Southridge Apartments CUP H-2017-0077CITY 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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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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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.
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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.
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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,
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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
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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
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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
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Exhibit A.1: Vicinity Map
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Exhibit A.2: Approved Concept Plan
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Exhibit A.3: Proposed Site Plan (July 14, 2017)
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Exhibit A.4: Proposed Landscape Plan
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Exhibit A.5: Proposed Building Elevations
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Exhibit A.5: Ten Mile Specific Area Plan Transportation Plan
Specific area
in question
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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
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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.
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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
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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.
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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.
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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).
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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);
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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.
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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.
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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.