2017 08-03E IDIAN,-- MERIDIAN PLANNING AND ZONING
I D A H O COMMISSION MEETING
AGENDA
City Council Chambers
33 E. Broadway Avenue, Meridian, Idaho
Thursday August 3, 2017 at 6:00 p.m.
1. Roll -call Attendance
O Treg Bernt O Steven Yearsley
_X_ Gregory Wilson _X_ Ryan Fitzgerald
X Jessica Perreault _X_ Bill Cassanelli
_X_ Rhonda McCarvel — Chairperson
2. Adoption of the Agenda Approved as Amended
3. Consent Agenda Approved
A. Approve Minutes of July 20, 2017 Planning and Zoning Commission
Meeting
B. Findings of Fact and Conclusions of Law for Approval for Knighthill
Lot 3 Drive -Through (H-2017-0087) by James Wylie Located
Southwest Corner of Chinden Boulevard and N. Linder Road
C. Findings of Fact, Conclusions of Law for Approval for Southridge
Apartments (H-2017-0077) by Southridge Farm, LLC Located South
Side of W. Overland Road, Midway Between S. Linder Road and S.
Ten Mile Road
4. Action Items
A. Public Hearing Continued from July 20, 2017 for Pine 43 (H-2017-
0058) by DMB Development Located South of E. Fairview Avenue,
East of N. Locust Grove Road, North of Commercial Street and West
of Hickory Avenue Public Hearing Continued to August 17, 2017
1. Request: Annexation and Zoning of 0.07 of an Acre of Land
with an R-15 (Medium High -Density Residential) (0.01 of an
Acre) and C -G (General Retail and Service Commercial) (0.06
of an Acre) Zoning District
2. Request: Rezone of 46.11 Acres of Land from the C -G
(General Retail and Service Commercial) to the R-15 (Medium
High -Density Residential) Zoning District
Meridian Planning and Zoning Commission Meeting Agenda —Thursday August 3, 2017 Page 1 of 2
All materials presented at public meetings shall become property of the City of Meridian.
Anyone desiring accommodation for disabilities related to documents and/or hearing,
please contact the City Clerk's Office at 888-4433 at least 48 hours prior to the public meeting.
3. Request: Preliminary Plat Approval Consisting of 516 Lots on
119.77 Acres of Land Consisting of 108 Mixed Use (28
Commercial and 80 Multi -Family Residential) Building Lots
and 28 Mixed Use Common Lots on 73.68 Acres of Land in
the C -G District and 356 Residential Building Lots Consisting
of 196 Single -Family Detached, 128 Single -Family Attached
and 32 Attached Live/Work and 24 Residential Common Lots
on 46.12 Acres of Land in the R-15 Zoning District
B. Public Hearing for Linder Village (H-2017-0088) by Lynx/DMG Real
Estate Partners, LLC Located 1225 W. Chinden Boulevard Public
Hearing Continued and Re -Notice for September 7, 2017
Request: Amendment to the Comprehensive Plan to
Change the Future Land Use Map Designation on 62.04
Acres of Land from Mixed Use -Community (MU -C) to
Mixed Use -Regional (MU -R)
2. Request: Annexation and Zoning of 81.02 Acres of Land
from RUT Zoning District in Ada County to the C -G
Zoning District (62.04 Acres) and the R-8 Zoning District
(18.98 Acres) in the City
3. Request: Preliminary Plat Approval Consisting of
Fourteen (14) Commercial Building Lots
C. Public Hearing Continued from July 20, 2017 for Trust Storage (H-
2017-0082) by John Day Located Northeast Corner of S. Locust
Grove Road and E. Puffin Street Recommend Approval to City
Council — Schedule for September 5, 2017
1. Request: Combined Preliminary / Final Plat Consisting of Two
(2) Building Lots on 9.28 Acres of Land in the C -C
(Community Business) Zoning District
2. Request: Conditional Use Permit for a Self -Service Storage
Facility in the C -C Zoning District
Adjourn at 6:24 p.m.
Meridian Planning and Zoning Commission Meeting Agenda —Thursday August 3, 2017 Page 2 of 2
All materials presented at public meetings shall become property of the City of Meridian.
Anyone desiring accommodation for disabilities related to documents and/or hearing,
please contact the City Clerk's Office at 888-4433 at least 48 hours prior to the public meeting.
Meridian Planning and Zoning Meeting August 3, 2017
Meeting of the Meridian Planning and Zoning Commission of August 3, 2017, was
called to order at 6:00 p.m. by Chairman Rhonda McCarvel.
Members Present: Rhonda McCarvel, Commissioner Gregory Wilson, Commissioner
Ryan Fitzgerald, Commissioner Bill Cassanelli and Commissioner Jessica Perreault.
Members Absent: Commissioner Steven Yearsley and Commissioner Treg Bernt.
Others Present: Machelle Hill, Ted Baird, Bill Parsons, and Dean Willis.
Item 1: Roll-call Attendance
______ Treg Bernt _______ Steven Yearsley
__X___ Gregory Wilson ___X___ Ryan Fitzgerald
__X___ Jessica Perreault ___X___ Bill Cassanelli
___X___ Rhonda McCarvel - Chairman
McCarvel: All right. Good evening, ladies and gentlemen. At this time I would like to
call to order the regularly scheduled meeting of the Meridian Planning and Zoning
Commission on August 3rd, 2017. Let's begin with roll call.
Item 2: Adoption of the Agenda
McCarvel: The first item on the agenda is the adoption of the agenda . We have a
couple of changes to the agenda this evening. Items H-2017-0058, Pine 43, and Item
H-2017-0088, Linder Village, will be opened only for the purpose of continuing these
items to different scheduled meetings. It will be opened solely for that purpose. So, if
there is anybody here to testify tonight for those particular applications we will not be
taking testimony today. So, could I get a motion to adopt the agenda as amended .
Fitzgerald: Madam Chair, so moved.
Wilson: Second.
McCarvel: It has been moved and seconded to adopt the agenda as amended. All
those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
Item 3: Consent Agenda
A. Approve Minutes of July 20, 2017 Planning and Zoning
Commission Meeting
Meridian Planning & Zoning Commission
August 3, 2017
Page 2 of 11
B. Findings of Fact and Conclusions of Law for Approval for
Knighthill Lot 3 Drive-Through (H-2017-0087) by James Wylie
Located Southwest Corner of Chinden Boulevard and N.
Linder Road
C. Findings of Fact, Conclusions of Law for Approval for
Southridge Apartments (H-2017-0077) by Southridge Farm,
LLC Located South Side of W. Overland Road, Midway
Betw een S. Linder Road and S. Ten Mile Road
McCarvel: The next item on the agenda is the Consent Agenda and we have three
items on the Consent Agenda. We have approval of minutes for July 20 and the
Findings in Fact and Conclusion of Law for H-2017-0087 and 2017-0077. Can I get a
motion to --
Wilson: Madam Chair?
McCarvel: Yes.
Wilson: I move we approve the Consent Agenda.
Cassanelli: Second.
McCarvel: It has been moved and seconded to approve the Consent Agenda. All those
in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
McCarvel: Okay. At this time we would like to briefly explain the public hearing process
for this evening. We will open each item individually and , then, start with the staff
report. Staff will report their findings regarding how the item adheres to our
Comprehensive Plan and Uniform Development Code with the staff's recommendations.
After the staff has made their presentation, the applicant will come forward to present
their case for approval and their application and respond to any staff comments. The
applicant will have 15 minutes to do so. After the applicant has finished we will open
the public testimony. There is a sign-up sheet in the back as you enter for anyone
wishing to testify. Any person testifying will come forward and be allowed three
minutes. If they are speaking for a larger group, like an HOA, and there is a show of
hands to represent the group, they will be given up to ten minutes. After all testimony
has been heard, the applicant will be given another ten minutes to have the opportunity
to come back and respond if they desire. After that we will close the public hearing
meeting and the Commissioners have the opportunity to discuss and, hopefully, be able
to make a recommendation to City Council.
Meridian Planning & Zoning Commission
August 3, 2017
Page 3 of 11
Item 4: Action Items
A. Public Hearing Continued from July 20, 2017 for Pine 43 (H-
2017-0058) by DMB Development Located South of E. Fairview
Avenue, East of N. Locust Grove Road, North of Commercial
Street and West of Hickory Avenue
1. Request: Annexation and Zoning of 0.07 of an Acre of
Land with an R-15 (Medium High-Density Residential)
(0.01 of an Acre) and C-G (General Retail and Service
Commercial) (0.06 of an Acre) Zoning District
2. Request: Rezone of 46.11 Acres of Land from the C-G
(General Retail and Service Commercial) to the R-15
(Medium High-Density Residential) Zoning District
3. Request: Preliminary Plat Approval Consisting of 516
Lots on 119.77 Acres of Land Consisting of 108 Mixed
Use (28 Commercial and 80 Multi-Family Residential)
Building Lots and 28 Mixed Use Common Lots on 73.68
Acres of Land in the C-G District and 356 Residential
Building Lots Consisting of 196 Single-Family Detached,
128 Single-Family Attached and 32 Attached Live/Work
and 24 Residential Common Lots on 46.12 Acres of
Land in the R-15 Zoning District
McCarvel: So, at this time I would like to open and -- open H-2017-0058, Pine 43, only
to be continued to August 17th, 2017.
Fitzgerald: Madam Chair?
McCarvel: Mr. Fitzgerald.
Fitzgerald: I move we continue H-2017-0058 until the date of August 17th, 2017.
Wilson: Second.
Cassanelli: Second.
McCarvel: It has been moved and seconded to Move H-2017-0058 to August 17th. All
those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
Meridian Planning & Zoning Commission
August 3, 2017
Page 4 of 11
B. Public Hearing for Linder Village (H-2017-0088) by Lynx/DMG
Real Estate Partners, LLC Located 1225 W. Chinden Boulevard
1. Request: Amendment to the Comprehensive Plan to
Change the Future Land Use Map Designation on 62.04
Acres of Land from Mixed Use-Community (MU-C) to
Mixed Use-Regional (MU-R)
2. Request: Annexation and Zoning of 81.02 Acres of Land
from RUT Zoning District in Ada County to the C-G
Zoning District (62.04 Acres) and the R-8 Zoning District
(18.98 Acres) in the City
3. Request: Preliminary Plat Approval Consisting of
Fourteen (14) Commercial Building Lots
McCarvel: And second one on the list we will now open H-2017-0088 to be -- just be
opened and continued and renoticed to September 7th, 2017.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: I move we continue Linder Village, H-2017-0088 and renotice that meeting
for September 7th, 2017.
Wilson: Second.
McCarvel: It has been moved and seconded to continue and renotice H-2017-0088 to
September 7th, 2017. All those in favor say. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
C. Public Hearing Continued from July 20, 2017 for Trust Storage
(H-2017-0082) by John Day Located Northeast Corner of S.
Locust Grove Road and E. Puffin Street
1. Request: Combined Preliminary / Final Plat Consisting
of Two (2) Building Lots on 9.28 Acres of Land in the C-
C (Community Business) Zoning District
2. Request: Conditional Use Permit for a Self-Service
Storage Facility in the C-C Zoning District
Meridian Planning & Zoning Commission
August 3, 2017
Page 5 of 11
McCarvel: Yeah. We will wait just a minute. Okay. We'd now like to continue the
public hearing from July 20th for Trust Storage, H-2017-0082, and we will begin with the
staff report, if there is anything more to say.
Parsons: Good evening, Madam Chair, Members of the Commission. As you
mentioned, Madam Chair, this item was continued from the July 20th hearing. The
main reason for the continuance was so that the Commission could see some revised
elevations for this particular project. This afternoon -- or early this morning staff did
receive a --
McCarvel: Because the applicant has asked to have it renoticed. They have some
things that they are still working on.
Baird: Madam Chair, I would be happy to take it out in the hall and --
McCarvel: Certainly. Sir, we are in the middle of a public hearing. I can't take your
questions, but our attorney would be happy to explain everything to you.
Fitzgerald: And I received one of those, too. So, I -- it was not sent by the applicant,
sir. Since we are -- just to give a -- there was a flyer sent out to -- I think it was 16 or 17
neighborhoods around the Linder, Chinden neighborhood. It was anonymous. It didn’t
say anybody's name on it, it just says -- it gives some information and it says everybody
needs to be here tonight to oppose it. So, that's what he was holding for the information
and for the record.
McCarvel: Okay. Sorry.
Parsons: Let's try this again.
McCarvel: Please continue.
Parsons: We will rewind. How does that sound? Rewind, shall we? Anyways, as I
was saying, this is the Trust Storage property. It was continued from the July 20th
hearing mainly for the reason of reviewing the revised elevations. Commission has
some concern with the amount of metal accent -- or the amount of metal that was being
proposed on the elevations that were in front of you on that hearing date and the main
reason why there was concern, because staff had informed you that it did not comply
with the architectural standards manual and so we need to get those elevations in
alignment with that document. If you recall, a couple other items came up as far as
landscaping and some of the fencing and screening as well for that proposed
development. So, late this morning staff did receive revised plans from the applicant
that I will share with you this evening. We have reviewed the revised plans and staff is
very supportive of the proposed changes. I will go through those very quickly with you
Meridian Planning & Zoning Commission
August 3, 2017
Page 6 of 11
and, then, I also have some recommendations -- or some changes to the staff report
that I would like to share with you as well. So, these were the elevations that were
proposed and reviewed at the July 20th hearing. Again, you can see here the primary
building material was all metal with blue and green metal accents as well . Late this
morning I did receive these revised elevations, which now incorporate more building
materials as contemplated by the architectural standards manual. So, a lot of those
blue panels -- blue and tan metal panels have been modified and changed to stucco
and block and so that's -- again, these are in alignment with more -- coincide more with
the standards in the architectural standards manual, again, staff is supportive of the
revised changes. I did speak with the applicant and he said he would clear -- or at least
inform you on how they plan on screening or enclosing the fencing materials for the
open storage area and those areas that were opened up on -- between -- if you can see
my -- my cursor here there were some openings along Puffin here that we needed to
screen from the street and, then, also in between the buildings here and on the east
these -- what is it, the southeast corner as well. So, he will provide you some additional
testimony on that this evening as to what they are going to do there. I believe it's going
to be block in my discussions with them earlier in the week. One other item that I
wanted to point out to the Commission is when we discussed this project back on the
20th there were some requirements for additional landscaping, some more plantings to
be included. The applicant did update the site and landscape plan to reflect those
changes as well. So, I won't go word for word on which conditions need to be modified
this evening, all I can -- what I would like to do this evening, if you are supportive of the
proposed changes tonight, then, basically I would ask that you incorporate these -- the
revised site landscape plan and the building elevations into the staff report and prior to
the City Council hearing I will go ahead and modify those conditions that have already
-- that have been addressed in the revised site plan . So, again, landscape buffer was
added along the east boundary of this side, a 25 foot wide landscape buffer was added
to Locust Grove and, then, additional plantings were located along the northeast side of
the north side -- north-south access roadway and, then, additional plantings were
incorporated adjacent to the Steve Eddy site on the north boundary. If you recall at the
last hearing, too, the application was proposing to take advantage of some of our water
-- or water conserving concepts in our landscape ordinance and so this plan takes those
into account. So, the only new condition that I'm asking from you this evening is that
you add a condition that requires that the revised landscape plan comply the water
conserving design standards set forth in UDC 3B-5. And, then, as I mentioned to you,
because a lot of these -- a lot of the other conditions regarding increased landscape
being in the buffer requirements are conditions in the staff report now that we have
addressed -- have these addressed in that -- in this revised plan. I think we could strike
those out of the staff report before we get to City Council. So, with that I will conclude
my presentation and stand for any questions you may have regarding the revised plans.
Fitzgerald: Madam Chair?
McCarvel: Questions? Commissioner Fitzgerald.
Meridian Planning & Zoning Commission
August 3, 2017
Page 7 of 11
Fitzgerald: Bill, is -- thank you, ma'am. Is -- are all of the building elevations and site
plans and whatever that being updated going into a DA?
Parsons: Madam Chair, Members of the Commission, this particular property has a
development agreement on it, but they did not -- they were not required to modify it,
because what they are doing is consistent with that DA. So, no, the CU is what's going
to govern --
Fitzgerald: Okay.
Parsons: -- the design on this project.
Fitzgerald: Got it. Okay. Thank you for the clarification.
McCarvel: Anyone else questions for staff? Would the applicant likely to come forward.
Day: Hi. Good evening. John Day. 3501 North 32nd Street, Boise, Idaho. Yeah, I can
go through some of these changes we made line by line if we wanted to, but -- so, I will
address some of the site -- site specific conditions that we changed or made revisions
to. Our Item 1.1.4, item number one underneath that, that's to construct a 25 foot
landscape buffer adjacent to Locust Grove. Blocks 1 and 2, as Bill noted earlier, we
have previously not indicated up there a lot number one and so that is now being
indicated. It will be constructed as part of this project. Item number three under that
same note 1.1.4, is the parking lot landscaping requirements. Again, that's been added
to the east -- or, excuse me, the west side of the north side access drive right there and
all along the west -- east side of that and the north side adjacent to Fast Eddy's. Let's
see. Then, additionally, we have item 1.1.5 on site specific conditions. We have
indicated a bike rack that will be located adjacent to the office . That was on that
architectural site plan, Bill. The building elevations, as Bill described earlier, our first
presentation was more or less a continuous metal building. It did have some
undulations of the parapet and some of the panels popped out , but, again, back to the
development code, metal is to be used as an accent material and so I think our
revisions, providing a more permanent and some earth tone colors to the CMU and
stucco panels I think addresses those issues. We are now using just a metal -- the
green, which is part of the brand for Trust Storage to break up those long sections of
wall and, then, some of the blue and the green on the base of the office building, as
accent only. Let's see. For some of the revisions to the site plan, under Section 1.1.7
of site specific conditions, we did increase the drive aisles between Building A and B
and B and C to 25 feet. It's actually 25 feet four. W e reduced the width of some of
those buildings to achieve that. And, then, there was also a narrow section between
Building N and Building E on the far east side. We removed one unit to achieve the 25
foot separation there as well. And, then, specifically addressing the site fencing. If you
were to look at the south elevation of the color -- right there on the renderings, right in
Meridian Planning & Zoning Commission
August 3, 2017
Page 8 of 11
the middle there, that's as you turn the corner coming down Locust Grove onto Puffin.
So, you're looking at the south elevation of the project. The buildings are behind that
large panel of CMU right there and, then, you get to more open space and so what
you're seeing there is the segmented wall that we would -- we would plan to -- or
propose to construct at all areas between buildings and so that's -- again, that's a solid
metal green fencing and, then, larger CMU panels with a CMU cap on top of that. So,
again, that would -- that would span everywhere between the buildings and it would be
at the face of the parking area -- I believe that's parking area H. So, it will be completely
hidden behind there. Those are some of the issues that were up brought up in the last
hearing. So, I believe we have addressed all these and, you know, again, we are -- we
are in agreement with staff's recommendations. If you have anymore questions I'd be
happy to answer them.
McCarvel: Any questions?
Cassanelli: I have a question. There was an issue at the last meeting. Part of the --
part of the fencing you were requesting wrought iron fencing.
Day: Yes.
Cassanelli: Where --
Day: We have gone away from that notion and we are proposing, again, what you see
on elevations -- the south elevation. That's -- that will be the fencing material. CMU
block and metal wall. So, we are not proposing the wrought iron anymore.
Cassanelli: So, that -- we don't have to deal with that --
Day: No.
Cassanelli: Okay.
Day: No. We were only proposing that in some very small sections in the back of the
project, but just to stay in, you know, conformance with everywhere we will just continue
-- continue that same wall everywhere, so --
Cassanelli: Okay. Thank you.
Day: Uh-huh.
McCarvel: And, then, I have got one question. I just want to make sure -- I think the
other issue is we want to make sure it was eight foot and not six.
Meridian Planning & Zoning Commission
August 3, 2017
Page 9 of 11
Day: Yes. The -- the lower portion -- the metal will be eight foot and, then, the upper
portions will be eight foot eight or something like that -- with the cap eight six.
McCarvel: Okay.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: Mr. Day, Bill had mentioned that you have an idea for screening to the open
cuts that you have. Is that -- did you have an idea how to explain that to --
Day: Pardon me?
Fitzgerald: The open -- openings that you have that you can see into the buildings , do
you have an idea for screening?
Day: Again, that's the fence I was just describing.
Fitzgerald: Okay.
Day: So --
Fitzgerald: That's what it is. I just wanted to make sure I understood it. Okay. Thank
you.
McCarvel: Okay. Any other questions for the applicant? Okay. And I believe with the
continuation -- do we do public testimony? I apologize. We don't redo public testimony
again, do we?
Parsons: Madam Chair, Members of the Commission, you can. If there is anyone that
wished to testify on these specific items that you continued this project for they can
certainly come up here and testify to that.
McCarvel: All right. Thank you, sir.
Day: Thank you.
McCarvel: I have the sign-up sheet and I have several people that have signed in for
this issue, but nobody has checked that they wish to testify. Is there anyone here that
does wish to testify? Okay. Okay. And I don't think we need to have the applicant
come back forward. At this time can I get a motion to close the public hearing for Item
H-2017-0082.
Meridian Planning & Zoning Commission
August 3, 2017
Page 10 of 11
Wilson: Madam Chair?
McCarvel: Commissioner Wilson.
Wilson: I move we close the public -- or close the testimony on H-2017-0082.
Perreault: Second.
McCarvel: It has been moved and seconded to close the public hearing on H-2017-
0082. All those in favor say aye. Those opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
McCarvel: I will -- I will start. I think they have done just about everything we have
asked. It certainly is toned down -- the metal aspect of the structure and I think it looks
much better and fits into the surrounding area better.
Cassanelli: I would agree.
Wilson: I think our issue was conformity and, you know, making sure we didn't kind of
devalue those -- well, maybe that's not the right word, but just kind of -- you know, it
didn't stand out. It, you know, mixed in with the surrounding -- surrounding buildings
and I think that the revised plan does that.
McCarvel: Okay.
Wilson: Madam Chair?
McCarvel: Commissioner Wilson.
Wilson: After considering all staff, applicant, and public testimony, I move to
recommend approval of file number H-2017-0082 as presented on the hearing date of
August 3rd, 2017.
Fitzgerald: Are we recommending or are we approving?
McCarvel: Recommending approval. Yeah.
Fitzgerald: On a CUP?
McCarvel: Yeah.
Wilson: I'm correct.
Meridian Planning & Zoning Commission
August 3, 2017
Page 11 of 11
McCarvel: And I think we want to include, as Bill mentioned, the revised staff plans
comply with the water conservation items in 3D-5 -- or 3B.
Parson: 3B.
McCarvel: 313-5. Okay. If I can --
Perreault: Second.
Cassanelli: Second.
McCarvel: It has been moved and seconded to approve H-2017-0082 with
modifications. All those in favor say aye. Opposed? Motion carries. Congratulations.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
McCarvel: One more motion.
Perreault: Madam Chair, I move that we close the hearing for August 3rd, 2017.
Cassanelli: Second.
McCarvel: It has been moved and seconded to close the meeting for August 3rd, 2017,
dash -- August 3rd, 2017. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
MEETING ADJOURNED AT 6:19 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
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Meridian Planning & Zoning commission
July 20, 2017
Page 34 of 34
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: One more motion.
Bernt: Madam Chair, I move that we adjourn tonight's meeting.
Cassanelli: Second.
Wilson: Second.
McCarvel: It has been moved and seconded twice to close the meeting for July
20th. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
MEETING ADJOURNED AT 7:30 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
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Changes to Agenda:
• Item #4A: Pine 43 — AZ, RZ, PP (H-2017-0058) — Request for continuance to August 17th so the applicant can provide
additional information to address Staff's comments regarding the plat design.
• Item #46: Linder Village — CPAM, AZ, PP (H-2017-0088) — Request for continuance to September 7th due to a noticing
error.
Item #4C: Trust Storage - (H-2017.0082)
Application(s): Combined Preliminary/Final Plat and Conditional Use Permit
Size of property, existing zoning, and location: This site consists of 9,28 of acres, zoned C -C, located at the northeast corner of S.
Locust Grove Road and E. Puffin Street.
Summary of Request: This project was continued from the July 201h hearing so the applicant could address the Commission's
concerns with the submitted building elevations. This morning Staff received revised elevations for the project that now incorporates
more variety of building materials (stucco and block). The applicant has also updated the site and landscape plan per the conditions in
Exhibit B of the staff report.
Staff is supportive of changes on the revised plans however, staff recommends the Commission add a new condition that requires the
revised landscape plan comply with the water conserving design standards set forth in UDC 11-313-5. If the Commission recommends
approval of the project, staff will modify or strike -through those conditions that been addressed on the revised plans prior to the City
Council hearing,
Staff Recommendation: Approval w/conditions in Exhibit B of the staff report
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to recommend approval File Number H-2017-0082, as presented
in the staff report for the hearing date of August 3, 2017, with the following modifications: (Add any proposed modifications to
conditions)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial File Number H-2017-0082, as presented
during the hearing on August 3, 2017, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2017-0082 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
Meridian Planning Zoning Commission Meeting
DATE: August 3, 2017 ITEM NUMBER: 3B
PROJECT NUMBER: H-2017-0087
ITEM TITLE: Knighthill Lot 3 Drive Through
FFCL - Conditional Use Permit for a drive-thru establishment within 300 feet of another
drive-thru establishment by James Wylie - SWC of Chinden Blvd and N. Linder Road
MEETING NOTES
CLERKS OFFICE FINAL ACTION
DATE:
E-MAILED TO
STAFF
SENT TO
AGENCY
SENT TO
APPLICANT
NOTES
INITIALS
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2017-0087
Page 1
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
In the Matter of the Request for a Conditional Use Permit (CUP) for a Drive-through
Establishment within 300 feet of another drive-thru on Approximately 0.89 Acres of Land in a C-G
Zoning District, by JGT Architecture.
Case No(s). H-2017-0087
For the Planning and Zoning Commission Hearing Date of: July 20, 2017 (Findings on August 3,
2017)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of July 20, 2017, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of July 20, 2017, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 20, 2017,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of July 20, 2017, 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 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 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 Chairman of the Commission and City Clerk and then a copy served by the Clerk
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2017-0087
Page 2
upon the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of July 20, 2017, 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-
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 conditional use permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of July 20, 2017, 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 in accord with UDC 11-5B-6F.1.
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 in accord with UDC 11-5B-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.F.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 Commission 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 67-8003, a denial of a conditional
use permit entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review 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 July 20, 2017
By ction of the Planning & Zoning Commission at its regular meeting held on the
�, 2017.
COMMISSIONER RHONDA MCCARVEL, CHAIRMAN
COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN
COMMISSIONER STEVEN YEARSLEY
COMMISSIONER GREGORY WILSON
COMMISSIONER TREG BERNT
COMMISSIONER WILLIAM CASSINELLI
COMMISSIONER JESSICA PERREAULT
RIf n a McCarvel, Chairperson
o0110-0 CCDAUCUS}.I
Attest:
City of
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:.Jay Coles, City Clerk ��F SEAL JY�
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Copy served upon the Applicant, the Planning and Development Services divisions of the Community
Development Department, the Public Works Department and the City Attorney.
By:,'`�l�i�►�{ n s Dated: 7 " �)Q/
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2017-0087
Page 3
Exhibit A
Knighthill Lot 3 Drive-through – H-2017-0087 PAGE 1
STAFF REPORT
HEARING DATE: July 20, 2017
TO: Planning and Zoning Commission
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Knighthill Lot 3 Drive-through – H-2017-0087
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, James Wylie, has applied for a conditional use permit (CUP) for a drive-through
establishment within 300 feet of another drive-through restaurant.
See Section VII, VIII & IX for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP application with the conditions of approval in
Exhibit B based on the Findings of Fact and Conclusions of Law in Exhibit C.
The Meridian Planning and Zoning Commission heard this item on July 20. 2017. At the public
hearing, the Commission moved to approve the subject Conditional Use Permit request.
a. Summary of Commission Public Hearing:
i. In favor: Jake Wylie
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: None
b. Key Issues of Discussion by Commission:
i. Location of other drive-thru establishments within the development.
ii. Access to Everest Lane will remain open.
c. Key Commission Changes to Staff Recommendation:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0087 as presented in the staff report for the hearing date of July 20, 2017, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0087
as presented in the staff report for the hearing date of July 20, 2017, for the following reasons: (You
should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0087 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
Exhibit A
Knighthill Lot 3 Drive-through – H-2017-0087 PAGE 2
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located 1793 W. Chinden Blvd in NE ¼ of Section 26, Township 4 North, Range 1
West.
B. Applicant/Owner:
James Wylie
1676 N. Clarendon Way
Eagle, Idaho 83616
C. Representative:
Greg Toolson, JGT Architecture
1212 12th Avenue South
Nampa, Idaho 83651
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a conditional use permit. A public hearing is required before the
Planning and Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: June 30, 2017
C. Radius notices mailed to properties within 300 feet on: June 22, 2017
D. Applicant posted notice on site by: July 10, 2017
VI. LAND USE
A. Existing Land Use(s): The property is vacant commercial property, zoned C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Chinden Boulevard and vacant and developed commercial property, zoned C-C
2. East: Black Rock Coffee, zoned C-G
3. South: Lochsa Falls Subdivision, zoned R-4
4. West: Vacant commercial property and Lochsa Falls Subdivision, zoned C-N and R-4
C. History of Previous Actions:
In 2013, the property received approval of a new preliminary plat (PP-13-031) and a
development agreement modification (MDA-13-019). The approved preliminary plat
consists of 5 commercial lots and 1 common lot on 9.11 acres. The DA mod replaced the
previously approved concept plan with a new one. The amended DA recorded as
instrument #114014784.
The final plat (FP-14-020) was approved in 2014.
D. Utilities:
1. Public Works:
Exhibit A
Knighthill Lot 3 Drive-through – H-2017-0087 PAGE 3
a. Location of sewer: A sanitary sewer main intended to provide service to the subject
property currently exists in W. Everest Lane.
b. Location of water: Water mains intended to provide service to the subject property
currently exists in W. Everest Lane, and in the existing driveway near the southeast
corner of the subject site.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: No major facilities exist on this property.
2. Hazards: NA
3. Flood Plain: This property is not within the flood plain.
VII. COMPREHENSIVE PLAN ANALYSIS
This property is designated “Mixed Use Community” on the Comprehensive Plan Future Land Use
Map. The purpose of this land use designation is to allocate areas where community-serving uses and
dwellings are integrated into the urban fabric. The vacant commercial property is surrounded by a
mix of education, office, retail and residential uses as envisioned in the mixed-use standards of the
comprehensive plan. The approved concept plan depicted a mix of commercial uses and
interconnectivity with the surrounding uses to complement the surrounding developments. Therefore
staff is of the opinion; the site is developing in the context of a mixed-use development consistent
with the Comprehensive Plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
1. “Require landscape street buffers for new development along all entryway corridors.” (2.01.02E)
A 35-foot wide landscape buffer exists adjacent to W. Chinden Blvd. in accord with UDC 11-3B-
7C.
2. “Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets.” (2.01.04B)
All parking lot landscaping must comply with the standards listed in UDC 11-3B-8C.
3. “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 services are readily available to serve the proposed commercial development.
4. “Plan for a variety of commercial and retail opportunities within the Area of City Impact.”
(3.05.01J)
This area of Meridian is rapidly transitioning with urban development. To accommodate the
needs of the residents in the area, the City approved C-G zoning on this property to serve the
area. Staff believes additional retail and the drive-through uses will complement the existing
residential developments in the area.
Based on the above analysis, staff is supportive of the proposed development as it is generally
consistent with the comprehensive plan.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone(s):
Exhibit A
Knighthill Lot 3 Drive-through – H-2017-0087 PAGE 4
COMMERCIAL DISTRICTS (C-G) - The purpose of the Commercial Districts is to provide for
the retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Six 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.
B. Schedule of Use: Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional (C),
and prohibited (-) uses in the C-G zoning district. Any use not explicitly listed, or listed as a
prohibited use is prohibited.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2B-3 for the C-G zoning district.
D. Landscaping:
Parking lot landscaping: All parking lot landscaping must comply with the standards listed in
UDC 11-3B-8C.
Landscape buffers to residential uses must comply with the standards listed in UDC Table
11-2B-3.
E. Off-Street Parking: Off-street parking is required in accord with UDC 11-3C-6B for the proposed
commercial development.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Conditional Use Permit (CUP): The applicant is proposing to construct a 4,410 square foot
multi-tenant building. The conditional use permit is for a drive-through for a restaurant that
consist of 2,650 square feet of the building. All access points were approved with the preliminary
plat. Staff’s analysis of the proposed development includes the internal site improvements and the
site circulation of the drive-through. The proposed site layout is consistent with the concept plan
approved for the Knighthill Center. The Planning and Zoning Commission should be aware that
this will be the third drive-through in the development. Staff does not anticipate that the number
of drive-through establishments will increase the number of internal conflicts, however.
The UDC requires a conditional use permit if the drive-through establishment is within 300 feet
of a residential district subject to specific use standards listed below. Staff’s analysis of the
proposed development includes the internal site improvements and the site circulation of the
drive-through.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC
11-4-3-11, Drive-Through Establishment. Staff has reviewed these standards and found the site
plan to be in compliance with those standards however, staff has concerns with the turning radius
of patrons entering the west side of the building, the applicant should revise the site plan to ensure
that the bulb-out can accommodate all types of vehicles.
Site Plan: Staff has reviewed the submitted site plan and requires the necessary revisions prior to
the submission of the certificate of zoning compliance (CZC) application.
1) Provide a detail of the bike rack.
2) The drive-through area should be striped one-way as depicted on the submitted
site plan.
3) The ADA parking stalls for the site must be located as near as is possible to the
main doors to the building. The applicant shall relocate the ADA stalls.
Exhibit A
Knighthill Lot 3 Drive-through – H-2017-0087 PAGE 5
4) The pedestrian connection across the proposed parking lot to the existing
sidewalk along N. Ten Mile shall be scored concrete or pavers to delineate
the walkway.
5) The applicant shall relocate the pedestrian connection across the parking
lot away from the outdoor patio area.
6) The exit lane of the drive through is in close proximity to the Black Rock
coffee exit lane. The applicant shall provide signage to warn patrons
exiting the drive-through area to watch for on-coming traffic.
Parking: Based on the overall square footage (s.f.) of the building, approximately 4,410 s.f., a
minimum of 9 vehicle parking spaces are required to be provided on the site. A total of 39
parking stalls are proposed, which exceeds the UDC requirements.
Landscaping: Staff has reviewed the submitted landscape plan for compliance with UDC 11-3B.
The landscape plan as submitted complies with the UDC. The 35-foot wide landscape buffer
adjacent to W. Chinden Blvd is existing and meets the requirements of the UDC. For purposes of
this application staff has analyzed the internal parking lot landscaping. Staff recommends the
following revisions to the submitted landscape plan:
1) With the submittal of the CZC application, all parking lot landscaping must
comply with the landscape standards set forth in UDC 11-3B-8C. The following
items need to be revised as follows:
a. All required landscape areas must be at least 70% percent covered with
vegetation at maturity in accord UDC 11-3B-5N.
b. Provide a detail of the outdoor patio area with the submittal of the CZC
application.
c. The applicant shall provide a 5-foot landscape island adjacent to the outdoor
patio area and adjacent to the parking area.
Lighting: Outdoor lighting is required to comply with the standards listed in UDC 11-3A-11. If
any fixtures are proposed that have a maximum output of 1,800 lumens or more, a photometric
report is required to be submitted with the Certificate of Zoning Compliance application to ensure
light trespass does not encroach on the adjacent residences to the south.
Building Elevations: The applicant has submitted sample elevations of the multi-retail building.
In general, staff is supportive of the submitted elevations however to solidify the design staff
recommends the following revisions to the submitted plans:
All roof top mechanical equipment shall be screened to the height of the unit as
viewed from the farthest edge of the adjoining right -of-way in accord with UDC 11-
3A-19A.1e.
At the time of certificate of zoning compliance application, the applicant shall
provide details of the south elevation to ensure cohesive design.
Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC and DES
application is required to be submitted prior to issuance of building permits. The applicant must
comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the
Architectural Standards Manual.
Summary: In summary, staff finds the proposed project complies with the applicable policies of
Exhibit A
Knighthill Lot 3 Drive-through – H-2017-0087 PAGE 6
the Comprehensive plan and is conditioned to comply with the applicable development standards
in the UDC. Based on the aforementioned analysis, staff recommends approval of the subject
application.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed CUP Site Plan
3. Proposed Landscape Plan
4. Proposed Building Elevation
B. Conditions of Approval
C. Required Findings from Unified Development Code
Exhibit A
Knighthill Lot 3 Drive-through – H-2017-0087 PAGE 7
Exhibit A.1: Vicinity Map
Exhibit A
Knighthill Lot 3 Drive-through – H-2017-0087 PAGE 8
Exhibit A.2: Proposed CUP Site Plan
Exhibit A
Knighthill Lot 3 Drive-through – H-2017-0087 PAGE 9
Exhibit A.3: Proposed Landscape Plan
Exhibit A
Knighthill Lot 3 Drive-through – H-2017-0087 PAGE 10
Exhibit A.4: Proposed Building Elevations
Exhibit A
Knighthill Lot 3 Drive-through – H-2017-0087 PAGE 11
B. Conditions of Approval
1. PLANNING DIVISION
Conditional Use Permit
1. The applicant shall comply with all conditions of approval for Knighthill Center Subdivision (PP-
13-031, FP-14-020 and DA #114014784).
2. The applicant shall comply with the Specific Use Standards for the drive-through establishments.
3. The site plan is approved, with the conditions listed herein. The applicant shall revise the site plan
as follows:
a. Provide a detail of the bike rack.
b. The drive-through area should be striped one-way as depicted on the submitted site plan.
c. The ADA parking stalls for the site must be located as near as is possible to the main doors to
the building. The applicant shall relocate the ADA stalls.
d. The pedestrian connection across the proposed parking lot to the existing sidewalk
along N. Ten Mile shall be scored concrete or pavers to delineate the walkway.
e. The applicant shall relocate the pedestrian connection across the parking lot away
from the outdoor patio area.
f. The exit lane of the drive through is in close proximity to the Black Rock coffee exit
lane. The applicant shall provide signage to warn patrons exiting the drive-through
area to watch for on-coming traffic.
4. The landscape plan is approved, with the conditions listed herein. The applicant shall revise the
landscape plan as follows:
a. With the submittal of the CZC application, all parking lot landscaping must comply
with the landscape standards set forth in UDC 11-3B-8C. The following items need to be
revised as follows:
All required landscape areas must be at least 70% percent covered with
vegetation at maturity in accord UDC 11-3B-5N.
Provide a detail of the outdoor patio area with the submittal of the CZC
application.
The applicant shall provide a 5-foot landscape island adjacent to the outdoor
patio area and adjacent to the parking area.
5. The elevations are approved, with the conditions listed herein. The applicant shall include the
following revisions to the building elevations:
a. All roof top mechanical equipment shall be screened to the height of the unit as viewed
from the farthest edge of the adjoining right-of-way in accord with UDC 11-3A-19A.1e.
b. At the time of certificate of zoning compliance application, the applicant shall provide
details of the south elevation to ensure cohesive design.
6. Development of this site shall substantially comply with the site plan, landscape plan and
building elevations included in Exhibit A and the conditions of approval in this report.
Exhibit A
Knighthill Lot 3 Drive-through – H-2017-0087 PAGE 12
7. The applicant is required to submit a Certificate of Zoning Compliance (CZC) and Administrative
Design Review (DES) application to the Planning Division for approval of the proposed use and
final site layout and building designs prior to submittal of a building permit application.
8. The proposed site layout and structures are required to comply with the design standards listed in
UDC 11-3A-19 and the guidelines contained in the Architectural Standards Manual (ASM).
9. Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
10. The applicant shall have a maximum of two (2) years to commence the drive-through use as
permitted in accord with the conditions of approval listed above. If the use has not begun within
two (2) years of approval, a new conditional use permit must be obtained prior to operation or a
time extension must be requested in accord with UDC 11-5B-6F.
11. The applicant shall complete all required improvements prior to issuance of a Certificate of
Occupancy. It is unlawful to use or occupy any building or structure until the Building Official
has issued a Certificate of Occupancy.
12. The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
13. The hours of operation for the commercial development is restricted to the hours between 6 am
and 11 pm, seven days a week. Extended hours of operation may be requested through a
conditional use permit in accord with UDC 11-2B-3A.4.
14. All signage for the property is subject to the standards set forth in UDC 11-3D.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The applicant shall comply with all conditions of approval associated with the approved
Knighthill Center preliminary plat (file #PP-13-031).
3. POLICE DEPARTMENT
3.1 The Police Department has no comments related to this application.
4. FIRE DEPARTMENT
4.1 The applicant shall comply with all conditions of approval associated with the approved
Knighthill Center preliminary plat (file #PP-13-031).
5. REPUBLIC SERVICES
5.1 Republic Services has no comments related to this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT (COMMENTS FORTHCOMING)
7.1 ACHD did not provide comments on this application.
Exhibit A
Knighthill Lot 3 Drive-through – H-2017-0087 PAGE 13
C. Required Findings from Unified Development Code
1. CONDITIONAL USE PERMIT FINDINGS:
In consideration of a conditional use permit, the decision-making body shall make the
following findings:
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.
Commission finds that the subject property is large enough to accommodate the proposed
retail and drive-through uses and development regulations of the C-G district (see Analysis
Section VII, VIII & IX for more information).
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Commission finds that the proposed use is consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of MU-C for this site.
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.
Commission finds that if the applicant complies with the conditions outlined in this report,
the proposed use of the property should be compatible with other uses in the general
neighborhood and with the existing and intended 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.
Commission finds that if the applicant complies with the conditions outlined in this report,
the proposed use will not adversely affect other properties in the area.
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.
Commission finds that the proposed use will be served adequately by all of the public
facilities and services as applicable.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the applicant will be financing any improvements required for development.
Commission finds there will not be excessive additional requirements at public cost and that
the proposed use will not be detrimental to the community’s economic welfare.
Exhibit A
Knighthill Lot 3 Drive-through – H-2017-0087 PAGE 14
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.
Commission finds the proposed use will generate additional traffic in the area but should not
involve activities that will be detrimental to any persons, property or the general welfare of
the area.
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.
Commission finds that there should not be any health, safety or environmental problems
associated with the proposed use. Further, staff finds that the proposed use will not result in
the destruction, loss or damage of any natural, scenic or historic feature of major importance.
Meridian Planning Zoning Commission Meeting
DATE: August 3, 2017 ITEM NUMBER: 3C
PROJECT NUMBER: H-2017-0077
ITEM TITLE: Southridge Apartments
FFCL - CUP approval for 476 multi -family dwelling units on approximately 27.73 acres in
an existing R-15 zoning district by Southridge Farm, LLC - s/side of W. Overland Rd,
midway between S. Linder Rd and S. Ten Mile Rd
MEETING NOTES
CLERKS OFFICE FINAL ACTION
DATE:
E-MAILED TO
STAFF
SENT TO
AGENCY
SENT TO
APPLICANT
NOTES
INITIALS
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2017-0077
Page 1
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
In the Matter of the Request for a Conditional Use Permit (CUP) for a multi-family development
consisting of 476 dwelling units on approximately 27.73 Acres of Land in an R-15 Zoning District,
by The Land Group.
Case No(s). H-2017-0077
For the Planning and Zoning Commission Hearing Date of: July 20, 2017 (Findings on August 3,
2017)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of July 20, 2017, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of July 20, 2017, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 20, 2017,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of July 20, 2017, 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 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 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 Chairman of the Commission and City Clerk and then a copy served by the Clerk
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2017-0077
Page 2
upon the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of July 20, 2017, 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-
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 conditional use permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of July 20, 2017, 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 in accord with UDC 11-5B-6F.1.
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 in accord with UDC 11-5B-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.F.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 Commission 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 67-8003, a denial of a conditional
use permit entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review 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 July 20, 2017
B action of the Planning & Zoning Commission at its regular meeting held on the 2 Ida f
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$ , 2017.
COMMISSIONER RHONDA MCCARVEL, CHAIRMAN
COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN
COMMISSIONER STEVEN YEARSLEY
COMMISSIONER GREGORY WILSON
COMMISSIONER TREG BERNT
COMMISSIONER WILLIAM CASSINELLI
COMMISSIONER JESSICA PERREAULT
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Iii nda McCarvel, Chairperson
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Attest:
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C.Jay Coles, City Clerk `F,, SEAL
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Copy served upon the Applicant, the Planning and Development Services divisions of the Community
Development Department, the Public Works Department and the City Attorney.
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By: 6/( -4 l.�Gl1L././-1Dated: � �- % �- 20
City Clerk's Office�I
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2017-0077
Page 3
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 1
STAFF REPORT
HEARING DATE: July 6, 2017 (Continued to July 20,
2017)
TO: Planning and Zoning Commission
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Southridge Apartments – H-2017-0077
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Southridge Farm, LLC, has applied for a conditional use permit (CUP) for a multi-
family development consisting of 476 dwelling units (43 multi-family structures) on approximately
27.73 acres of land in the R-15 zoning district.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP application with the conditions of approval in
Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report.
The Meridian Planning and Zoning Commission heard this item on July 6, 2017. At the public
hearing, the Commission voted to approve the subject CUP request.
a. Summary of Commission Public Hearing:
i. In favor: Tamara Thompson
ii. In opposition: None
iii. Commenting: Wayne Amend
iv. Written testimony: None
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: Caleb Hood, Bill Parsons, Andrea Pogue
b. Key Issues of Discussion by Commission:
i. The phasing plan for the development and ensuring that each phase receives a share of
the amenities.
ii. Location of emergency access out to Overland Road.
iii. Density of the development and where this “density transfer” is coming from.
iv. What is the exact number of units that were approved wit hthe development agreement,
and is this development in compliance with that.
v. The Commission was concerned that the number of parking stalls is insufficient for the
development, especially because there is no on-street parking close to the development.
vi. Number, location and size of trash enclosures.
c. Key Commission Changes to Staff Recommendation:
i. Add condition 1.1.12 to read as follows “The development shall contain at a minimum, 2
parking stalls per unit.”
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0077 as presented in the staff report for the hearing date of July 6, 2017, with the following
modifications: (Add any proposed modifications.)
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 2
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0077,
as presented during the hearing on July 6, 2017, for the following reasons: (You should state specific
reasons for denial.)
Continuance
I move to continue File Number H-2017-0077 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:
The site is located on the south side of W. Overland Road, midway between S. Linder Road and
S. Ten Mile Road, in the north ½ of Section 23, Township T.3N., Range 1W. (Parcel #’s
S1223210800, S1223212610, S1223120950)
B. Applicant/Owner:
Southridge Farm, LLC
6152 W. Half Moon Lane
Eagle, ID 83616
C. Representative:
Tamara Thompson
The Land Group
462 E. Shore Drive, Ste 100
Eagle, ID 83616
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a conditional use permit which requires a public hearing before the
Planning and Zoning Commission, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: June 16, 2017
C. Radius notices mailed to properties within 300 feet on: June 8, 2017
D. Applicant posted notice on site by: June 23, 2017
VI. LAND USE
A. Existing Land Use(s): The portion of the site where the multi-family development is proposed is
currently vacant undeveloped land, zoned R-15.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: The subject property is
primarily surrounded by developed and undeveloped commercial and residential properties,
zoned RUT (Ada County), R-2, R-8, L-O and TN-R.
C. History of Previous Actions:
In 2007, this property was annexed (AZ-06-031) with a development agreement (Instrument
No. 107074205) and preliminary platted (PP-06-031) as part of Southridge Subdivision.
A property boundary adjustment (PBA-08-014) was approved in 2008 that identified 10
original parcels of record that were of record in the Ada County recorder’s office prior to
April 2, 1984. The boundaries of these parcels were adjusted so that the parcels that were
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 3
consistent with the master concept plan and development agreement could move forward
without platting.
In 2011, an amendment to the Comprehensive Plan future land use map (CPAM -11-001) to
change the land use designation on 26.38 acres of the site from Medium Density Residential
to Medium High Density Residential; and a rezone (RZ-11-002) of 42.36 acres of land from
the TN-R, R-4 and R-8 zoning districts to the R-15 zoning district was approved. A new
development agreement was required as a provision of the rezone, recorded as Instrument No.
111099621, which separated this property from the development agreement for the larger
Southridge development.
A property boundary adjustment (PBA-14-012) was approved on July 23, 2015 that
reconfigured the boundaries of this site (ROS #10035).
In 2015, an MDA (MDA-15-010) (Instrument #2015-112096) was approved to update the
conceptual plan for the Southridge Apartments.
D. Utilities:
a) Location of sewer: Sanitary sewer service to this development shall come from existing
mainlines in W. Overland Road.
b) Location of water: Domestic water service to this development shall come from existing
mainlines in W. Overland Road.
c) Issues or concerns: Due to this projects location being on a water pressure zone boundary,
the applicant shall be required to install a pressure reducing vault at the western most
connection to the water system in W. Overland Road per the City of Meridian Design
Standards Manual 4-8(E).
E. Physical Features:
1. Canals/Ditches Irrigation: The Ridenbaugh Canal borders the southern boundary of the site.
2. Hazards: Staff is not aware of any hazards that exist on this property other than the
Ridenbaugh Canal which may pose a safety hazard to small children.
3. Flood Plain: This property does not lie within the floodplain or flood way.
VII. COMPREHENSIVE PLAN ANALYSIS
The Comprehensive Plan Future Land Use Map currently designates the subject property “Medium -
High Density Residential” (MHDR).
Per the Comprehensive Plan, the purpose of the MHDR category is to allow for the development of a
mix of relatively dense residential housing types including townhouses, condominiums and
apartments. Residential densities should range from eight to fifteen dwelling units per acre, with a
target density of twelve units per acre. These are relatively compact areas within the context of larger
neighborhoods and are typically located around or near mixed use commercial or employment areas
to provide convenient access to services and jobs for residents. Developments need to incorporate
high quality architectural design and materials and thoughtful site design to ensure quality of place
and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping
and individual project identity.
The applicant plans to develop the site with a multi-family residential apartment complex. The
applicant is requesting a “step-up” in density for the project to have an ultimate gross density of 17.17
and a net density of 18.32 units per acre.
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 4
Because this property is located adjacent to land that is designated for Mixe d Employment (ME) uses
on the north and northwest sides of Overland Road and adjacent to property that is designated for
Medium Density Residential (MDR) uses to the south and east, staff is in favor of granting the
request to step up the density for the development. The proposed development will be a relatively
compact higher density residential area than the adjacent lower density residential areas and provide a
transition to the employment uses across Overland Road.
The conceptual site plan approved with the development agreement modification in 2015 requires that
the development substantially comply with the conceptual site plan. The conceptual site plan
approved 416 units in the first two phases with a density of 15 units per acre. At that time the UDC
referenced a specific maximum density in the R-15 zoning district. Since that time, the reference to a
specific maximum density was removed from the UDC and the Comprehensive Plan is now the
guiding document in terms of density.
The applicant is now proposing 476 units on 27.73 acres. As mentioned above, this brings the net
density to 18.32 units per acre. In terms of this development’s compliance with a previously approved
concept plan, staff finds that the proposal is substantially compliant with that p lan. Any future phase
of this project will be required to comply with that concept plan as well, and may be required to
reduce the number of units in order to substantially comply.
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 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, 2 and 3 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 W. Overland Road, an entryway
corridor; and a 20-foot wide buffer is proposed along S. Grand Fork Way which is adjacent
to the east boundary of the site.
“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 single-family residential uses to the south. There is a rural residential property to the
east of this site; however this home will be across a future road (S. Grand Fork Way) from
the proposed multi-family project. The area will see an increase in traffic as part of this
development and as part of future developments to the south and east.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 5
The applicant proposes one access for the site via the future roadway constructed on the
eastern boundary of the site (S. Grand Fork Way). No direct access via W. Overland Road,
an arterial street is proposed, however the applicant will be required to provide an
emergency access to W. Overland Road.
“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 multi-family development is located near major access thoroughfares (W.
Overland Road, and N. Ten Mile Road.
“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, 2 and 3 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 near a major freeway interchange and within the Ten Mile Interchange
area. This area is expected to provide a large number of jobs as well as other commercial
activities.
“Elevate quality of design for houses and apartments; evaluate the need for design review
guidelines for single-family homes.” (3.07.02O)
The multi-family structures within the proposed development will be subject to the design
standards in UDC 11-3A-19 and the guidelines in the Architectural Standards Manual.
Further refinement to the design of these structures is required in order for the project to
meet the design review requirements.
“Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets).” (3.03.02O)
In order to provide as many connections through the area, and because the Southridge
Estates is under the same ownership, it is essential that the connection be made from this
project to Southridge Estates subdivision. S. Grand Fork Way needs to be constructed all the
way south to the closest phase of Southridge Estates.
“Require open space areas within all development.” (6.01.01A)
This multi-family development is required to comply with UDC 11-3G-3 and 11-4-3-27. The
landscape plan indicates that approximately 44% of the development is landscaped, however
the applicant will need to provide a detailed exhibit indicating the areas used to calculate the
“qualified” open space.
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 6
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 MHDR designated area.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
Residential districts are distinguished by the dimensional standards of the corresponding zone and
housing types that can be accommodated.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-7 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-15 zoning district. Any use
not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the site for
multi-family dwellings is a conditional use in the R-15 zoning district.
D. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-7 for the R-15 zoning district.
E. Landscaping Standards (UDC 11-3B): The standards for landscaping contained in UDC 11-3B
apply to development of this site.
F. Common Open Space & Site Amenity Requirements: Common open space and site amenities are
required to be provided on the site in accord with the requirements listed in UDC 11-3G-3; 11-4-
3-27C; and11-4-3-27D.
G. Structure and Site Design Standards: The proposed multi-family development must comply with
the design standards in accord with UDC 11-3A-19 and the Architectural Standards Manual.
H. Parking Standards: UDC 11-3C-6A requires off-street vehicle parking to be provided on the site.
For one bedroom units, 1.5 vehicle parking spaces are required per dwelling unit; at least one in a
covered carport or garage. For 2-3 bedroom units, 2 parking spaces; at least one in a covered
carport or garage. The clubhouse and pool house will require one space per 500 square feet of
gross floor area in accord with UDC 11-3C-6B.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
CONDITIONAL USE PERMIT (CUP): A CUP is requested for the development of multi-family
residential uses on the subject 27.73 acre property in the R-15 zoning district. The UDC (Table
11-2A-2) also requires CUP approval for a multi-family development in the R-15 zoning district.
The multi-family residential development is proposed to consist of 476 dwelling units within (42)
2 and 3-story structures on 27.73 acres of land. The units will consist of 1, 2 and 3-bedrooms
containing 500-800 s.f. for the 1-bedroom units and 800-1,200 s.f. for the 2 and 3-bedroom units.
There are 118 1-bedroom units, 238 2-bedroom units and 120 3-bedroom units. The 2 and 3 story
buildings vary in design and layout.
An approximately 6,000 s.f. clubhouse and 2,000 s.f. pool house are proposed for the
development. The clubhouse is proposed to contain a fitness facility and a meeting room with
kitchen. The applicant shall provide elevations and further details of these structures prior to the
Planning and Zoning Commission.
As stated above, staff finds that the proposed project is substantially compliant with the concept
plan approved in the development agreement.
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 7
All of the proposed uses are consistent with those desired in MHDR designated areas and are
allowed in the R-15 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. This property is zoned R-15 so all buildings must be setback
along the perimeter a minimum of 12-feet.
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 applicant shall revise the plans and provide details of the above mentioned items at
the time of certificate of zoning compliance application.
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 119,000 s.f. (or 2.73 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 applicant
has not provided a calculation table indicating the area included in the required open
space calculation. Prior to the Commission meeting, the applicant should submit a
detailed plan with calculations demonstrating compliance with this standard.
For developments with more than 100 units, the decision making body shall require
additional amenities commensurate to the size of the proposed development.
Because 476 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
applicant proposes to provide the following amenities: 1) clubhouse, 2) fitness facility (in
the clubhouse), 3)2 swimming pools, 4) a children’s play structure, 6) three 50’ X 100’
open space areas, and pool house.
The applicant should provide details of all amenities to Staff prior to the Commission
hearing.
Landscaping is required to comply with UDC 11-4-3-27-E. 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 may comply with this requirement, but staff does not have the
necessary information to make a determination; the plan(s) submitted with the
Certificate of Zoning Compliance for the structures that face W. Overland Road and S.
Grand Fork Way 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,
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 8
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.
The final count of the 1, 2 and 3-bedroom units is as follows:
1-bedroom units: 118 Parking stalls required: 177
2-bedroom units: 238 Parking stalls required: 476
3-bedroom units: 120 Parking stalls required: 240
For the clubhouse and pool house, 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 a
6,000 square foot clubhouse and a 2,000 square foot pool house, 16 parking spaces are
required to be provided. The total number of parking spaces required for the overall
development is 909. The applicant has proposed to provide 909 parking spaces, which meets
the requirements of the UDC. The applicant is also proposing 486 covered stalls for the
development, which also meets the requirements of the UDC.
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 909 vehicle spaces proposed to be provided on the site, a minimum of
37 bicycle spaces are required. The applicant proposes a total of 36 bicycle parking spaces in
bicycle racks dispersed throughout the site in compliance with this requirement.
Landscaping: Street buffer landscaping along W. Overland Road and S. Grand Fork Way is
required as set forth in UDC Table 11-2B-3. A 35-foot wide buffer is required along W. Overland
Road, an entryway corridor, and a 20-foot wide buffer is proposed along S. Grand Fork Way.
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.
Pathways Plan: The pathways master plan indicates that the multi-use pathway along the
Ridenbaugh Canal will be placed on the south side of the canal and therefore will not be
constructed as part of this project.
Sidewalks: A 5-foot wide detached sidewalk is required to be constructed along W. Overland
Road and S. Grand Fork Way, per UDC 11-3A-17. Additionally, all sidewalks around buildings
shall be a minimum of five feet in width. The applicant shall construct the sidewalk along W.
Overland Road with the first phase of development.
Access: The applicant is proposing one access from S. Grand Fork Way for the development. S.
Grand Fork Way will be constructed as part of this project. The Fire Department is requiring the
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 9
applicant to provide one emergency access to the site to W. Overland Road. The applicant should
coordinate the location of the Fire Department on the location of the emergency access.
The development agreement requires that the applicant provide access to parcel # S1223131250,
and that this access be protected and preserved until an alternative access route is provided. The
applicant shall provide details of the access for this lot prior to submitting a Certificate of Zoning
Compliance application.
With phase one of this development, staff also recommends that the applicant dedicate to ACHD
and construct an off-site portion of S. Grand Fork Way to connect with a future phase of the
Southridge Subdivision No. 3.
The Ten Mile Specific Area Plan contains a conceptual transportation plan (See Exhibit A.5) that
indicates how this area will develop in terms of a transportation network. The exhibit indicates
that there will be a collector roadway through this area, and the applicant is proposing to
construct a portion of S. Grand Fork Way (a collector) as part of this project.
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.
Nine trash enclosures are depicted on the site. The enclosures and locations should be
approved by Bob Olson, Republic Services. A detail of the trash enclosures should be
submitted with the Certificate of Zoning Compliance application(s).The trash enclosures
shall also accommodate recycling containers.
Building Elevations: 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 hardiboard, board and batten, lap siding, and other
similar materials. Prior to submission of a Certificate of Zoning Compliance, the applicant shall
provide details of the carports.
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. Building elevations were
submitted for the multi-family structures (see Exhibit A.4). No building elevations were
submitted for the carports, clubhouse, or pool house.
Building materials for the multi-family structures consist primarily of lap siding, hardiboard, and
asphalt shingles.
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
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 10
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.
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. All
structures built on the site are required to comply with the City’s design standards.
Staff recommends approval of the proposed CUP applications with the recommended conditions
of approval in Exhibit B.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Approved Concept Plan
3. Proposed Site Plan (July 14, 2017)
4. Proposed Landscape Plan
5. Proposed Building Elevations
6. Ten Mile Specific Area Plan Transportation Plan
B. Conditions of Approval
C. Required Findings from Unified Development Code
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 11
Exhibit A.1: Vicinity Map
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 12
Exhibit A.2: Approved Concept Plan
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 13
Exhibit A.3: Proposed Site Plan (July 14, 2017)
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 14
Exhibit A.4: Proposed Landscape Plan
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 15
Exhibit A.5: Proposed Building Elevations
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 16
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 17
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 18
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 19
Exhibit A.5: Ten Mile Specific Area Plan Transportation Plan
Specific area
in question
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 20
B. Conditions of Approval
1. PLANNING DIVISION
1.1 Site Specific Conditions of Approval
1.1.1 The applicant shall meet all terms of the approved annexation (AZ-06-031), Instrument No.
107074205) and preliminary platted (PP-06-031) for this site. The following conditions from the
DA apply:
Development of the site shall substantially comply with the conceptual site plan included in
Exhibit A ( as attached), the design standards listed in UDC 11 - 3A- 19 and the guidelines
contained in the City of Meridian Design Manual or any updated version thereof in effect at
the time of development.
All future development shall comply with the dimensional standards for the R- 15 zoning
district contained in UDC Table 11-2A-7 and the TN-R zoning district contained in UDC
Table 11- 2D-6 as applicable.
The developer shall comply with all ACHD conditions of approval associated with
development of this site.
An easement recorded on 10/ 02/ 09 as instrument# 109112713 grants cross access to Parcel
No. 51223120727—the 4.8 acre parcel to the east of the subject property.
Prior to development of the third phase of the project, a modification to the development
agreement is required to update the conceptual site plan to include a development planfor this
area.
The 30 foot wide road right-of-way easement known as Old Thorn Lane that runs through
this site and provides access to the Rice property (parcel S1223131250) shall be protected
and preserved throughout the construction process and after; or, an alternative access route
shall be provided with the appropriate instrument.
The road right-of-way easement for Old Thorn Lane shall be vacated at such time as the
easement has either been relocated or is no longer needed.
1.1.2 The site plan, dated 05/05/2017, is approved with the following changes:
Prior to the Planning and Zoning Commission hearing, the applicant shall revise the site
plan to include a property management office; maintenance storage area, central
mailbox location and directory map.
With the first phase of this development, the applicant shall dedicate and construct S.
Grand Fork Way along the east boundary, including the off-site portion, so that
connects with a future phase of Southridge Subdivision No.3.
Old Thorn Lane shall be protected and preserved throughout the construction process.
The applicant shall provide alternatives to the route of Old Thorn Lane prior to the
Planning and Zoning Commission.
1.1.3 The landscape plan, dated 05/08/2017, is approved with the following changes:
Landscaping along the foundation of the buildings shall comply with UDC 11-4-3-27F.
Landscaping and the 5-foot wide detached sidewalks are required to be installed within
both of the street buffers in accord with the standards listed in UDC 11-3B-7C with the
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 21
first phase of development and prior to issuance of the first Certificate of Occupancy for
the site.
The applicant shall provide the following qualifying amenities: 1) a covered picnic area
with fire pit and barbeques, 2) multiple open grassy areas in excess of 5,000 square feet,
3) clubhouse, 4) fitness facility, 5) 2 pools and 7) play structure.
The applicant shall provide a pool and clubhouse with the first phase of development.
Prior to the Commission meeting, the applicant shall submit a detailed open space
exhibit demonstrating which areas are being counted as “qualified” open space.
1.1.4 The building elevations attached in Exhibit A.4, are approved with the following changes:
Prior to the Commission hearing, the applicant shall provide elevations and greater
details of the clubhouse, pool house and carport structures.
The proposed clubhouse and pool house shall incorporate the same building materials
(noted above) as the apartment buildings to maintain a cohesive design theme; and
The proposed carports shall be painted or powder coated to complement the overall
color scheme for the development.
1.1.5 The developer shall comply with the specific use standards for multi-family developments listed
in UDC 11-4-3-27.
1.1.6 Prior to submission of a Certificate of Zoning Compliance, the applicant shall provide details of
the carports.
1.1.7 All roof and wall-mounted mechanical, electrical, communications, and service equipment
shall be screened from public streets and properties by the use of parapets, walls, fences,
enclosures, or by other suitable means.
1.1.8 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.1.9 Maintenance of all common areas shall be the responsibility of the developer or assigns. Record
legally binding documents that state the maintenance and ownership responsibilities for the
management of the development, including but not limited to structures, parking, common areas,
private streets, and other development features. A copy of the recorded document shall be
submitted with the first Certificate of Zoning Compliance (CZC). The responsible party for the
maintenance of the development shall be a single entity overseeing the entire multi-family
development.
1.1.10 Floor plans shall be submitted with the Certificate of Zoning Compliance application(s) that
demonstrate compliance with the 80 square feet of private useable open space requirements listed
in UDC 11-4-3-27.
1.1.11 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. At a minimum, 476 of the 909 stalls must be covered.
1.1.12 The development shall contain at a minimum, 2 parking stalls per unit.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-15 zoning 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.
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 22
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 required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3B-11C.
1.2.8 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.2.9 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the Architectural Standards Manual (ASM).
1.2.10 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance application
and Design Review from the Planning Division, prior to submittal of building permit application.
NOTE: A CZC application may include one or more multi-family units on a lot/parcel.
1.2.11 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.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Applicant shall be required to make water connections to the existing water mainlines in W.
Overland Road; one at the northeast and one at the west corners of the project. Applicant will
also be required to connect the project to the proposed 12-inch diameter mainline in S Grand Fork
Way, or if that proposed phase is not constructed at the time of need for this project, the 12-inch
connection will need to be made to the existing mainline in S. Spanish Fork. Each phase will
need to be modeled separately to determine need for water supply. With the first phase, applicant
shall establish multiple connections to system and provide a PRV vault at the western most
connection to W. Overland, per the City of Meridian Design Standards Manual 4-8(E), This PRV
is necessary to separate pressure zones at W. Overland Rd.
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
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
Southridge Apartments H-2017-0077 PAGE 23
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 signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and
possible reassignment of street addressing to be in compliance with MCC.
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,
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 improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
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.
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 24
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 design 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 A street light plan will need to be included in the civil construction plans. 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.
2.2.22 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.
3. POLICE DEPARTMENT
3.1 The applicant shall provide an access plan for the development.
3.2 The applicant shall construct the off-site portion of S. Grand Fork Way
3.3 The applicant shall provide a lighting plan for the development.
4. FIRE DEPARTMENT
4.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking
Knox box plugs.
4.2 Based on the size of new construction and the location of the sprinkler room in relation to the address
side of the structure, the AHJ may require separate Knox box locations. One being at the main,
address side entrance and the other at the entrance to the sprinkler riser room.
4.3 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.
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 25
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.
4.4 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.
4.5 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.
4.6 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.7 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.8 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.
4.9 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.
4.10 Maintain a separation of 5’ from the building to the dumpster enclosure as set forth in International
Fire Code Section 304.3.3.
4.11 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire
Code Section 506.
4.12 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in
International Fire Code Section 505.1. Coordinate with the Fire Department on placement of
address signage on building.
4.13 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.
4.14 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official as set forth in International Fire
Code Section 507.5.1. For buildings equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be
600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183
m).
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 26
4.15 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.
4.16 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets. IFC
102.9
4.17 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.
4.18 Buildings over 30’ in height are required to have access roads in accordance with the
International Fire Code Appendix D Section D105.
4.19 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141,
Section A5.2.18
5. REPUBLIC SERVICES
5.1 Prior to submittal of a Certificate of Zoning Compliance (CZC) application to the City of
Meridian Planning Department, the applicant shall submit a scaled site plan and detail of the trash
enclosure to Bob Olson at Republic Services (345-1265) that demonstrates compliance with the
following items:
a. Suitable waste enclosure locations (enclosures should be located to minimize service vehicle
back-up requirement)];
b. Sufficient overhead clearance height for service vehicles (a minimum 13’ clearance is
required, including power and telecommunication lines; this requirement increases to 22’
at container service locations);
c. Ample number and size of waste receptacles/enclosures to meet waste generati on points and
volumes;
d. Adequate waste enclosure access (the applicant shall provide drive-on capability for 6 and 8
cubic yard containers; allow a minimum of 60’ frontal clearance);
e. Adequate turning radius (provide a minimum 28’ inside and 48’ outside for all entrances,
internal roads, drive aisles, alleys, and private streets where they intersect a public street);
f. Any roadway greater than 150 feet in length that is not provided with an outlet shall be
required to have an approved turn around.
g. Meets design standards for waste enclosure(s):
i. Concrete pad for the waste enclosure (required for all enclosures);
ii. Concrete apron in front of waste enclosure (minimum 8’ in depth)
iii. Gate locks for the waste enclosure for both open and closed positions;
iv. Clearance inside waste enclosure gates (minimum 12’ x 10’ when in open position) Note:
If building tenant wishes to recycle, please contact Bob Olson at Republic Services
(345-1265) for minimum dimensional requirements;
v. Bollards inside the enclosure to prevent the container from damaging the walls and gates;
vi. Waste enclosure user access (When possible, the enclosure should be designed with an
easy pedestrian access point other than the front gates to ensure less mess within the
enclosure as well as reduce gate damage);
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 27
6. PARKS DEPARTMENT
6.1 The Parks Department had no comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 At the time this staff report was written, staff had not yet received comments from the Ada
County Highway District.
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 28
C. Required Findings from Unified Development Code
1. Conditional Use Permit Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to 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.
Commission 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 R-15 zoning district and the multi-
family specific use standards.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
Commission finds that the proposed multi-family residential use in the R-15 zone meets the
objectives of the Comprehensive Plan and UDC.
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.
Commission finds that the general design, construction, operation and maintenance of the multi -
family use will be compatible with other residential and commercial uses in the general neighborhood
and with the existing and intended character of the vicinity 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.
Commission finds that the proposed development should not adversely affect other property in the
vicinity if the applicant complies with all conditions of approval listed in Exhibit B of this staff report
and constructs all improvements and operates the use in accordance with the UDC standards.
e. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse
disposal, water, and sewer.
Commission finds that sanitary sewer, domestic water and irrigation can be made avai lable 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.
Commission finds that the applicant will pay to extend the sanitary sewer and water mains into the
site. No additional capital facility costs are expected from the City. The applicant and/or future
property owners will be required to pay impact fees.
EXHIBIT A
Southridge Apartments H-2017-0077 PAGE 29
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.
Commission finds that the proposed development will not involve uses that will create nuisances
that would be detrimental to the general welfare of the surrounding area.
Commission 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.
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.
Commission finds that the proposed development will not result in the destruction, loss or damage of
any natural feature(s) of major importance.
Meridian Planning Zoning Commission Meeting
DATE: August 3, 2017
ITEM TITLE: Pine 43
ITEM NUMBER: 4A
PROJECT NUMBER: H-2017-0058
Public Hearing continued from 7/20 - AZ RZ and PP by DMB Development - s/o E.
Fairview, e/o N. Locust Grove Rd, n/o Commercial St and w/o Hickory Avenue
MEETING NOTES
co ah,n �e Pff- -b 8 ( 17
5-0
CLERKS OFFICE FINAL ACTION
DATE:
E-MAILED TO
STAFF
SENT TO
AGENCY
SENT TO
APPLICANT
NOTES
INITIALS
CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: August 3, 2017 Item # 4A
Project Number: H-2017-0058
Project Name:
Pine 43
Please print your name
For
Against
Neutral
Do you wish
to testify (Y/N)
V( r e I r b-er
AJ
Applicant is Requesting to Continue this item to August 17th meeting
Meridian Planning Zoning Commission Meeting
DATE: August 3, 2017 ITEM NUMBER: 4B
PROJECT NUMBER: H-2017-0088
ITEM TITLE: Linder Village
Public Hearing - Amendment to the Comp Plan to chnag the future land use map
designation on 62.04 acre of land from Mixed Use Community (MU -C) to Mixed use -
regional (MU -R); annexation and zoning of 81.02 acres of land from RUT zoning district in
Ada County to the C -G zoning district (62.04) and the R-8 zoning district (18.98) in the
city, preliminary plat approval consisting of 14 commercial building lots by Lynx/DMG
Real Estate Partners, LLC - 1225 W. Chinden Blvd.
MEETING NOTES
eon-qr�,L ph -h> q-7
P, F/ C, w S-0
CLERKS OFFICE FINAL ACTION
DATE:
E-MAILED TO
STAFF
SENT TO
AGENCY
SENT TO
APPLICANT
NOTES
INITIALS
CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: August 3, 2017 Item #
Project Number:
Project Name:
H-2017-0088
Linder Villaqe
Please print your name
For
Against
Neutral
Do you wish
to testify (Y/N)
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Applicant is Requesting to Continue this item to September 7th meeting
CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: August 3, 2017 Item # 413
Project Number: H-2017-0088
Project Name: Linder Village
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Against
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to testify (Y/N)
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Applicant is Requesting to Continue this item to September 7th meeting
Planning & Zoning Commission Meeting
August 3,2017
Item #4C: Trust Storage – Zoning/Aerial Map
Conceptual Elevations
Conceptual Elevations
Site/Landscape Plan
Meridian Planning Zoning Commission Meeting
DATE: August 3, 2017
ITEM TITLE: Trust Storage
ITEM NUMBER: 4C
PROJECT NUMBER: H-2017-0082
Public Hearing from 7/20 - Combined PFP consisting of 2 building lots on 9.28 acres of
land in the C -C zoning district and CUP for a self-service storage facility in the C -C
zoning district by John Day - NEC of S. Locust Grove Rd and E. Puffin Street
MEETING NOTES
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c/c q - S
CLERKS OFFICE FINAL ACTION
DATE:
E-MAILED TO
STAFF
SENT TO
AGENCY
SENT TO
APPLICANT
NOTES
INITIALS
CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: August 3, 2017 Item # 4C
Project Number:
Project Name:
H-2017-0082
Trust Storaae
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Against
Neutral
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to testify (YIN)
1
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