmuane.~ted with s fouad
518 inch dismc~er imn ptn marked "PAT PI.S 434?";
Thence I~I. 89° 45' 21" W., a distance~ of 978.~7 fcet,(formerly We.at a distance of 9?9.24 feet),
along t~e sautherly bo~y af said S W 1l4 NW 114 to a fouc~d 518 inch dianneter iron pin marked
"AS+G PLS 7314" whi+c~ bea~ S. 89° 4S' 2i" E., a distaace of 350.00 fe~et fram t~e SW oorner of
said SW 1!4 NW 1/4,{ 1/4 corr~er c~mnoan to s~tions 4 and 5);
'T~enc~e N. pU° 36' 11" E., s dis~ce of 184.{~d feet, (farr»erly Ncmh), to a found 5/8 inch diarneter
iro~n pin marked "ASG PLS ?314' ;
Thence N. $9° 45' 21" W.t a distance of 49.86 feet,(formerly West), to a point on tt~e e~sie~ly
b~ou~dary of tbat c~rtain Wa~ranty Deed re~orc~d as instruencnt No. 7741806 ia the Of~ce of the
Recorder of Ada Caunty, Idaha, ~id point monumcnted with a fo~d Sf8 inch dieaaeter imn pin
r~~rlced "ASG P'LS 73 i 4",
T}~nce N. t~0° 3fr' l l" E., a dist~ac~ of 145.C~t feet, (fn~tnerty Narth), along tt~ easitr'lY ~~Y
afsaid lnstrumen~ N~p. 7'T418q6 ta a point, said poiat wimcssed S, p0° 36' I 1" W., a distanoe of
1.U0 faot with a f~-ar~nd S/8 inch di$meier iron pin mark~ed "ASG PLS 7314";
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
A~~otv d6 Sr~tv-t~t.ta tYC:.
Pav~'T~s~ut E~~ L~nux Su~tv~ts,lk Pta,vN~les
Pa~t 3 0[3
8a~ch Huilders, Mutu Family-1dV 12QS15~rveyUCgalslRc°vised Araueeac.doc
~ce N, 89° ~5' 21" W., a dist~r~ce of 234.14 f~eet,(formerly West) along the northerly bauadary
af s~,id l~~trument Na. 77418Afi to a poirst an the easterly boundary af that said Warranty Deed
Instrument Na. 95Q18434, said paint rnonumented with a fouad 518 inch di~nteter iran pin mar~ced
..ASG PLS 7314'";
`fhence continuing N. 89° 45' 21" W., a distancc af 70.UU feet, atong the extension vf said
nQrtherly boundary t,p a paimi an thh~ westerly baundary of said S W 1I4 NW 2/4;
Thet~ I~l. OU° 3b' i 1~ E., a distance of 218.94 feet alvng tl~e easterly bc~undary af said wsrranty
[Jeed In~ttnunent No.95418434 to ttse POItVT U~' $EGINNING.
`~is p~trcel contains l2.fXi acres morc or lrss.
All ~,ccording to the r+ecc~rd of survey as nccordcd in t]re Of~ics af the Ada Coc~nty Re~ct~rder.
SUB~CT TO: All existing rights af way ar~d easemenis af recorr! vr iraplied appcaring on the
aboWe-describe~i parcel of land.
This Leg,~1 Desc~ription was writtcn withoui the beaefit of en aetuai bo~ndary survey. 'It~e courscs
shcawn here~on vur~re prepar+sd fram #hst certain Record of Survey for "b63$", Recorc~od as
instn~ment No. "I U4124d 18" in the Uffice of thc Recarder of Ada Caunty, Idaho.
a~ ~
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E~chibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
32 33 -,~5?'~;K RCA~
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~'LS 73~4", uniBSS olherw~sE noted
~rc Wrtness carne~
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E~chibit C
~ G~~1~~ C~~iP~
~~i~ 1 +e...«~e r.rr n,~w
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
2. Proposed C-C Boundary
asO~ ~ Professional Engineers, Land Surveyors and Planners
314 Badiola St. Caldweli, ID 83605
~a ~~ c f~~n~• Ph (208) 454-0256 Fax (208) 454-0979
e-mail: dholzhey~a.mseng.us
FOR: Bach Builders
JOB NO.: NV1205
DAT`E: June 8, 2006
ANNEXATION
PROPERTY DESCRIPTION
PARCEI.1
A pazcel of land being a portion of the S W 1/4 NW 1/4 of S~tion 4, Township 3 North, Range 1
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 S~vey Group, Inc. for Brian Weiss, mon
particulazly described as follows:
Commencing at the SW comer of said SVJI/4 NW1/4, (Wl/4 corner of Section 4), said corner
monumented with a brass disk;
Thence N. 00° 36' 08" E. a distance of 543.94 feet along the westerly boundary of said SWl/4
NW 1/4 to the POINT OF BEGII~iNING,;
Thence S. 89° 23' S2" 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' S2" E. a distance of 230.00 feet to a found 5/8-inch diameter iron pin;
Thence S. 00° 33' S4" W. a distance of 217.06 feet to a fovnd 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
S W 1/4 NW I/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
SWI/4 NWI/4 to a found 5/8-inch diameter iron pin;
Thence N. 00° 36' 11" E a distance of 218.94 feet parallel with the westeriy boundary of said
SWl/4 NWI/4 to the POINT OF BEGIIVNING.
This pazcel contains 1.50 acres more or less.
Also, tlus 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 MAY 20, 2008
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
3. Proposed R-40 Boundary
~~~~ ~ Professianal Engineers, Land Surveyars and Pianners
`'~ ' ~ 314 Badrs~la St. Caiciwell, ID 836p5
LC'~ ~~~i~ ~ Jnc:. Ph {2Q8j 454-0256 F~t (2~) d54-0979
e-mail: dh~ z a~n n.~,s
PRQPERTY DESCRIPTlON
PARCEL2
R-44
A p~ercel t~f land being a portion of the SW 1l4 NW 1/4 of Sectian 4, Tovmship 3 Narth, Range I
East, Br~ise Meridian, City of Meridian, Ada County Idaho, as shown on that cerfain Recpid of
Survey No. 6b38, recUrd~i as lnstriumcnt No, ] 0412401$ an Sepi. 28, 24Q4 in the C)ffice of the
Itecorder of Ada Covnty, idaho, by A~nderson Stsvey Group~ I»c. for Brian Weiss, more
partic,ularty descaribed ~,s fallows:
Co,mmencing s~ ~he Sv/ comer of said SW ~ 1a Nwl /a, f W 1/4 corner af Section 4), said corner
mo~umcn#ed with s bras~s disk,
Thence S. $9° 45' 23" E. a distance of350.i11 feet tca the POINT OF BEGINNING, sait! point
moa~nenied with a found 5/8-inch diameter iron pin;
Theuce N. OU° 3b' 0$" E. a distance of 180.{?0 fed pa~a21e1 with the vve,aterly boundary of said SW
lf~t NW ll4 to a fotu~d 5!$-ittch diammeter iron pin;
Thernce N. 89° 45' 23" W. a di~ of 49.86 fexa ~mrallel wi~ t~e southc~3y boundary of said
SW 1t4 NWlf4 to a fowixi 518-inch diatnettcr iron pin;
Tt:cace N, t~0° 3~i' QS" E. a distan,ce of 145.40 fee# parallel witts the wesierty boundary of said SW
1l4 hiW } 14 w a found 5/8-it~eh diemetet it~on Pin;
Tfi~ce N. tMl° 33' S4" E. a distar~ce of 2l 7.06 fa~t to a fawnd 5/8-inr.h diametcr iron pin;
Thcnce N. OU° 3b' p8" E. a dist~nce of218.08 feet pax~Ilel with the w~sterfy boundary of said SW
t J4 NW l/d to a poirri th`at falls in the South Slough;
Th~nce elong said South Slougl~ the foUowing caourses a~~d distances;
Thence N, 84° 26' 08" E. a distenc~ of 17.43 feet to a point;
~ ~J. ~° ~ $' '.~2" ~. S t~1.8tflIIC6 O~ ~.~Q ~~C t0 8 J]OIIIt;
Thence S. 34° 48' S2" B. ~t distance of 227.7U fcet to a paiur~
1lyetice S. 71° 16' S2" E. a distance of 132.00 feet W a point;
The~e S. 85° 33' S2" E, a distanae of 174.'40 feet to a point;
Tt~ncs S. 40° 43' S2" E. a dis~az~ce of 364.98 fe~t to a pourt;
Eachibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
MASt?N 1YL STAh[FIELD' I~IC.
Sux~ra~ FFracrrv~~Rr~E Fr.~mv~s
Psg+e 2
~ S. 72~ SS' S2" ~. a distautce af 99.25 f~eet W a point an the easterly boundary af said SWlf4
NW 114;
'Ihenc~ le~~ring said slough S. ~Q° 37' S2» W. a disL~nce of 111.t'ib fe~t sicsng said castcrly
~Sa~indary to ttu SE camer af said SVJI14 NW 1 f4, said corner monume.nted with a f+~und 5!8-in~ch
diatrrcter irr-r~ pin;
Tfsence N. 89° 45' 23" W. a distance of 978.33 fcet alang the s4utherly boundary of said S W l14
N'W 114 to the POINT OF BEGIIVIVING.
This }~re+el cc~r~tains IQ.56 acres more or less,
~#tst~, this ~rcel is subjeci to al1 ease~nems and rights-of-way at'recard or implied.
~
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E~chibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 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 Coxnmission finds that the proposed zoning map amendment complies with the
applicable provisions of the Comprehensive Plan. u~~•.°•.°~, c+^~~ a~°° ~~+ ~„a +'~°+
. (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 develonment of the C-C portion will comulv with the nuruose statement of
the commercial districts.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Comxnission 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 poliNcal subdivision providing public services within the City
including, but not limited to, school districts; and,
The Comxnission 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-SB-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 prouerty with a C-
C zoninQ desiQnaNon is in the best interest of the City. c,...~~ a,.,.~ ..... r ~~ +~...~ .w., ,.~
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2. Conditional Use Permit Findings:
The Commission and Council shall review the parNcular 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
E~ibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 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 E~ibit 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 required parking 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 harxnonious with and meet the objectives of the Comprehensive Plan.
c. That the design, construction, operaNon 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 Commission 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
E~chibit 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 lughways, 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 wetfare 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 acNvities 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.
Eachibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 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
deternune whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of wkuch 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.
E~ibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 20, 2008
Staff finds that the Applicant can comply with the parking standards listed in UDC 11-
3C-6 and provide the full 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 hardstup 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-3B.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.
5. Private Street Findin~s:
a. The design of the urivate street meets the repuirements of this Article;
The applicant shall comnlv with the private street design standards listed in UDC
11-3F-4A and condition of apuroval #1.2.3 listed above in Exhibit B of this staff
report•
b. Grantin~ anuroval of the private street would not cause damage hazard, or
nuisance, or other detriment to persons propertv. or uses in the vicinity; and
If the Applicant comulies with the conditions listed in Exhibit B of this staff report
pertaining to private streets. Staff does not anticipate anv hazard, nuisance or other
detriment from the urivate streets if thev are desi~ned and constructed as required
bv UDC 11-3F-4.
c. The use and locaNon of the private street shall not conflict with the Comprehensive
Plan and/or the regional transportation plan.
Staff finds that the use and location of the prouosed private streets do not conflict
with the Comprehensive Plan and/or the regional transnortation plan
Exhibit D