HomeMy WebLinkAboutSelway Apartments AP Application^
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~~ _ . TRANSMITTALS TG AGENCIES FAR CGM~N[ENTS GN
- ~ DEVELGPMENT PRGJECTS WITH THE CITY OF MERIDIAN
~~ ,To insure that your comments and recommendations will be considered by
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the Meridian City Council please submit your
comments and recommendations to°Meridian City Hall
Attn: Will Berg, City Clerk, by: November 20, 2001
Transmittal Date: October 23, 2001 File No.: AP 01.009
Hearing Date: November 2l, 2~O1
Request: Public Hearing -City Council Review of an Appeal of the
Planning and Zoning Commission's approval of the Selway
Apartments SCUP Ol-O~ fi~
By: Glen Tiderman and Tracy Fr'res
Location of Property or Project: west side of Goddard Creek, north of
Mc~[illan Road and east of Ten Mile Road
Steve Siddoway ono FPS
David Moe ono FP}
Wendy Newton-Huckabay (No FP}
1111ichael Rohm (No FP}
Tom Q'Brien (IVo FP}
Tammy de Weerd, Mayor
Charlie Rountree, CIC
Joe Borton, CIC
Keith Bird, CIC
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David Zaremba C1C
Water Department ~,
Sewer Department
Sanitary SerV~CeS~Na VAR, VAC, FP)
Building Department 1 Rich Greene
Fire Department
Police Department
City Attorney*
City Engineer
City Planner
Parks Department
Economic Dev. SCUP only
Meridian School District ~NoFP}
Meridian Past Office~FPIPPISHP only}
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers [rrig. District
Idaho Power Co. (FP,PP,CUP, SHP onlyy
Qwest ~FPIPPISHP anly~
Intermountain Gas ~FPIPPISHP only)
Bureau of Reclamation ~FPIPPISHP an~y~
__._
Idaho Transportation Dept. ~No FP}
Ada County Ass. Land Records
Downtown Projects:
Meridian Development Corp.
Historical Preservation Comm.
South of RR 1 SW Meridian:
NW Pipeline
Newyork irrigation District
Boise-Kuna Irrigation District
Your Concise Remarks:
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Hearing Date: ~
File No.: AP-07-009
Project Name: Selway Apartments
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Request: City Council Review (Appeal) of the Planning & Zoning Commission's approval of
the Selway Apartments (CUP-07-016), by Glen Tiderman and Tracy Fries.
Location: West side of Goddard Creek Way, north of McNfillan Road and east of Ten ~Illile
Road, in Section 26, Township 4 North, Range ~ West.
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Planning Department
COMMISSION & COUNCIL REVIEW APPLICATION
Type of Review Requested (check all that apply)
^ Annexation and Zoning
^ Comprehensive Plan Map Amendment ~
^ Comprehensive Plan Text Amendment
^ Conditional Use Permit
~~ ^ Conditional Use Permit Modification
^ Final Plat
^ Fina1 Plat Modification
^ Planned Unit Development
^ Preliminary Plat
^ Rezone
^ Time Extension (Commission or Council}
^ UDC Text Amendment
^ Vacation (Council)
Variance -r _ ~ ; '
ther. ~ ~'
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Applicant Information
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A licant name: ~-~~ CQww.f~tiJ ~^ ~~~~5 Phone:~OD~-9~1~~ r~3d~
pP
Applicant address~y3~ ~, ~~ F~I~~ ~- ~7~~ try. w~ D~ Zip:~~~~
. ~~a~~~ rfl ~~~a+Ar~ ~~ ~c~
Applicant s interest ~n property. ^ Own ^ Rent ^ Optioned .Other ~~ F ~ ]
Owner name:
Owner address:
Phone:
Zip: _
Agent name (e.g., architect, engineer, developer, representative}:
Firm name:
Address:
Phone:
Zip: _
Primary contact is; ,'Applicant ^ Owner ^ Agent ^ Other
Contact name: ~ ~~~'~~ 1~1~ , , „ ,,,~ ,_ Phone:
E-maf : Fax:
Subject Property Information
Locationlstreetoddress: ~]= ~~'~~{~ ~ ~ ~(~ ~
Assessor's parcel number(s): ~ -
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Township, range, section:
..~.
Current land use: ~~
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Current zoning district::
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-~` "~ ~ ~ - ~ - bdo E. Watertower Lane, Suite 202 • Meridian, Idaho $3b42
Phone: (24$} $$4-5533 • Facsimile: (208} $$$-b$54 • Website: ,~
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Project Description
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Projectlsubdivisionvame:
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General description of proposed projectlreques
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Proposed zoning districts}:
Acres of each zone proposed;
`~ of use proposed (check all that apply};
Residential ^ Commercial ^ Office ^ Industrial ^ ether
Amenities provided with this development (if applicable};
Who will own & maintain the pressurized irrigation system in this development?
Which irrigation district does this property lie within? :~
Primary urigatian source: Secondary:
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water}:
Residential Project Summary (if applicable)
Number of residential units: Number of building lots:
Number of common andlor other lots:
Proposed number of dwelling units (fvrrnulti-family developments only}:
1 Bedroom: ~= _~,~ - - - ~~-,~~~;~, 2 or more Bedrooms:
Minimum square footage of structures} (excl. garage):
Minimum property size (s.f}: _
Gross density ~DV~acr`-total land}:
Percentage of open space provided;
Proposed building height:
Average property size (s.f.}:
Net density (DUcre-excluding roads & all~s}:
Acreage of open space:
Percentage of useable open space: (See Chapter 3, Article G, for qualified open space}
Type of open space provided in acres (i.e., landscaping, public, common, etc);
Type of dwellings} proposed: ~ ^single-family ^ Townhomes ^ Duplexes ^hulti-family
Non-residential Project Summary cif applicable)
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Number of building lots:
Gross floor area proposed:
Hours of operation (days and hours}:
Other lots:
Existing (if applicable};
Percentage of sitelproject devoted to the following:
Building height:
Landscaping: Building: Paving:
Total number of employees: Maximum number of employees at any one time:
Number and ages of studentslchildren (if applicable}: Seating capacity:
Total number of parking spaces provided: Number of compact spaces provided:
Authorization
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Print applicant name: I ~~G2''~'~1 l~l~ ~~%ES
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Applicant sign ~ _ " ~ -D Date: ~~ / 4
6b0 E. Watertower Lane, Suite 202 • Meridian, Idaho S3d42
Phone: X208) 884-5533 • Facsimile: (208) 888-b854 • Website: www.meridiancity.org
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Meridian City Hall
Attn: Will Berg, Jr.
3 3 E. Idaho Ave.
Meridian, ID 83642
Dear Mr. Berg,
Please accept this communication as notice of our intent to appeal the issuance of CUP
07-016 granted for the Selway Multi-Family Development on actober 4~', 2007 by the
Meridian Planning and Zoning Commission. As required by the Unified Development
Code, this appeal is being filed within fifteen days of the decision and is accompanied by
the appropriate fees.
It is our contention that CUP D7-016 was granted despite the fact that it is in conflict with
the UDC on a number of points. Specif tally, we believe that the proposed development
will ~e in violation of the following provisions of Section 11-SB-6: Conditional Uses:
E.1. That the site is large enough to accommodate the proposed use and meet all
the dimensional and development regulations in the district in which the use is
located.
E.3. That the design, construction, operation and maintenance will be compatible
with other uses in the general neighborhood and with the existing or intended
character of the general vicinity and that such use will not adversely change the
essential character of the same area.
E.4. That the proposed use, if it complies with all conditions of the approval
imposed, will not adversely affect other property in the vicinity.
E.S. That the proposed use will be served adequately by essential public facilities
and services such as highways, streets, schools, parks, police and fire protection,
drainage structures, refuse disposal, water, and sewer.
E.6. That the proposed use will not create excessive additional costs for public
facilities and services and will not be detrimental to the economic welfare of the
community.
E.7. That the proposed use will not involve activities or processes, materials,
equipment and conditions of operation that will be detrimental to any persons,
property or the general welfare by reason of excessive production of traffic, noise,
smoke, fumes, glare or odors.
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0n behalf of our communities, we request that the City Council hear testimony from
citizens regarding these issues.
Respectfully submitted this 19~ day of Dctober, 2007, by parties of record, glen and Erin
Tiderman of 2432 W. Los Flores Drive, Meridian, ID 83646 and Chris and Tracy Fries of
2787 W. Wapoot Dr, Meridian, rD 53646,
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COMMITMENT OF PROPERTY POSTING
Per Unified Development Code UDC} 11-5A-5D, the applicant for all applications requiring a
public hearing except for a UDC text amendment, a Comprehensive Plan text amendment
andlor vacations} shall post the subject property not less than ten X10} days prior to the hearing.
The applicant shall post a copy of the public hearing notice of the applications} on the property
under consideration.
The applicant shall submit proof of property posting in the form of a notarized statement and a
photograph of the posting to the City no later than seven ~7} days prior to the public hearing
attesting to where and when the signs} were posted. Unless such Certificate is received by the
required date, the hearing will be continued.
The sign(s) shall be removed no later than three (3) days after the end of the public hearing for
which the sign(s) had been posted.
I am aware of the above requirements and will comply with the posting requirements as stated in
UDC 11-SA-5.
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Applicantlagent signature Date
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RE~EjVED
acr o z ien~
City Of Meridian
City Clerk Ot&ce ~~
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CI'~Y OF MERIDIAN ~~dl~ ~`'r.
FINDINGS OF FACT, CONCLUSIONS OF i w.wo
LAW AND
DECISION & ORDER ^
In the ll~atter of the Request for Conditional Use Permit (CUP-07-416} for amulti-fiamily
development consisting of 171 multi-family dwelling units on a 10 acre parcel loQated
within the Lochs'u Falls Planned Development and Private Street ~pprov~l within the prop~a~ed
Selw~y Multi-family Development.
Case Na(s}. CUP-07-o16, PS-07-OO7
For the Planning and Zoning Commission Hearing Date of: September 20 and October 4,
2007 (Findings approved on Uctaber 4, 20b7}
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of September 24, 2407,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of September 24, 2007,
incorporated by reference}
3. Application and Property Facts (see attached Staff Report for the heating date of
S~pternber 20, 2407, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of September 20, 2007, incorporated by reference)
B, Conclusions of Law
] . The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codifitd at Chapter 65, Title b?, Idaho Code (I.C. §b7-6503}.
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified
Development Code codified at Title 11 Meridian City Code, and all current zoning maps
thereof. The City of Meridian has, by ordinance, established the Impact Area and the
Amended Comprehensive Plan of the City of Meridian, which was adopted August 6,
2402, Resolution No. 02-382'~and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-5A.
CITY CF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NOBS}. CUP-07-O1b, PS-07-(~07 - ~ -
4. Due consideration has been,given to the comments}received from the governmental
subdivisions providing services in the City of Meridian planning jurisdicfion.
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5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Chair of the Planning & Zoning Commission and City Clerk and
then a copy served by the Clerk upon the applicant, the Planning Department, the Public
Works Department and any affected party requesting notice.
7. That this approval is subject to the Site Plan, Landscaping Plan and Conditions of
Approval all in the attached Staff Rap~vrt for the hearing date of September 20, 2007,
incorporated by reference. The conditions are concluded to be reasonable and the
applicant shall meet such requirements as a condition of approval of the application.
C. Decision and order
Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City
Code § 11 ~SA and based upon the above and foregoing Findings of Fact which are herein
adopted, it is hereby ordered that: .~
1. The applicant's CUP Site Plan as evidenced by having submitted the Site Plan dated
July 1 ~, 2407 is hereby conditionally approved;
2. The applicant's CUP Landscape Plan as evidenced by having submitted the Landscape
Plan dated July 10, 2007 is hereby conditionally approved;
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3. The applicant's CUP Elevations as evidenced by having submitted the Elevations dated
September 27, 2007 is hereby conditionally approved;
4. Modifications to the site specific conditions were made at the Planning & Zoning
Commission hearing and are updated in the attached staff report; and
5. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of September 20, 2007, incorporated by reference.
D. Notice of Applicable Tune Limits
Notice of Eighteen X18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a
maximum period of eighteen ~ 18}months unless otherwise approved by the City.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,
and acquire building permits and commence construction of permanent footings or
structures on or in the ground. For conditional use permits that also require platting, the
CITY 4F MERIDIAN FINDINGS OF FACT, CONCLUSI4N5 OF LAW AND DECISION & GRDER
CASE NO~S~. CUP-07-016, PS-07-U07 - 2 -
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final plat must be recorded within this eighteen X18}month period. For projects with
multiple phases, the eighteen ~ 18}month deadline shall apply to the first phase. ~ the
event that the development is made in successive contiguous segments ar multiple
phases, such phases shall be constructed within successive intervals of one ~ 1 }year
from the original date of approval. If the successive phases are not submitted within the
one ~ 1 }year interval, the conditional approval of the future phases shall be null and
void. Upon written request and filed by the applicant prior to the termination of the
period in accord with 11-SB-6.G.1, the Director may authorize a single extension of the
time to commence the use not to exceed one ~ 1 } eighteen ~ 18}month period. Additional
time extensions up to eighteen (18} mont~ls as determined and approved by the
Comr~,ission may be granted, With all extensions, the Director or Commission may
require the conditional use comply with the current provisions of Meridian City Code
Title 11.
E, Notice of Final Action and Right to Regulatory~Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8043, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight X28}days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-b521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may withintwenty-eight ~2$}days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title b7, Idaha
Code.
F. Attached: Staff Report for the hearing date of September 20, 2D07.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DEC[S[ON & ORDER
CASE NO(S). CUP-07-016, PS-07.007 - 3 -
By action of the Planning & Zoning Commission at its regular meeting held on the ~"
day of 200?.
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COMMIS STONER MICHAEL ROHM VOTED ~.
Chair)
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COMMISSIONER DAVID MOE VOTED
COMMISSIONER WENDYNEWTON-Hi~CKABAY VOTED
COMMISSIONER TOM O'BRIEN VOTED (~Q~
COMMISSIONER STEVE SIDDOWAY ~ , _ TED
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CHA A ICHAEL ROHM
Attest. ,, ,{ ~ ~~~~., '~,
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Tara Green, Deputy City Clerk ~~l + ~ ~ ~~~ f
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Copy served upon Applicant, ' . D~p'a~ment, Public V~orks Department and City
r/~~~~~lil~~~ ~titi~si~
Attorney.
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By. { ~~ r~ - ~ Dated: , , ~ ;.
City Clerk
CITY OF MERIDIAN FINDINGS GF FACT, CONCLUSIONS OF LAW AND DECISION & GRDER
CASE N04S~. CUP-0701 b, P5-07-007 - 4 -
CITY OF MERIDIAN PLALNNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER ~0, 207
STAFF REPORT
IT~aring Date: September Z0, 2007
ff IDAHO
TO: Planning & Zoning Commission
FROM: Bill Parsons, Associate City Planner
Z48~884-5533
Caleb Hood, Current Planning Manager
208-884-5533
SUBJEC~I"; SelwayMulti-family Development
CUP-07-016 -- Conditional Use Permit far amulti-family development
consisting of 171 multi-family dwelling units on a 10 acre parcel located within
the L~hsa Falls Planned Development.
PS-07-~07 -Private Street approval within the proposed SelwayMulti-family
Development,
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Meridian Apartments, LLC, has applied for Conditional Use P~nnit SCUP) a~roval to
construct amulti-family Bevel, ~pment consisting of 17 multi-family buildings ~4 24-plexes, $ 8-plexes,
and 5 duplexes}; one storage ilding; and a club house with managerial living quarters on 10.1 acres.
The applicant is also requesting approval to construct a Private Street loop road to provide across and
circulation throughout the proposed development. The private access road from N. Goddard Crdek is the
only ingresslegress to the proposed dcv~lopni~nt and provides fututt connectivity to the futtu~
commercial property to the south. The sift is lo~cat~d on the west side of N. Goddard Creed Way,
a~roximately 500 fee's north of ~V. McMillan Rd. and a quarter mile east of N. Ten Mile Rd,
As part of the Lochsa Falls Planned Development approval in 202, this area was conceptually approved
for 171 multi-family units. As part of the Lochsa Falls approval, tl~~ City Council allowed the subject
multi-family development as a use exception to the primarily single-family Lochsa Falls Dc~loprrte~t.
Thy City and the developer ha~~' entered into a De~relopm~nt A~em~nt requiring CUP approval prior to
construction of the subject multi-family development. A final plat was also approved by the City Council
for the subject site: in June 2007. The site is currently designated High I~rasity Residential on the City's
Comprehensive Plan Land Use Map and zoned R-4. The subject site is currently vacant.
z. SUMMARY RECOMMENDAT~oN
The subject applications were submitted to the Planning Department for concurrent r~t~i~r, The Planning
& Zoning Commission is tl~'fu~l decision making body on a Conditional Use P~crmit and the Director is
the final decision molter on a Private Street application. Staff has provided a detailed analysis of the
requested CUP and PS applications below. Staff recommends approval of CUP-07-016 for the Selway
Multi-family Development, ~~ presented in the Std Report for the hearing date of September Z0,
ZOt17, subject to the conditian~r Gated in Exhibit B.
Z. S Y RECOMIHIENDATIUN: (Insert ~rfter Sty's Recommendntion)
The Meridian P nnin ~~n~~ing Com~~ian head t~ item on 5~pt~nber ZO red October 4,
2007. At the Det bet 4~ ublic b ri t omumii v~d to rove CUP-07-0 6 nd PS-
07-~07.
Sum , of ,.Com on P blic Hearin;
Solway Mufti-family Development CUP-D7-016; PS-07-007 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEF~IRING DATE GF SEPTEMBER 20, 2007
' In favor; Doren Fluke Wayne Thowless, AI~Cn Wallace
~. _
ii. In o~aosition; John Nelson, Laurie Miller, Brian Coffer, Dion Callahan, Matt
Hessin~, David, Budolfson, Anna Budalfson, T Wi Erin'~derman~
Mr. and Mrs. Valas Trac fries Ma' orie Matthis Chris Sandra Roberti ton
Donna s, Jennifc~ Romer, Ken Pahlas, A-nn Nikakis, Nick I~l~s,
Bbr`liac~tte Reislicck Glen Tid " James Shilton Bri Katcher Sh~ l
4
Hopkins, Don Flea, Dan Sicoric, Mary Wheeler, Sarah Marksfield Kate, Dan
Clizbe, John BellamX, Lawerence Gibson, WallX Reisbeck~ Sabdra F~exnan,_Jim
Freem~, Linda Ullman, Jim Ulln~,a Andrea Sl ric Jeff Weeks, LaDawn
Weeks Ro le Joanne Stev~as Mel Grant Lillian Grant S lid Carba'al
iii. Commenting;,Clcn Tidermen, James Shilton~ Brian Katcher Sheryl Hopl~ir, ~]on
__ ., . ~ ,.
Fleck, Dan Skoric, Mark W~ieeler, Sarah Mar~csfield ~~tcher, Dan Clizbe,~ John
Bellam Law~renc~ Gibson John Nelson 1 Mill l1latt Huss' Tatum
Witham, Paul Valas, Tracy Frig, Marjorie Matthis, Russ Pollock __ Ind Ha es,
Rac el N~Ison
iv. Writtc~ testimony: John and Roche elson Iaine aid Milo b1y, Sh~.eryl_Hopkans,
'o Callahan
v. Staff resent' a lication: ill Parsons
vi. Other staff co~mentingron a~lica ' :Caleb Hood $ NarX
b. Ke I~ ue~ of 'e~u~~fon b Co ' ~fon:
i. Li~tinQ for the deyelo~ament.
ii, The berming along the northorn and,western uroperty lames.
_^
' iii. The buildin materials i.e vin 1 sidin ee tab roofm hard lank sidin
rocklstone accents for the ro osed dev~Io ment.
iv. The athwa connectivit tot north with the exist' r 'dcntial nei boyhood.
v. Denser landsca adjacent to the Iesid~tial homes along the wester and nort~~rn
bound .
vi. Construction o trash enclosures b~' .of block with - t aces.
F ~. - , - -
vii. Vin 1 fencin alon the southErn ro rt bound
viii. Mechanical wits to remain in the rear of buildings F.
,~
ix. New elevations wit new buildin materials for Commission review.
x. Access and future connectivi with the commercial arc~l to the south,
Vii. Bull ' setbacks adjacent t esidential structures.
c. a Commis~on Ch~gea to Siff Recommendation:
i. Building materials for the buildings are to be hardie board siding as submitted with
CUP application.
ii. Lighting for the d~lopment must be shielded.
iii. Applicant is to work with staff regarding an additional amenity.
iv. Trash enclosures are to be constzuctad of black with off-set metal gates.
v. Additional trots to be planted along the north and west side with trees touching at
SO% maturity.
vi. Provide vinyl fencu~ along the southern boundary.
vii. Connect the existing micropath to the north,
viii. All landscaping along the north and west proparty lines shall be installed at~d prior to
obtaining any accupar~cy for any building, all dlopment improvements such as
imgation, parking and landscaping shall be installed on that building's site.
ix. Additional elevation for Building F 1 has been inserted into Exhibit A of the
staff report.
xi. Building setbacks are to remain the same along the western and northern side.
xii. AC units to remain in the rear of Building FIF l along northern boundary.
Solway Multi-fantily D~cvelbpment CUP-07-016; PS-07-a07 PAGE 2
CITY 4F MERIDIAN PLANNING DEPhRTMENT STAFF REPORT FOR THE HEARIlVG DATE OF SEPTE~IHER 2U, 2407
3. PROPOSED 1~IDTIQNS
Approv,~l
Afler considering all staff, applicant and public ~~timony, Y move to approve Filt Numbers CUP-
07-01 band PS-07-OD7 aspresented instaff report for the hearing date of September 20, 2007
with the following modifications: (Add any proposed modifications.)
.,
De~u~l ' `
After considering, all staff, applicant and public testimony, I move to deny Filr Numbers CUP-07-
OI6 and PS-07-007 as presc~nt~d during the hearing on September 20, 2047, for the following
reasons: (you must state sp~eeif c reasons for denial of the conditional use pe`rnlit and what the
applicant could do to gain your approval in the future.)
Continu~gwce
After considering all staff, applicant and public testimony, I move to continue File Numbers
CUP-07-016 and PS-07-@07 to the hearir~ date of (insert continued hearing date hr~c} for the
following mason(s): (you should state specif c reason(s) for continuance.)
4. APPLICATIQN AND PRCIPERTY FACTS
a. Site Add~sslLocation:
West side of N. Goddard Creek Road, approximately 500 feet north of E, McMillan Rd.
and % mile East of N. Ten Mile Rd.
Section 26, TON, Rl W
b. Qwners:
Daniel Gibson
19504 HWY 20126
Caldwell, ID 83607
c. Applicant:
Meridian Apartments, LLC
P U Box 633
Liberty Lake; WA 99019
d, Representative:
Dares Fluke, J-U-B Engineers
250 S. B~echwood Ave, Suite 201
Boise, ID 83709
e. Present Zoning District: R-4
f. Pr~ent Comprehensive Plan Designation: High Density Residential
g. Description of Applicant's Request: The applicant has applied far Conditional Use Permit
(CUP} approval to construct amulti-family developr~at consisting of 17multi-family
buildings (4 24 plexes, 8 8-plexes, 5 duplexes); one storage buildup and a club house with
managerial living quarters on 1 D.1 acres. The applicant is also requesting approval to construct
a private street to provide access and circulation throughout the proposed developmant.
1. Date of site plan (attached in E~chibit A): 07/10/07
2. Date of landscape plan (attached in Exhibit A}; 07/10107
3. Date of elevations (attached in Exhibit A}: 07/10/07
h. Applicant's StatementlJustif~cation: The subject site was approved as part of the Lochsa Falls
Solway Multi-family Dov~lcpmen ~ CUP-07-01 b; PS-07-U07 PAGE 3
CITY OF 1VIERIDI~4N PLANNING DEPARTMENT ST~iFF REPORT FOR THE HEARING DATE OF SEPTEMBER ZQ,1007
Planned Development and has the appropriate land use desation of High Density Residential.
A development agreem~t for the site requires CUP approval prior to any construction ofmulti-
familystructures. The final rr~p for the pro~e~ty was approved on June 19, 2007 and is currently
b~fng routed to the agenci'~s for their signature. Based upon the input rec~iv~d from the
neighbors at the first public meeting, changes were made to the sits, building and landscaping
desi~ and a second meeting was held. The proj act is proposing 171 dwelling units including a
club house, storage buildir~ and several amenities and open space for the residents to use. The
intent of the design is to provide a transitional zone b~#ween the proposed commercial pro~rty tv
tht south and the singly family residential to th~~north. Important consideration has gone into the
site layout and design of the proj act to ensure compatibility with the surrounding residential uses.
(See Applicant's Submittal Lehr far more.)
S. PROCESS FACTS
a.
b.
c.
d.
e.
6. LAND USE
The subject application will in fact constitute a conditional use as de~ernuned by City
Ordinance. By reason of the provisions of the Unified Developn~eht Cody Title 11
Chapter 5, a public hearing is required before the Commission vn this matter.
The subject application will in fact constitute a private street as dctcrmined by City
Ordinance. By reason of the provisions of the Unified Development Code Title 11,
Chapter 5, a public hearing is required befo~the Commission on this matter.
Newspaper notifications published on: September 3, 2007 and September 17, ~~7
Radius notices mail~cd to properties within 300 feet on: August Z4, 207
Applicant posted notice on site by: September 10, 2Q07
a. Existing Land Uses}: Vacant land
b. Description of Character of Surrounding Area: The area surrounding the proposed
development is primarily sin~le~family residential. Thc~parcel to the south of the subject site
is vacant and approved for future commercial development.
c. Adjacent Land Use and Zoning:
1. North: Singhfamily homes, Fulfur Subdivision No.? (aka - Lochsa Falls}, zoned
R-4
2. West: Single-family homes, Verona Subdivision, zoned R-8
3. South: Vacant, zoned R-4 (Future Commercial Development}; Single-family
homes, Bric~,~ctow~r Crossing Subdivision No.7&9, zoned R-8 & R-4
4. East: Singe-family homes, Fulfur Subdivision No.3 (aka - Lochsa Falls}, zoned
R-4
d. History of Previous Actions: The subj act property was previously approved for 171 multi-
familydwellingunits in 2002 with the Lochsa Falls Planned Develapment. The Development
Agreement (DA} for this property r~quues Conditional Ube Permit (CUP} approval prior to
construction of the multi-family units.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: N Goddard C~ek Way
Location of water: N Goddard Creek Way
SelwayMultl-family Development CUP-07-D 1 b; PS-07.407 PAGE 4
CITY 4F MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEI~iBER ~0, x047
w
r
Issues or concerns: 1.} Depending on fire flaw requi~nents a third watfr
connection may be required to Lachsa Falls
OfficelCommarcial
2. Floodplain: NIA
3. Canal~Ditchcs Irrigation; NIA
4. Hazards: Staff is not aware of any hazards associated with this property.
5. Sine of Property: 10.1 acres
b. Gross Density: 17 units per acre
f. Landscaping (see Analysis below for rnQre details}:
1. Width of street buffers}: NIA (existing on Goddard Creek)
2. Width of buffers}between land uses: NIA (a land usebuffers will be~raquired on the
parcel to the south whenlif it de~lops with non-residential uses.)
3. Perc~ntag~ of sit~c as op-~n space: The applicant states that 17% (74,782 sq. ft.) of tli~~
site is being sit aside for common open space.
4. tither landscaping standards: Landscaping ad~actnt to micro-paths should comply
with UDC 1 I -3B-12.
g. A-n~nities: For multi-family developments with more than 14}4 units, the decision makir~
1~ody shall require additional amenities coinrr~tasurate to the size of the devtlopn~nt (UDC
11-4-3.27D-2d}. There are 171 units proposed in this development. As a reference for multi-
family developrriets with 75 units or more 4 amenities are required, with at least one from
each category (Quality of Life, Open Space, and Recreation}. The apllicant is providing
amenities es follows: 2,504 square-foot community club house and f tress facility (Quality of
Life}, property management office, storage building, development rr~pldirectory (Quality of
Life}, peel and hot tub (Recreation), 5 foot waling, trails around the perimeter of the property
(Rec~ation}, covered picnic area with barbeques (Quality of Li~c}and 2,000 square foot tot
lot (Recreation} and opEn space (Open Space. See Analysis bwiow for more information
regarding amenities.
h. Off-Strut Parking: UDC 11-3C-bA requires multi-family dwellings with one bedroom to
provide two spaces, onr covered and one uncovered acid 2 or more bedrooms to have a two-
carcovered carport or garage for each init. Thy submitted site layout does propose coverod
parking spaces and garages for all of the multi-family dwellings. ThE site plan complies with
the off-street pares ~quirern~its of the UI~C.
i, Conditional Us+c Information:
1. Non-residential squaft~footage: 2,54 squa~'~feet tCammunity Clubhouse) ~ storage
building
2. Proposed buildi~ height: Varies; R-4 District allows a maximum 35 feet
3. Percentage~of site devoted to building coverage: 18%
4. Pereentag~of site devoted to landscapir~: 45%
5. Percentagt~of site devoted to paving: 36%
6. Percentage of site devoted to other uses: 17% useable common open space
7. Number of Residential units: 171
Sway Multi-family Development CUP-07-416; PS-07-QQ7
PlIGE 5
x
CITY OF MERIDI~4N PL~iNNING DEPARTMENT STAFF REPQRT FOR THE HEARING DATE 4F SEPTEMBER 20, 2407
j. Proposed and Required Residential Standards: The subject is currently zoned R-4 which is
prin~rily a single family resi~ntial zoning district. If the subject CUP is approved, the
applicant should request a rezone to R-40 which is consistent with tht Future Land Use Map
designation for this property and is representative' of the prop4s~ multi-family r~sid~ntial land
use.
R-4 Standards
Setbacks measured to perimct~r property line} Proposed Required
Front Living Aroma to street 3b ~5
Side I S' S & 23' N 5
Rear 15 15
Maximum building height 3 stories 35
~~R
k. Summary of Proposed Streets andlor Access private, public, common drive, etc.}: The
applicant is propasina private stmt access for this development. There is ono private street
~onnectiorc~ i~~oddarc~Ctk~oad 'lie-private~ strve-sten~provides~aca~s~ anc~~an
interconnected looping circulation system throughout the development. It also allows for
future connectivity to the vacant commercial parctl to the south. As of the print deadline for
this report, staff has not received written comments from ACRD. ACRD staff verbally
indicated that they had no issues with the proposed development. When they are received,
staff will add ACHD's cvmmants and conditions to Exhibit B.
7. AGENCY CQMMENTS MEETING
Un August 31, 2007, staff held an agency comments meeting. The agencies and departments present
included: Meridian Fire Department, Meridian Police, and Public Works Department. Staff has included
all comments and recommended actions as Conditions of Approval in Exhibit S.
:,
8. COMPREHENSIVE PLAN POLICIES AND GQALS
The subject site is designated "High Density Residential" on the Meridian Comprehensiv~Plan Future
Land Use Map. According to the.Comprehensive Plan, the purpose of this designation is to allow for the
development of multi-family homes in areas where urban services are provided. Residential densities
may exceed eight dwellings units per acne. This resid~tial development might include duplexes,
apartm~t buildings, town homes and other multi-unit structures. other uses within the development may
be considered under a planned development permit process. A desirably proj ect would consider the
placement of parking areas, fences, berms and other landscaping features to serve as buffers 1~twn
neighboring uses.
Staff finds tha following Comprehensive Plan politics to be applicable to this property and apply
to the proposed development staff analysis in italics below policy}:
• Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal IIl, Objective A, Action 1 }
The roadways adjacent to the subject lands are currently awned and maintained
by the Ada County Highway District (ACRD}. This service will not change.
The subject Lands are currently serviced by the Meridian School District #2. This
service wits not change.
Solway Mulb-family Development CUP-07-01G; PS-07-~p7 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPQRT FOR THE HEARING DhTE OF SEPTEMBER 20, 2U07
• The subject lands are currently serviced by the Meridian Library District. This
service will not change.
• The subject lands currently lie within the City's urban service planning area and
is serviced by Meridian City .Fire Department. This service weir not change,
• ~~'he subject lands currently lie within the jurisdiction the Meridian Police
Department (MPD). This service will not change,
• The subject site can be serviced by the City of Meridian's sanitary sewer and
water system.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater De,~artment, the Meridian Planning .Department, Meridian Utility Billing
Services, and Sanitary Services Company,
• Chapter VII, Goal N, Gbj~tive C, Action 1;Protect existing residential propertibs from
incompatible land use development on add scent parcels.
North of the site is an existing single }arnily development. East of the site is a single family
subdivision, West of the site is also single ;family residential. The parcel to the South is
currently vacant, but planned for commercial development. Although the subject project is
denser than any of the adjacent projects, it does provide a transition between the proposed
commercial project to the south and the single family homes to the north. The duplexes
located along the northern property boundary are designed to emulate two story single family
residential homes and provides screening for the interior portion of the development, which
include three story structures. Although staf, f believes that multi-family development is a
compatible land use based on the Comprehensive Plan land use designation, sta,~believes an
additional elevation and landscaping buffering is needed along the northern portion of the
property (see Analysis below),
• Chapter VII, Goal N, Obj ectiv~ D, Action S; Require appropriatE landscape and buffers
along transportation corridor setback, vegetation, low walls, berms, etc.}.
The applicable landscape buf fer has already been installed along Goddard Creek Road.
• Chapt~# VI, Goal II, Gbjective A, Action 3: Consider "A~commo~dating Bicyclt aid
Pedestrian Travel; A Recommended Approach" from the National Center for Bicycling and
Walking in all land-use decisions.
This publication encourages jurisdictions to establish bikeway and wall~way facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient
Staf,~ believes that the subject applications generally comply with the applicable policies
listed in the literature noted above.
• Chapter VI, Goal II, Gbjective A, Action 6: Requi~ sttt connections bttv~n subdivisions
at f~gular intervals to enhance connectivity and better traffic flow.
The adjacent projects have not provided opportunities for the subject site to provide
vehicular connectivity (no stub streets). The applicant is proposing a private Loop street
SelwayMulti-family Develop~hent CUP-07-O1b; PS-07-(~07 PAGE 7
CITY CF MERIDUIN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 2Q, 2U47
4•
L.
system within this development. The private street is shared with the future commercial
development to the south. Gne connection to N. Goddard Creek Way is proposed. Staf,~is
generally supportive of the vehicular connectivity proposed.
Chap~Cr VI, Goal II, Obj~eetiv~'A, Action 5: Require pedestrian access conetctors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The adjacent project to the north has provided an opportunity for a pedestrian connectr'on to
this property. The applicant is providing pedestrian connectivity internally as well as to the
Fuser Subdivision No. 7 to the north. The applicant is also proposing to construct an
internal pathway system for recreational use, Sta,~`'is requiring the applicant to provide
pedestrian connectivity to the future commercial parcel to the south as well.
• Chapter VII, Goal IV, objective C, Action b: Requitespedestrian access in all new
development to link subdivisions together and promote nei~laborhaod connectivity.
See analysis above.
• Chapter VII, Goal I, Obj ectivE D, Action 9: Requu~ new residential d~cvelopment to provide
pern~nent peruneter fencing to contain construction debris on site and prevent windblown
debris from entering adjacent agricultural and other properties.
Prior to construcinon of any buildings, fencing should be constructed around the perimeter of
this site. The site currently is enclosed on~hree sides. Additional fencing is only needed
along the southern property line.
Staf, j" recommends that the Commission rely on any verbal ar written testimony that may be
provided at the public hearing when determining if the applicant's development request is
appropriate for this property.
9. UNIFIED DEVELQPMENT CUDE
a. Allowed Uses in the R~~id~ntial Districts: UDC Table 11-2A-21istsmulli-family
development as a use not allowed in tb~ R-4 zone; howev+~r this multi-family development was
originally approved in 2002 with the Lachsa Falls Planned Development as a usE exception. Staff
recommends the applicant rezonr the parcel to R-40 so that tl~e use conforms to thezoning
district and so that the zoning map will accurately depicts this use, Thy R-40 zoning district is the
mast appropriate zoning district for the density of 17 dwelling units to the acre that is berg
proposed.
b. Purpose Statement of Zone: MEDIUM-LOW DENSITY RESIDENTIAL DISTRICT ~R-4}
The purpose of the residential districts is to provide for a range of housing opportunities
consistent with the Meridian Cornpreh~si~t~ Plan. Connection to the City of M~tidian water and
sewer systems is a requirement for all residential districts. Residential districts are distinguished
by th~~allowable density of dwelling units p acre and corresponding housing types that can be
accommodated within the density range. Residential land uses are also allowed within the O-T,
TN-C, and TN-R districts asset forth in Chapter 2 Article D.
c. Multifamily DEVelopment ~UI~C 11-4-3.27} The following standards shall apply for the
multifamily units, including standards for Sitc Design, Comntian Open Space, Site Amenities,
Selwayhulti-family Development CUP-07-O15; PS-DI-A07 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE 4F SEPTEMBER 2D, 2D07
Architectural Character, Landscaping,'and ~vlaintCnance,
Site desiga (UDrC 11-4-3.Z7B}:
The building shall provide a minimum setback of ten feet unless a greater setback is otherwise
required by this tine. Building setbacks shall tame into account windows, entranc~cs, porches and
patios and how they impact adjacent properties.
All site service areas, outdoor storage areas, wash storage, disposal facilities, and transformer
and utility vaults shall be located in an area not visibl~~from a public stmt, or shall be fully
screened from view from the public street.
A minimum of 8D square feet of private, usable open space shall be provided for each unit. This
requirement can be satisfied through porches, patios, decks, andlor enclosed yards. Landscaping,
entryway and other access ways shall not count toward this requirement.
For the purposes of this Section, vehicular circulation areas, pariCing areas and private usoabla~
open space shall not be considered common open space.
The parking shall meet the requirements set forth in Chapter 3 of this Title.
Developments with 20 units or more shall provide the following: a property management office, a
maintenance storage area, a central mailbox location, a directory and map of the development at
an entrance or conveniEnt location for those enterir}g the development.
Gammon open spice design requirements (UDC 1 x-4-3.Z7C~:
A minimum area of outdoor common open space shall be provided as follows: a) l50 square fc~,t
for each unit containing 500 or less square feet of living area; b) 250 square fed for each unit
containing more than 500 square feet and up to 1,2Q0 square feet of living area; and c} 350 square
feet for each unit containing m~o~~than 1,200 square feat of living area. •
Common open space areas shall not be adjacent to collector or arterial streets unless ~cparat~d
from the street by a constructed barrier at least 4 feet in height.
Site development ameaitiee (UDC 11-4-3.27D):
All multifamily developments shall provide for quality of life, open space and recreation
amenities to met the particular needs of the residc~ts as follows: a~ Quality of Lid (clubhouse,
fitness facility, enclosed bike storage, and public one such as a statue); b~ open Space (open
grassy area of at least 50 ~y 10~ feet in size, community garden, ponds or water features, and
plazas}; and c} Recreation (pool, wal~Cin~ trails, children's play structures, and sports courts},
The number of amities shall dnd on the size of the multifamily development as follows: For
multifamily developments with 75 units or morel 4 amenities shall be provided, with at least 1
from each category. For multifamily de~lopments with motes than 100 units, thcdacision-making
body shall require additional amenities commensurate to the size of the propos~i developn~nt.
Architectural Ch~~r~cter (UDC 11-4-3.27.E};
All building elevations shall have a minimum portion of the elevation devoted to architectural
featut~s designed to provide articulation and variety. These features shall include; but are not
limited to windows, bays and offsetting walls that e~tter~d at least two felt; recessed entrances;
and changes in rr~terial types. Changes in material types shall have a minimum dimension of two
feet and minimum area of 25 square feet.
SclwayMulti-family D~velopm~nt CUP-D7-D16; PS-D7-047 PAGE 9
CITY OF MERIDIAN' PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 20, 207
Main entrances, which ark the primary points} of entry where the majority of building users will
enter and leave, shall be designed as an obvious entrance and focal point of the building through
architectural treatment, lighting, and address identif cation.
Entrances shall be adequately covered, recessed, or tt~ated with a perna~nent architectural feature
in such a way that weath~t protection is provided.
Roof forms sl~ll bt distinctive and include variety and detail when viev~d from the street.
Sloped roofs shall have a significant pitch. Flat rgQfs should ir~Glydc distinctive cornice
treatments.
Exterior building materials and finishes shall convey an impression of permanency and durability.
Materials such as masonry, stone, stucco, wand, terra cotta, and file are encouraged.
Windows are required to allow views to exterior activity areas or vistas. Windows shall
provided on any building facing any common area used for children's recreation.
All roof and wall-mounted mechanical, electrical, communications, and service equipment should
be screened from public view from the adjacent public stx~s and properties by the use of
parapets, walls, fences, enclosures, or by other suitable means.
Landscaping (UDC 11-4-3.~7.F):
Development shall meet the minimum landscaping requirements in accord with Chapter 3 of this
Title.
All street-facing elevations shall have landscaping, along their foundation. Tl~ foundation
landscaping shall meet the following minimum standards: The landscaped area shall be at least
three feet wide; for ev.~y three lineal foot of foundation, an evergreen shrub having a minimum
mature height oftwenty-four inches shall bE planted; and grour~dcover plants sl~ll bo planted in
remainder of the landscaped area.
1Vl~lnten~nce end Uwn~r~hip (UDC 11-4-3.~7.G}:
All multifamily devilopmcnts shall record legally binding documents that state the maintenance
and ownership responsibilities for the management of the development, including but not limited
to str~rctures, parking, comr~pn areas, and other development features.
4utdror storngelrefu~e ireas ~UDiC 11-3A-IZ~:
Outdoor utility meters, HVAC equipment, trash dumpsters, trash compaction and other service
functions shall be incorporated into the overall design of buildings and landscaping so tl~t the
visual and acoustic impacts of these functions are fully contained and out of view from adjacent
properties and public str~e~s.
lo. ANALYSIS
As subrnitt~d, the subj oct applications appear to substantially comply with the Unif Ed
Development Code and the Comprehensive Plan. In each section below, staff has provided
analysis regarding the proposed development.
SelwayMulti-family Dlopmbnt CUP-o7-016; PS-~7-I~7 PAGE Io
CITY QF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE QF SEPTEM$ER 20, 2007
CUPIPS Applications:
Multi-family Standards: The UDC has several specific standards that apply tomulti-family
developments (Sea Section 9 above for a complete list.} These standards apply to Site Desi~gnn,
Common Qpen Space, Site Amenities, Architectural Character, Landscaping, and I~aintenancs.
Below are some of the multi-family and g~rlttal design standards that the applicant should be
required to comply with.
Density: As noted on the Comprehensive Plan Future Land Use Map, this area is designated
High D~sity Residential. This designation anticipates densities exc~ding 8 dvu~llir~g units to the
acre in this area. The applicant is proposing a density of 1 ? dwelling units to the acre. If the
subject CUP isapproved, Staff recommends the applicant apply to rezone the po~rcel to R-
oo to ba consirtent with the Future Land Use Mup designation. Ths R-4o zoning district is
also more appropriate for the density of 1? dwelling units to the acre the applicant is proposing.
Landscaping: Thy landscape plan prepared by Latham, Krohn, Vanocktr Architects, on ?-1U-07,
labeled Sheet L-1 substantially complies with the requirements of the UDC. Staff recommends
that the following modif cationslnotes be made to the plan:
The applicant is prop~sir~g a ZO-foot wide landscape strip along tl~~ north property line. Except
where the single-story storage units are proposed, the applicant is proposing an approximately 40-
foot wide landscape strip along the west property line (the storage units arb s~ back
approximately 15 feet). These landscape areas have pretty da~sc~ vegetation and the applicant is
proposing sEVCraI 3" caliper deciduous trues (2" is typical). However, because the City has
received ~ever~l complaints from adjacent property owners regardll~g the development,
stuff believed th~it it it ~pproptf~te to provide d wider find denser l~nd~c~pe buffer to the
north end west; ~ minimum Z3-foot wide i~ndscpe buffer shouid bd conltructed hlong the
north and wed property lined (NOTE: Private useable areas (ptio~, deck, etc.} may be
nllow~d in the. landscape buffer, but aYAC waits smell be prohibited in this landscape
buffer; move to the side of the duple~e~. Landscaping in thew ~rreae ;hould b~ co~~tent
with the land wee buffer requirements listed in UDC 11-3B-9, m ~ to create ~ solid
I~ndsc~pe b~t~rier to the existing ~~ngle-family hom~~~ when the treed m~##ure. Further,
berm sh~l be conltructed end X11 deciduou3 tre$~within the north ~d wept i~nd~pe ~re~
shad be l minimum 3" caliper. If additions landscaiping (open spice} is added to the north
and west, ~ noted, Staff believes th~it the proposed landscaping is sufficient for thi~:project.
Private Useable open Space: UDC l l -4-3.27B requires a minimum of SD square feet of private,
usable op~h space shall be provided for each unit. This requirement can lie satisfied through
porches, patios, decks, andlor enclosed yards. Landscaping, entryway and other access ways shall
not count toward this mquirement. The applicant has shown, on the floor plans, that each
dwelling unit will be provided with at least 80 square feet of private open space in patios (lower
level units) and balconyldacks (upper level units. Staff is supportive of the applicant's proposal.
Parl~ing: CJDC l l -3C-bA requires multi-family dwellings with one bedroom to provides two
spaces, one covered and one uncovered and 2 or more bedrooms tohave atwo-car covered
carport or garage for oath unit. The submitted site layout dues propose covered parking spaces
and garages for the multi-family dwellings. The applicant is proposing 3bo total car parks for the
multi-family units; Z82 covt~red, 32 uncovcrzd (including the 1 S visitor paring) and 28 garage
spaces for resident paring, The applicant complies with the off-strut parking requirements of
the UI3C.
SelwayMulti-family D~v$l~n~nt CUP-07-016; PS-07-Q07 PAGE 11
CITY 4F MERIDIAN PLANNING DEPARTMENT STAFF REPORT FQR THE HEARING DATE OF SEPTEMBER 20, 2tb7
Amenities: The applicant is required to provide amenities for the multi-family development. For
multi-family developments with more than 100 units, the decision making body shall require
amenities commensurate to the size of the development (UDC 11-4-3.27D-2d}. As a rof~renc+~,
the iTDC requires multi-family developments containing 75 units or more to provide 4 amenities,
with at Lust one from each category (Quality of Life, Dpen Space, and Recreation}. Tl~ applicant
is providing amenities as follows: 2,SQ0 square-foot community club house and fitness facility
(Quality of Life},property ent office, storage building, development n~ap~directory
(Quality of Life},pool and hot tub (Recreation}, 5 foot walking trails around the p~ritr~ter of the
property (Recreation}, covered picnic aria with barbeques (Quality of Life) and 2,00 square foot
tot lot (Recreation} and open space (Dp~n Space}. Staff is generally suppartiv~ of the proposed
amenities, but believes an additional aetivc amenity should ba provided on the west half of this
site. If additional landsoaping {open rp:ce) is ~rdded to the north ~ and west, n~ noted in the
Ia~ndocaping section above, and an additional active amenity {BBQ ~re~, hor~eahoe pit, etc)
is added in the viciaity of Building 7B, Stiff believed that the propa~ed ~menitie~ pare
sufficient for this project. Staffrecommends that the Commission dc~er'inine if the proposed
amenities are appropriate for a d~elopm~nt of this size.
Elevations: The applicant is proposing several different structures on this site. There are duplexes,
8 plexes, 24 plexes, storage units and a clubhouse. Thy applicant has submitted building
elevations for all of these structures. The storage units (Building H} on the west side of the
d~elopment are single-story, th~c duplexes (Building F} on the north side and thy' 8-plexes
(Buildings D & E} are two stories tall, and the 24-plexes (Buildings A, B, C,}are three stories
tall.
UDC 11-4.3 requires multi-family structures to comply with specific design standards. Staff
believes tl~t the elevations submitted with the CUP sificantiy m~~t th~c~requirements of the
design standards listed in UDC 11-3A-19. However, Staff is aot is ~~vor of the vinyl, ~lding
being propo~d as the primly ~~iding material. Exterior building mat`~ials and finishes should
convey an impression of ponnanenae and durability. Materials such as masonry, steno, stucco,
woad, terra cotta, and the are encour~od. Due to the construction mat®rials being used on the
single-family homes in this area, Staff believes the applicant should also use building materials
that are more compatible to the surrounding residential r~ighborhoods. S#~ff recommead~ that
the Commition prohibit vinyl siding on the buildings in this development. Further, Staff
recommends that the applivant, a~# the public hearing, ~ elute what type of sidiag muteri#l will
ba uaed iasteld of the viayl.
There are 5 duplex structures proposed on the north side of this site. AlI of the proposal duplexes
aretwo-stories and are the same building. Staff is supp~artivdof the applicant proposing less-
intense structures as a transition to the'single-family homes to the north, but recommends that at
least one more duplex building elevation be proposed. If the appliaa~t complim with the
landacapa buffer requirements {see I~ndsc~pigg above}, adc~ ~inother duple
elev~nnlbuilding i-nd co~truc~ the buildings with q~blity m~tEr~ls, ~tgff believes the
duplex units c~a work tidj~cent to the ~in~le-~mily unit to the north, Staff will ensure tl~t
when CZC applications arc submitted for construction of tlfie multi-family buildings in the future
that the elevations comply with the UDC requiremaats and the ~ek~ations submitted. ,~
.~.
Pedestrian Pathways: The adjacent project to the north has provided an opportunity for a
pedestrian connection with this property. The applicant is providing pedestrian connectivity
internally as well as to the Fulfer Subdivision No. 7 to the north. The applicant is also proposing
to construct an internal pathway system for recreational use. Staff l~ieves that the ~itpplint
Solway Multi-family Developm~t CUP-07-O1b; PS-07-a(}7 PAGE l2
CITY OF MERIDIAN PUNNING DEPARTMENT STAFF REPORT FGR THE HEARING DATE 4F SEPTEMBER 20, zQ47
should ~l~o provide a pedeatrlhn connection to the futurt commerci~i parcel to the Guth,
year the sort#hwelt corner of thii project. Pathways should be constructed in accordance with
CTDC 11-3A-8 (construction) and iTDC 11-3B (landscaping).
Multi-family Setbacl~s: The UDC does not have a specif c setback between internal multi-family
units. The submitted sitE plan shows setbacks that ~xc~d the minimum s~tbac~ rcquir~ments of
the R-4 zoning district.
Refuse Areas: The Sanitary Services Company (SSC) has not commented on the proposed
dumpster locations or design. Staff encourages the applicant to contact SSC for further comment
on enclosure design and la~ation prior to submitting for a CZC.
Open Space: Open space is defined as an arEa substantially open to the siCy that may be on the
same property with a structure, The areas may include, along with the natural Environment
futures, parks, playgrounds, tro~s, water areas, swimming pools, tennis courts, community
centers or other recreational facilities, The term shall not include struts, par~iny areas, or
structures of habitation (UDC 11-1 A}. UDC 11-4-3.270 requh`es a minimum area of outdoor
common open space shall be provided as follows: a} 150 square feet for each unit containing 500
or less square feet of living area; b} 250 square feet for each unit contau1ix~ more than 500 square
feet and up to 1,20~Q square feet of living area; and c} 350 square fey for each unit containing
more than 1,200 square feet of living area. Common open space~arcas shall not b~ adjacent to
collector or arterial stt~ts unless separated from the stmt by a consttuctc~l barrier at lust 4 feet
in height.
The units for the proposed multi-family development range in size from 922 square foot one
bedroom, one bath units to 1,167 square foot, three bedroom, two bath units. The UDC requires
250 square feet for each unit containirg between 540 and 1,200 square feet of living area, The
proposed development has been approved for 171 units. Thy minimum amount of opt space
required pear code for the proposed dev~~opment is 42,750 sq. ft (171 X 250 sq. ~.). Th~e'applicant
states that 17% (74,782 sq. ft.} of the site is b~in~g set aside for comrnort usabte open spate
Maintenance of all common areas should be the responsibility of the Home Owners'
Associations}. Staff believes tit the open space proposed complies with the LTDC.
Street Buffer: A 20-foot wide street bufi~r is required along North Godard Cr~1c Way, a
collector stte~t (UDC 11-2A-6}. UDC 11-3B-7C2a requires all residential stmt buffers to be
located on a common lot maintained by ahome-owners association. Tha~applicable landscape
buffer has already been installed with prior subdivision approval.
Fencing: The site has existing b foot fencing along the west, north and east boundaries of the
development. The applicant has not proposed any fencir~ along the southena pprtion of the
property. Stiff recommends that the ~pplic~nt, ~t the public heirin~, teftify ~ to wh~her
permanent fencing will be provid`d along the ~~outh property line. A detailed fencing plan
should be submitted with any future CZC application. If permanent fencing is not provided before
issuance of a building permit, temporary construction fencing, to contain debris must be installed
around the perimeter. Perimeter, common open space, and micro-path fencing shall be designed
according to LTD~C 11-3A-7.
Pressu~ Irrigation: 'Ifie City of M+~ridian requims that pressurized irrigation systems be supplied
by a year--round source of water. The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-mint
connection to the culinary water system shall b~ required. If a single-point connection is used, the
S~elway Multi-family Development CCJP-07-016; PS-07-007 PAGE 13
CrfY CF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FQR THE HEARING DATE 4F SEPTEMBER 20, 2007
developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Bngir~r. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved s~cif cations and in accordanc~~~ with
11-3A-15 and MCC 9-1-28. The dev~tlopment lies within the Settler's Irrigation District.
The applicant stags the pr~ssuril irrigation system will be rr~intained by the Home Dwners
Association.
Private Streets: The applicant is proposing to use a private street to provide access to this
development. The private st~e~t system provides access to the futurE commercial d~tlopm~nt to
south and an intrconnected looping circulation sysm throughout th~c dcv~lopm~nt. The
applicant has submitted a Private Strout application as required by UDC 11-3F-3. The private
street standards are listed in UDC I 1-3F and as conditions in Exhibit B. Staff is generally
supportive of Private Street proposed for this multi-family development.
DppASition~TestimonylConunents: Staff has received several letters and verbal comments from
nearby residents requesting d~vial of this project. Staff has thoroughly revievued rho previous
Lochsa Falls Planned Development, Development Agreement, and the subject CUP application
and believes that the conditions of approval in Exhibit B incorporate some of the neighbors'
concerns and mitigate any adverse impacts this proj ect nay have on the surrou~ing usrts. Staff
recommends the Planning and Zoning Commission rely on any verbal and written testimony
provided for this proj ect when making. a decision.
Stiff recommends ~rpprov~l of CUP-07-016 for the Selw~ry iUlulti-family Development,
prelented in the Std Repor# far the hearing d~-te of September Z4, ZOi17, ~ibject to th+~
conditions Gstod ~ Exhibit B.
11. EXHIBITS
A. Drawings
1. Site Plan dated: 7-10-07}
2. Landscape Plan dated: 7-10-07}
3 . Elevations dated: 7-1 D-07}
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Departrr~ent
6. Sanitary Service Company
7. Ada County Highway District
8. Cbntral District Health Department
9. Settler's Irrigation District
C. Required Findings from Unified Development Cc~ie
1. CUP Findings
SelwayMulti-family I~ev~l~nt CUP-07-O1b; PS-07-QO7 PAGE 14
CI OF DEAN PL DEPARTMENT STAFF PORT FOR THE AR G DATE F SEPTEMBER Z4, 2447
. ve a in'
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B. Conditions of Approval
1.1 SITE SPECIFIC REQUIREMENTS
1.1,1 The Applicant shall comply with all applicable conditions of approval for Conditional Use Permit
SCUP-02-012}, Preliminary Plat APP-02-(1109}, A-na~xation PAZ-02-1 l0}, and De~~lopmcnt
A~r~timent instrument # 103012598) of the Lochsa Falls Subdivision and tb~ Stlway Final Plat
~FP-07-018}.
1.1.2 Prior to issuance of a Certificate of Zoning Compliancy ~CZC) application, submit a r~zonc
application to the Planning Department for the subject property. Said rezone application sl~ll
request the R-40 zoning designation,
1.1.3 The site plan prepared by Leathern Krohn Vanacl~er Architects, dated July 10, 2Q~7, is
approved with the conditions listed herein,
1.1.4 The landscape plan prepared by Leatham Krohn Var~aker Architects, dated on July 10, 2407, is
approved with the conditions listed herein.
..
' ~ , Th+c la~sca ' b cr alon~~tl=narth~~s ~~~~~ fact widt mcasured_f~om
prop~y_Iine to ~~r~ ound floor with an allowance of two fit of~roi~ctions for tht sdcond
floor. Additional trees shall ba lamed in the west aid north buffers with lantin of
trees touch~at S~0% of n~turity^~N4TE: Private useable areas (patios, dec$s, etc.}may
.. ~~.
be allowed in the landscape buffer,
. Land aping in these buffo arras shall be
consistent with the land use buf~Cr requirements listed in UI3-C 11-3B-9, as to c~atr~ a
solid landscape barrier to the existing single-family homes when the trees mature.
, . ,~ .
• Provide landscape islands at the' ends of the par]~ing rows within the dcveiopm~nt. Said
islands shall contain at lust one tree'. All infernal landscaping shall be constructed in
accordance with UDC 11-3B-8C2.
• All areas approved as opEn space shall be free of wet ponds or other such nuisances. All
storm water detention facilities incorpvratrd into the approved open space are subject to
UDC 11-3B-11 and shall be fully veg~etat~d with bass and trees. Sand, gavel ar other
non-vc~cta~cd surface materials shall not h~ used in ap~n space lots, ~~cCpt as picnrnitted
under UDC 11-3B-11. If the storm wat~rr detention facility cannot be incorporated into
the approved open space and still meet the standards of UDC 11-38-11, then the
applicant shall relocate the facility. This may require losing a building or developable
area.
• A written certificate' of compl`~ion shall be prepared by tlfe~ landscape architect, dESigtr,
or qualified nurs~ryn~an responsible for the landscape plan and submitted prior to fi~
occupancy being granted. All standards of installation sl~ll apply as listed in UDC 11-
3B-14.
• Pathways shall be constructed in accordance with UDC 11-3A-H construction} and UDC
11-3B landscaping).
1.I.5 Provide private streets, and private stmt signs including one at the Goddard Creed, intersection),
within tht multi-family de~lopam~nt. Said private streets shall comply with the standards listed
for Private Stress in UDC 11-3F, and be constructed 26-fc~t wide, and have 28' inside and 48'
outside turnir~ radii. Pravid~ a cross-accesslingiss-mss ~as~nht for the parcel to tl~ south to
Exhibit B - Pad 1
use the private streets as access to the public street syst~n (at N. Goddard Creek Way}. Prior to
the occupancy of the first buildir~ on this property, provide a copy of a recorded cross-
accesslingress-egress easement (or agreement}.
1.1.6 Provide at least 364 parking stalls for the multi-family units; 282 covdred, 32 uncovered
(including the 18 visitor parking) and 28 garage spaces, as proposed.
1.1.7 Provide an additional pedestrian access (stub} to the vacant commercial pro~rty, located near
the southwest comer of the site. Connect to the' cxisting~pe+destrian pathway in the resid~ntial
subdivision to tl~~ north.
1.1.8 Provide at least 80 square feet of private, useable open space, such as a patio or balconyldeck, for
each multi-family dwelling unit, as propt,?scd on the floor plan.
1.1.9 Provide the following: a pro~erry managerr~nt office, a storage area, a central mailbox
location, a directory ail map of ~ development at an entraQce or convenient location for
those entcrir~g the development.
1.1.10 Provide amenities as follows; a minimum 74,782 sq. ft of open space, a 2,St~0 square-foot
community club houae and fitness facility (Quality of Life), storage building, pool amid hot tub
(Recreation}, 5 foot waling trails arou~ the perimeter of ~ property (RCCrtation), covered
picnic area with barb~ques (Quality of Life), a Z,O square foot tot lot (Recreation} ar~d open
space ((~p~en Space), as propQSed. In addition, provide an additional active amenity (BBQ area,
horseshoe pit, etc) in the vicinity of Building 7B. Except for the landscaping directly arou~l the
structures, all amenities shall ~ completed prior to c~cupancy of ~ third building in the
development.
1.1.11 Maintenance of all common areas shall b~ the responsibility of tl~ dcv~lop~r or assigns. Record
legally binding documents that state the maintenance and ownership responsibilities for the
management of the development, including but not limited to structures, parking, common areas,
private streerts, and other development features.
1.1.12 Building setbacks, separation betvu~en prapost~d structures shall comply with the Building Code
and Fire Cede.
1.1,13 Underground year-round pressurized irrigation must be providod to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water. The applicant shall be required to use any existing surface or well
water for the primary source. If a surface or well source is not available, asingle-point
connection to thr 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
s~atur~ on the final plat by tl~e City Engineer. An under$rowc~l, pressurized irrigation system
should be installed to all landscape areas per th~~ approved sp~Ccifications and in accordance with
Ulm 11-3A-15 and MCC 9-1-28.
1.1.14 As determined by the Planning Dixector, the multi-family buildings, storage building aril
clubhouse constructed on this site shall substantially comply with the ren~crings submitted to the
City with the CUP application, and as modified by the conditions of approval herein. All roof and
wall-mounted mechanical, eldctrical, communications, and service equipment shall be screened
from public streets and properties by the use of parapets, walls, fences, enclosures, or by other
Exhibit B - Pad 2
~f
suitable means. Further, ail buildings shall comply with the architectural standards of UDC 11-4-
3.27E.
1.1.15 Vinyl sidiu~ is prohibited on buildings in this development. Exterior building materials and
finishes shall convey an impression of permanence and durability. Materials such as masonry,
stone, stucco, wood, terra cotta, and the are er~ouraged. C~angelvariation in material type is
required. The developer shall use building materials mentioned alcove and incorporate those
building materials into the facades of the multi-family structures. Said facades shall be
compatible with the surrounding residential structures. AlI buildin soon ,the site sly
constructed _ Hardie„ ~sidiu~wide a~ narrow plank ar~d board and battenLwith stone
accents as subnutted with this CUP a lication and a roved b the Pl and Zo '
.~
Commission.
1.1.16 Propose and construct a different duplex building type) for two of the five duplexes
proposed on the north side of the site, so that there is variation in elevation. Said
duplexes shall be consistent with, but got the same as the proposed Building F.
1.1.17 No building or structure shall be erected, moved, added to or structurally altered, nor shall any
building structure or land b~ established or change in use on this sits without fast obtaining a
Certificate of Zoning Compliance (CZC} permit from the Meridian Planning and Zoning
Department NOTE: Multiple multi-family buildings may be contained in a single CZC permit.
1.1.18 Prior to CZC issuance, provide assurances that construction debris will not blow off of the
property by dither having a debris maintonanae plan or providing temporary construction fencing.
1.1.14 Comply with all of rho standards listed in UDC 11-4-3.27 regarding multi-family developments,
including Site Design, Common Open Space, Site Amenities, Archit~;ctuxal Character,
Landscaping, and Maintenance.
1.1.20 '
' .Prior to obtaining the fit ~~~cate of
Occupancy, all landscaping along the north and west propertx lines shall be in~stal~ed. Prior to
-r _... ..~ _ _
obtau~inrg any occupant fy or any bu~ldin~~ all development improvements such as irripation,
parkin and_landscapi~ shall be installed on that buildl ~~ s site,
...~
1,1.21 Coordinate firs hydrant placement with the City of ~Vleridian Public Works Department.
1.1.22 Staffs failure to cite spe~ifie ordinancE provisions or torms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.1.23 Comply with all of ACHD's requirements and conditions for this project
1.1.24 All trash enclosures within the ro osed develo meet be constructed of s lit ace bloc on thr~
sides 6 fed in hei hit with off-set metal a~ tbs.
1.1.25 Vin 1 f~ ~ncing,~~ ba onstiucted alon the youth side of t~eTperty.
1.1,26 All li t' . within the develo t shall be in acco ante wi UDC 11-3A-11. The outdoor
1'~ t' shall have dow ward shieldin on the buildin and rinit~r li tin ll not
impact the surroundir~ le~~-family residences.
Exhibit B - Pam 3
~~
Z. PUBLIC WORKS DEPAR'PMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in N
Goddard Creek Way. The applicant shall install mains to and through this subdivision; applicant
shall coordinate main size and routing with the Public Works Department, and execute standard
farms of easements for any mains that are required to provide service. Mutimum cover over
sower 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 confomlance of City of Meridian Public Works Departments
Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in N Goddard Creek Way W.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
2.3 The applicant shall provide a 20-foot common lot for all public waterlsewer mains outsid~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 waterlsew~ n~ins outside~of public
right of way (include alI water seivic~s and hydrants}. The easements shall not be dedicated via
the plat. The description shall b't consistent with the graphically depicted easements on the plat ~;
but b~ recorded as a separate document using the City of Meridian's standard forms. Submit an
executed easement (on the form available from Public Works}, a legal description, which must
include the area of the easement (marked EXHIBIT A} and an 8112" x 11"map with baarirtgs and
distances (marked EXHIBIT B}for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NGT RECORD. Add a note to the plat rrencing this
document.
2.5 The City of Meridian requires t1~t pressurized imgation systems b~ supplied by a year-round
source of water (MCC 12-13-8.3}. The applicant should b'e r~;quir~d to use any ~xisti~g surface or
well water for the prin~ry source. If a surface or well source is not available, asingle-point
connection to the culiniu~y water system shall berequired. If asingle-point connection is util' ; ,
the developer will be responsible for the payment of assessments far the common areas prior to
signature on the final plat by the City Er~ginee~.
2.6 All existing structures shall be removed prier tv signature on the fatal plat by they City Engineer.
2.7 All irr~,gation ditches, laterals or cabals, ~clusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being su~divid~d shall b~c tiled per UDC 11-3A-6.
Plans shall be approved by the appropriatE irrigationldrairiage district, or lateral users association
(ditch owners), with writton approval ornon-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, altet~,ate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.8 Any existing domestic wall 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 landscap~C in~gation if approved by Idaho Dtpartme~tt of Wat2~ Resources
Contact Robert B. Whitney at (208}334-2I 90.
2.9 Any existing, septic systems within this proj ect shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment proeodures
and inspections (208)375-5211.
Exhibit B - Pad 4
...... _ ~ ~~C~
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 Fugal
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.11 A letter of credit or cash surety in the amount of 114% will be requited for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary scutet, water, etc., prior to
signature on tli~=final plat.
2.12 All development improvements, including but not limited to sewer, f~hcin$, 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 de~lopment plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
2.14 tt shall be the rc~ponsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.1 S Applicant shall be responsible for application and compliance with any Station 404 P c~mittir~
that may be requi~d by the Army Corps of Engineers. ~~~
2.16 Develop~# shall eoordu~atc mailbox locations with the Meridian Post Office.
2,17 All gradir~ of the site shall b~ performed in conformar~e with MCC 11-12-3H,
2.18 Compaction test results shall be submitted to the Meridian Building Department far all building
pads receiving enginrrrod backf ll, where footing would sit atop fill material.
2.19 The engineer shall t~ required to citify that the street ccnt~rline elevations are set a minimum of
3-feet above the highest established pear groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.20 One hundrad watt, high pressure sodium streetlights shall b~ required at locations designated by
the Public Wor1~s Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections andlor fire hydrants. Final design locations and quantity are
determined after power designs are completed by Ydaho Power Company. The street light
contractor shall obtain design and petrnit from the Public Words Department prior to
commencing installations.
3. Fire Department
~7~~
3.1 One and two family dwellings not excweding 3,6D0 square feet will require afire-flow of l,~
gallons per minute available for duration of 2 hours to service the entire project. One andtwo-family
dwellings greater than 3,600 square feet will rc~uire a minimum fiu~~flow as specified in App~cn~ix B
of the Interr~tional Fire Code. Fire hydrants spacing shall be provided as required by Intonational
Fire Code Ap~eradix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testier
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %Z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public'~Vorks spec.
Exhibit B - Pag,~ 5
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d. Locations with fib hydrants shall hour the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on comers wl~n spacing permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grad.
h. Fire hydrants shall b~ provided to meet the requirements of the IFC Section 509.5.
i. Fire sprinklers required for four-plexes.
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the pro3cct may require temporary approved turn
around on struts greater than 150 feet in lzngth with no outlet.
3.5 All entrance and internal roads shall have a turning radius of 28' inside ar~d 48' outside radius.
3.b For all Fire Lanes, paint the curb red and provide s~gn~ge "No Parking Fire Lane".
3.7 Insure that all yet unde~IopGd parcels arc maintained free of combustible vegetation.
3.8 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.9 Building setbacks shall bt peg tlie' Intonational Building Code for v~ and two story construction.
3.10 The roadways shall be built to Ada County Highway Standards cross section requi~rnents and
shall have a clear driving surface, available at all tunes, which is 20' wide. StreEts with ~s than
a 29' stre~ width shall have no paring. Streets with less than 33' sl~ll have paring only on one
sic. These measurcm~hts shall be based on the face of curb dimension.
3.11 Maintain a separation of 5' from the building to the dumpster enclosure
3.12 The first digit of the ApartmentlOfficcSufte shall correspond to the floor level.
3.13 Provide a Knob. box entry system and gate for the 24' fire lani~ knot bollards} for the complc~!
prior to ocupar~y.
3.14 All aspects of the building systems (including exiting systems}, processes & storage practices
shall be required to comply with the Intert~tional Fire Codc.
3.15 Provide exterior egress lighting as required by the International Building & Fire Co~~s.
3.1 b The fire department requests that any future si~nalization 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 cast of this installation is to be
borne by the developer.
~;
3.17 The applicant shall wor1~ with the Planning Department staff to provide an oddness identification
plan and a s~j,gn which meets the requirements of the City of Meridian sin ordinance at ~
required interscetion~s}.
3.18 Po41 chemicals shall be stored incompliance with the International Fire Code.
Exhibit B - Pale G
3.19 All portions of the buildings bated on this project must be within 150 feet of a paced surface as
measwred around the perimeter of the buildir~.
3.20 There shall ~c~a f~r~ hydrant within 100 feet of all fire dopaittn~ent connections.
3.21 Buildings ova 30 feet in height are required to have access roads in accordance with the
~ntematiox~l Fire Code Apper~lix D Section D105 X26-fit wide},
3.22 Err~r~ency response routes and fire lanes shall not be allowed to have speed bumps.
3.23 Approved fue apparatus access roads tv bt 20 fed wide improvcxi gravel surface capable of
supporting, 50,000 GVW ar~d shall be provided to all athletic fields, concession stands aid pathways.
Approved water supply shall be provided to all structures. Plans and specifications shall b~ provided
for review and approval.
3.24 Multi-Family and Commercial projects shall be required to provide additional 60 inch wide access
paint to the banding from the fire lane to allow for the ~pvement of n~nual fug suppressio~
equipment and gurney gperations, Tli~ unobstructed steaks in the parlring~ stalls sl~ll be provided so
that building access is provided in such a manner that the most remote part of a building can be
reached with a length of 150 feet fire hose as measured aroand ~ perirr~ter of tl~e building from the
fue lane. Code compliant Handicap parking stalls may ba included to assist ruing this
requirement. Contact tl~ Meridian Fire Departrr~nt for details per IFC Section 504.1.
3.25 All R 2 a~cupancies with 3 or rmre units or with 3 floors shall be required to ~ fire sprinkl+~+ed. Full
NFPA 13 sprinkler system will be required because of proposed building height and limited access
with the single entry into development,
3.26 The developer shall provide a Knox Box at the front entrance sign of the developm~it.
4, Police Department
4,1 Prior to release of building permits, the applicant shall submit a parking plan for all off-street
paring in the multi-family development to the Planning Department. All parking spaces shall be
assigned to a specific dwelling unit or for rgu~st use. The par~ir~g space identification shall use a
different numbering system than the dwellinS units.
4.2 The proposed multi-family dwellings show more than 4 units that share a common entrance
andlor stairwell. Such configurations are a safety concern. Prior to the next public hearing, the
applicant shall meet with the Police Chief to address these concerns and revise plans as
I~GLssary.
~:
4.3 The proposed development shall limit landscaping shrubs and bushes to species that do got
exceed two pct in height. TreZs shall have a canopy of no Iess than six feet.
4.4 To increase emergency access to the site, the applicant shall provide a stub street to the south
west corner of the property for temporary access to W. McMillan Rd.
5. Perks Department
5.1 No comments received.
Exhibit B - Pad ?
b. nit~ry Service Company
6.I No comments received.
7. Ads County Highway D~trict ~forthcoming~
Site S eci c Conditions o A royal
7.1 ~,F
_Standard conditions of ~l~,pur
7.1b Any existing irrigation facilities shall be relocated outside oftheright-of-way.
7.2b Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.3b All utility relocation costs associated with unproving street frontages abutting the site sh~a1l be
borne by the devela~per.
7.4b Replace any existing darnagcd curb, gutter and sidewalk and any that may be damaged duri~, the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.5b Comply with the District's Tree Planter Width Interim Policy.
7.6b Utility street cuts in pavement less than five years old arc not allov~d unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 with file numbers) for
details.
7.7b All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures aid all
applicable ACRD Ordinances unless specif tally waived herein. An engineer registered in tie
State of Idaho shall prepare and t;~rtify all improvement plans.
7.8b The applicant shall submit revised plans for staff approval, prior to issuance of building permit
for othor required pRrmits), which incorporates any required design changes.
7.9b Construction, use and property development shall be in conformance with all applicable
requir~inents of the Ada County Highway District prior to District approval for c~cupancy.
7. l Ob Payment of applicable road impact fees are raquirod prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fe~Ordinance.
7.11 b It is thz responsibility of the applicant to v~ify 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 ~1-800-3421585) at least two full business days
prior to breaking~~ground within ACRD right-of-way. The applicant shall contact ACPID Traffic
Operations 387-6190 in the event any ACRD conduits spare or filled are compromised dwrirtg
any phase of construction.
Exhibit B - Page 8
7.1 Zb 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 authorizal
r~pr~sentative of the Ada County Highway District. Tl~ burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.13b Any chan~c by the applicant in the planned use of the prop~ty which is the subject of this
application, shall require the applicant tv 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 waiverlvariarre of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in uso~ is sought.
8, Centre District Heath Department
S.1 Afier written approval from appropriate entities are submitted, we can approve this proposal for
central so~vage and central water.
8.Z The following plans must be submitted to and approved by the Idaho Department of H~lth &
Welfare, Division of Environmental ~ualiry: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
9. Settler's Irrigation District
9.1 All irrigation l drainage facilities along with their easements must be protected arrd continue to
function,
9.2 A Land Use Change Application must be on file prior to any approvals.
9.3 A license agreement MUST be signed and recorded prior to construction of any S.I.D. facilities.
9.4 Any changes to the existing irrigation system such as relocation, tiling, and landscapirng must be
approved by Settlers Irrigation District.
9.5 All storm drainage must be retained on-site.
9.6 The development must supply irrigation access to all lots within the above-mentioned
subdivision. If the developer wishes to have Settlers Irrigation District own, aerate, and
maintain th~pressure~irrigation system an agreen~nt needs to be in place prior to the pry
construction meting.
Exhibit B - Pa~19
C. Required Findir~s from Unified Development Code
I . CUP Findings:
The Commieion shill bile its determin~ition vn the Conditional Use Permit ~quert upon
the following
,~+ Thsjt the site is large enough to ~ccammod~lte the propo'a~d use end meet ~ll the
_~ ...
dimen~ion~l ~d development regul~rion~ ~n the di~tr~ct Yn whrch the use i~ looted.
Commission finds that the site is large enough to accommodate all required par~p.~g,
landscaping, loading and other standard regulations r~quirod by the UDC. ~,
B. That the proposed use will be la~rmoniour~ with the Meridian Comprehensive Pl~l-
and in accord with the requirements of this Title.
Commission finds that the proposed ~,~ use is in general conforn~ee with the
comprehensive plan please see Section 8 of the Staff Report for detailed analysis of
specific comprehensive plan action items that apply to this devElopn~nt).
C. That the design, construction, operation and maintenance will be compatible with
other uses in the general neighborhood and with the ~~isting or intended chargrcter
of the general vicinity and that such use will not adversely change the es~enti~l
character of the Mme .
Commission finds that the general desi~a (as amended}, construction, operation and
maintenance of the multi-family uses will be compatible with other uses in the tgen~al
neighborhood and with the existing and intended character of the vicinity as to not
adversely change the character of the area. Commission finds that a higher density
residential uses on this site should be compatibi~~ with the n~iBhborhoad (provided the
applicant complies with all UDC provisions.} Staff recommends that the Commission
reference any public testimony that may be presented to determine whether or not the
proposal will adversely affect the other properties in th~c area.
D. Tlfat the proposed use, if it complirr with all conditions of the approval imposed,
will not adversely affect other property in the vicinity.
Commission finds that trtt~ propvs~d dcvelopm~nt should not adversely affect other
property in the vicinity if the applicant complies with all CUP conditions and constructs
all improvements and operates the use' inaccordan~e- with the UDC standards.
E. Tl~t the propo~d use will be nerved adequately by emenaal public facilities and
services ruck ~aa highwa~~ etreetry achool~ parka, police and fire protectioe,
drains structures, refuse disposal, water, tnd sewer.
Please refer to the comments and conditions prepared by thr Meridian Fire laepartrnent,
Police Department, Parks Department, Sanitary Services Company and ACRD in Enhibit
B.
F. That the propr~Ced use will not create eaeersive additional cata~for public facilities
and rervicer and will not be detrimental #o the economic welfare of the community.
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The prirnary public
costs to serve the future residents will be fire, police and school facilities and services.
Exhibit C -- Pag,~ 1
~;~
CITY OF MERIDIAN PUNNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE 4F l~~,RCH 16, 2046
Commission finds that the applicant should be required to pay to Mend the sanitary
sewer and water mains into the site. No ~iditional capital facility costs are expected from
the City. Thy applicant andlor future property owners will be required to pay highway
impact fees. Conunission finds that the proposed uses should nab crdat~ ~accessive
additional costs for facilities or services and should not be detrimental to the economic
welfare of the community,
G. That the proposed use will not involve ~wctivitiee or processes mnteri~rls, equipmMt
pad conditions of operAtion tlt will be detrimental to any persoq~, property or the
general welfare by re~#an of e~ce~~f vt production of tr..~ffic, noi~, #moke, furors,
gFare or odor.
Commission finds that the proposed development will not involve uses that will create
nuisances tla,~t would b~ detrurl~tal to the ~ert~ral welfare of the surrounding aka.
Commission does not believe that the amount of tra~c or noise g~n~ratbd will b~
detrimental to the general welfare of the public, Staff recommends that the Commission
reference any public testimony that may be presented to delcrmine whether or not the
proposal nay cause health, safety or environmental problems of which staff are unaware.
H. That the proposed use will not result in the destruction, iasc or dam~E of a ~tur~l,
scenic or historic festurE considered to bE of moor impartnce.
Commission finds that the proposed development will not result in the destruction, loss or
damage of any natural features) of maj or importance Staff nccomnxnds that the
Commission reference any public testimony that may be presented to datennins wheth~
or not the prosed development may destroy or damage a natural or scenic fl~aturc~s) of
ma j or impprtar~e of which staff is unawake:
2. Private Street Findings:
A. Thy Design of the private ~trett meets the requiremEnt# of this Article;
The applicant will have to certify that the Ada County Street Naming Committee has
accepted the privatl~ stre~ name. Tht deign of the stretts mats standards as set
forth in UDC 11-3F-4; no agates are allowed. Roadway and storm drainage shall 1a~~
contained on site.
B. Gtnting ~ppro~~l of the prise ~treEt would not c~uee c~m~~e l~z#rd, or
nuisance, or other detriment to persons~property, or u~es~in ~ vicinuity; bred
Commission does not anticipate any hazard, nuisance or other d~trirnent from the private
struts if tl~y art constructed and n~intained as de~i~ed.
C. The use and loc~tlon of the private street eh~ll not conflict with the co~prehen~irs
pain andlor the ~gion~ trporton plan.
The location of the private street does not conflict with the Comprehensive Plan andlor
the regional transptirtatian plan.
Exhibit C - Pa~~ Z
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Planning Department
CITY COUNCIL REVIE'~V ^ Application Checklist
Pro'ect name: ~ ~~~~(~ V~~ ~~1~
A licantla ent: ~~ '
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~' ~.
All applications are required to contain one copy of the fallowing:
I
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Com leted & si ed Commission & Council Review A lication
Narrative fully describing the proposed request, including but not limited to the following:
- Address who the affected party is and how they are affected
~+
- Describe the decision that is requested to be reviewed by City~o ~ cil
- Ynclude file numbers of any and all applications that are relevant tb ~s request
- An information that su orts this re nest ~~
Scaled vicini ma showin ~ the location of the sub'ect roe ~~
Commitment of Pro a Post' :form si ed b the a licantla ent _
Fee ^
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All re uests or Ci Council vi the '-e or's decision or Commission action must be rled within 1 S d s o
q f ~Y , -. f Y f aY f
the date of the letter iss~~ th~A~ astrator of the decision.
^
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THIS APPLICATIdN SHALL N4T BE'CnN ,DERED COMPLETE (NdR WILL A PUBLIC HEARING BESET}
UNTIL STAFF HAS RECEIVED ALL REQU ~ D INFnRMATI~N
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660 E. Watertower Lane, Suite 202 ~ Meridian, Idaho 83642
Phane: X208} $84-5533 • Facsimile: X208) 888-6854 • Website: www.meridiancity.org
(Rev. '7}
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RADIUS NOTICE REPORT 'rIL~ NAME: Selway
23-OcF2007
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C S N J 28b5 CT
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Property Address: Selway
BLAZEK BRENT J 5110 TSC A A
BLAZEK JAYNE I 83bb-3515
Property Address: Selway
BOCK MARLENE E 5074 N WAY
BOCK R.ANDALL E I 83b4b-5987
Property Address; Selway
BOISE PROPERTIES LLC 32308 PENS R T
C A, CA 92592-0000
Property Address: Selway
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TO O RS ASSOCIATION
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T 0 S ASSOCIATION
Property Address:
CASTILLO ARCELIA
Property Address:
OOX5714
BOISE, 83705-0000
P O BOX 5714
BOISE, 83705-0040
PO5714
BOISE, 83745-0040
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EC T ERG LY UST 2882 C
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EDVALSON JANICE M I 83b6-0000
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G T IL ET 2595 I C ST
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SON D L 19500 AY 2026
G SON C OL C D LL, 83605-877 0
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'~ D 2530 LOS FLO S CT
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S T A 2847 CT
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E JOSEPH C 11600 ILLY CT
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LA Y 5096 GOD C AY
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JACKSON CAA 3313 w C Y LN
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JOHNSON TYLER 634 VIA PIA
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KELLY CREEK NEIGHBORHOOD ASSOCIATI X 1090
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CONS UCTIO P BOX 816
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LEAVELLE LARRY 2869 CT
LEAVELLE LOUISE I , 83646-5668
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LLO - S ICE 8145 D CT
S D G, CA 92120-®Ol/V
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MATIAS MICHELLE L 2606 w w OO
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MAZON DOSE 2717 w O0T
MA,ZON PATRICIA I 83646-0000
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MCDANIEL 70SH 2454 L0S O S CT
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ROSS L 2843 CT
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RUSH SC J 2b26 W LOS S C
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SE C JO 2730 W W T
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BOISE, 83707-1571
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S LA L 2b33 w OT D
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STOKER CHRISTOPHER J
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