Village Apartments MDA-15-011 AZ-15-012 CUP-15-019CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW CV,
AND DECISION & ORDER
In the Matter of the Request for a Modification to the Development Agreement to Include a
Conceptual Development Plan for the Property and to Remove the Requirement for Detailed
Conditional Use Permit Approval of Future Uses; Annexation and Zoning of 0.38 of an Acre with a
C -G Zoning District; and Conditional Use Permit for a Multi -Family Development Consisting of
336 Dwelling Units on 16.68 Acres of Land in a C -G Zoning District, by DevCo.
Case No(s). MDA -15-011; AZ -15-012; CUP -15-019
For the City Council Hearing Date of. December 1, 2015 (Findings on December 15, 2015)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of December 1, 2015, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of December 1, 2015, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of December 1,
2015, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of December 1, 2015, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Community Development Department, the Public Works Department and any affected party
requesting notice.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). MDA -15-01 1; AZ -15-012; CUP -15-019 -I-
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of December 1, 2015, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for a development agreement modification is hereby approved per the
provisions in the Staff Report for the hearing date of December 1, 2015, attached as Exhibit A.
2. The applicant's request for annexation and zoning is hereby approved per the conditions of
approval in the Staff Report for the hearing date of December 1, 2015, attached as Exhibit A.
3. The applicant's request for conditional use permit is hereby approved per the conditions of
approval in the Staff Report for the hearing date of December 1, 2015, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City. During this time, the applicant
shall commence the use as permitted in accord with the conditions of approval, satisfy the
requirements set forth in the conditions of approval, and acquire building permits and
commence construction of permanent footings or structures on or in the ground. For
conditional use permits that also require platting, the final plat must be signed by the City
Engineer within this two (2) year period.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11 -5B -6.G.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the City Council may be granted. With all extensions, the Director
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title 11(UDC 11 -5B -6F).
Notice of Two (2) Year Development Agreement Duration
The development agreement shall be signed by the property owner and returned to the City
within two (2) years of the City Council granting annexation and/or rezone (UDC 11 -5B -3D).
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the City if filed prior to the end of the two (2) year approval period
(UDC 11 -5B -3F).
E. Notice of Final Action and Right to Regulatory Takings Analysis
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). MDA -15-011; AZ -15-012; CUP -15-019 - 2 -
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision conceiving 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.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff Report for the hearing date of December 1, 2015
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). MDA -15-011; AZ -15-012; CUP -15-019 - 3 -
By action of the City Council at its regular meeting held on the day of
2015. J
COUNCIL PRESIDENT KEITH BIRD VOTED
COUNCIL VICE PRESIDENT JOE BORTON VOTED
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED�k
COUNCIL MEMBER TY PALMER VOTED
COUNCIL MEMBER LUKE CAVENER VOTED_ R—
COUNCIL MEMBER GENESIS MILAM VOTED
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
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Attest: 0
city of
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Jaycee olman S
City Clerk
Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney.
By -— Dated: I �/
City Cly k's O cc _
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). MDA -15-011; AZ -15-012; CUP -15-019 - 4 -
EXHIBIT A
Village Apartments MDA-15-011; AZ-15-012; CUP-15-019
PAGE 1
STAFF REPORT
HEARING DATE: December 1, 2015
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: MDA-15-011; AZ-15-012; CUP-15-019 – Village Apartments
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, DevCo, has submitted an application for a modification to the existing development
agreement (MDA), annexation and zoning (AZ), and conditional use permit (CUP).
A modification to the existing development agreement (Instrument No. 104129529) is proposed to
include a conceptual development plan for the property and to remove the requirement for detailed
conditional use permit approval of future uses.
The applicant proposes to annex and zone 0.38 of an acre of land from the RUT zoning district in Ada
County to the C-G zoning district in the City.
The conditional use permit is for a multi-family development consisting of 336 dwelling units on
16.68 acres of land in a C-G zoning district, as required by UDC Table 11-2B-2.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA, AZ and CUP based on the Findings of Fact and
Conclusions of Law in Exhibit D of this report.
The Meridian Planning & Zoning Commission heard these items on November 5, 2015. At the
public hearing, the Commission moved to recommend approval of the subject AZ and CUP
requests.
a. Summary of Commission Public Hearing:
i. In favor: Jim Conger, Applicant’s Representative
ii. In opposition: None
iii. Commenting: Martin McWilliams; Brenda Ross; Dick Ross; Mark Rogers; Ann
Sorensen
iv. Written testimony: Jim Conger, Applicant’s Representative
v. Staff presenting application:
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. Concern in regard to the project’s compliance with open space standards.
c. Key Commission Change(s) to Staff Recommendation:
i. Modify condition #1.1.5 as follows: “A 35-foot wide buffer and 10-foot wide pathway is
required to be constructed along N. Eagle Road, an entryway corridor, with the second
phase (commercial portion) of the development; and a 20-foot wide buffer is required
along N. Records Avenue, a collector street, with the first phase (residential portion) of
the development and prior to issuance of the first Certificate of Occupancy for each
phase. Landscaping is required to be installed within the buffers in accord with the
standards listed in UDC 11-3B-7C.”
EXHIBIT A
Village Apartments MDA-15-011; AZ-15-012; CUP-15-019
PAGE 2
ii. Include a new condition requiring the existing structures on the site to be removed prior
to issuance of the first Certificate of Occupancy for the site (see condition #1.1.9).
d. Outstanding Issue(s) for City Council:
i. None
The Meridian City Council heard these items on December 1, 2015. At the public hearing, the
Council approved the subject MDA, AZ and CUP request.
a. Summary of City Council Public Hearing:
i. In favor: Jim Conger
ii. In opposition: None
iii. Commenting: Steve Smylie
iv. Written testimony: None
v. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: None
b. Key Issues of Discussion by Council:
i. The timing for construction of the street buffer and sidewalk along N. Eagle Road.
c. Key Council Changes to Staff/Commission Recommendation
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers MDA-15-
011, AZ-15-012 and CUP-15-019, as presented in the staff report for the hearing date of December 1,
2015, with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers MDA-15-
011, AZ-15-012 and CUP-15-019, as presented during the hearing on December 1, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Numbers MDA-15-011, AZ-15-012 and CUP-15-019 to the hearing date of
(insert continued hearing date here) for the following reason(s): (You should state specific reason (s)
for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
MDA & CUP: The site is located at 2600 N. Eagle Road, in the NW ¼ of Section 4, Township 3
North, Range 1 East. (Parcel No. S1104233710)
AZ: The site is located at 2700 N. Eagle Road, in the NW ¼ of Section 4, Township 3N., Range
1E. (Parcel No. S1104233642)
B. Applicant:
DevCo
4824 W. Fairview Ave.
Boise, ID 83706
C. Owner:
Bart Bryson
2600 N. Eagle Road
EXHIBIT A
Village Apartments MDA-15-011; AZ-15-012; CUP-15-019
PAGE 3
Meridian, ID 83646
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a development agreement modification, annexation and zoning, and
conditional use permit. A public hearing is required before the Planning and Zoning Commission
and City Council on the AZ and CUP requests; and before the City Council on the MDA request,
consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: October 19 and November 2, 2015 (Commission);
November 9 and 23, 2015 (City Council)
C. Radius notices mailed to properties within 300 feet on: October 15, 2015 (Commission);
November 6, 2015 (City Council)
D. Applicant posted notice on site(s) on: October 27, 2015 (Commission); November 20, 2015 (City
Council)
VI. LAND USE
A. Existing Land Use(s): The annexation area consists of a residential parcel, zoned RUT in Ada
County; and another related undeveloped parcel, zoned C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Various retail/restaurant/commercial uses and land approved for a multi-family residential
development (Verraso), zoned C-G
South: A restaurant (Great Wall), zoned C-G; and land approved for multi-family residential
apartments (Regency at River Valley Phase 2), zoned R-40
East: Rural residential properties, zoned RUT in Ada County
West: N. Eagle Road; undeveloped property, zoned C-G; and single-family residential property,
zoned R-2
C. History of Previous Actions:
The 16.44 acre portion of this site that makes up the MDA and CUP applications was
annexed in 2003 (AZ-03-021, Redfeather Estates No. 2) with a development agreement
(Instrument No. 104129529) as a pathway of annexation for the Redfeather Estates
development to the east. This site has remained a residential/agricultural property since that
time.
A property boundary adjustment (PBA-14-005) was approved in 2014 which reconfigured the
southern boundary of this site. The record of survey was recorded as #9983.
D. Utilities:
1. Location of sewer: A sanitary sewer trunk main intended to provide service to the subject
site currently exists at the southwestern corner of the project along the White Drain.
2. Location of water: A Water main intended to provide service to the subject site currently
exist at the southwestern corner of the project along the White Drain. Additional mains are
either planned or are currently being installed adjacent to the north boundary, south boundary,
and east boundary.
3. Issues or concerns: None
EXHIBIT A
Village Apartments MDA-15-011; AZ-15-012; CUP-15-019
PAGE 4
E. Physical Features:
1. Canals/Ditches Irrigation: The Milk Lateral crosses the northeast corner of this site.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site does not lie within the floodplain overlay district.
VII. COMPREHENSIVE PLAN
The Comprehensive Plan Future Land Use Map (FLUM) currently designates this property as Mixed
Use - Regional (MU-R). The purpose of this designation is to provide a mix of employment, retail,
and residential dwellings and public uses near major arterial intersections. The intent is to integrate a
variety of uses together, including residential, and t o avoid predominantly single use developments
such as a regional retail center with only restaurants and other commercial uses. Developments should
be anchored by uses that have a regional draw with the appropriate supporting uses. Fox example, an
employment center should have support retail uses; a retail center should have supporting residential
uses as well as support retail uses; a retail center should have supporting residential uses as well as
supportive neighborhood and community services. The standards for the MU-R designation provide
an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate
mix to the developments. The developments are encouraged to be designed according to the
conceptual MU-R plan depicted in Figure 3-5 of the Comprehensive Plan.
The subject property is located adjacent to N. Eagle Road, between E. Fairview Avenue and E. Ustick
Road, both major arterial intersections. The proposed multi-family development will integrate with
the existing and future multi-family housing, retail, restaurant and commercial uses in the area and
support these uses. The site is located within a ¼ mile of The Village and Kleiner Park which provide
a regional draw.
This site is proposed to develop with high-density residential uses at a gross density of 29.5 dwelling
units per acre (d.u./acre). The proposed development consists of 336 dwelling units on 16.68 acres of
land. The proposed use should contribute to the mix of housing opportunities in this area adjacent to
retail, employment and restaurant uses near major intersections (N. Eagle Road & E. Ustick Road and
N. Eagle Road & E. Fairview Avenue), consistent with the plan for MU-R designated areas.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
“Provide for a wide diversity of housing types (single-family, modular, mobile homes and
multi-family arrangements) and choices between ownership and rental dwelling units for all
income groups in a variety of locations suitable for residential development.” (3.07.03B)
The proposed high density multi-family residential development will contribute to the variety
of housing types available within this part of the City and offer rental options for 1 and 2
bedroom units.
“Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
City sewer and water services are available to be extended to the subject property with
development of the site.
“Require appropriate landscaping and buffers along transportation corridor (setback,
vegetation, low walls, berms, etc.)
A 35-foot wide landscaped street buffer is required along N. Eagle Road, an entryway
corridor; and a 20-foot wide buffer is required along the future extension of N. Records
EXHIBIT A
Village Apartments MDA-15-011; AZ-15-012; CUP-15-019
PAGE 5
Avenue, a collector street. Commercial pads are proposed along the frontage of the site on
Eagle Road; therefore, berms or walls aren’t necessary as a buffer from the state highway.
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
The proposed multi-family residential development should be compatible with existing and
future multi-family residential uses to the north and south. There are three rural residential
properties to the east across from this site but the homes are located approximately 600 feet
from the east property line of the site; therefore, the proposed development should not
directly impact these residences.
“Encourage infill development.” (3.01.02B)
The 0.24 of an acre parcel proposed to be annexed is an enclave surrounded by City annexed
land; the remainder of the site is undeveloped. Development of the subject property will allow
city services to be extended to this site as planned.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
The applicant proposes one access for the site via N. Records Avenue, a collector street,
along the east boundary of the site; no direct access via N. Eagle Road/SH 55, an arterial
street and state highway is proposed. The other accesses proposed are via cross-access
easements from adjacent properties to the north and south.
“Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity.” (3.07.02C)
Internal pedestrian pathways and sidewalks are proposed within the multi-family portion of
the development. Pedestrian connections should also be provided between the residential and
future commercial development to the west and the residential developments to the north and
south.
“Locate high-density development, where possible, near open space corridors or other
permanent major open space and park facilities, Old Town, and near major access
thoroughfares.” (3.07.02, pg. 55)
The proposed high-density development is located near a major access thoroughfare [N.
Eagle Road (State Highway 55), E. Ustick Road and E. Fairview Avenue] and is within
walking distance of Kleiner Park, a 60 acre City Park, and The Village at Meridian shopping
center to the south.
“Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E)
The proposed 1 and 2 bedroom apartments will contribute to the variety of residential
housing options and rental prices available within the City.
“Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets.” (2.01.04B)
Landscaping is proposed within planter islands in the parking areas on this site as shown on
the landscape plan attached in Exhibit A.3.
“Provide housing options close to employment and shopping centers.” (3.07.02D)
This site is located along a major retail/commercial corridor (Eagle Road) within the City.
High density residential development is desired in this area to support the employment and
EXHIBIT A
Village Apartments MDA-15-011; AZ-15-012; CUP-15-019
PAGE 6
retail/restaurant/commercial uses.
For the above reasons, staff believes the proposed development is consistent with the policies and
goals of the Comprehensive Plan and will be an integral part of the MU-R designated area.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zones:
Per UDC 11-2B-1, the purpose of the commercial districts is to provide for the retail and service
needs of the community in accordance with the Meridian Comprehensive Plan. Six (6) districts
are designated which differ in the size and scale of commercial structures accommodated in the
district, the scale and mix of allowed commercial uses, and the location of the district in
proximity to streets and highways.
Properties within the C-G district are typically in close proximity and/or have access to interstate
or arterial intersections. Allowed uses are the largest scale and broadest mix of retail, office,
service, and light industrial uses.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the permitted,
accessory, conditional, and prohibited uses in the C-G zoning district. The proposed multi-family
development is listed as a conditional use. The specific use standards listed in UDC 11-4-3-27 for
multi-family developments apply to development of this property. Retail and restaurant uses are
listed as principal permitted uses in the C-G district.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G
zoning district apply to development of this site.
D. Landscaping Standards (UDC 11-3B): The standards for landscaping contained in UDC 11-3B
and 11-4-3-27F apply to development of this site.
E. Common Open Space and Site Amenity Requirements: Common open space and site amenities
are required to be provided on the site in accord with the requirements listed in11-4-3-27C and11-
4-3-27D. The standards listed in UDC 11-3G-3 do not apply to development of this site because
the property is not in a residential district.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
DEVELOPMENT AGREEMENT MODIFICATION (MDA): The existing development agreement
(DA) (Instrument No. 104129529) for the subject property requires, “Any future uses of the
property to be approved only through the conditional use permit process. Additionally, either a
public or private backage street generally parallel with Eagle Road/SH 55 shall be incorporated
into the design of the future site plans. A conceptual master plan demonstrating interconnectivity,
transitional uses, access points and other key land planning issues is required prior to any detailed
CUP applications being submitted on either of the subject parcels.”
The applicant requests a modification to the DA to remove the requirement for CUP approval of
all uses and to include a conceptual development plan for the property. A CUP would still be
required for uses that are listed as a conditional use in the C-G district per UDC Table 11-2B-2.
The applicant also requests to include the 0.24 of an acre parcel included in the concurrent
annexation and zoning request in the DA as part of the modification.
The proposed conceptual development plan depicts (3) retail/commercial building pads along the
frontage of N. Eagle Road; (1) retail building east of the building pads; and a multi-family
development on the eastern portion of the site with associated garage and carport structures, a
EXHIBIT A
Village Apartments MDA-15-011; AZ-15-012; CUP-15-019
PAGE 7
clubhouse, storage units and other site amenities (see Exhibit A.2). All of the proposed uses are
consistent with those desired in MU-R designated areas.
As required by the DA, the proposed concept plan depicts a private backage driveway parallel
with Eagle Road/SH 55 at the rear of the commercial building pads that connects into the
property to the north (an access via Eagle Road is located at the southwest corner of the property
to the north); interconnectivity and transition in uses between parcels to the north and south; and
access points. Staff recommends pedestrian interconnectivity is also provided where feasible.
Note: A driveway connection is not proposed to the south at the southwest boundary of the site to
the Great Wall property because when the Great Wall developed it was not deemed feasible or
necessary to require the construction of a bridge across the South Slough because the subject
property would have access via Records Avenue and Eagle Road (via the property to the north)
and the Great Wall property would ultimately have access via E. River Valley Street to the south.
Staff believes the future retail/commercial uses along the frontage of the site on N. Eagle
Road/SH 55 will provide a buffer to the residential uses from the state highway and the proposed
multi-family development on the eastern portion of the property will be compatible with the
multi-family developments approved but not yet constructed to the north and south.
In summary, Staff believes the proposed concept plan demonstrates interconnectivity, access,
transition in uses, and the provision of a backage road as required by the DA. Therefore, staff
recommends approval of the proposed modifications. Because the property governed by the
subject DA also includes the Great Wall property to the south at 2590 N. Eagle Road
(formerly the Schrammeck property), Staff recommends a new DA is required that is
applicable only to the property that is the subject of the AZ and CUP applications per the
provisions listed in Exhibit A.6.
ANNEXATION (AZ): The applicant proposes to annex and zone the 0.38 of an acre parcel of land
on this site that fronts on N. Eagle Road with a C-G zoning district. As discussed above in
Section VII, staff believes the proposed zoning and development is consistent with the goals and
policies in the Comprehensive Plan and with the MU-R FLUM designation for this site.
The applicant has submitted a site plan, included in Exhibit A.2, which depicts how the site is
proposed to develop with a retail/commercial building pad.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed and zoned.
The City may require a development agreement (DA) in conjunction with an annexation and
zoning request pursuant to Idaho Code section 67-6511A. The applicant requests the subject
property is included in the existing DA (Instrument No. 104129529) that governs development of
the remainder of the site and also the Great Wall (fka Schrammeck) property to the south.
Instead, Staff recommends a new DA is required for the subject parcel to include the land
that is the subject of the concurrent CUP request, in accord with the provisions listed in
Exhibit A.6. Staff has included provisions in the new DA that are still applicable to this site
from the existing DA.
CONDITIONAL USE PERMIT (CUP): A CUP is requested for the development of
retail/commercial and multi-family residential uses on the subject 16.62 acre property in the C-G
zoning district. The current DA requires any future uses on the property to obtain CUP approval.
The UDC (Table 11-2B-2) also requires CUP approval for a multi-family development in the C-G
zoning district.
EXHIBIT A
Village Apartments MDA-15-011; AZ-15-012; CUP-15-019
PAGE 8
The retail/commercial portion of the development is proposed to consist of (3) retail/commercial
building pads consisting of 3,500, 4,000 and 7,000 square feet (s.f.) along the frontage of N.
Eagle Road and (1) 14,000 s.f. retail building east of the building pads on a total of 5.23 acres of
land. The commercial portion of the site is not proposed to develop at this time.
The multi-family residential development is proposed to consist of 336 dwelling units within (11)
4-story structures [(10) 32-plexes and (1) 16-plex] on 11.39 acres of land on the eastern portion of
the site fronting on N. Records Avenue. The units will consist of 1- and 2-bedrooms containing
500-800 s.f. and 800-1,200 s.f. respectively. A 4,389 s.f. clubhouse is proposed that will contain a
business center, leasing office, exercise room, great room, a pool room and bike storage with a
covered patio. Associated garage and carport structures, and (2) 18-bay storage unit structures are
also proposed (see site plan in Exhibit A.2).
All of the proposed uses are consistent with those desired in MU-R designated areas and are
allowed in the C-G district; the multi-family residential use is allowed as a conditional use.
Specific Use Standards: The specific use standards for multi-family developments listed in UDC
11-4-3-27 apply to development of this site as follows: (Staff’s comments in italics)
A minimum of 80 square feet (s.f.) of private useable open space is required to be
provided for each unit.
Private useable open space in accord with UDC standards is proposed for each unit in
the form of private patios and balconies.
Developments with 20 units or more shall provide a property management office, a
maintenance storage area, a central mailbox location with provisions for parcel mail that
provides safe pedestrian and/or vehicular access and a directory map of the development
at an entrance or convenient location for those entering the development.
The property management office is proposed within the clubhouse; a central mailbox
location is proposed within the common area by the clubhouse; and a maintenance
storage area is located within the garage structure on the west side of the common area
where the swimming pool is proposed. A directory map of the development should be
provided at the main entrances to the development.
At a minimum, 250 s.f. of common open space is required for each unit containing more
than 500 s.f. and up to 1,200 s.f. of living area.
All of the proposed units contain between 500 and 1,200 square feet of living area.
Therefore, a minimum of 84,000 s.f. (or 1.92 acres) of common open space is required to
be provided for the development. Common open space is required to be a minimum of
400 s.f. in area with a minimum length and width dimension of 20 feet. The
calculations table depicts 84,097 s.f. of common open space proposed. However, it
appears area has been included in this calculation that does not meet the minimum
requirements for qualified open space. Prior to the Commission meeting, the applicant
should submit a detailed plan with calculations demonstrating compliance with this
standard.
For multi-family developments with 75 units or more, 4 site amenities are required to be
provided with at least one from each category listed in UDC 11-4-3-27D. For
developments with more than 100 units, the decision making body shall require
additional amenities commensurate to the size of the proposed development.
Because 336 units are proposed, more than 4 amenities should be provided for the site
with at least one from each category (i.e. quality of life, open space, recreation). The
EXHIBIT A
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applicant proposes to provide the following amenities: 1) clubhouse, 2) fitness facility (in
the clubhouse), 3) a swimming pool, 4) a children’s play structure, 5) a bicycle repair
area, and 6) enclosed bicycle storage (within the clubhouse) with the capability of storing
approximately 60 bicycles, which fall under the quality of life and recreation categories.
In addition to the aforementioned amenities, Staff recommends two additional
am enities from the open space category are provided (e.g. open grassy area of at least
50’ x 100’ in size, community garden, ponds or water features, a plaza, or other
comparable amenity). The applicant should provide details to Staff prior to the
Commission hearing on what the amenities will be.
The architectural character of the structures shall comply with UDC 11-4-3-27E.
The conceptual elevations included in Exhibit A.4 incorporate architectural features
designed to provide articulation and variety such as windows, and offsetting walls. The
main entrances should be designed as focal points of the buildings through
architectural treatments and lighting and should provide weather protection. Roof
forms should be distinctive and include variety and detail when viewed from the street –
sloped roofs shall have a significant pitch and flat roofs should include distinctive
cornice treatments. Building materials are proposed to consist of stucco and fiber
cement horizontal lapped siding which conveys an impression of permanence and
durability, with steel decks and rails and asphalt roof shingles. Windows are proposed on
elevations that face common area. All roof and wall mounted mechanical, electrical,
communications, and service equipment should be screened from public view from the
adjacent public streets and properties by the use of parapets, walls, fences, enclosures
or by other suitable means.
Administrative design review is required with the Certificate of Zoning Compliance
application(s) to ensure final design of structures comply with this requirement and the
design review standards and guidelines in effect at the time of development.
Landscaping is required to comply with UDC 11-4-3-27-F. All street facing elevations
shall have landscaping along their foundation as follows: the landscaped area shall be at
least 3-feet wide and have an evergreen shrub with a minimum mature height of 24
inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped
with ground cover plants.
The landscape plan does not comply with this requirement; the plan(s) submitted with
the Certificate of Zoning Compliance for the structures that face N. Records Avenue
should comply with this requirement.
The development is required to record legally binding documents that state the
maintenance and ownership responsibilities for the management of the development,
including, but not limited to, structures, parking, common areas, and other development
features.
The applicant should submit documentation of compliance with this requirement with
the first Certificate of Zoning Compliance application.
Parking: Off-street vehicle parking is required to be provided on the site in accord with the
standards listed in UDC 11-3C-6. For multi-family developments, parking standards are based on
the number of bedrooms per unit – 1-bedroom units require 1.5 spaces per unit with at least one
of those in a covered carport or garage and 2-bedroom units require 2 spaces per unit with at least
one of those in a covered carport or garage. For commercial development, one space is required
for every 500 s.f. of gross floor area.
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The final count of the 1- and 2-bedroom units is not yet finalized although the mix will be
approximately 40% 1-bedroom and 60% 2-bedroom units. A total of 343 covered spaces and 302
open spaces are proposed. The number of covered parking stalls proposed complies with
UDC standards; until final bedroom counts are submitted, staff is unable to determine if the
number of open parking spaces proposed complies with UDC standards.
For the clubhouse, a minimum of one space per 500 square feet of gross floor area is required to
be provided in accord with the standards listed in UDC 11-3C-6B. Based on 4,389 square feet, a
minimum of 9 parking spaces are required to be provided.
A minimum of one bicycle parking space for every 25 proposed vehicle spaces or portion thereof
is required to be provided on the site per UDC 11-3C-6G in accord with the standards listed in
UDC 11-3C-5C. Based on 645 vehicle spaces proposed to be provided on the site, a minimum of
26 bicycle spaces are required. The applicant proposes a total of 90 bicycle parking spaces in 39
bicycle racks dispersed throughout the site in compliance with this requirement.
Cross-Access: Where access to a local street is not available, the property owner is required to
grant cross-access/ingress-egress easements to adjoining properties in accord with UDC 11-3A-
3A.
A curb cut to the subject property from the property to the north (Southeast Corner Marketplace
No. 1, fka Gateway Marketplace) exists near the northwest corner of the site for cross-access; the
backage driveway proposed on this site should align with that curb cut and a cross-
access/ingress-egress easement is required to be granted to that property (Parcel
#R8048310100). The recently approved multi-family development (Verraso) to the north of the
eastern portion of the site is required to provide a cross-access easement to this site (easement is
currently in process); a cross-access/ingress-egress easement is required to be granted to that
property (Parcel #R8803510210). A cross-access easement was required to be granted to this
property with development of the property to the south (Regency at River Valley Phase 2) at the
northwest corner of their site; the subject property is required to grant a cross-access/ingress-
egress easement to that property (Parcel #S1104233940) at the southwest corner of this site
and staff recommends a cross-access easement is provided in alignment with the driveway
shown on their approved site plan (the proposed driveway does not align). Recorded copies
of the easements shall be submitted with the first Certificate of Zoning Compliance
application for this site. Note: The property owner to the south may request a minor
modification to CUP-14-001 to change the location of the cross-access requirement to the subject
property from the northwest corner of the site to near the center of the site where a driveway is
proposed between two garage structures. If approved, the cross-access easement to the south
would not need to be provided at the southwest corner of this site but near the current location of
the stub driveway to the south instead.
Traffic Calming: Traffic calming should be provided within the site between the residenti al and
commercial development and in N. Records Avenue (as allowed by ACHD).
Landscaping: Street buffer landscaping along N. Eagle Road and N. Records Avenue is required
as set forth in UDC Table 11-2B-3. A 35-foot wide buffer is required along N. Eagle Road, an
entryway corridor, and a 20-foot wide buffer is required along N. Records Avenue, a collector
street. Landscaping is required to be installed within both of the street buffers in accord
with the standards listed in UDC 11-3B-7C with the first phase of development and prior to
issuance of the first Certificate of Occupancy for the site.
Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11 -
3B-8C. The landscaping appears to comply with these standards.
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Upon development of the retail/commercial portion of the property, a 25-foot wide buffer to
residential uses is provided in accord with the standards listed in UDC 11-3B-9C, unless
otherwise modified by City Council.
Sidewalks: A 5-foot wide detached sidewalk is required to be constructed along N. Records
Avenue, a collector street, per UDC 11-3A-17.
Pathways: A 10-foot wide multi-use pathway is required to be constructed within the street
buffer along N. Eagle Road within a public use easement; pedestrian lighting and landscaping is
also required to be installed as set forth in UDC 11-3H-4C. These improvements are required
to be constructed with the first phase of development and prior to issuance of the first
Certificate of Occupancy for this site
Waterways: The Milk Lateral crosses the northeast corner of this site and is required to be
piped in accord with UDC 11-3A-6A.
Fencing: Any fencing proposed to be constructed on the site shall comply with the standards
listed in UDC 11-3A-7. A 7-foot tall wrought iron fence is proposed around the swimming pool;
no other fencing is proposed.
Trash Enclosures: Trash enclosures (and other service functions) are required to be incorporated
into the overall design of buildings and landscaping so that the visual and acoustic impacts of
these functions are fully contained and out of view from adjacent properties and public streets.
Safe access and adequate lighting should be provided in these areas in accord with UDC 11 -3A-
12B.
Five trash enclosures are depicted on the site. The enclosures and locations should be
approved by Bob Olsen, Republic Services. The overall site exhibit (sheet A1.0) does not
depict the trash enclosure for Buildings G and H in the same location as the architectural
site plan and landscape plan; revise plan(s) accordingly. A detail of the trash enclosures
should be submitted with the Certificate of Zoning Compliance application(s).
Building Elevations: Building elevations were submitted for the multi-family structures,
clubhouse, garages, carports, storage buildings, and garage/maintenance building (see Exhibit
A.4). No building elevations were submitted for the future commercial structures.
Building materials for the clubhouse consist of fiber cement horizontal lapped siding and Portland
cement stucco with architectural laminated fiberglass roof shingles; stone veneer is listed in the
notes as a material but is shown in error per the applicant.
Building materials for the multi-family structures consist primarily of fiber cement horizontal
lapped siding with Portland cement stucco accents and architectural laminated fiberglass roof
shingles.
Building materials for the garages and storage buildings consist primarily of fiber cement
horizontal lapped siding with Portland cement stucco accents on the rear of the structures and
asphalt roof shingles. Building materials for the garage/maintenance building consist of Portland
cement stucco with asphalt roof shingles.
Future structures built on the site are required to comply with the City’s design standards
and guidelines in effect at the time of development and obtain design review approval; the
proposed elevations are conceptual only and are not approved.
Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate
of Zoning Compliance application for establishment of the new use and to ensure all site
improvements comply with the provisions of the UDC and the conditions in this report prior to
application for building permits, in accord with UDC 11-5B-1.
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Design Review: The applicant is required to submit an application for Design Review concurrent
with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and
building design is required to be consistent with the elevations and site plan submitted with this
application, the conditions of approval noted herein, and the design standards and guidelines in
effect at the time of submittal of the application.
Staff recommends approval of the subject applications with the conditions listed in Exhibit B per
the Findings in Exhibit D.
X. EXHIBITS
A. Drawings/Other
1. Zoning & Aerial Maps
2. Site Plan (dated: 7/24/15 & 7/30/15)
3. Landscape Plan (dated: August 2015)
4. Conceptual Building Elevations (dated: 6/23/15)
5. Existing Development Agreement Provisions
6. Proposed Development Agreement Provisions
7. Legal Description of Property Subject to Development Agreement
B. Agency Comments/Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Parks Department
7. Ada County Highway District
C. Legal Description and Exhibit Map for Proposed Annexation
D. Required Findings from Unified Development Code
EXHIBIT A
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Exhibit A.1: Zoning & Aerial Maps
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Exhibit A.2: Site Plan (dated: 7/24/15 & 7/30/15)
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EXHIBIT A
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Exhibit A.3: Landscape Plan (dated: August 2015)
EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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Exhibit A.4: Conceptual Building Elevations (dated: (dated: 6/23/15)
EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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Exhibit A.5: Existing Development Agreement Provisions
Page 3-4 of 16
4. USES PERMITTED BY THIS AGREEMENT:
4.1 The uses allowed pursuant to this Agreement are only those uses allowed under
“City’s” Zoning Ordinance codified as Meridian City Code Section 11-7-2 (K) which are
herein specified as follows:
Any future uses of the property shall be approved only through the conditional use permit
process. Additionally, either a public or private backage street generally parallel with
Eagle Road/SH 55 shall be incorporated into the design of the future site plans. A
conceptual master plan demonstrating interconnectivity, transitional uses, access points
and other key land planning issues is required prior to any detailed CUP applications
being submitted on either the Bryson or Schrammeck properties for the C-G zone.
4.2 No change in the uses specified in this Agreement shall be allowed without
modification of this Agreement.
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.A “Owner” shall develop the “Property” in accordance with the following special
conditions:
1. Removal of any existing domestic wells and/or septic systems within this project
from their domestic service must be accomplished at such time as the “Owners” change
the current use of “Property” or otherwise develop the “Property” in accordance with the
terms hereof.
2. Any future uses of the property shall be approved only through the conditional
use permit process. In addition, there is a requirement that either a public or private
backage street generally parallel with Eagle Road/SH 55 shall be incorporated into the
design of future site plans. A conceptual master plan demonstrating interconnectivity,
transitional uses, access points and other key land planning issues is required prior to any
detailed CUP applications being submitted on either the Bryson or Schrammeck
properties.
The following Comprehensive Plan policies (from Chapter VI and VII) shall be
applicable to these properties:
Transportation Policies Applicable to the Bryson/Schrammeck Annexation:
“Large development proposals that are likely to generate significant traffic should
be assessed for their impact on the transportation system and surrounding land
uses. They should be examined for ways to encourage all forms of transportation
such as transit, walking, and cycling.
New development should not rely on cul-de-sacs since they provide poor fire
access, walkability, and neighborhood social life. New development and streets
should be designed to encourage walking and bicycling.
EXHIBIT A
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In addition to providing for enhanced automobile traffic, Meridian should seek
ways to encourage alternative modes of transport. Improvement in and
encouraged use of public transit systems is an important first step. Public transit
includes bus systems and ridesharing. By fostering such means of high vehicle
occupancies, congestion on roadways can be decreased.
Pathways that encourage use by bicyclists and pedestrians can decrease road
congestion and add to the community’s qualify of life. The proposed off-street
and multiple-use pathway systems are depicted in Figures VI-3 and VI-4. New
and existing developments should ensure that the guidelines laid out in this plan
are adopted.
Eagle Road is the major north-south arterial in Ada County. The capacity of this
arterial should be protected by minimizing the number and location of private
driveway access connections to this important roadway. The City should
recognize, adopt, and help implement the Eagle Road Access Control Study,
prepared by ACHD in 1997.”
Mixed Use Development Policies Applicable to the Bryson/Schrammeck
Annexation:
“Where feasible, multi-family residential uses will be encouraged, especially for
projects with the potential to serve as employment destination centers and when
the project is adjacent to State Highways 20-26, 55 or 69;
In developments where multiple commercial and/or office buildings are proposed
(not residential), the buildings should be arranged to create some form of
common, usable area, such as a plaza or green space;
Where the project is developed adjacent to low or medium density residential
uses, a transitional use is encouraged.”
3. All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersection, crossing or lying adjacent and contiguous to the parcel shall be tiled per City
Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage
district, or lateral users association, with written confirmation of said approval submitted
to the Public Works Department.
EXHIBIT A
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Exhibit A.6: Proposed Development Agreement Provisions
4. USES PERMITTED BY THIS AGREEMENT:
4.1 This Agreement shall vest the right to develop the Property in accordance with the
terms and conditions of this Agreement.
4.2 No change in the uses specified in this Agreement shall be allowed without
modification of this Agreement.
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1 Owner/Developer shall develop the Property in accordance with the following
special conditions:
a. Any existing domestic wells and/or septic systems within this project shall be
removed from their domestic service prior to development.
b. Development of this site shall be generally consistent with the overall site
plan, landscape plan and building elevations included in Exhibit A and the
conditions of approval included in Exhibit B.
c. The Milk Lateral which crosses the northeast corner of this site shall be piped in
accord with UDC 11-3A-6A.
d. A 35-foot wide street buffer is required to be constructed along N. Eagle Road, an
entryway corridor, with the second phase (commercial portion) of development; and
a 20-foot wide street buffer is required to be constructed along N. Records Avenue, a
collector street, with the first phase (residential portion) of development and prior to
issuance of the first Certificate of Occupancy for the site each phase. Landscaping is
required to be installed within the buffer in accord with the standards listed in UDC
11-3B-7C.
e. A 10-foot wide multi-use pathway is required to be constructed within the street
buffer along N. Eagle Road within a public use easement; pedestrian lighting and
landscaping is also required to be installed as set forth in UDC 11-3H-4C. These
improvements are required to be constructed with the first second phase (commercial
portion) of development and prior to issuance of the first Certificate of Occupancy
for the that portion of the site.
f. Upon development of the retail/commercial portion of the property, a 25-foot wide
buffer is required to be installed adjacent to the residential uses in accord with the
standards listed in UDC 11-3B-9C, unless otherwise modified by City Council.
g. Pedestrian connections are required to be provided between the residential portion of
the site and the future commercial development on the western portion of this site
and the residential developments to the north and south.
h. Traffic calming shall be provided within the site between the residential and
commercial development and in N. Records Avenue (as allowed by ACHD).
EXHIBIT A
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Exhibit A.7: Legal Description & Exhibit Map of Property Subject to Development Agreement
EXHIBIT A
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EXHIBIT A
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B. Agency Comments/Conditions
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 The developer shall comply with the specific use standards for multi-family developments listed
in UDC 11-4-3-27, including but not limited to the following:
a. The applicant shall record legally binding documents that state the maintenance and
ownership responsibilities for the management of the development, including, but not limited
to, structures, parking, common areas, and other development features, per UDC 11-4-3-27G.
A copy of the document(s) shall be submitted with the first Certification of Zoning
Compliance application.
b. Floor plans shall be submitted with the Certificate of Zoning Compliance application(s) that
demonstrate compliance with the minimum private useable open space standard of 80 square
feet for each unit.
1.1.2 The landscape plan included in Exhibit A.3, dated August 2015, shall be revised as follows:
a. Landscaping is required to be provided along the foundation of all street facing elevations in
accord with the standards in UDC 11-4-3-27-F.
b. Include a 35-foot wide street buffer along N. Eagle Road/SH 55 in accord with the standards
listed in UDC 11-3B-7C; and a 10-foot wide multi-use pathway and pedestrian lighting in
accord with the standards listed in UDC 11-3H-4C.
c. Depict pedestrian connections between the residential portion of the site and the future
commercial development to the west and the future residential developments to the north and
south.
d. Prior to the Commission meeting, the applicant shall submit a detailed plan with
calculations demonstrating compliance with the common open space requirements listed
in UDC 11-4-3-27C. A minimum of 1.92 acres of qualified common open space shall be
provided.
e. Two additional site amenities from the open space category shall be depicted on the plan
as set forth in UDC 11-4-3-27C (e.g. open grassy area of at least 50’ x 100’ in size,
community garden, ponds or water features, a plaza, or other comparable amenity).
The applicant shall provide details to Staff prior to the Commission hearing on what
those amenities will be.
1.1.3 The site plans included in Exhibit A.4, dated July 24 and 30, 2015, shall be revised as follows:
a. Depict the locations for directory maps of the development at the main entrances for those
entering the development, in accord with UDC 11-4-3-27B.
b. Update the parking calculations to reflect the number of 1- and 2-bedroom units proposed and
correct the total number of parking spaces required based on those numbers; and correct the
number of covered spaces listed. Include parking calculations for the clubhouse building.
Parking shall comply with the standards listed in UDC 11-3C-6 for multi-family dwellings
and for the clubhouse listed in UDC 11-3C-6B.
c. Correct the amount of common open space proposed in the notes; only the amount that
qualifies as open space per the standard listed in UDC 11-4-3-27C.2 should be included.
d. Label the structure where the maintenance storage area is located.
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e. Depict a cross-access easement and driveway at the southwest corner of the site to the
Regency at River Valley Phase 2 property to the south (Parcel #S1104233940) in addition to
the cross-access driveway currently proposed to the south. If the location of the cross-access
at the southwest corner of the site is changed through approval of a conditional use permit
minor modification application to CUP-14-001, cross-access to the south may only be
provided in the general location shown on the site plan (the driveway location shown on the
proposed site plan does not align with that on the approved plan for Regency at River Valley
Phase 2.
f. The trash enclosure for Buildings G and H is not depicted in the same location on the overall
site exhibit (sheet A1.0) as it is on the architectural site plan (sheet CZC1.0) and landscape
plan; revise accordingly. Include a detail of the trash enclosure.
g. Depict pedestrian connections between the residential portion of the site and the future
commercial development to the west and the residential developments to the north and south.
h. Two additional site amenities from the open space category shall be depicted on the plan
as set forth in UDC 11-4-3-27C (e.g. open grassy area of at least 50’ x 100’ in size,
community garden, ponds or water features, a plaza, or other comparable amenity).
The applicant shall provide details to Staff prior to the Commission hearing on what
those amenities will be.
i. Depict a 10-foot wide multi-use pathway within a 35-foot wide street buffer along N. Eagle
Road along with pedestrian lighting as set forth in UDC 11 -3H-4C. The pathway is required
to be placed in a public use easement.
1.1.4 The developer shall provide a 4,389+/- s.f. clubhouse, fitness facility (in the clubhouse),
swimming pool, children’s play structure, enclosed bicycle storage (in the clubhouse) capable of
holding approximately 60 bicycles, and a bicycle repair area as site amenities in accord with UDC
11-4-3-27D as proposed. Two additional site amenities from the open space category shall be
provided as set forth in UDC 11-4-3-27C (e.g. open grassy area of at least 50’ x 100’ in size,
community garden, ponds or water features, a plaza, or other comparable amenity). The
applicant shall provide details to Staff prior to the Commission hearing on what those
amenities will be.
1.1.5 A 35-foot wide buffer and 10-foot wide pathway with associated pedestrian lighting is required to
be constructed along N. Eagle Road, an entryway corridor, with the second phase (commercial
portion) of development; and a 20-foot wide buffer is required along N. Records Avenue, a
collector street, with the first phase (residential portion) of development and prior to issuance of
the first Certificate of Occupancy for the site each phase. Landscaping is required to be installed
within the buffers in accord with the standards listed in UDC 11-3B-7C.
1.1.6 The applicant shall grant cross-access/ingress-egress easements to the properties to the north
(Parcel #R8048310100, Southeast Corner Marketplace No. 1; and Parcel #R8803510200,
Verraso) and to the property to the south (Parcel #S1104233940, Regency at River Valley Phase
2) at the southwest corner of the site and in alignment with the driveway location approved on the
Regency property. Recorded copies of the easements shall be submitted with the first
Certificate of Zoning Compliance application for this site. Note: The property owner to the
south may request a minor modification to CUP-14-001 to change the location of the cross-
access requirement to the subject property from the location at the northwest corner of the site to
near the center of the site where a driveway was approved between two garage structures. If
approved, the cross-access easement to the south would not need to be provided at the southwest
corner of this site, only near the current location of the stub driveway to the south in alignment
with the driveway approved on the Regency property.
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1.1.7 The applicant is required to obtain approval of a Certificate of Zoning Compliance application for
establishment of the new use and to ensure all site improvements comply with the provisions of
the UDC and the conditions in this report prior to application for building permits, in accord with
UDC 11-5B-1.
1.1.8 The applicant is required to submit an application for Design Review concurrent with the
Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and building
design is required to be generally consistent with the elevations and site plan submitted with this
application, the conditions of approval noted herein, and comply with the design standards and
guidelines in effect at the time of submittal of the application.
1.1.9 The existing structures on the site shall be removed prior to issuance of the first Certificate
of Occupancy for the site
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I,
11-3B-8C, and Chapter 3 Article C.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets).
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design
standards as set forth in UDC 11-3C-5C.
1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.2.13 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3B-11C.
1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Design Manual.
1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.2.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.2.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7
and 11-3A-6B as applicable.
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1.3 Ongoing Conditions of Approval
1.3.1 The conditional use may only be transferred or modified consistent with the provisions as set forth
in UDC 11-5B-6G. The applicant shall contact Planning Division staff regarding any proposed
modification and/or transfer of ownership.
1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The conditional use approval shall be null and void if the applicant fails to 1) commence the use
within two years as set forth in UDC 11-5B-6F1 or 2) gain approval of a time extension as set
forth in UDC 11-5B-6F4.
1.4.3 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design
Review application from the Planning Division, prior to submittal of any building permit
application.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 A street light plan will not be required for this phase of the development as street lighting will be
installed with the Records Road Extension project. Street lighting will be required along Eagle
Road when the commercial section of the property develops. At that time, a street light plan will
need to be included as part of the development application. Street light plan requirements are
listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards
can be found at http://www.meridiancity.org/public_works.aspx?id=272
2.1.2 Applicant shall be required to install water mains through the development, including the
provision of a water main stub to the south boundary of the development for connection through
the future second phase of the Regency at River Valley project. A stub shall also be required as
shown near the northwest corner of the development for future extension to Eagle Road as part of
the development of the commercial area. The applicant shall also install a water main
connection, at the cross access driveway location near the northeast corner of the development, to
the existing main adjacent to the north boundary as part of the Verraso project. Applicant shall
also be required to connect to the main currently being planned in Records Avenue.
2.1.3 Applicant shall be required to install sewer mains through the development.
2.1.4 Sanitary sewer and water assessments will be calculated as 1 Equivalent Residential Unit (ERU)
per apartment unit.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
EXHIBIT A
Village Apartments MDA-15-011; AZ-15-012; CUP-15-019
PAGE 35
from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian’s standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.2.5 All existing structures that are required to be removed shall be prior to signatur e on the final plat
by the City Engineer.
2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District and the Final Plat for this subdivision shall be recorded, prior to applying for building
permits.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro-
paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
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2.2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer’s expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found on the city of meridian Public Works
Department’s website at http://www.meridiancity.org/public_works.aspx?id=272. The
contractor’s work and materials shall conform to the ISPWC and the City of Meridian
Supplemental Specifications to the ISPWC.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
EXHIBIT A
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3. FIRE DEPARTMENT
3.1 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and
48’ outside, per International Fire Code Section 503.2.4.
3.4 All common driveways shall be straight or have a turning radius of 28’ inside and 48’ outside and
have a clear driving surface of 20’ in width capable of supporting an imposed weight of 75,000
GVW, per International Fire Code Section 503.2.
3.5 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
3.6 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
3.7 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical
clearance of 13’6 as set forth in International Fire Code Section 503.2.1.
3.8 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
3.9 Maintain a separation of 5’ from the building to the dumpster enclosure as set forth in International
Fire Code Section 304.3.3.
3.10 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire
Code Section 506.
3.11 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in
International Fire Code Section 505.1.
3.12 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1.
3.13 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code Section 101.2.
3.14 All portions of the buildings located on this project must be within 150’ of a paved surface as
measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1.
3.15 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in
International Fire Code Section 903.2.8.
3.16 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local
amendment to the International Fire Code 10-4-2L.
EXHIBIT A
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3.17 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets. IFC
102.9
3.18 Buildings over 30’ in height are required to have access roads in accordance with the International
Fire Code Appendix D Section D105.
3.19 As set forth in International Fire Code Section 504.1, multi-family and commercial projects shall be
required to provide an additional sixty inches (60”) wide access point to the building from the fire
lane to allow for the movement of manual fire suppression equipment and gurney operations. The
unobstructed breaks in the parking stalls shall be provided so that building access is provided in such
a manner that the most remote part of a building can be reached with a length of 150' fire hose as
measured around the perimeter of the building from the fire lane. Code compliant handicap parking
stalls may be included to assist meeting this requirement. Contact the Meridian Fire Department for
details.
4. POLICE DEPARTMENT
4.1 Traffic calming should be provided within the site between the residential and commercial
development and in N. Records Avenue (as allowed by ACHD).
4.2 Pedestrian connections should be provided between commercial and multi-family development.
5. REPUBLIC SERVICES
5.1 The applicant shall submit a detail of the proposed trash enclosures with a site plan showing
proposed locations to Bob Olson, Republic Services (208-345-1265 or
rolson@republicservices.com) for approval.
6. PARKS DEPARTMENT
6.1 The Park’s Department has no comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Comply with requirements of ITD and City of Meridian for the Eagle Road/SH-55 frontage.
Submit to the District a letter from ITD regarding said requirements prior to District approval of
the final plat or issuance of a building permit (or other required permits), whichever occurs first.
7.1.2 Extend Records Avenue from the north property line, at its current terminus, to the south property
line, as one-half of a 46-foot street section, plus 12-feet of additional pavement; with vertical curb
and gutter on the west side of the road. A 3-foot wide gravel shoulder and a borrow ditch sized to
accommodate the roadway storm runoff shall be constructed on the east side if the roadway. OR
Plan approval shall be contingent on CenterCal constructing the remainder of Records Avenue
abutting the site. No additional right-of-way is required.
7.1.3 Provide an 8-foot wide landscape buffer and construct a 5-foot wide detached concrete sidewalk
located outside of the right-of-way within a 14-foot wide easement along Records Avenue
abutting the site.
7.1.4 Construct one 30-foot wide driveway onto Records Avenue located 350-feet south of the north
property line, as proposed. Pave the driveway it’s full width at least 30-feet into the site beyond
the edge of pavement of Allys/Records.
7.1.5 Other than access specifically approved with this application direct lot access to Records is
prohibited.
EXHIBIT A
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7.1.6 Payment of impacts fees are due prior to issuance of a building permit.
7.1.7 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of
ADA compliance to District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
EXHIBIT A
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PAGE 40
C. Legal Description and Exhibit Map for Proposed Annexation
EXHIBIT A
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PAGE 41
EXHIBIT A
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PAGE 42
D. Required Findings from Unified Development Code
1. ANNEXATION:
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application. In order to grant an annexation and/or rezone,
the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The City Council finds the proposed annexation of 0.38 of acre of land with a C-G zoning
district is consistent with the MU-R future land use designation for this site.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds that the proposed C-G zoning district and proposed retail/commercial
use of the property is consistent with the purpose statement of the commercial districts in that
it will provide for the retail and service needs of the community in accord with the
Comprehensive Plan.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The City Council finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The City Council finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The City Council finds annexing this property with C-G zoning district is in the best interest
of the City as the property will be able to develop with retail/commercial uses consistent with
the vision of the Comprehensive Plan. Further, annexation of this property will allow
utilization of available City services and a reduction of enclave areas in the City.
2. CONDITIONAL USE PERMIT:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
The City Council finds that if the site is designed in accord with the site plan in Exhibit A and
the conditions of approval in Exhibit B, the site will be large enough to accommodate the
proposed use and meet the dimensional and development regulations of the C-G zoning
district and the specific use standards for multi-family developments.
EXHIBIT A
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PAGE 28
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
The City Council finds that the proposed multi-family residential use in the C-G zone meets
the objectives and policies of the Comprehensive Plan.
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
The City Council finds that the general design, construction, operation and maintenance of
the multi-family use will be compatible with existing and future residential and commercial
uses in the vicinity and with the existing and intended character of the area and will not
adversely change the character of the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
The City Council finds that the proposed development should not adversely affect other
property in the vicinity if the applicant complies with all conditions of approval listed in
Exhibit B of this staff report and constructs all improvements and operates the use in
accordance with the UDC standards.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
The City Council finds that sanitary sewer, domestic water and irrigation can be made
available to the subject property. Please refer to comments prepared by the Public Works
Department, Fire Department, Police Department and other agencies.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
The City Council finds that the applicant will pay to extend the sanitary sewer and water
mains into the site. No additional capital facility costs are expected from the City. The
applicant and/or future property owners will be required to pay impact fees.
g. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
The City Council finds that the proposed development should not involve activities that will
create nuisances that would be detrimental to the general welfare of the surrounding area.
The City Council recognizes the fact that traffic and noise will increase with the approval of
this development; however, whenever undeveloped property is developed, the amount of
traffic generation does increase. The ACHD report states that traffic on Eagle Road and River
Valley Street generated from the proposed development will function at an acceptable level
of service for arterial and collector streets.
h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
The City Council finds that the proposed development will not result in the destruction, loss
or damage of any natural feature(s) of major importance.