PZ - Staff ReportBrickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 1
STAFF REPORT
HEARING DATE: September 7, 2017
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Brickyard Subdivision – CUP, PP, MDA (H-2017-0107)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, John Carpenter, has submitted an application for modification to the existing development
agreement (MDA) to accommodate the proposed development plan; conditional use permit (CUP) for a
multi-family development consisting of 215 dwelling units on 13.06 acres of land in the C-G zoning district;
and preliminary plat (PP) consisting of 61 building lots and 4 common lots on 14.27 acres of land in the C-G
zoning district.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA, CUP and PP applications based on the Findings of Fact
and Conclusions of Law in Exhibit C of this report. The MDA does not require action from the Planning &
Zoning Commission, only City Council.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File Number
H-2017-0107, as presented in the staff report for the hearing date of September 7, 2017, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File Number H-
2017-0107, as presented during the hearing on September 7, 2017, for the following reasons: (You should
state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0107 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 approximately 1/3 of a mile north of E. Ustick Road and west of N. Eagle Road at
3611 N. Centrepoint Way, in the SE ¼ of Section 32, Township 4 North, Range 1 East.
B. Applicant:
John Carpenter, T-O Engineers
332 N. Broadmore Way, Ste. 101
Nampa, ID 83687
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 2
C. Owner:
Jeff W. Moore
PO Box 8204
Boise, ID
D. Representative:
Same as Applicant
E. 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, preliminary plat and a development agreement
modification. A public hearing is required before the Planning & Zoning Commission and City Council
on the preliminary plat and conditional use permit; and a public hearing is required only before the City
Council on the development agreement modification, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: August 18, 2017
C. Radius notices mailed to properties within 300 feet on: August 10, 2017
D. Applicant posted notice on site(s) on: August 25, 2017
VI. LAND USE
A. Existing Land Use(s): The site consists of 12 lots (Lots 9-11, Block 1 and Lots 16, 19-26, Block 2) in
Centrepoint Subdivision No. 2, zoned C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Rural residential properties, zoned RUT in Ada County
South: Commercial properties, zoned C-G
East: Vacant/undeveloped property and an office, zoned RUT in Ada County
West: Single-family residential properties, zoned R-8
C. History of Previous Actions:
This property was annexed (AZ-03-025, Blue Marlin) in 2003 and zoned C-G; a development
agreement was required as a provision of annexation, recorded as Instrument No. 105048793.
A modification to the development agreement (MI-05-017, Nesmith Annexation) was approved in
2005, recorded as Instrument No. 106060856, to add 1.5 acres of property to the provisions of the
development agreement and reduce the landscape buffer along the west property boundary adjacent to
the residential uses in Champion Park Subdivision to 10 feet.
A preliminary plat (PP-06-063) for CentrePoint North Subdivision was approved in 2007.
A final plat (FP-07-011) for Phase 2 of the development which includes the subject property was
approved in 2007 and recorded in 2016 (Book 110, Page 15889).
A new development agreement (Blue Marlin, MI-06-008) was approved in 2006, recorded as
Instrument No. 106191305, which replaced the two earlier agreements (#105048793 and #106060856).
This agreement removed the requirement for a conditional use permit/planned development to be
submitted and included a conceptual development plan for the site. The Kohl’s parcel (#S0532449210)
was excluded from this agreement and is still subject to the two aforementioned agreements.
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 3
A modification to the development agreement (Inst. #106191305) (MDA-12-007) was approved in
2012, recorded as Instrument No. 114002255, which amended the conceptual development plan and
associated provisions of the agreement to allow the development of multi-family residential uses within
CentrePoint Subdivision which was previously prohibited; “commercial/multi-family” was depicted on
the concept plan as future uses for the subject property.
A modification to the development agreement (Inst. #106191305 & 114002255) was approved in
2016 to allow the development of a self-service storage facility with outdoor storage on the portion of
this site that lies west of N. CentrePoint Way (H-2016-0057, Instrument No. 2016-079095). A
conditional use permit (H-2016-0069) was also approved for a self-service storage (CentrePoint Storage)
facility on that site.
A property boundary adjustment (A-2017-0133) for CentrePoint Subdivision No. 2 was tentatively
approved on August 15, 2017 which adjusted the property lines between Lots 16 and 17, 18 and 19, and
18 and 26, Block 2. Final approval is required to be obtained within one year of the date of tentative
approval.
C. Utilities:
1. Location of sewer: The city currently owns and maintains sewer mains directly adjacent to the
proposed development in N. Centerpointe Way.
2. Location of water: The city currently owns and maintains water mains directly adjacent to the
proposed development in N. Centerpointe Way.
3. Issues or concerns: The applicant shall be responsible for the installation of additional water and
sewer mains and services to the project.
D. Physical Features:
1. Canals/Ditches Irrigation: There are no open waterways on this site.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site does not lie within the floodplain overlay district.
VII. COMPREHENSIVE PLAN
This property is designated Mixed Use – Regional on the Comprehensive Plan Future Land Use Map. The
purpose of this designation is to provide a mix of employment, retail, and residential dwellings and public
uses near major arterial intersections. The intent is to integrate a variety of uses together, including
residential, and to avoid predominately single-use developments such as a regional retail center with only
restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw
with the appropriate supporting uses.
Mixed use developments are encouraged to be designed according to the conceptual MU-R plan depicted on
page 30 of the Comprehensive Plan as shown below.
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 4
The applicant proposes to development multi-family 4-plexes on the site containing a total of 215 dwelling
units in townhome configurations; and 32 vertically integrated residential units with a total of 7,300 square
feet of commercial space on the ground floor in two (2) 3-story buildings. The multi-family portion of the
development requires conditional use permit approval in the C-G zoning district, the vertically integrated
residential use does not.
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 will offer rental options for 3 bedroom units.
“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 3 bedroom units will contribute to the variety of residential housing options within the
City; staff is unaware how “affordable” the units will be.
“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.6.
“Provide housing options close to employment and shopping centers.” (3.07.02D)
This site is located in close proximity to the stores in CentrePoint Subdivision, The Village and
Crossroads as well as major employment areas to the south (i.e. Blue Cross, Scentsy, PKG, St.
Luke’s hospital and medical offices, etc.). The proposed housing development will provided much
needed density in this area and housing options for employees in close proximity to their work place.
“Require open space areas within all development.” (6.01.01A)
The proposed development is required to comply with the minimum common open space design
standards listed in 11-4-3-27C for multi-family developments.
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 5
“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.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
The proposed site plan depicts 3 accesses on each side of N. CentrePoint Way, a collector street.
Because the UDC (11-3A-3) limits access points to collector streets unless otherwise waived by City
Council, Council approval of the proposed accesses is required.
“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 development is located near major access thoroughfares (SH 55/N. Eagle Rd./E.
Fairview Ave.) and within a mile of Kleiner Park (a 60-acre City park).
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
Staff feels the proposed 4-plex development should be a compatible use adjacent to single-family
residential uses to the west and rural residential uses to the north as they are all residential in
nature.
“Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system.” (3.03.03B)
A pathway stub currently exists at the west boundary of the site from Champion Park Subdivision,
which will link the existing and proposed developments together.
In accord with the above policies and for the above-stated reasons, staff believes the proposed use is
appropriate in this location.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: Per UDC 11-2B-1, the purpose of the commercial districts is to provide for
the retail and service needs of the community in accord with the Meridian Comprehensive Plan. 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.
Allowed uses in the C-G district consist of the largest scale and broadest mix of retail, office, service and
light industrial uses and are typically located in close proximity and/or with access to interstate or
arterial intersections.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the permitted, accessory,
conditional, and prohibited uses in the C-G zoning district. A multi-family development is listed as a
conditional use; retail stores and vertically integrated residential projects are listed as a permitted use
in the C-G district.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning
district apply to development of this site.
D. Landscaping: Street buffer, parking lot and buffers to adjoining residential uses are required to be
installed in accordance with the standards listed in UDC Table 11-2B-3, UDC 11-3B-7C, 11-3B-8C and
11-3B-9C for the C-G zoning district.
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 6
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for multi-family
dwellings & vertically integrated residential uses.
F. Structure and Site Design Standards: Development of this site must comply with the design standards in
accord with UDC 11-3A-19 and the standards listed in the Architectural Standards Manual.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. DEVELOPMENT AGREEMENT MODIFICATION (MDA): The applicant proposes to modify the
existing developments (Instrument #106191305,114002255 and 2016-079095) to change the
development plan on the west side of CentrePoint Way from a self-service storage facility to a multi-
family development; and the east side of CentrePoint Way from multi-family and commercial/retail to
multi-family and vertically integrated residential.
The proposed conceptual development plan consists of a total of 247 dwelling units with 215 units in 2
and 3-story four-plex townhome configurations and 32 dwelling units above and behind commercial
spaces totaling 7,300+/- square feet in two (2) vertically integrated structures (see Exhibit A.2 for
existing and proposed concept development plans).
The applicant also proposes to amend the DA to include changes to the text of the agreement as noted in
Exhibit A.3. Staff has also included recommendations for modifications to the applicant’s request as well
as new provisions based on the proposed development plan. Please see Exhibit A.3 for more
information.
2. PRELIMINARY PLAT (PP): A preliminary plat is proposed consisting of 61 building lots and 4
common lots on 14.27 acres of land in the C-G zoning district for Brickyard Subdivision (see Exhibit
A.5). This is a re-subdivision of Lots 9-11, Block 1 and Lots 16, 19-26, Block 2, Centrepoint
Subdivision No. 2.
A property boundary adjustment (A-2017-0133) was recently tentatively approved (subject to final
approval) that created the boundary configuration of the subject property. Prior to submittal of the first
final plat application, the PBA approval should be finalized.
Phasing: The plat is proposed to develop in four separate phases, beginning at the north end of the site
on the east side of N. Centrepoint Way; the majority of the site amenities are proposed to be constructed
in Phase 4, the last phase (see phasing plan in Exhibit A.5). Because the dog park and two shelters are
the only amenities proposed in the first three phases of development, Staff recommends the
amenities proposed on Lot 1C, Block 2 consisting of a swimming pool, splash pad, community
center, shelter and playground are constructed with the first phase of development.
Dimensional Standards: The proposed plat is required to comply with the dimensional standards listed
in UDC Table 11-2B-3 for the C-G zoning district. There is no minimum lot size or street frontage
requirements but there is a maximum building height allowed of 65 feet.
Access/Traffic: Access to streets should comply with the standards listed in UDC 11-3A-3. Access to
collector and arterial streets is limited unless otherwise approved by City Council.
This site abuts a private driveway along the south boundary of the site and N. Centrepoint Way
bisects this site north/south; access via a local street is not available. Three private driveway
accesses via N. Centrepoint Way, a collector street, are proposed on each side of the street – one of
those is for access to the parking lot at the central common area on Lot 1C, Block 2, the others are
for access to the residential units; City Council approval of the proposed accesses is required. Two
driveway accesses are also proposed via the east/west private drive that connects to Eagle Road. There
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 7
are no existing stub streets to this property from adjacent properties that require extension nor are any
proposed.
A Traffic Impact Study (TIS) was submitted to ACHD for this project. A staff report has not yet been
received from ACHD.
Landscaping: Street buffers are required as set forth in UDC Table 11-2B-3 for the C-G district and
landscaped in accord with the standards listed in UDC 11-3B-7C.
A 20-foot wide street buffer is required to be provided along either side of N. Centrepoint Way, a
collector street; a buffer is proposed as required with a 4-foot tall berm with a mix of evergreen and
deciduous trees. A 10-foot wide street buffer is required to be provided along the north boundary of the
site adjacent to Jasmine Lane, a private street, per the development agreement (Inst. #2016-079095). Per
UDC 11-3B-7C.2, all residential buffers are required to be on a common lot, maintained by a
homeowner’s association and shall be planted in accord with the standards listed in UDC 11-3B-7C.
There are no existing trees on this site that are being removed that require mitigation.
All street buffers are required to be planted with trees and shrubs, lawn, or other vegetative groundcover;
a minimum density of one tree per 35 linear feet is required within street buffers. The calculations table
shown on the landscape plan should be revised to reflect the linear feet of frontage on N.
Centrepoint Way and Jasmine Lane less the width of driveways and the updated tree requirement.
Subdivision Design & Improvement Standards: Compliance with the subdivision design and
improvements standards listed in UDC 11-6C is required. Staff has reviewed the proposed plat and
determined it to be in compliance with these standards.
Sidewalks: Sidewalks are required to be provided with development in accord with the standards listed
in UDC 11-3A-17. Typically, a 5-foot wide detached sidewalk is required along collector streets;
however, because N. Centrepoint Way wasn’t designated as a collector street when the initial
development was approved, a 5-foot wide attached sidewalk was allowed to be constructed. Therefore,
staff does not recommend the sidewalk is reconstructed to comply with this requirement.
Utilities: All development is required to connect to the City water and sewer system unless otherwise
approved by the City Engineer in accord with UDC 11-3A-21.
A sewer & water easement exists across Block 2 as depicted on the Centrepoint Subdivision No. 2 plat.
Prior to submittal of the final plat for City Engineer signature on Phase 1, submit a written
request for the relinquishment of the easement to the City (Inst. #2016-060153).
Pressurized Irrigation: An underground pressurized irrigation system is required to be provided for the
development in accord with UDC 11-3A-15 as proposed.
Storm Drainage: An adequate storm drainage system is required in all developments; design and
construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-
18.
3. CONDITIONAL USE PERMIT (CUP): A CUP is proposed for a multi-family development in a C-G
zoning district containing a total of 215 dwelling units on 13.06 acres of land. The units are proposed to
be configured as 4-plex townhomes (i.e. each unit has an upstairs and downstairs) – 39 of the units are in
2-story structures and 176 of the units are in 3-story structures. Note: Two vertically integrated buildings
are also proposed within this development that contain a total of 32 dwelling units and 7,300+/- square
feet of commercial area but are not included in the following analysis as the uses are permitted in the C-
G district and do not required CUP approval. Analysis of the vertically integrated residential project
will take place with the Certificate of Zoning Compliance application.
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 8
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. The applicant’s narrative states 82 square foot patios are proposed for each unit in
compliance with this requirement.
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 site plan depicts cluster mailboxes
throughout the development which should include provisions for parcel mail; the property
management office is proposed to be located in the community center; and the maintenance
storage area will be located in one of the garage units at the east boundary of the site to the east
of the vertically integrated buildings. The site plan submitted with the Certificate of Zoning
Compliance application should depict the location of the directory map for the development
and the other required items.
A minimum of 350 square feet of common open space is required for each unit containing more
than 1,200 square feet of living area. All of the proposed units are between 1,450 and 1,750
square feet; therefore, a minimum of 75,250 square feet (or 1.73 acres) of common open space is
required for this development. The open space exhibit included in Exhibit A.7 depicts a total of
4.25 acres of common open space in accord with this requirement.
For multi-family developments with 75 units or more, 4 site ameni ties are required to be
provided with at least one from each category listed in UDC 11 -4-3-27D. For developments with
more than 100 units, the decision making body shall require additional amenities commensurate
to the size of the proposed development. The applicant proposes internal pathways throughout
the development; a 20’ x 20’ fabric sail shelter, a 16’ x 20’ dual slope pavilion, a 1,750 square
foot fenced dog park, a 2,400 square foot open space/urban plaza for the vertically integrated
units, a children’s play structure, a 20’ x 40’ outdoor swimming pool, splash pad, a clubhouse
with a covered patio, a 50’ x 100’ grassy open area, a 20-30 yard x 25-35 yard U8 soccer/sports
field, picnic tables, park benches, plastic contour benches and public art. These amenities fall
within the quality of life, open space and recreation categories as required and Staff feels they
are commensurate for the proposed development.
Landscaping is required to comply with UDC 11-4-3-27-F. All street facing elevations shall
have landscaping along their foundation as follows: the landscaped area shall be at least 3 -feet
wide and have an evergreen shrub with a minimum mature height of 24 inches for every 3 linear
feet of foundation. The remainder of the area shall be landscaped with ground cover plants. The
landscape plan submitted with the Certificate of Zoning Compliance should comply with this
requirement for the sides of the structures that face N. Centrepoint Way, Jasmine Lane and
the east/west private driveway that lies along the south boundary of the site.
The development is required to record legally binding documents that state the maintenance and
ownership responsibilities for the management of the development, including, but not limited to,
structures, parking, common areas, and other development features.
A minimum building setback of 10 feet is required unless a greater setback is otherwise required
per UDC 11-4-3-27B.1. All buildings depicted on the site plan comply with this requirement.
All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and
transformer and utility vaults shall be located in areas not visible from a public street, or shall be
fully screened from view from a public street. The applicant should comply with this
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 9
requirement; if any of these are proposed, they should be included on the landscape plan
submitted with the Certificate of Zoning Compliance application.
Parking: For multi-family developments, off-street parking is required in accord with the standards
listed in UDC Table 11-3C-6, which requires 2 parking spaces per dwelling unit with at least one of
those in a covered carport or garage. Based on (215) 3-bedroom units, a minimum of 430 parking spaces
are required, 215 of which are required to be covered.
A total of 594 parking spaces consisting of 254 garage spaces, 254 driveway spaces and 86 guest spaces
are proposed which exceeds the minimum UDC standards by a total of 164 spaces. Two story units are
proposed to have 2 car garage and 2 driveway spaces. Note: The afore-noted calculations were provided
by the applicant; the calculations on the plat (sheet 1) are not correct and need to be revised.
For non-residential uses such as the community center, a minimum of one space is required to be
provided for every 500 square feet (s.f.) of gross floor area in accord with the standards listed in UDC
11-3C-6B. Based on 1,600 square feet, a minimum of 3 spaces are required. A total of 8 parking spaces
are proposed for the community center/splash pad/playground area in accord with UDC standards.
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 633 vehicle spaces proposed, a minimum of 26 bicycle spaces are required; a total
of 48 spaces are proposed in several bicycle racks dispersed throughout the development in accord
with this requirement.
Landscaping: Parking lot landscaping is required to be provided in accord with the standards listed in
UDC 11-3B-8C and will be reviewed with individual Certificate of Zoning Compliance applications.
The UDC (11-2B-3) requires a 25-foot wide buffer to residential uses in the C-G district; however, the
development agreement (Instrument No. 106060856) allows a 10-foot wide buffer to be provided instead
with the stipulation that trash compactors and loading docks not be allowed along the west side of the
future buildings. Landscaping is required to be installed within this buffer in accord with the
standards listed in UDC 11-3B-9C which require a dense buffer consisting of a mix of evergreen
and deciduous trees, shrubs, lawn or other vegetative ground cover that results in a barrier that
allows trees to touch at maturity.
Fencing: All new fencing is required to comply with the standards listed in UDC 11-3A-7.
A 6-foot tall vinyl privacy fence is proposed along the north boundary of the site and shall be located at
the back edge of the street buffer along Jasmine Lane. A 5-foot tall metal view fence is proposed
along the east boundary of the site adjacent to future commercial uses.
Trash Enclosure: The design and locations of the trash enclosures are required to be approved by Bob
Olson at Republic Services (phone: 208-345-1265; or, email: Olson, Robert
rolson@republicservices.com. A stamped approved plan is required to be submitted with the Certificate
of Zoning Compliance application for the proposed trash enclosures.
Site Amenities: Site amenities are as proposed in Exhibit A.6 and as noted above. The majority of the
amenities for this site are proposed on Lot 1C, Block 2 in Phase 4 – the last phase of development.
Staff recommends the swimming pool, splash pad, community center, shelter and playground is
included in the first phase of development instead; the soccer field and open space may be
completed with Phase 4 as proposed.
Building Elevations: Two building types in various color schemes are proposed for the 4-plex structures
within the development consisting of 3-story units and 3-story with 2-story units on each end as shown in
Exhibit A.8. Buildings along the west boundary are proposed to be all 2-story 4-plexes to preserve view
corridors of the adjacent development and provide a transition to the 3-story structures. To ensure
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 10
buildings are 2-stories along the west boundary, staff recommends a provision is added to the DA
to restrict buildings to 2 stories in that area.
The architectural character of the structures shall comply with the standards listed in the City of
Meridian Architectural Standards Manual. The elevations submitted with the Certificate of Zoning
Compliance application should demonstrate compliance with those standards and should be substantially
consistent with the concept elevations submitted with this application.
Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of
Zoning Compliance application for establishment of the new use and to ensure all site improvements and
structures comply with the provisions of the UDC and the conditions in this report, 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. The site and building
design is required to be generally consistent with the elevations, site plan and landscape plan submitted
with this application, the standards listed in UDC 11-3A-19 and the City of Meridian Architectural
Standards Manual and conditions of approval in Exhibit B.
Staff recommends approval of the subject applications with the conditions listed in Exhibit B per the
Findings in Exhibit C.
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Existing & Proposed Conceptual Development Plans Included in Governing Development
Agreements
3. Proposed & Recommended Modifications to Development Agreement
4. Site Plan (dated: 7/13/2017)
5. Preliminary Plat & Phasing Plan (dated: 7/13/2017)
6. Landscape Plan (date: 7/13/2017) & Site Amenities
7. Open Space Exhibit (dated: 9/5/2017)
8. Proposed Building Elevations & Floor Plans
B. Agency Comments/Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Republic Services
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 11
Exhibit A.1: Vicinity/Zoning Map
ÚÚd
ÚÚd
R-4
R-8
RUT
C-G
R-8
L-O
R-4
R-8
R-2
R1
RUTD/DA
R-8
R-8
R-8
R-2
R-15
R1
R-8
RUT
R-4
R-4
RUT
RUT
R1
R1
R-15
C-N
C-C
R-15RUT
RUT
C-N
RUT
R1
R-2
R-8
RUT
N
E
A
G
L
E
R
D
E USTICK RD
E JASMINE LN
N
G
R
E
N
A
D
I
E
R
W
A
Y
N
S H A R O N
A V E
E ARCH DR
ETRAILBLAZ E R D R
E SPEARFISH DR
EHERITAGEPARKLN
N L
E
S
L
I
E
WA
Y
N
P A N K R A T Z W A Y
E KAMAY DR
ESUMMERHEIGHTSDR
E RINGNECK ST
E WAINWRIGHT DR
N
W
I
N
G
A
T
E
L
N
E PICARD S
T
E L O BELIA ST
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Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 12
Exhibit A.2: Existing & Proposed Conceptual Development Plans Included in Governing Development
Agreements
Existing Concept Plan included in Development Agreement (Inst. #106191305, MI-06-008):
Modified with
1st and 2nd
Amendments to
Development
Agreement (see
below)
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 13
Existing Concept Plan & Building Elevation Included in 2nd Amendment to Development Agreement (Inst.
#2016-079095, H-2016-0057):
Proposed Conceptual Development Plan (dated: August 30, 2017):
Self-service storage facility
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 14
Exhibit A.3: Proposed & Recommended Modifications to Development Agreement
H-2017-0107
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 15
Staff recommends a pathway IS constructed at the
west boundary of this site that connects to the pathway
from Champion Park for interconnectivity between
developments; modify provision accordingly
Strike “sidewalk included” as the sidewalk is
depicted on the landscape plan outside of
the 10’ landscape buffer
Include: “and shall be consistent with the standards in
the Architectural Standards Manual”.
Include: “and shall be consistent with the standards in
the Architectural Standards Manual”.
Include: “Multi-family units shall be restricted to 2-stories
in height along the west boundary adjacent to Champion
Park Subdivision to preserve view corridors of adjacent
residents as proposed by the Developer”.
Delete provision (Staff recommends a pathway is
constructed with this development that connects to the
existing pathway in Champion Park Subdivision for
interconnectivity between developments as noted above in
provision #5.1c.)
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 16
Staff Recommends the Following Additional Provisions are added to the Agreement:
The CC&R’s for the development shall restrict the use of garages within the development to parking
for vehicles only to ensure the site has adequate parking for its residents.
Four-foot tall bollard lighting is required along all internal pathways within the multi-family portion
of the development.
Include traffic calming textures on internal driveways within the development as proposed to slow
traffic.
Provide a crosswalk if allowed by ACHD across Centrepoint Way to provide safe pedestrian access to
the common area where the swimming pool and community center is located.
Business hours of operation for commercial uses that abut a residential use or zoning district are
restricted from 6:00 am to 11:00 pm unless extended hours are requested and approved through a
conditional use permit in accord with UDC 11-2B-3A.4.
Design of all structures shall comply with the standards listed in the Architectural Standards Manual
and shall be generally consistent with the conceptual elevations submitted with this application
included in Exhibit A.8.
Residential buildings along the west boundary of the multi-family development adjacent to Champion
Park Subdivision shall be restricted to 2-stories in height as proposed by the applicant to preserve
view corridors for the adjacent residents in Champion Park Subdivision.
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 17
Exhibit A.4: Site Plan (dated: July 13, 2017)
The conventional townhome buildings have the following spaces:
254 garage spaces, based on the following:
o 39 units with 2-car garages
o 176 units with 1-car garages
254 driveway parking spaces, based on the following:
o 39 units with 2-car driveway spaces
o 176 units with 1-car driveway spaces
86 guest parking spaces
TOTAL PARKING SPACES IN TOWNHOME PORTION OF THE DEVELOPMENT – 594
SPACES provided, 430 required
The Clubhouse has the following spaces:
7 guest parking spaces
1 handicap parking space
TOTAL PARKING SPACES FOR THE CLUBHOUSE – 8 SPACES, 4+ required
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 18
Exhibit A.5: Preliminary Plat & Phasing Plan (dated: 7/13/2017)
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 19
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 20
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 21
Exhibit A.6: Landscape Plan (dated: 7/13/2017) & Site Amenities
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 22
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Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 26
Exhibit A.7: Open Space Exhibit (dated: 9/5/2017)
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 27
Exhibit A.8: Proposed Building Elevations & Floor Plans
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 28
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Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 33
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 34
Clubhouse:
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 35
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 36
Garages:
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 37
B. Agency Comments/Conditions
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval – Preliminary Plat
1.1.1 Development of the site shall substantially comply with the preliminary plat, site plan and building
elevations included in Exhibit A, the design standards listed in UDC 11-3A-19 and in the Architectural
Standards Manual, and the conditions in this report.
1.1.2 The preliminary plat included in Exhibit A.5, dated July 13, 2017, shall be revised as follows:
a. The 20-foot wide street buffer along N. Centrepoint Way, a collector street, and the 10-foot wide
street buffer along Jasmine Lane, a private street, is required to be placed in separate common lots or on
permanent dedicated buffers depicted on the plat, per UDC 11-3B-7C.2.
1.1.3 The landscape plan included in Exhibit A.5, dated July 13, 2017, shall be revised as follows:
a. Revise the calculations table shown on the landscape plan to reflect the linear feet of frontage along
N. Centrepoint Way and Jasmine Lane less the width of driveways and the updated tree requirement
based on the standards listed in UDC 11-3B-7C. Additional trees are required within the street buffers to
comply with UDC 11-3B-7C.
b. The 6-foot tall vinyl privacy fence proposed along the north boundary of the site adjacent to
Jasmine Lane shall be depicted at the back edge of the street buffer.
1.1.4 City Council approval (or partial approval) of the proposed accesses via N. Centrepoint Way, a collector
street, is required.
1.1.5 Prior to submittal of the final plat for City Engineer signature on Phase 1, submit a written request to the
City for relinquishment of the sewer and water easement (Inst. #2016-060153).
1.1.6 The applicant shall obtain final approval of the property boundary adjustment application (A-2017-0133)
from the Planning Division prior to submittal of the first final plat application.
1.2 Site Specific Conditions of Approval – Conditional Use Permit
1.2.1 The site plan included in Exhibit A.4, dated July 13, 2017, shall be revised as follows:
a. Depict the property management office, maintenance storage area, central mailbox locations
(including provisions for parcel mail) that provide safe pedestrian and/or vehicle access, and a directory
and map of the development at an entrance or convenient location for those entering the development in
accord with UDC 11-4-3-27B.7.
b. Include a parking calculations table consistent with the requirements listed in UDC 11-3C-6 and
with what is proposed for the proposed garage, driveway and guest spaces. The calculations shown on
the plan do not match the calculations provided by the applicant.
c. Depict a pathway connection at the west boundary of the site to the pathway stub in Champion Park
Subdivision.
1.2.2 The landscape plan included in Exhibit A.5, dated July 13, 2017, shall be revised as follows:
a. All street facing elevations along N. Centrepoint Way, Jasmine Lane and the east/west private
driveway that exists along the southern boundary of the site shall have a landscaped area at least 3-feet
wide that is landscaped with an evergreen shrub every 3 linear feet of foundation with a minimum
mature height of 24 inches per UDC 11-4-3-27E.
b. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 38
and utility vaults shall be depicted on the plan and be located in areas not visible from a public street, or
shall be fully screened from view from a public street.
c. Landscaping is required to be installed within the 10-foot wide buffer to residential uses along the
west boundary of the site in accord with the standards listed in UDC 11-3B-9C.
d. Depict a pathway connection at the west boundary of the site to the pathway stub in Champion Park
Subdivision and landscaping in accord with the standards listed in UDC 11-3B-12C.
1.2.3 Provide a minimum of 4.25 acres of common open space for the development in accord with the open
space exhibit included in Exhibit A.7 and UDC 11-4-3-27C.
1.2.4 Provide site amenities as proposed in Exhibit A.6 in accord with UDC 11-4-3-27D. The site amenities
proposed on Lot 1C, Block 2 that consist of a swimming pool, community center, splash pad,
shelter and playground shall be constructed with the first phase of development; the adjacent
soccer field and open space may be constructed with Phase 4 as proposed.
1.2.5 All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and
utility vaults shall be located in an area not visible from a public street, or sha ll be fully screened from
view from a public street.
1.2.6 Trash compactors and loading docks shall not be allowed along the west side of the future buildings
along the west boundary of the site adjacent to single-family residential uses in Champion Park
Subdivision per the development agreement (Inst. #106060856).
1.2.7 The development is required to record legally binding documents that state the maintenance and
ownership responsibilities for the management of the development, including, but not limited to,
structures, parking, common areas, and other development features.
1.2.8 The design and locations of the trash enclosures are required to be approved by Bob Olson at Republic
Services (phone: 208-345-1265; or, email: Olson, Robert rolson@republicservices.com. A stamped
approved plan is required to be submitted with the Certificate of Zoning Compliance application for the
proposed trash enclosures.
1.3 General Conditions of Approval
1.3.1 Comply with all bulk, use, and development standards of the C-G zoning district listed in UDC Chapter
2 District regulations.
1.3.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in
UDC 11-3A-6.
1.3.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.3.4 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.
1.3.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.3.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.3.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I, 11-3B-
8C, and Chapter 3 Article C.
1.3.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-7C
(streets).
1.3.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-11C.
1.3.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate
for the loss of such trees as set forth in UDC 11-3B-10.
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 39
1.3.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design standards as set
forth in UDC 11-3C-5C.
1.3.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.3.13 Construct all required landscape areas used for storm water integration consistent with the standards as
set forth in UDC 11-3B-11C.
1.3.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set
forth in the City of Meridian Architectural Standards Manual.
1.3.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.3.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7 and 11-
3A-6B as applicable.
1.3.18 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per
the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at
developer’s expense. Final design shall be submitted as part of the development plan set for approval.
Applicant shall also include the location of any existing street lights in the development plan set. Street
lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that
outlined in the Standards. The contractor’s work and materials shall conform to the ISPWC and the City
of Meridian Supplemental Specifications to the ISPWC.
1.4 Ongoing Conditions of Approval
1.4.1 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum
height of six feet above the ground or sidewalk surface to afford greater visibility of the area.
1.4.2 The project is subject to all current City of Meridian ordinances and previous conditions of approval
associated with this site.
1.5 Process Conditions of Approval
1.5.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant
shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and
receive approval for such signs.
1.5.2 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design
Review application for all future structures proposed on the site from the Planning Division, prior
to submittal of any building permit applications.
1.5.3 The applicant shall complete all improvements related to public life, safety, and health as set forth in
UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-
5C-3C.
1.5.4 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City
Engineer signature on a final plat within two years of the approval of this combined preliminary/final
plat; or 2) gain approval of a time extension as set forth in UDC 11-6B-7.
1.5.5 The applicant shall obtain the City Engineer's signature on a final plat within two years of the approval
of this combined preliminary/final plat as set forth in UDC 11-6B-7A.
1.5.6 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as
set forth in UDC 11-6B-3C2.
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 40
1.5.7 The property owner shall sign the amended development agreement and return such to the City within 6
months of the Council granting this development agreement modification request as set forth in UDC 11-
5B-3D2.
1.5.8 The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The water main in "Street B" needs to be connected to the water main in Centerpoint to avoid a dead
end. Water main easement needs to be extended to property line at NE corner so water main in "Street
A" can be connected to east in future.
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) 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
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 41
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.
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.
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 42
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. FIRE DEPARTMENT
3.1 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’ outside,
per International Fire Code Section 503.2.4.
3.2 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code
Sections 503.4 & D103.6.
3.3 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in
International Fire Code Section 304.1.2.
3.4 To increase emergency access to the site a minimum of two points of access will be required for any portion
of the project which serves more than 30 homes, as set forth in International Fire Code Section D107.1. The
two entrances should be separated by no less than ½ the diagonal measurement of the full development as
set forth in International Fire Code Section D104.3. The applicant shall provide a stub street to the property
to the (west/east/north/south).
3.5 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is
placed in a position that is plainly legible and visible from the street or road fronting the property, as set
forth in International Fire Code Section 505.1.
3.6 All portions of the buildings located on this project must be within 150’ of a paved surface as measured
around the perimeter of the building as set forth in International Fire Code Section 503.1.1.
3.7 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in International
Fire Code Section 903.2.8.
3.8 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.
3.9 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets. IFC 102.9.
3.10 Buildings over 30’ in height are required to have access roads in accordance with the International Fire Code
Appendix D Section D105.
3.11 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.
3.12 As set forth in International Fire Code Section 504.1, multi-family and commercial projects shall be required
to provide an additional sixty inches (60”) wide access point to the building from the fire lane to allow for
the movement of manual fire suppression equipment and gurney operations. The unobstructed breaks in the
parking stalls shall be provided so that building access is provided in such a manner that the most remote
part of a building can be reached with a length of 150' fire hose as measured around the perimeter of the
building from the fire lane. Code compliant handicap parking stalls may be included to assist meeting this
requirement. Contact the Meridian Fire Department for details.
4. POLICE DEPARTMENT
4.1 The Police Department has no comment on this application.
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 43
5. PARKS DEPARTMENT
5.1 The Park’s Department has no comment on this application.
6. ADA COUNTY HIGHWAY DISTRICT
A staff report has not yet been received from ACHD on this project.
Brickyard Sub – CUP, PP, MDA (H-2017-0107) PAGE 44
C. Required Findings from Unified Development Code
1. PRELIMINARY PLAT:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services will be provided to the subject property upon development.
(See Exhibit B of the Staff Report for more details from public service providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City’s capital improvement program;
Because City water and sewer and any other utilities will be provided by the developer at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more
detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Commission or Council’s attention.
ACHD considers road safety issues in their analysis. Staff recommends that the Commission
and Council consider any public testimony that may be presented when determining whether
or not the proposed subdivision may cause health, safety or environmental problems of which
Staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that exist on this
site.
2. CONDITIONAL USE PERMIT (UDC 11-5B-6E)
The Commission and Council shall base its determination on the Conditional Use Permit
request upon the following:
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.
Staff finds that the subject property is large enough to accommodate the proposed use and the
dimensional & development regulations of the C-G district (see Analysis Section 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.
Staff finds that the proposed use is consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of Commercial 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.
Staff finds that if the applicant complies with the conditions outlined in this report, the
proposed use 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.
Staff finds that if the applicant complies with the conditions outlined in this report, the
proposed use will not adversely affect other property 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.
Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently
available to the subject property. The Commission finds that the proposed use will be served
adequately by all of the public facilities and services listed above.
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.
Staff 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.
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.
Staff finds the proposed use will not 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.
Staff 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.