2018 03-06
C I T Y C OU N C I L R EGU L A R
M EETI N G M I N U T ES
C ity C ouncil Chambers
33 E ast B roadway Avenue
M eridian, Idaho
Tuesday, M arch 6, 2018 at 6:00 P M
Item 1:Roll-Call Attendance
__X___ A nne L ittle Roberts __X ___ J oe B orton
__X___ Ty Palmer __X ___ Treg Bernt
__X___ Genesis Milam __X ___ L uke Cavener
__X___ Mayor Tammy de Weerd
Item 2:P ledge of Allegiance
Item 3:Community Invocation by L arry Woodard with Ten M ile Christian
Church
Item 4:Adoption of Agenda
Adopted
Item 5:Future M eeting Topics - P ublic Forum (Up to 30 M inutes M aximum)
Item 6:Consent Agenda
Approved A.Approve M inutes of F ebruary 13, 2018 J oint City Council /
Planning and Zoning Commssion M eeting
Approved B.Approve M inutes of F ebruary 20, 2018 City Council Regular
M eeting
Approved C.Approve M inutes of F ebruary 27, 2018 City Council Regular
M eeting
Approved D.Paisley M eadows Subdivision No.2 Water M ain Easement
Approved E .Southern Highlands S ub #4 S anitarty Sewer and Water M ain
Easement
Approved F.L icense Agreement for Temporary Use of Boise Police S hooting
Range
Approved G.F inal Order for T M Creek Subdivision No. 3 (H-2018-0008) by
S C S Brighton, L L C L ocated E ast of S . Ten M ile Road and S outh
of W. F ranklin Road
Approved H.F inal Order for Sky M esa S ubdivision No. 1 (H-2018-0007) by Sky
M esa Development, L L C Located West of S . E agle Road and
North of E. Taconic Drive
Approved I.F indings of F act, Conclusions of Law for Caven Ridge Estates
West (H-2017-0156) by New Cavanaugh, L L C Located East of S.
M eridian Road and S outh of E . Victory Rd.
Approved J .F indings of F act, Conclusions of Law for Designing Team (H-
2017-0166) by Designing Team at 1226 2nd 1/2 Street
Approved K.F indings of F act, Conclusions of Law for Kobe/Cope
Comprehensive P lan M ap Amendment and Rezone (H-2017-0157)
by Kobe, L L C and Cope Holdings, L L C L ocated at the Northeast
Corner of N. L ocust Grove Road and E . Franklin Road
Approved L.F indings of F act, Conclusions of Law for Sagewood Commons
(H-2018-0002) by Russ Hunemiller and Dirk M arcum Located at
1055 W. Overland Road
Approved M .F indings of F act, Conclusions of Law for Turf Farm S ubdivision
(H-2017-0149) by Brighton Investments, L L C L ocated at the
Northeast Corner of S. Eagle Road and E. L ake Hazel Road
Approved N.City F inancial Report for J anuary 2018
Approved O.AP Invoices for P ayment 3/7/18 - $280,368.07
Item 7:Items M oved F rom T he Consent Agenda
Item 8:Community Items/P resentations
A.M ayor's Youth Advisory Council Update
Approved B.Resolution No. 18-2061: Appointment of J essica Peters to S eat 2,
J ennifer Sullivan to S eat 3 and Tyler J ay Wilson to Seat 7 of the
M eridian Arts Commission.
Item 9:Action Items
Approved A.F inal P lat for M ovado Greens No. 1 (H-2018-0009) by M ovado
Development, L L C located South of E. Overland Road between
S. Topaz Way and S. Cloverdale Road
Approved B.Public Hearing Continued from F ebruary 27, 2018 for Gramercy
Vacation (H-2018-0010) by Kent Brown located at 1715 S . Wells
Avenue
1. Request: Vacate a City of Meridian Water and Sanitary S ewer
Easement L ocated on L ot 5, B lock 1, Gramercy Subdivision No.
1
Approved C.Public Hearing Continued from F ebruary 27, 2018 for Harper
Ridge S ubdivision (H-2017-0151) by M cM aster Limited
Partnership, L ocated at 3885 E Copper Point Drive
1. Request: Conditional Use P ermit Consisting of 124 Multi-F amily
Dwelling Units on Approximately 10.68 A cres in an E xisting C-G
Z oning District
2. Request: P reliminary Plat A pproval Consisting of 16 Multi-Family
L ots, 4 Common L ots and 2 Other L ots on 10.68 Acres of land in
an E xisting C-G Zoning District
Approved D.Public Hearing Continued from F ebruary 27, 2018 for Timberline
Subdivision (H-2017-0140) by Bailey Investments, L L C, Located
at 655 and 735 West Victory Road
1. Request: P reliminary Plat Consisting of 58 Building L ots and 7
Common L ots on 17.3 A cres of L and in the R-8 Z oning District
Disapproved E .Public Hearing for Hickory Apartments (H-2017-0165) by M idway
Investments, L L C L ocated at 1789 North Hickory Way
1. Request: A Rezone of 2.11 A cres of L and from the L -O to the R-
40 Zoning District
2. Request: A Conditional Use Permit for a Multi-Family
Development Consisting of 40 Dwelling Units on 1.97 Acres of
L and in the R-40 Z oning District
Approved F.Public Hearing for S eyam East S ubdivision (H-2017-0159) By
Volante Investments, L L L P Located on the North Side of East
F ranklin Road and East of North Touchmark Way
1. Request: An Amendment to the Future L and Use Map Contained
in the Comprehensive Plan to Change the L and Use Designation
on 14.82 A cres of L and from the MU-R (Mixed Use Regional) to
the I ndustrial Designation
2. Request: Annexation and Zoning of 18.33 Acres of L and with an I -
L Z oning District
3. Request: P reliminary Plat Consisting of 10 Building L ots on 22.98
Acres of L and
Approved G.Public Hearing for Whistle Stop S ubdivision (H-2017-0167) By
Biltmore Company Located at 1297 E Pine Avenue
1. Request: A Rezone of 5.73 Acres of L and from the L -O to the R-
15 Zoning District
2. Request: Conditional Use P ermit for a Multi-F amily Development
Consisting of 68 Residential Units on 5.7 A cres of L and in the R-
15 Zoning District
3. Request: A Combined Preliminary and Final P lat for 16 Building
L ots and 3 Common L ots on 5.7 A cres of L and in the R-15
Z oning District
Item 10:Department Reports
A.M ayor's Office: City's Position on P roposed L egislation
Item 11:Future M eeting Topics
Adjourned at 11:29pm
Meridian City Council Pre-Council Meeting Agenda – March 6, 2018 Page 1 of 1
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please contact the City Clerk’s Office at 888-4433 at least 48 hours prior to the public meeting.
CITY OF MERIDIAN
CITY COUNCIL PRE-COUNCIL MEETING
SPECIAL MEETING
AGENDA
Tuesday, March 6, 2018 at 5:00 p.m.
City Council Chambers
33 East Broadway Avenue, Meridian, Idaho
1. Roll-call Attendance:
X Anne Little Roberts X Joe Borton
O Ty Palmer (Arrived 5:05pm) X Treg Bernt
__X___ Genesis Milam __X___ Luke Cavener
X Mayor Tammy de Weerd
2. Adoption of the Agenda Adopted
3. Executive Session per Idaho State Code 74-206(1)(a): To consider
hiring a public officer, employee, staff member or individual agent,
wherein the respective qualities of individuals are to be evaluated
in order to fill a particular vacancy or need and 74-206(1)(f): To
communicate with legal counsel for the public agenc y to discuss
the legal ramifications of and legal options for pending litigation,
or controversies not yet being litigated but imminently likely to be
litigated.
Into Executive Session at 5:03pm
Out of Executive Session at 6:02pm
Adjourned at 6:02pm
Meridian City Council Special Meeting March 6, 2018
The Meridian City Council special meeting was called to order at 5:00 P.M. on
Tuesday, March 6, 2018, by Mayor Tammy de Weerd.
Members Present: Anne Little Roberts, Joe Borton, Ty Palmer (absent at time of
roll call), Treg Bernt, Genesis Milam, Luke Cavener, Tammy de Weerd.
Staff Present: C.Jay Coles, Bill Nary.
Item 1. Roll -call Attendance:
X Anne Little Roberts X Joe Borton
X Ty Palmer (5:05pm) X Treg Bernt
X Genesis Milam _X Luke Cavener
X Mayor Tammy de Weerd
Item 2. Adoption of the Agenda:
Borton: I move we approve the agenda.
Berg: Second.
De Weerd: A motion and a second to approve the agenda. All those in favor say
aye.
ALL AYES. MOTION CARRIED.
Item 3. Executive session per Idaho Code section 74-206(1)(a): To
Consider hiring a public officer, employee, staff member or
individual agent, wherein the respective qualities of
individuals are to be evaluated in order to fill a particular
vacancy or need and 74-206(1)(f): To communicate with legal
counsel for the public agency to discuss the legal
ramifications of and legal options for pending litigation, or
controversies not yet being litigated but imminently likely to
be litigated.
Borton: I move we go into Executive Session as per Idaho State Code.
Milam: Second.
De Weerd: It has been moved and seconded to go into Executive Session. All
those in favor.
ALL AYES. MOTION CARRIED.
Executive Session from 5:03 pm to 6:02pm
Borton: I move we adjourn the Executive Session.
Cavener: Second.
De Weerd: It has been moved and seconded to come out of Executive Session.
All those in favor.
ALL AYES. MOTION CARRIED.
Borton: Move to adjourn.
Cavener: Second.
De Weerd: A motion and a second to adjourn. All in favor.
ALL AYES. MOTION CARRIED.
MEETING ADJOURNED AT 6:02 P.M.
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Meridian City Council March 6, 2018.
A meeting of the Meridian City Council was called to order at 6:03 p.m.,
Tuesday, March 6, 2018, by Mayor Tammy de Weerd.
Members Present: Tammy De Weerd, Joe Borton, Genesis Milam, Luke Cavener, Ty
Palmer, Anne Little Roberts and Treg Bernt.
Others Present: Ted Baird, C.Jay Coles, Kyle Radek, Cameron Ariel, Sonya Waters,
Josh Beach, Berle Stokes, David Jones, and Dean Willis.
Item 1: Roll-call Attendance:
Roll call.
X__ Anne Little Roberts X _ Joe Borton
X__ Ty Palmer X_ _ Keith Bird
__X___ Genesis Milam __X___Lucas Cavener
__X_ Mayor Tammy de Weerd
De Weerd: Thank you for joining us tonight. We appreciate you being here. For the
record it is Tuesday, March 6. It's a few minutes after 6:00 o'clock. We will start with roll
call attendance, Mr. Clerk.
Item 2: Pledge of Allegiance
De Weerd: Item No. 2 is the Pledge of Allegiance. If you will all rise and join us in the
pledge to our flag.
(Pledge of Allegiance recited.)
De Weerd: May I tell all of you you sounded awesome. Thank you. You know, there is
nothing like -- just gives you goose bumps. So, thank you for joining us.
Item 3: Community Invocation by Larry Woodard with Ten Mile Christian
Church
De Weerd: Item 3 is our community invocation. Tonight we will be led by Larry
Woodard with Ten Mile Christian Church. If you will all join us in the community
invocation or take this as an opportunity for a moment of reflection.
Woodward: It's good to see some new faces up here. Aye. I shouldn't pick on
Councilmen, should I? Let's pray. Our Dear Heavenly Father, we thank you for
blessing this city and the men and women who continue to lead us. Our city continues
to be recognized as one of the fastest growing cities in our nation and as I talk each
week with new residents, they are so happy to live here. May this sense of peace
continue to prevail in our city. My prayer tonight is also for our city employees who must
Meridian City Council
March 6, 2018
Page 2 of 99
keep the water running, the garbage picked up, our fire department, our ambulance
crews and for the police who must work long hours to keep us safe. The opioid
epidemic has not missed our city and I pray that everyone can work together to control
this scourge. This city has begged that the Highway 25 corridor be improved to the
north of our city to no avail. May our elected state leaders push to correct this
dangerous situation. Other roads will be improved this year and although a temporary
concern, in the end our city will be even better. I would close tonight with a word about
our schools. Schools are not the responsibility of this Council, but as the governing
body of our city they are watching closely whether our city residents vote this next week
to provide funds for new schools, new classrooms, and even the purchase of a future
high school site near I-84 and Ten Mile. As a city we need to look ahead to the next
ten, 20 years and this Council has consistently done that. I pray for the health of the
Council Members as their responsibilities get larger each year. Give them wisdom in
their decision making and bless their families as these city leaders spend more and
more time on Meridian city issues. God, you have blessed us beyond our belief. We
thank you for all of these blessings and ask that you continue to look favorably on us, in
Jesus' name, amen.
De Weerd: Thank you, Larry.
Woodard: You bet.
Item 4: Adoption of Agenda
De Weerd: Item No. 4 is adoption of the agenda.
Borton: Madam Mayor?
De Weerd: Mr. Borton. Is your mike on?
Borton: It is. There are no changes or amendments to the agenda, so I would move
that we adopt the agenda as published.
Cavener: Second.
De Weerd: I have a motion and a second to adopt the agenda as published. All those
in favor say aye. All ayes.
MOTION CARRIED: ALL AYES.
Item 5: Future Meeting Topics - Public Forum (Up to 30 Minutes Maximum)
Coles: There were no sign-ups for Item 5.
Item 6: Consent Agenda
Meridian City Council
March 6, 2018
Page 3 of 99
A. Approve Minutes of February 13, 2018 Joint City Council
Planning and Zoning Commission Meeting
B. Approve Minutes of February 20, 2018 City Council Regular
Meeting
C. Approve Minutes of February 27, 2018 City Council Regular
Meeting
D. Paisley Meadows Subdivision No.2 Water Main Easement
E. Southern Highlands Sub #4 Sanitarty Sewer and Water Main
Easement
F. License Agreement for Temporary Use of Boise Police
Shooting
Range
G. Final Order for TM Creek Subdivision No. 3 (H-2018-0008) by
SCS Brighton, LLC Located East of S. Ten Mile Road and
South
of W. Franklin Road
H. Final Order for Sky Mesa Subdivision No. 1 (H-2018-0007) by
Sky Mesa Development, LLC Located West of S. Eagle Road
and
North of E. Taconic Drive
I. Findings of Fact, Conclusions of Law for Caven Ridge Estates
West (H-2017-0156) by New Cavanaugh, LLC Located East of
S.
Meridian Road and South of E. Victory Rd.
J. Findings of Fact, Conclusions of Law for Designing Team
(H2017-0166) by Designing Team at 1226 2nd 1/2 Street
K. Findings of Fact, Conclusions of Law for Kobe/Cope
Comprehensive Plan Map Amendment and Rezone (H-2017-
0157) by Kobe, LLC and Cope Holdings, LLC Located at the
Northeast Corner of N. Locust Grove Road and E. Franklin
Road
L. Findings of Fact, Conclusions of Law for Sagewood Commons
(H-2018-0002) by Russ Hunemiller and Dirk Marcum Located at
1055 W. Overland Road
Meridian City Council
March 6, 2018
Page 4 of 99
M. Findings of Fact, Conclusions of Law for Turf Farm
Subdivision
(H-2017-0149) by Brighton Investments, LLC Located at the
Northeast Corner of S. Eagle Road and E. Lake Hazel Road
N. City Financial Report for January 2018
O. AP Invoices for Payment 3/7/18 - $280,368.07
De Weerd: Okay. Item 6 is our Consent Agenda.
Borton: Madam Mayor?
De Weerd: Mr. Borton.
Borton: I would move that we approve the Consent Agenda as published and for the
Mayor to sign and Clerk to attest.
Cavener: Second.
De Weerd: I have a motion and a second to approve the Consent Agenda. If there is
no discussion, Mr. Clerk, will you call roll.
Roll call: Borton, yea; Milam, yea; Cavener, yea; Palmer, yea; Little Roberts, yea;
Bernt, yea.
De Weerd: All ayes. Motion carried.
MOTION CARRIED: ALL AYES.
Item 7: Items Moved From The Consent Agenda
De Weerd: There were no items moved from the Consent Agenda.
Item 8: Community Items/Presentations
A. Mayor's Youth Advisory Council Update
De Weerd: So, we will move to Item 8-A, which is an update from the Meridian Mayor's
Youth Advisory Council. Elyssa is here to lead us in that update.
Wade: Hello.
De Weerd: Hello.
Wade: Okay. So, I'm about to update you on February 2018 MYAC. So, following the
2018 legislative breakfast in January, Representative Jason Monks agreed to help draft
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March 6, 2018
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the legislation and worked side by side with MYAC to bring it before two committee
meetings and, finally, a unanimous vote on the white -- sorry -- on the house floor. This
legislation will now be heading to the senate where Senator Winder and Senator Bayer
will sponsor the bill. And our Teen Activity Committee. TAC held two events and
encouraged MYACers to bring friends that are not part of MYAC. They helped host a
Un-Valentine's Day party at the City Hall where they play games, watched movies and
had pizza. As of last month they also had our tubing in January. We also held our
Ignite Youth, which was the eighth annual Ignite Youth event. Ignite Youth is an idea
and presentation competition in which high school agreed -- aged students have the
opportunity to share their passion, concerns, and ideas with an audience of their peers,
as well as the community members of all ages. There were five youth that presented on
topics ranging from gun control to suicide prevention. Our community service MYACers
created valentines for one of Meridian academies and they were delivered to them on
Valentine's Day. From Principal Hannenman, sorry, he said they were so happy and
appreciative. I was very blown away myself. It is not very often that our students
receive gestures of good deeds. So, we are very truly appreciative. Community service
also held the MYAC -- oh -- with Meridian Dutch Bros and the America -- American
Heart Association to provide a 20 second hands only CPR demonstration to customers
waiting in line to order their drinks. All -- sorry. Very cold. They were able to
demonstrate this life saving technique to over 250 people, which is amazing, and due to
-- due to --
De Weerd: Don't touch it.
Wade: Due to us planning to go to DC this next week I do not have anybody to attend
with me, so that is all for my update.
De Weerd: Well, I see Colin in the back, our MYAC president. He's got your back
today.
Wade: Always.
De Weerd: Thank you. Council, any questions?
Cavener: Madam Mayor?
De Weerd: Yes, Mr. Cavener.
Cavener: Not a question, it's more of a comment. When you come and you bring this
update it -- to me it reads like any other youth council around the country would
accomplish over the course of a year, so the fact that all these things you guys
accomplish just in the month of February -- pretty remarkable. Look forward to your
continued success in your legislation and look forward to hearing from you guys next
month.
Wade: Thank you.
Meridian City Council
March 6, 2018
Page 6 of 99
De Weerd: Yes. So, what are you going to do while in DC?
Wade: Well -- I'm not going to touch microphones. We in our government affairs have
been talking about the legislation with our organ donation, so that is one of the main
topics we are going to be bringing up over there and having our conferences and
discussing that further and seeing if we can actually get that lead over.
De Weerd: Yeah. And, Council, one of the things that they are -- they are working on is
a run that they participated in last year and it was focused on suicide prevention and the
MYAC executive council will spend their travel time working on some of the organizing
points as they are the -- not only participating, but they are helping to run that and that
was spearheaded by Colin last year and it's something that MYAC unanimously voted to
be a full participant and organizer to. So, stay tuned for more information, because you
might just be asked to help in some fashion, so -- okay. Well, if there is no questions,
thank you, and as Mr. Cavener said, we continue to be inspired and amazed by what
MYAC continues to accomplish. So, congratulations and, please -- well, I will bring to
the meeting on next week while you're out of town -- the congratulations from this
Council.
Wade: Thank you all so much.
De Weerd: Thank you.
Wade: Have a good night.
B. Resolution No. 18-2061: Appointment of Jessica Peters to Seat
2, Jennifer Sullivan to Seat 3 and Tyler Jay Wilson to Seat 7 of
the Meridian Arts Commission.
De Weerd: You, too. Okay. Item 8-B is Resolution 18-2061. This is the appointment
of the new parks -- or art commission members and in this full room I don't know -- are
any of the candidates I'm bringing their names forward to -- in the audience tonight?
Okay. This is a very -- if you have a chance to read their cover letters, to look at their
resumes and their application, the three that are up for appointment tonight are highly
qualified. They all bring different talents to the commission to -- you can never fill the
seats of those that have not renewed their expired seats, but they are going to bring
new energy, new ideas, and new talents. So, very excited to bring these names to you
for your approval and would stand for any questions.
Milam: Madam Mayor?
De Weerd: Mrs. Milam.
Meridian City Council
March 6, 2018
Page 7 of 99
Milam: Seeing none, I move that we approve Resolution No. 18-2061, the appointment
of Jessica Peters to Seat 2, Jennifer Sullivan to Seat 3, and Tyler J. Wilson to Seat 7, of
the Meridian Arts Commission and I look forward to working with them.
Little Roberts: Second.
De Weerd: Very good. I have a motion and a second by Mrs. Little Roberts. Any
conversation or any discussion?
Milam: Madam Mayor?
De Weerd: Yes.
Milam: I would just like to mention that it might be kind of nice to have a little bit of
testosterone back on the commission. We are lacking --
De Weerd: Well, we do have Tyler that will join Randy B and -- so now -- yes.
Milam: Great. Thank you.
De Weerd: Mr. Clerk, will you call roll.
Roll call: Borton, yea; Milam, yea; Cavener, yea; Palmer, yea; Little Roberts, yea;
Bernt, yea.
De Weerd: All ayes. Motion carried. Thank you for that.
MOTION CARRIED: ALL AYES.
Item 9: Action Items
A. Final Plat for Movado Greens No. 1 (H-2018-0009) by Movado
Development, LLC located South of E. Overland Road between
S. Topaz Way and S. Cloverdale Road
De Weerd: Item 9-A is a final plat on H-2018-0009. I will ask for staff comments.
Beach: Madam Mayor, Members of the Council, as you know, typically, final plats are
on the Consent Agenda. This one we did not get a response from the applicant in time
to do so. This is a final plat that consists of approximately 6.42 acres of land, zoned R-
15. Previously platted and received a conditional use permit for multi-family just north of
this project. It is consistent with the preliminary plat and staff is recommending
approval.
Meridian City Council
March 6, 2018
Page 8 of 99
De Weerd: Okay. Thank you. Council, any questions? Did the applicant join us this
evening? Do you have any -- any words? No? Okay. Council, any questions for the
applicant or staff? If not do I have a motion?
Milam: Madam Mayor?
De Weerd: Mrs. Milam.
Milam: I move that we approve H-2018-0009.
Bernt: Second.
Little Roberts: Second.
De Weerd: I have a motion and a second to approve Item 9-A. If there is no
discussion, Mr. Clerk, will you call roll.
Roll call: Borton, yea; Milam, yea; Cavener, yea; Palmer, yea; Little Roberts, yea;
Bernt, yea.
De Weerd: All ayes. Motion carried.
MOTION CARRIED: ALL AYES.
B. Public Hearing Continued from February 27, 2018 for
Gramercy
Vacation (H-2018-0010) by Kent Brown located at 1715 S. Wells
Avenue
1. Request: Vacate a City of Meridian Water and Sanitary
Sewer
Easement Located on Lot 5, Block 1, Gramercy Subdivision
No. 1
De Weerd: Item 9-B is a public hearing continued from February 27th on H-2018-0010.
I will open this public hearing with staff comments.
Beach: Madam Mayor, Members of the Council, this is for a vacation. This site
consists of approximately .56 of an acre of land, which is zoned C-G, located at 1715
South Wells Avenue. This property was annexed and zoned Kenai Subdivision in 2006.
The applicant is requesting approval to vacate a City of Meridian water and sanitary
sewer easement located on Lot 5, Block 1, of the Gramercy Subdivision No. 1. There is
currently a building under construction on the site with the certificate of zoning
compliance. Staff required the applicant to vacate the easement. This is what they are
applying for tonight. Staff is recommending approval and I will stand for any questions
you have.
Meridian City Council
March 6, 2018
Page 9 of 99
De Weerd: Okay. Council, any questions? Thank you. Is the applicant here? Glad
you could make it. If you will, please, state your name and address for the record.
Brown: For the record Kent Brown. 3161 East Springwood, Meridian, Idaho.
De Weerd: Thank you, Kent.
Brown: When we do platting the city and other agencies basically ask us to do blank
checks for easements and this is one of those easements that interferes with the
construction of the building and because it's done at the platting time we are required by
state law to go through the vacation process and so that's why we are here. It's an
easement that we have abandoned, removed the pipe that was there, as required by
Public Works and following the procedure and we are in agreement with the conditions
of approval.
De Weerd: Okay. Thank you. Council, any questions? Okay. Thank you.
Brown: Thank you.
De Weerd: This is a public hearing. Is there anyone who would like to provide
testimony?
Coles: Madam Mayor, we had one sign-up on this sheet. Lorraine -- Lorraine Kleint,
signed up against with no indication of testimony.
De Weerd: It might have been the wrong sheet. Okay. That's all right. It's happened
before. Is there anyone who wishes to provide testimony on the item? Okay. Thank
you. Council?
Borton: Madam Mayor?
De Weerd: Mr. Borton.
Borton: Move that we closed the public hearing on Item H-2018-0010.
Cavener: Second.
De Weerd: I have a motion and a second to close the public hearing. All those in favor
say aye. All ayes.
MOTION CARRIED: ALL AYES.
Borton: Madam Mayor?
De Weerd: Mr. Borton.
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March 6, 2018
Page 10 of 99
Borton: Move that we approve the vacation application H-2018-0010.
Milam: Second.
De Weerd: I have a motion and a second to approve Item 9-B. Mr. Clerk, will you call
roll.
Roll call: Borton, yea; Milam, yea; Cavener, yea; Palmer, yea; Little Roberts, yea;
Bernt, yea.
De Weerd: All ayes.
MOTION CARRIED: ALL AYES.
C. Public Hearing Continued from February 27, 2018 for Harper
Ridge Subdivision (H-2017-0151) by McMaster Limited
Partnership, Located at 3885 E Copper Point Drive
1. Request: Conditional Use Permit Consisting of 124 Multi-
Family Dwelling Units on Approximately 10.68 Acres in an
Existing C-G Zoning District
2. Request: Preliminary Plat Approval Consisting of 16 Multi-
Family Lots, 4 Common Lots and 2 Other Lots on 10.68
Acres of land in an Existing C-G Zoning District
De Weerd: Item 9-C is a public hearing also continued from February 27th for Harper
Ridge Subdivision, Item H-2017-0151. It was continued last week because of a posting
error, so -- staff. Or notice. Lack of notice. No. This one wasn't it. Oh, the applicant
wasn't here. So, we will make sure to ask him why not.
Beach: Very good, Madam Mayor. This is an application for both a conditional use
permit for a multi-family development and for a preliminary plat. The site consists of
approximately 10.68 acres of land, zoned C-G, located at 3885 East Copperpoint Drive.
The property was annexed in 2002 as part of the Sutherland Farms Subdivision -- or
with that development I should say. The Comprehensive Plan future land use map
designation is mixed use regional. So, a conditional use permit is requested for a multi-
family development in the C-G zoning district as required by the UDC. The proposed
multi-family development consists of 124 dwelling units, 16 structures on the 10.68
acres of land in the C-G zoning district. It consists of one, two, and three bedroom
units. Specific use standards for multi-family developments listed in the UDC apply to
the development of this property. The multi-family development -- for multi-family
developments off-street parking is required in accord with the standards of the UDC,
which requires two parking spaces per dwelling unit with at least one of those in a
covered carport or garage and based on the number of units, which is 124. A minimum
of 238 parking spaces are required, 124 of which should be covered. The site plan
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depicts a total of 248 spaces, just ten above what is required, and 128 of which are --
are covered, just four above. So, the applicant exceeds the minimum parking
standards. Additionally, for nonresidential uses, such as a clubhouse, a minimum of
one space is required for every 500 square feet of gross floor area. The applicant's
floor plan for the clubhouse is approximately 2,500 square feet, so that would require
five parking stalls. So, the applicant, again, would -- would still exceed the minimum
parking standards. The parking lot landscaping is required to be provided in accord with
the standards in the UDC. A buffer to the adjoining land use is not required to the south
or east sides of the project, because adjacent uses are residential in nature. On the
northwest and west sides of the project, however, there are existing commercial uses
that require a 25 foot landscape buffer to be installed and we have conditioned that of
the applicant. This is the landscape plan showing the open space for the development.
This is a perspective of the elevation presented by the -- by the applicant. Four building
types are proposed for the future multi-family structures within the development. The
architectural character of the structures comply with the standards listed in the City of
Meridian architectural standards manual. The applicant is required to obtain approval of
a certificate of zoning compliance and administrative design review prior to receiving a
building permit for the project. The proposed plat consist of 16 residential building lots,
four common lots, and two other lots, as I said, on approximately 10.68 acres of land.
The smallest lot is 11,514 square feet in size and the average lot size is 20,183 square
feet. Staff has reviewed the proposed plat for compliance with the dimensional
standards listed in the UDC. Access to this property -- and back to the landscape -- or
the site plan -- it's going to be off Copperpoint Drive and Copperpoint Way and the
access is indicated here in two locations. There are no stub streets proposed to
adjacent properties. The Ridenbaugh Canal runs along the entire length of the southern
boundary. East Copperpoint Drive or East Copperpoint Way abut the property to the
north and the property to the west was developed in 2003 without a cross-access
connection. A 20 foot -- a 25 foot wide landscape buffer is required adjacent to the
south and west boundaries. A minimum of ten percent or approximately 1.06 acres of
the area of the site is required to be consistent with the UDC in what we call qualified
open space. The applicant has proposed approximately 1.39 acres of qualified open
space or proximately 13 percent. The applicant proposes a swimming pool, a
clubhouse, with an exercise room, an additional 50 by 100 open grassy area, tot lot, and
additional tenant storage as amenities. These amenities that just meet the
requirements of the UDC and, as I mentioned, there is a -- Ridenbaugh Canal runs
along the southern boundary of the site. Because the center line of the ditch lies on the
property line and it is a very large drain, the applicant requests a waiver to the UDC,
which requires all irrigation ditches, laterals, canals or drains to be piped and due to --
due to the large capacity of the facility. A six foot tall open -- open vision fence having
11 gauge, two inch mesh, or other construction equivalent in ability to deter access to
the waterway is required along the Ridenbaugh Canal, unless the drain is improved as a
water amenity. So, Commission did recommend approval. Summary of that public
hearing was Matt Schultz and Doug McMaster were in favor. Nancy Boudreaux, John
Boudreaux, Eric Gabrielson, Paul Hosford, Gary Manikern, Ron Pascal, Ted Rackham,
Gale Stocking, Carol Gabrielson, Ron Porter, Pamela Judy, Rulon Stocking, were in
opposition. Those same folks commented. Written testimony was received from Eric
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and Carol Gabrielson and Ron and Catherine Porter. I was the staff that presented the
application, with additional comments from Andrea Pogue and Bill Parsons. The issues
of discussion -- of public testimony were concerns about the increased traffic through
the surrounding residential neighborhood, concerns about how the impact of increased
traffic will impact the safety of the children in the neighborhood. Concerns about
adequate parking being provided for the multi-family development. Concerns about
adequate vehicle access to the site. Concerns about the lack of access being required
for the previously approved Movado Estates project. Concerns over whether multi-
family is appropriate in this location. And the key issues of discussion by the
Commission were discussion on the density being proposed. Traffic through the area,
traffic impact on the area with commercial versus residential. Question whether multi-
family residential was appropriate in a C-G zoned parcel. Question as to whether the
parking was sufficient for the number of units. Concerns about having multiple owners
within the development and lack of uniformity in maintenance. There were no
outstanding issues, aside from the request to keep the Ridenbaugh Canal open. Did
receive additional testimony from Linda Leach and Eric and Carol Gabrielson since the
Planning and Zoning Commission. Stand for any questions.
De Weerd: Thank you, Josh. Council, any questions at this time? Josh, I guess when
this came through in the early 2000s what was envisioned or presented at that time as a
vision for this area?
Beach: It is in the Silverstone office park. I'm not sure there was a specific use
designated for this lot. I will say that we are seeing a lot of folks requesting multi-family
in the -- in the C-G zoning as a conditional use. There is an extra layer. So, I guess I
don't know the answer to that. I think --
De Weerd: Did they have a conceptual plan?
Beach: Not that I saw.
De Weerd: As we take the applicant's comments if you can -- if there is a chance you
can pull that up that would be great.
Beach: Will do.
De Weerd: Okay. Is the applicant here? If you will, please, state your name and
address for the record.
Schultz: Good evening, Mayor Tammy, Council. Matt Schultz. 8421 South Ten Mile in
Meridian. Here on behalf of the McMaster Limited Partnership, the McMaster family,
who have asked me to assist them in assembling the design team and the engineering
and planning team to best utilize this property he's owned for about 12 years now, since
2006. This was annexed and zoned as part of the bigger Sutherland Farm application
in 2002 by Trevor Roberts. I remember in 2000 I as an engineer with JUB doing tests
holes on Sutherland Farm and this particular site had a little race track on it and you can
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see it on the aerials, as part of the original horse farm. So, did not work on that
application, but I do know that at the time Silverstone was just kind of getting going.
They were coordinating and he did ask for annexation of -- of this piece, C-G, north of
the canal. Everything south of the canal he asked for an R-4 PUD in that -- you guys
did PUDs at that time and in that PUD he had some kind of blank spots for future
potential multi-family and office potentially. How the dust has settled after -- you know,
fast forward all these years is there is a little mini storage up on Eagle Road that I guess
would fall into the mixed use, but the rest of it has come in as a single family residential.
There was a previous attempt out on Easy Jet to do some multi-family that kind of got
dissuaded from continuing forward that I kind of picked up the Berkley Building
Company to do some detached family homes a couple years ago. So, I know they are
sick of hearing from me, because I -- I keep doing the subdivisions around them. But
this one is -- is one that we think is appropriate for -- for this -- for multi-family under the
C-G as an allowed use. The planning commission approved that last month or two
months ago. I apologize for not being able to make it last week. We had a noticing
problem and, then, it cascaded into conflicting with some other hearing and, then, it was
just going to be out of control if I didn't bump it a week, so I apologize for that. You
know, these hearings bump into the hearings, but -- but the idea being that they did
approve it as a CUP, and if not for the fact that we were preliminary platting this, we
wouldn't be here, we would just be doing -- we would be moving ahead with our
development drawings and the conditional use permits for final action at P&Z. But we
are doing a preliminary plat, so you do have final say and it's my task to convince you
that this is the -- the right use and the right site plan for this particular piece of
development. So, one of the -- some of the design considerations that we had was --
we didn't even think about doing three story apartments or a three story apartment -- or
office building, like Citibank, which is just to the north of us. We went two story. In fact,
we are under 30 feet for our building heights. Our site is between six and ten feet below
Sutherland Farm, which is up above the canal and we are down below the canal. I'm
not going to say that, you know, somebody's view from a particular spot might not get
blocked, but there is a mature landscape pathway on their side. There is a six acre park
-- a private park on their side. I feel like we have got a good distance offer of 160 feet
between their closest home and our buildings, which are below, and only two story. So,
there is good I think transition. It's below density for multi-family at 11.6, doing the
eight-plexes, two stories, with all the parking and open space required. Really, what
you will see on a standard R-40 or something like that is you will get around 18 to say
22 an acre. So, this is being done on 11 and a half. It is really kind of a low -- lower
density multi-family project. We got ample open space. Good amenities in the middle.
All two stories. Perimeter fencing along the canal, keep kids out of it, and I saw a letter
from the church to the west of us that wanted a fence between us and them, which --
which we will do as well. As far as parking goes, your commission is very staunch
about trying to get extra parking if they can get it. In my limited experience with multi-
family and hearing from other people -- when we came before them we exceeded it by
five spaces and after you go through the islands every ten space and the -- the drive
aisles and the open space requirements and everything else, it's -- you have a handful
of extra spaces, you say, man, we are good. But I did promise them that I would go
back through and see if I could tighten it up a little bit and so we were able to gain six
Meridian City Council
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more on top of the five, so we are actually plus 11 now in our final site plan. It was
trading a little bit of open space for a parking stall and it wasn't a big deal, it was just a
final iteration of some of the little nooks and crannies, if you will, where we could get a
few more spaces in. But we exceed our code. We agree with the staff report. A little
minor clarification for staff, though, is that buffer to the west. We were told it did not
have to be 25 feet going to the west in the last hearing. We have 15 or ten and the
adjacent parking stalls have like ten or 15. Between the two we have the buffer to their
parking lot, but we were told it didn't have to be all 25 on our side by staff in the last
hearing. So, I just want to clarify that for the record. But other than that, we think it's a
good match. It's a good site. It's within a mile. It's less than a mile to the Eagle
interchange, which is important I think for multi-family that we put our, quote, unquote,
density, which this is kind of a medium high density, close to our main, you know,
conveyance facilities, Eagle Road and the interchange. It's within a mile. So, I think
that's important to point out, too, that we think we are in a good location for that. I think
we have some great architectures. We hired Glancey Rockwell Architects to come up
with some options and we -- cost was not a concern, it was, like, man give us a -- give
us, you know, the coolest looking things you think you can give for us and I think these
renderings don't quite do it justice, but we think we got good architecture, too, and two
stories is important. I think out here we are not going three. So, with that I will stand for
rebuttal, which I'm sure I will have a few. They are not all here for me, I know that. I
saw another application, but there is a few. So, thank you.
De Weerd: Council, any questions for the applicant?
Bernt: Madam Mayor, one question.
De Weerd: Mr. Bernt.
Bernt: Mr. Schultz, can you confirm the percentage of open space? If I'm remembering
correctly, wasn't it above 20 percent?
Schultz: Yeah. Councilman Bernt, we are required to have 250 square feet per unit. In
an R zone, which we are now you required an additional ten percent, so they come out
about 20 percent open space. I think we hit that additional standard, even though we
weren't technically required to hit it. On the other ones we -- we do -- I mean they kind
of come out that way with the open space that you get and we definitely exceed it by a
lot.
De Weerd: So, what does that mean by a lot? What's your total open space?
Schultz: Well, we are about 10.7 acres. Ten percent would be one point -- you know,
1.7 acres and I think we are -- I have got it written, Mayor. I just need to find it. Maybe
if I put on my glasses.
De Weerd: I was just trying to help get an answer.
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Schultz: We -- we are at 60,000 square feet, which exceeds the requirement by double.
We are required 30,000 square feet. We have 60 for that 250 per, which is real close --
which is about an acre and a half. It's around that ten -- ten, 11 percent, I believe. Is it
13? Thank you.
De Weerd: So, 13 percent?
Schultz: Yes, ma'am.
De Weerd: And the question was are you at ten percent. Is that --
Schultz: No, it's not 20. I'm mistaken in that -- in that regard. I was thinking of those
that I got coming through.
Bernt: Yeah. That's what I think I was remembering.
Schultz: We had another one coming through. But it is twice the required for the 250
per -- per unit, which would be 30,000 square feet. We are at 60,000 square feet.
De Weerd: Okay.
Cavener: Madam Mayor?
De Weerd: Mr. Cavener.
Cavener: Matt, you touched on it, but I didn't hear an exact answer. How tall are these
structures going to be?
Schultz: The architect tells me they are under 30. Like 29 and a half feet. And the two
story requirement just single family residential is 35 feet. So, we are -- we are under
that.
Cavener: Thank you.
De Weerd: Any further questions from Council at this point?
Borton: Madam Mayor?
De Weerd: Mr. Borton.
Borton: A real quick one. Matt, the fencing to the south, can you describe that for us?
Schultz: Sure will.
Borton: Along the south border.
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March 6, 2018
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Schultz: Mr. Borton, yeah, we like to do a six foot wrought iron with the four inch gaps,
so kids can't get through it per code and for our open vision fencing it's also protective.
Not the -- not the mesh fence, more the wrought iron look.
Borton: Okay. Madam Mayor. One other question. One of the things that comes with
continuances, sometimes members of the public who can appear the first time, some
can't, and we read those e-mails and try and -- and I'm sure you do as well -- one of
them came from Colonel Larry Leach, who was unable to attend, I believe. At least his
e-mail said, if he's here. I'm reading his e-mail. But he had -- he had raised questions
and concerns he wanted to bring up last time with regards to the number of parking
spaces and can you speak to the parking spaces that are being provided and how this
property, as designed, properly accounts for visitor parking, as well as resident parking?
Schultz: I will give it a good shot, Mayor and Councilman Borton. So, your code
requires two spaces per two or three bedroom units and one and a half for every one
bedroom unit. If you use that formula and, then, one every 500 square feet of
clubhouse, if you add all that up we exceed that requirement by 11 spaces. Now, does
those two spaces per two bedroom unit cover everybody and their parking all the time?
Probably not. But at the same time there is some -- some people that have two
bedroom units that only have one car as well and I think by exceeding your code by 11
that we have done all we can in that regard and there may be some on-street parking
on Copperpoint allowed, you know, we are widening that out and whether or not ACHD
allows parking that, that's up to them. But we are widening it out ourselves to allow for
on-street parking and two-way traffic. So, there is a lot more even, you know, that could
be there as well in terms of overflow. But it's -- not for this one, but for the next one,
please -- I mean if you guys don't like your code, please, change it, because it's really
hard, after you go through this process, this iterative process, to lose ten units just
because people don't like their code quite as much as maybe they should, which is kind
of where we are at. But we really think we have got -- we have got good parking and I
like the fact there is some storage in this layout, too, since we are speaking parking, but
we could have put more parking where that storage is at.
Borton: Sure.
Schultz: But we chose to put some storage. So, you're kind of balancing all of those
things --
Borton: Certainly.
Schultz: -- you know, open space, or in this and this and this and this and -- and we
have more than what's required. So, we think we have a good site plan.
De Weerd: Well, our code suggests minimums --
Schultz: They do.
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March 6, 2018
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De Weerd: And so that -- you can always exceed it and this is commercial, you are
proposing apartments, which are allowed, but when people look at commercial on a plat
they think office, retail, those kind of things. So, when you come in with something
allowed, but envisioned differently -- and that's why this is a CUP, you know, the parking
is an issue.
Schultz: I understand that, Mayor, and I appreciate your concerns with the parking. It's
real hard for us as a consultant, when we exceed code and have different options and
provide all these things, though, to suggest to our clients that we lose a million dollar
building. I -- I can't recommend it, you know, myself over -- you know, to gain -- you
know, I can't, you know. But you guys can, you know, and I'm not suggesting that you
say lose a building to pick up ten spaces or whatever, but those are the constraints we
are operating under is to balance everything and still come out ahead and that's -- that
was our goal.
Milam: Madam Mayor?
De Weerd: Mrs. Milam.
Milam: I don't mean to take this sideways, but I agree with Mr. Schultz and -- I mean I
realize I don't like anything at a minimum and at least he is exceeding the minimum and
I don't know when that -- we made that code for the amount of parking spaces, maybe
that should be revisited. In this day and age everybody has a car and some people
have two cars and -- and it is -- it does get very crowded and just for future maybe we
should revisit that and consider raising the minimum, but --
De Weerd: Thank you.
Schultz: Thanks.
De Weerd: Josh, a quick question on Copperpoint Way. Is that designed to allow
parking?
Beach: My recollection is that Copperpoint Way itself here is designated partially as a
collector, but Copperpoint -- yeah, Copperpoint Drive is just a local street. So, there
would be parking available on Copperpoint Drive, but not on Copperpoint Way.
De Weerd: Okay. Where are you able to look at the original plat?
Beach: There is a bubble plan. Let me pull it up here for you. It contemplates it a little
bit differently than -- than the way the applicant -- it's all just one parcel. There is not a
lot of detail in what is being proposed there, but the -- this was annexed in with the
Sutherland Farms project and they did designate this as C-G. So, what did -- it did not
come in as part of the Silverstone. I was incorrect on that. But there isn't any further
detail as to what was being proposed for those lots, other than the configuration you
see.
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March 6, 2018
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De Weerd: And the front part of that -- or the part to the west, that's all office?
Beach: Here?
De Weerd: Uh-huh.
Beach: I believe that's correct.
De Weerd: Okay.
Beach: There is a church and some other ancillary uses there, but, again, it's not --
that's part of the overall Silverstone project, but there are some -- some differing uses
there that are not residential.
De Weerd: Thank you. Okay. Mr. Clerk, we will enter into the public process and so I
will ask you to read off those that have signed the list.
Coles: Very good. Thank you, Madam Mayor. I will start with the name from the
previous project. Lorraine Kleint was signed up against with no indication of testimony.
De Weerd: Oh, that one isn't -- okay. You don't need to apologize. That's fine.
Coles: Jessica O'Shell signed up against, not wishing to testify. Jennae Van Sickle just
signed the list with no indication of for or against or testimony.
De Weerd: Okay.
Coles: Ethel Edward, the same, no indication of for or against and no indication of
testimony. David Ballard against, wishing to testify, and I believe he is representing the
Apostolic Bible Church, wishing to testify.
De Weerd: Good evening. If you will, please, state your name and address for the
record.
Ballard: Good evening. My name is David Ballard. I'm an attorney in Meridian. I
reside at 24 --
De Weerd: David, can you move closer to the microphone.
Ballard: Okay. Start over. Start the clock, too?
De Weerd: It does.
Ballard: Okay. David Ballard. I'm an attorney in Meridian. I reside at 2482 East
Springwood in Meridian. With me this evening is Reverend John Mascroft. He is the
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March 6, 2018
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pastor at Apostolic Bible Church. We had filed written opposition last Friday. In large
part, Pastor Mascroft's church is a parking space lot to the immediate west. No
impediment to get access to it or to crossover on the buffer. We were asking that a
condition of approval would be the installation of a fence along the western boundary to
be a barrier. Appreciate Mr. Schultz making the concession, if I heard him correctly,
that they would install a fence. What was not described was the type of fence or
delineate the condition of the fence. What would be acceptable would be a six foot
wood fence -- wood pickets, which would be a barrier, so there would not be sight as
such between the park -- the church's lot and the development. With the consent of the
developer or the applicant I believe that that clears the way as well for the Council to
make that a condition of the plat. I have read in the record concerns about the traffic
impact. I think that has to be taken into account. It's within the purview of the intent of
the ordinances that each lot be able to develop and maintain itself as it prefers. So,
housing is on this side, commercial is on this side, there should be a barrier between
the two. With the description of the type of fence, I believe that that completes this part
of the presentation and stand for questions.
De Weerd: Thank you, Mr. Ballard. Council, any questions?
Milam: Madam Mayor?
De Weerd: Ms. Milam.
Milam: It's just to clarify, Mr. Ballard, you are not against the project as long as you
have a fence in between the church and the project -- a six foot wood picket fence.
Solid.
Ballard: That is -- that is correct. I was just asking for a barrier to be established
between the two lots. It will be real convenient for somebody to pull into the church
parking lot and keep them from using their property.
Milam: Thank you.
Ballard: Thank you.
De Weerd: Thank you.
Ballard: Thank you.
Coles: I did also have John Mascroft signed up wanting to testify, but -- very good.
Leanne Mascroft, signed up against, not wishing to testify. Danielle Weeks signed up
against, not wishing to testify. Fred Thompson signed up against, wanting to provide
testimony.
De Weerd: Good evening. If you will, please, state your name and address for the
record.
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March 6, 2018
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Thompson: My name is Fred Thompson. I live at 2853 South Nephrite Way, Meridian.
De Weerd: Thank you.
Thompson: I think that gets us started.
De Weerd: Yes, it does.
Thompson: Madam Mayor, Commissioners, Council, the project, in my opinion, is
totally inappropriate with so much of a living space embedded in -- embedded in a
totally commercial -- primarily commercial area just south of the city. The second
objection on that is the -- there is no way to tell from the diagram that's presented just
how wide Copperpoint -- Copperpoint Way is going to be. Copperpoint Way -- right now
I regularly take exercise riding my bicycle down Copperpoint Way as it exists right now
and there are times when -- even on my bicycle if there is a car coming the other way I
have to get over and actually stop in order to -- in order to allow the car to pass. I
believe it's unsafe to have Copperpoint Way as a major ingress and egress route. The
next thing is that given the amount of traffic on Eagle Road, particularly in the morning
and in the evening, sometimes traffic will get backed up all the way to Easy Jet from
Overland and that's going to impede ingress and egress onto Copperpoint Drive from
that location. The other southern -- excuse me -- the northerly ingress and egress on
Cobalt -- Cobalt Point Way from Overland is -- is often backed up because of traffic on
Overland. The obvious thing for people to do is to take -- to take Knapp -- to take
Knapp and divert themselves through the southern -- the Sutherland Farm housing area
and move over into Muir Woods in order to -- in order to egress and ingress from that.
The other -- the other way -- once -- once they are over onto Easy Jet then -- then they
have got -- then they have got a choice to take Baystar and head -- and head south to
Victory, which in and of itself, not being a regulated intersection, can -- can often cause
a backup at that point. We are creating a lot of traffic through the Sutherland Woods --
Muir -- Sutherland Farm, Muir Woods tracts here and I object to the -- I object to this
proposal primarily on that traffic. The parking is going to be inadequate, I believe, even
though it meets -- it meets the standards, even though it meets the code. If you allow
parking along Copperpoint Way you are only going to likely be able to do that on one
side. You won't be able to do it on two. So, I think I'm asking the -- I’m asking the
Council to reject this proposal based on those things. Thank you.
De Weerd: Thank you so much.
Coles: Joyce Ashcraft signed up saying she didn't want to provide testimony, but didn't
indicate either for or against. Dean Ashcroft signed up against, not wishing to provide
testimony. Edsel Martin signed up against, not wishing to testify. Lynn Martin signed
up against, not wishing to testify. Dean Reese signed up against, wanting to testify.
De Weerd: Good evening. If you will, please, state your name and address for the
record.
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March 6, 2018
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Reese: Thank you, Council and Mayor, for giving me the opportunity. My name is
Dean Reese. I live at 3867 East Mackey Court, Meridian, which is in Sutherland Farm
Subdivision, phase one, and just to start this off for the record, on my way here tonight
coming up Eagle Road trying to go westbound on I-84 I had to sit through three stoplight
cycles before I could get onto I-84. That's what the traffic is like now and that's before
this project and Movado, which is 700 units is coming online near -- in our little square
mile surrounded by Overland, Cloverdale, Victory and Eagle. Excuse me. But --
anyway. So, that's part of the traffic situation. Now, the next thing is -- it's my opinion --
and, unfortunately, I was out of town during the planning commission meetings, but
when I looked at the design, this design does not fit our subdivision at all. We have got
these apartment buildings with a 3/12 pitched roof on them. It looks like a bunch of
lean-tos and I -- I think it should be sent back to the planning commission to -- to get a
redesign on this to make it look a little more like our Sutherland Farm Subdivision. Next
-- next item is -- and I realize the City Council and -- it doesn't really take into account
the school situation, but these are the facts. Right now there are a hundred -- let's see.
A hundred and twenty-four seats available in the three elementary schools closest to
the subdivision and that's it. The closest middle school is currently at 939 out of a
thousand. So, we have got like 61 seats available in the nearest middle school. If you
got the flyer from the West Ada School District, which everybody that lives in the area
should have got, you look through it, there are no plans whatsoever for any schools
south of I-84 in this proposal. So, therefore, I think this project should be rejected.
De Weerd: Thank you, Mr. Reese.
Reese: Okay. Thank you.
Coles: John and Rebecca Tucker signed up against, not wanting to provide testimony.
Robert Neilson signed up against with a question mark in the testimony column.
De Weerd: Good evening.
Neilson: Good evening. My name is Robert Neilson. I live at 3508 East Quinn Drive in
Meridian. Thank you for the opportunity to testify. Several items. First of which is when
you look at the overall development in the area there is a question of whether
commercial development would be more appropriate than apartment development.
Certainly be more consistent with what's happening with the Silverstone business park.
But perhaps my -- my main concern with some of what has been proposed here was
each of the multi-family buildings that are being proposed would be separately platted,
which would allow separate ownership of each of the buildings. So, potentially, you
have got 16 different investors, each owning a building and the question comes what is
being done to make sure that we have good maintenance and appearance of those
buildings over time. Now, I know at the original neighborhood meeting Mr. Schultz said,
well, there is CC&R type agreement that says that the owners will have to appropriately
maintain their buildings. But, then, again, there was no indication of any enforcement
mechanism. One thing I learned tonight was they -- they mentioned that there was a
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clarification in the last two weeks that on the western boundary would only require a 15
foot separation from the property line to any building activity, rather than 25 -- rather
than 25 feet and it would be nice to get some clarification from what that is and why --
why the apparently 25 foot separation was reduced. Another thing we were told is if you
are concerned about parking, is we can't afford to remove a million dollar multi-family
building and still make this -- this project work. But there are three separate storage
buildings, which I suspect would not cost anywhere near a million dollars apiece, that
could, one or more, be removed to provide additional parking if -- if additional parking is
needed, because when you look at how things are happening these days with multiple
bedrooms, you have people that are subleasing within apartments, bringing more cars
than the city code requires and maybe the city code needs to be updated, maybe not,
but certainly the nature of the matter is is with economics the way they are these days, I
know people where you have got two and three bedroom apartments that have four, six
people living them -- in them, each with their own car, rather than thinking that this is a
family, as opposed to unrelated occupants. Thank you.
De Weerd: Thank you.
Coles: Brian Avilla signed up against, not wishing to testify. Scott and Becky Brisbane
signed up against, not wishing to testify. Janelle Avilla signed up against with no
indication of testimony. David Rios signed against, no indication of testimony. Jose
Hernandez signed up against, with no indication of testimony. Ryan Stalcup signed up
against, wishing to testify.
De Weerd: Welcome back. If you will, please, state your name for the address -- or for
the record. For the address. Name and address.
Stalcup: Thank you. Brian Stalcup. I'm at 3772 East Rajja Drive here in Meridian. I
will try and not rehash too much of what I said last week, because I think everybody
else is doing a pretty good job at that. One of the things that has me really concerned
this evening is that this -- this drawing that we are seeing is much different than what
was presented in the community meeting that was held in November. This one is much
worse, actually, especially for me, because if you look at the -- at the building closest to
the Ridenbaugh Canal in the lower -- I guess it would be the lower right-hand corner
there, that, basically, hangs into my backyard directly between me and Bogus Basin.
So, I'm totally in love with that. But as far as what everybody else has said about the
plat and the design of the location, it just doesn't seem to fit in that community at all.
For the same reasons that everybody is concerned about this one, are the same
reasons that they were concerned about a much smaller project on Eagle and Easy Jet
and that one everybody saw was certainly not appropriate. This one creates a new set
of problems. The park that we keep talking about in the context of this development, is,
of course, a private park, but there is not really much else for the residents of this
community to do besides go and attend one of the parks in our community, which poses
a host of new challenges. The schools -- I think everybody pretty much did a great job
of covering that. They are already pretty well stocked. My little one is over here
learning about city government tonight and he could tell you just how crowded the
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schools are. But I certainly appreciate the Council's time in hearing this. I'm certainly
opposed to the project, not just for -- for my personal use, but I think it's a terrible use of
that plat and consideration of the other items that are already ongoing adjacent to that
property. So, thank you for your consideration.
De Weerd: Thank you.
Coles: Mary Martin signed up against, not wishing to testify. Carl McVey signed up
against, not wishing to testify. Carole Gabrielson signed up against, wanting to provide
testimony.
Gabrielson: Good evening. My name is Carole Gabrielson. I live at 4231 East Easy
Jet Drive. I'm here tonight in opposition to the Harper Ridge Subdivision and I oppose it
for the following reasons: One of the objections that Commissioner Yearsley addressed
in his vote against this project is the issue of allowing multiple owners within the
development. Even one management -- even with one management company it can be
difficult to make multiple owners maintain their properties in a manner that is consistent
with the rest of the development. Commissioner Perreault agrees, stating that there is a
similar development near where she lives that has multiple ownership. She notes that
the buildings are in different states of maintenance at any one time and it has affected
the development. After the public hearing was closed on Harper Ridge, the
Commissioners discussed the issue of multiple ownership. They were looking for a way
to recommend one owner for the development. Mr. Parsons from the Planning Division
made the following statement: While the staff report says that they need to provide us a
maintenance agreement, it doesn't specifically say one owner. So, if that's how you
want it read we can certainly add that verbiage in there for you. After Commissioner
Yearsley's motion to deny Harper Ridge failed to gain a second, excuse me,
Commissioner Wilson offered the following motion: After considering all staff, applicant,
and public testimony, I move to recommend approval to City Council of H-2017-0151 as
presented in the staff report with the following modifications: That there be an additional
ten parking spots and that we recommend to City Council that there be one owner of
this property that can -- and that that be added to the conditions. This motion was
seconded and approved by all the commissioners, except for Commissioner Yearsley. I
have read through the staff report several times and I don't see where either the
additional ten parking spots or the one owner has been added to the staff report. When
Sutherland Farm spot the apartment complex at Easy Jet and Eagle, we did a survey of
apartment units within a three mile radius of our subdivision. Within that radius there
are 854 apartment units. With the addition of 112 unit apartment complex in Movado
there will be a total of 966 units available. Many of these offer one, two, and three
bedroom options. With the current subdivisions and apartment units, every type of
housing has already been addressed adequately. We do not need more rental units. It
is worth noting that the developers of Movado took 200 units out of their apartment plan.
I think that that is a clear indication that they feel the rental market is nearing the
saturation point. I totally agree with Commissioner Yearsley that this piece of property
should remain commercial and I have a suggestion that instead of coming here and
saying no, no, no, I thought it would be nice to make a suggestion, maybe, of what we
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would like to see on that property. I would love to have the City of Meridian purchase
that property and put a library there. Our library at Silverstone is very very busy. It's --
it's renting and leasing that space. This is just absolutely the perfect spot to have it.
You have multiple subdivisions, including Movado, that could have access via walking
paths. You have two elementary schools and a high school in close proximity. There
are two large day cares within walking distance. This piece of land offers space for a
large library with ample room for parking and --
De Weerd: Ma'am.
Gabrielson: -- space for future expansion.
De Weerd: Ma'am, I'm sorry, you need to summarize.
Gabrielson: Okay. I'm done. Thank you for listening to my comments. But I would like
to have P&Z tell me why those two conditions didn't end up in the staff report. Thank
you.
De Weerd: Thank you. Council, any questions?
Borton: Madam Mayor?
De Weerd: Mr. Borton. Ma'am.
Borton: I have got a question.
De Weerd: We have a question.
Borton: It might not be a question. Maybe it's an answer. Josh, correct me if I'm citing
it wrong. There is a condition 1.1.3 in the staff report that speaks to the requirement to
add those additional ten parking spaces? That's how I see it referenced in there.
Gabrielson: There is parking and he does -- it says in that -- underneath the parking
that there is ten additional parking spaces, but that's not including these extra ten,
because he has two hundred and -- it's -- the 238 is what is required. He has 248. But
on top of that Planning and Zoning was asking for an additional ten parking spaces and
I can't see where that was put into the -- into the staff report.
Beach: I will have to look at the --
Palmer: Madam Mayor?
De Weerd: Mr. Palmer.
Palmer: Sorry. I got a question for you, too. Sorry.
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Gabrielson: Yes.
Palmer: Madam Mayor. And this is for yourself and maybe anybody else who might
have any concerns about parking when they come and testify. Are you concerned
about people parking down inside of the subdivision that you live in or maybe adding it
to -- or people parking along Copperpoint?
Gabrielson: I just don't think that there is adequate parking for this particular
development. You have -- you have three bedroom apartment units and you're only
allowing two cars for that. I see the possibility that you are going to have three people
in a three bedroom apartment and you are going to have three cars and there just isn't a
lot of space for those cars to go. The only additional space -- Copperpoint is a collector
street. They can't park on it. So, the only place for those cars to go is into business
parking lots and I think we have already had the church tonight come and tell you that
they do not want that and I think that you're going to have some issues. We have
people going into parking lots of businesses and trying to park, because there isn't
adequate parking.
Palmer: Thanks.
De Weerd: Thank you. Anything further? Thank you so much. I thought I would ask
before you sat down.
Coles: The next on the list was Eric Gabrielson, wishing to testify.
De Weerd: Good evening.
E.Gabrielson: Good evening. My is Eric Gabrielson. I reside at 4231 East Easy Jet
Drive in Meridian.
De Weerd: You want to pull that closer.
E.Gabrielson: Part of the Sutherland Farm Subdivision. Madam Mayor, City Council
Members, I'm here tonight in opposition to the Harper Ridge Subdivision. I oppose it for
the following reasons: On page 15 of the P&Z staff report, Item 1-G, deals with
conditions of operations that will be detrimental, such as the excessive production of
traffic. The report says: Staff recognizes the fact that traffic and noise will increase with
approval of this development, however, whenever undeveloped property is developed
the amount of traffic generation does increase. What they don't say is the amount of the
traffic increase. Harper Ridge uses the identical road system as Movado. It is short-
sighted not to take into account the consideration of the traffic from Movado. This was
not adequately addressed when this development was approved. It is inexcusable that
it was ever approved without access to Cloverdale. Movado Way and streets within
Silverstone business park are not going to handle the amount of traffic generated by
526 homes. The developer is trying to funnel most of the traffic out to Overland Road.
When Norco's corporate headquarters and showroom are completed this spring, a great
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deal of traffic will be added to the route and we all know that Norco is just the tip of the
iceberg on this large piece of undeveloped property. As the business park roads and
Movado Way become more congested, the traffic was to start to come up through Muir
Wood and Sutherland Farm. A subdivision will provide the interconnectivity to move the
traffic. The city knows very well the high amount of traffic through our neighborhood
leads to a loss of property value and livability. On top of Movado you now want a 124
unit townhome complex that ACHD says will generate about 825 vehicle trips per day.
To say the least, the homeowners of Sutherland Farm and Muir Woods do not agree
with the P&Z's assessment of traffic increase. The Harper's second point -- the Harper
Ridge structures are not compatible with or similar to any homes or businesses in
Sutherland Farm, Sutherland Downs, Muir Woods, Movado, or Silverstone business
park. All of the existing subdivisions around Harper Ridge have similar home styles and
have HOAs having strict guidelines. They are all traditional type homes. The Harper
Ridge townhomes are modernistic boxes that fit in with nothing in the surrounding area.
These type of structures are cheaper to build, because they include few architectural
features. The last item I would like to discuss, the lack of adequate parking for Harper
Ridge. The total parking spots required by UDC Table 11-3C-6 is 238. Two hundred
and forty-eight spaces have been provided in the site plan, but ten of these spaces are
ADA or handicap parking. While these ADA spots are necessary and legally required,
they can only be used by a small group of people. Commissioner McCarvel requested
Mr. Schultz to come up with an additional -- ten additional spots and this was supposed
to be one of the modifications that was added to the P&Z approval of Harper Ridge. In
February 24th e-mails to Josh Beach Mr. Schultz said that they will have -- only be able
to come up with seven additional. This will not begin to -- to provide adequate parking,
especially when there is no street parking available on Copperpoint Way. The spread
provides for --
De Weerd: Mr. Gabrielson, can you summarize.
E.Gabrielson: Yeah. This provides -- will not provide for residents or overflow for
parking for visitors. The visitors will be parking in neighboring businesses, which I don't
think would be too happy for that occurring. Thank you for listening to my comments.
De Weerd: Thank you. Any questions? Thank you.
Coles: Katie Flanagan signed up against, not wishing to provide testimony. Anna
Hernandez signed up against, not wishing to testify. Shane Carmichael signed up
against, with no indication of testimony. Gale Stocking signed up against, not wishing to
testify. Reylon Stocking signed up against, not wishing to testify. Don Steinke signed
up again, not wishing to testify. Debbie Steinke signed up against, not wishing to testify.
De Weerd: Thank you. We will move them.
Coles: Paul Hosford signed up against, not wishing to testify. Kathy Hosford signed up
against, not wishing to testify.
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De Weerd: Yes, ma'am. Good evening. Yes, please, pull it down. If you will, please,
state your name and address.
Hosford: My name is Kathy Hosford. 2711 South Knapp Avenue in Meridian and live in
the Sutherland Farm community.
De Weerd: Thank you.
Hosford: I feel that there is so much better use for this property being commercial. We
already know the schools are crowded -- overcrowded and we already know that the
traffic has gotten worse and if we are building all these houses, why not put more
commercial in there, so that they have a place to work. We are just oversaturated with
apartments and houses and traffic and I just feel there is so much more use for that
than having more apartments. Thank you.
De Weerd: Thank you, Kathy.
Coles: Brian Harper signed up against, not wishing to testify. William Simms signed up
against, not wishing to testify. Katrina Simms against, not wishing to testify. Charles
Villa signed up against, no indication of testimony. Joe Martin against, no indication of
testimony. Stephanie Baird signed up against, with no indication of testimony. Howard
Baird against, no indication of testimony. Susan Simms against, no indication of
testimony. Irene Williams against, no indication of testimony. Terrell Williams against,
wanting to testify.
De Weerd: Good evening. If you will, please, state your name and address for the
record.
Williams: Terrell Williams, 4267 East Easy Jet Drive.
De Weerd: Thank you.
Williams: Want is such a strong word. Excuse me. I'm recovering from a cold. I really
can't add too much. There have been some very strong arguments here against this
project. I think we have to keep in mind, as was pointed out, the Movado is going to be
-- the major egress to the south for Movado is going to be across Copperpoint Way.
Copperpoint Way is not much more than a wide alley at this point. I did hear something
about perhaps that being widened, but I would want the Commission to be sure that that
will happen before anything else occurs here. As far as the project itself, it's the wrong
project in the wrong place. Certainly the buildings do not fit at all with the character of
the buildings around it. The Commission has a very strong responsibility to protect us
from interests that may be purely profit driven and as a business professor I understand
profit and I appreciate it, but we also have to consider the people in the community.
This is not a good idea. There are a lot of things that could be better here. I love the
idea of a library. That was great. So, for all the reasons that have been mentioned
here, I would suggest that you send this back for reconsideration for a better set of
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buildings here, something that would fit in, something that doesn't add tremendously to
the traffic issues in that area, because we are going to have a lot of it coming into
Sutherland Farm. There is no other way. There is no egress from Copperpoint -- out
Copperpoint Way. There is no light onto Easy Jet. So, you are going to have people
coming back the other way. You're driving traffic in ways that are just almost impossible
to support. Please, please, take your responsibility to help us here. Thank you.
De Weerd: Thank you, Mr. Williams.
Coles: Ron Porter signed up against, with no indication of testimony. Catherine Porter
signed up against, with no indication of testimony. Sarah Watts against, no indication of
testimony. Dorothy Guiley signed up against, no indication of testimony. Pam Judy
against, no indication of testimony. Bonnie Broussard against, no indication of
testimony.
De Weerd: Good evening.
Broussard: Good evening. My name is Bonnie Broussard. I live at 2662 South Teddy
Avenue, Meridian, Idaho. Madam Mayor and Council Members, I just wanted to
address the fact that with all of the development that's going on in south Meridian all the
way to Kuna, I had received a letter through NextDoor about -- that was provided by
Southwest Ada County Alliance and they had done some research where COMPASS
has projected that between now and 2040 that over 60,000 new people will be living in
that area. So, we are going to have a major impact with the growth from the area and
so I was just wondering how are we addressing that with providing places for these
people to work, because that's what this -- the Silverstone Subdivision provides is office
buildings for these people to work and so right now there is such a congestion of traffic
coming through to get to work in Meridian and Boise and Nampa, but if we could
provide some more office space and places for them to go -- we have that right now
with Silverstone, but we are taking it away with these apartments. So, are we approving
things like that to be built in that area or is it just going to be more housing and maybe a
couple of retail places for grocery shopping or something. It seems like that we are
overlooking the fact that we need this type of infrastructure here for jobs and quality of
life for the people that are -- it's almost like another town for 60,000 people. So, I just
would like to see how that's being addressed. Thank you.
De Weerd: Thank you, Bonnie.
Coles: Vern Williams up against, with no indication of testimony. And, Madam Mayor,
that was all that I had on these sign-in sheets.
De Weerd: Okay. Those were the sign-up sheets. Is there anyone who would like to
provide testimony that wasn't on that list or -- yes, Mr. Brown. Or has changed your
mind, you would like to provide testimony, that would be good, too. Please state your
name and address for the record.
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Brown: For the record Kent Brown, 3161 East Springwood.
De Weerd: Thank you.
Brown: I have no dog in this fight, if you will, but looking at your Comprehensive Plan,
your Ten Mile interchange, you tried to have employment centers and have higher
density residential close to those centers, you have done the same thing in El Dorado
that's across the street. There is two or three apartment complexes. There is a little
higher density R-15 residential housing that's in there. I see this being the same type of
use. There is -- I think it's kind of been overlooked that many of these residents could
work in the businesses that are adjacent and wouldn't have to commute. That's one of
the goals when -- in your Comprehensive Plan is to catch those people closer to where
they work. My wife had a business on Overload for a number of years. We would see
people walking all the way from the high school to come to work in Silverstone. They
needed that job, but they were -- they would come into my wife's shop and they talked
about making that commute walking back and forth, because they didn't have a car. So,
I think that this use is appropriate in this location and it's kind of what you have asked us
to do in other locations. So, those are my opinions.
De Weerd: Thank you. Yes, ma'am. Good evening.
Sammartino: Hello. My name is Vel Sammartino and I live at 3712 East Rajja in
Sutherland Farm.
De Weerd: Thank you.
Sammartino: I just want to go on record as opposed to this project. The way I see it
and what I hear tonight that you're proposing 600 new residences on -- feeding into
Overland and Eagle Road, which is already way overcrowded. Thank you.
De Weerd: Thank you, Vel. Any further testimony? Okay. I will ask the applicant to
come up an address the comments made and give closing remarks.
Schultz: Mayor Tammy, Council, I'm going to try to address all these remarks. I took
pretty good notes I think. So, as far as the church goes, the Apostolic Bible Church,
that's not a problem to put a --
De Weerd: Matt, I can you pull the microphone.
Schultz: It's a good point to put a fence between us to -- to keep separate parking areas
and that's a good idea. The fence will be vinyl will probably be what we prefer for
maintenance. Wood doesn't last very long in this climate around here. We would like --
it's more expensive than wood, it's -- it's more durable than wood and that's probably
what we would -- what we would propose along there. If he wants a non-vision or if you
require open vision, we will do the six foot wrought iron. We are open to either. And if
you are not opposed to it, we will do the six foot vinyl. It's cheaper cost wise. As far as
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Copperpoint Way is concerned, it does need to get widened, just to make it a standard
road right now. I think they did a half plus 12 when they did the north development of
Silverstone, so we were required -- I believe it's seven or eight feet of pavement, curb,
gutter, sidewalk. We are going to do a detached sidewalk on our side. So, there will be
an extra lane -- parking lane added, if you will, that would allow -- and a 50 foot right of
way section and ACHD's 50 foot right of way section allows to way traffic with parking
on both sides of the street, unless they choose to no park it and that's kind of out of our
control. We are building it for them, we give it to them, and they make it so the -- for the
record, ACHD has approved this site. ACHD did make us do a traffic study trip
generation analysis accounting for Movado and although there is more traffic than
people would like -- than I would like, it's still within the thresholds and their
requirements and there is no -- no big bells and whistles went off in their minds and they
operate at a whole different level than I do as a resident that hates people going in front
of my house, too, and speeding and things like that. I wish Sutherland Farm developer
would have designed those nine lots that face that road next to the park, so that they
would be non-front, by he didn't. He's long gone. He's kind of set a situation that there
is some people that get a lot of that cut-through in front of their houses right there. But
the rest of -- going out to Easy Jet is a collector. It may not be a collector on ACHD's
land use map, but it functions as one. There is no on-street parking. We did Bancroft
Square on it and all the lots back up to it. But there is just that stretch going south to the
park and, then, heading east on Easy Jet, which I think most of our traffic wants to go
north, wants to go west. Movado has provided extra egress, if you will, and -- to
Overland through Silverstone and through them. So, yes, Movado has been brought
up. Yes, that's out of our control. Yes, they are way larger than we are and their main
ingress and egress is a collector road that comes off of Overland and goes way back
into their subdivision and so the primary traffic goes in and out to Overland with some
connections right here at our corner, kind of meandering detached somewhat. So, it's
not encouraged connection, but it is a connection, pedestrian and vehicular, which we
all -- we all promote. So, I believe we are safe on Copperpoint Way with what we are
required to build with this development through ACHD. As far as the architecture, we
didn't -- you know, the beauty is in the eye of the beholder. Modernistic was a term I
heard describing us. These don't really do it justice, but, yes, we are probably at least
ten years newer than a lot of the homes around there and architects come up with
things that we think are going to be nice and it's not because they are cheaper, it's not
because they are less expensive, it's because that's the design feature and your staff
does require us to go through intensive design review after this to talk about, you know,
brick, stucco, stone, articulation, you know, all those things that -- and one thing
Meridian has done well, I think, in looking at other subdivisions -- or other apartment
complexes -- there is just a heavy emphasis on architecture and that comes, you know,
mostly from staff and the developer -- we are a team, but they enforce it and to make
sure these things look good and we go through that process with your staff on the
administrative level. This is an indication, but they will fine tune it when we get down
the exact plans, but it -- it definitely -- definitely will come out nice to the back end.
There is this idea that we can sacrifice a storage space for parking. We could. You
know, it's kind of balancing act. If you sacrifice one of these storage buildings that takes
up ten spaces. An additional ten. We could. If you say we should we will, but we are
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proposing to have a balance of having excessive and having storage and having --
having -- you know, kind of having a little bit of everything that -- that meets it. It's a little
bit arbitrary when people say, you know, Mr. Yearsley -- who I'm good friends with -- I
was like -- says how many spaces do you want, you know, just because he said more,
you know. I want -- and he says I went ten more. Say okay. So, we went back to the
drawing boards, found -- we already had five more, then we had six more, so we are
plus 11. If Council wants me to add four more to somewhere else, maybe we can
sacrifice half of a storage building to get four more, if that's the number that everybody
wants we will do it, but we feel, again, that we have met and exceeded code in that
regard. They say we don't fit the subdivision. Well, we are not in this subdivision, we
were part of the original annexation. We are on the other side of the canal. We have a
good buffer. We are different. I think our traffic is somewhat separated. It's not
completely separated, because that bridge is public. There is mentioned amenities that
people are going to be hanging out in their park. We have got a pool. They don't have
a pool. We like our amenities. We think they are going to hang out in our clubhouse
and our pool, you know. So, I'm not saying their parks aren't nice, they are beautiful. I
love it. But it doesn't -- there is some -- you know, there is different amenities and we
have provided those for our residents to use and really spared no expense in that
regard. I appreciate Mr. Brown's comments. I didn't -- I swear I didn't tell him to come
up here. You know, he kind of gets up and it's like, hey, what's he going to say. I don't
know. But, yeah, he points out that there is some -- there is a lot, actually, office out
there already and this could be a complementing use to the existing office and future
office that's still to come out there on some undeveloped office parcels in Silverstone.
With that I will ask for approval and stand for any questions.
Bernt: Madam Mayor?
De Weerd: Mr. Bernt.
Bernt: I have one question. Can you speak in regard to the land owner discussion that
was -- that was discussed at Planning and Zoning?
Schultz: Yes. Thanks. So, there is this idea that somehow, some way, that if you have
multiple owners that somehow the control has been lost and this is like subdivision HOA
where they, you know, they enforce where you can't park and things like that, but this is
taken to another level of legal control, financial control, the ability to make repairs and
assess if needed. As an apartment owners association it's a whole other level of robust
-- robust legal and financial powers to make sure that the work is done, whether they
pay for it or not -- because these are income producing properties and it behooves
everybody, if this were to separate -- not that it will, but it could and to individual owners
or half owned and half owned or something like that. There is huge financial incentives
to keep everything looking nice and there is powers that these owners have -- that the
HOA managers have to make sure that these things get done regardless.
Bernt: What are those powers? Sorry, Madam Mayor.
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Schultz: There is lien powers. There is special assessment powers. There is -- there is
the legal document that they are going to sign before they buy them that spells all that
out that we are going to provide to the Planning and Zoning with our -- with our final
application that will have all those spelled out as to exactly how values are going to be
maintained at their optimal level for everybody. Can't afford to let these million dollar
buildings deteriorate for anybody's sack. I mean there is incentives for everybody that
these legal powers will be enforced to make sure that things get fixed and are
maintained. Mr. McMaster wants the flexibility. He wants to build it all out. But for
financing and phasing purposes he wants to plat it. He would love to have this as a -- in
the family forever. We just don't know how it's going to go. He plans on building it.
De Weerd: So, Matt, if one of the building owners goes bankrupt what happens to that
building? We have seen bank-owned property and how it gets into disrepair. So, what
happens in that regard?
Schultz: Well, I'm aware -- but I do -- I have seen this happen and there is -- there is a
bankruptcy and somebody else buys it and in the meantime it is maintained by the -- an
assessment that is put on that property to be collected with the proceeds of that sale. I
mean there is ways to do this that go way beyond what we do in a residential HOA, you
know, where we are just telling people they can't park there or you can't paint your
house that color. I mean there is powers to go in and do these fixes, to make the
repairs, to keep these things full in order of vacancy -- the longest vacant is filled first
and all that. That are the -- that's the procedures these things go through.
Borton: Madam Mayor?
De Weerd: Mr. Borton.
Borton: Josh, can you pull up Condition 1.2.1A? That speaks to the questions that are
being discussed.
De Weerd: While Josh does that, Matt, do you have the comparison of traffic counts for
apartments versus commercial, if it were office? Do you have any comparisons on
that? I tried to find it, but --
Schultz: I don't, Mayor, but I will just tell you some rough estimates I remember from
different sites that I have done is that apartments have less trip generation than single
family by like 30 percent or so in general and that -- I'm looking at another site right now
where we have half apartments in half single family and it's 70 percent less traffic than
Commercial. I'm taking retail commercial, big box, and some other things. So, there is
a -- there is a big trip generation difference in a positive way. It's not necessarily
intuitive, but retail and stuff is made to attract a lot of trips for coming and going, a short
turn around and homes don't typically have that short turn around on the traffic. So, you
think about it that way it makes sense and I just saw some numbers. I was shocked at
how much the reduction was from -- maybe not office. Office is different than retail
commercial. You know, commercial is a broad -- a broad use. It has a lot of different
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under it. We didn't do, hey, what if -- what if this was an office and here is residential,
what's the difference. We did not do that analysis on this, but I could find out, Mayor.
Just not tonight.
Milam: Madam Mayor?
De Weerd: Thank you. Mrs. Milam.
Milam: I think a lot of it would have to do with -- with the type of commercial. If it was a
call center with a couple thousand employees trip generation would be a lot more than -
- than the apartments. Just food for thought based on some comments that we heard.
Schultz: I don't know if Josh -- did we find that, about the condition of approval on the
HOA management and a building association management, if you will? It's not really a
homeowners association.
Borton: Madam Mayor?
De Weerd: Yes, Mr. Borton.
Borton: I think that this is the condition of approval that addresses the requirement prior
to a certificate of occupancy.
Schultz: Absolutely. That is the condition that we are -- that we would do anyway if it's
the city's condition to us and they are going to review it and we -- we trust maybe --
these is no -- these are big asset incoming producing properties that we -- we have
every incentive to throw every legal power we can with these to keep them good for Mr.
McMaster and if he happens to sell one for both parties to make it all look good and
keep producing in a very competitive market for multi-family in a very nice area, that we
want to keep nice, so --
Borton: Madam Mayor?
De Weerd: Yes.
Borton: Those restrictions, once completed, recorded against the real property. Any
future owner would be subject to the same requirements, maintenance contribution for
repairs, et cetera?
Schultz: Absolutely. They run with the land no matter what if that property owner
changes hands. I think that covers it, unless I have missed something. I didn't mean to
-- intentionally mean to avoid anything. I'm a little under the weather. I apologize. But -
-
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Borton: Madam Mayor, there was one -- one question that I -- I don't know if it was --
there was reference to 238 parking spots, but you added ten, it became 248, but, then,
there was a reference to a P&Z commitment to add ten --
Schultz: Uh-huh.
Borton: -- so, to 258 -- 248.
Schultz: Just clarify that. The way it reads right now we are supposed to add ten over
what we had before and we had 248, like you said. You just said 248. And so we
would need to go to 258 to add four parking stalls, which we will do. We will find them
in this layout. They are there somewhere.
De Weerd: There also was a question on the setback and I see it's in Condition 1.2.3
on the landscape buffer to the -- to the west and that's because it's -- it's a commercial
use versus -- the apartment is considered commercial. So, they have reduced it to 15.
So, is that correct, Josh?
Beach: I can answer that question. Looking at the code, the code requires that there
be a buffer and the discussion that was had, from what I remember in Planning and
Zoning Commission, was there is approximately ten feet on the church side with the
addition of Matt's approximately 15 feet that meets the intent of the 25 feet. So, staff
was -- staff was agreeable that that met the -- met the intent of that section of code.
De Weerd: Okay. Thank you. So, in essence, between the two there is 25. Perfect.
Cavener: Madam Mayor?
De Weerd: Yes, Mr. Cavener. Matt, you may have touched on it, but -- but I missed it.
I know you have talked to -- obviously at length about the fence along the church. What
about the early childhood learning center, is there a plan for a fence there and is your
plan to have it match whatever you put at the church or is it going to be a wrought iron
with spaces -- it's a little easier for a little kid to get through that than maybe a teenager.
Schultz: Mayor and Councilman Cavener, thanks for bringing that up about the other --
the preschool. They have an existing -- and looks steel. It's like a wrought iron on
steroids fence. It's nice looking. Around them. We intentionally -- if you look at our
layout -- I don't know if you have that, Josh, that color rendering. One of our first initial
layouts had our setbacks, you know, to the minimums and I said, no, no, no, no, we
need to pull that back and turn the buildings and, then, you can get that away from
there, so there is not rear patios overlooking, you know, that. So, we turned our
buildings -- if you look there -- so that they face east-west, if you will, and we pulled
back -- we doubled the setback, I think 25, 28, 30 -- it's somewhere that 25 to 30 foot
range where I mean code is at 12 or 15, but we intentionally jockeyed that away, put
extra landscaping in there and there is an existing nice -- very nice fence that they have
got around their facility right now that we are not planning to touch.
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De Weerd: So, the conceptual plan showed commercial, office platted conceptually.
Why did you decide to do apartments versus to continue what has been done in
Silverstone?
Schultz: Thanks, Mayor, for that question. If I can maybe just back up a little bit and
look at what -- what's shown here, but what was also shown on Sutherland Farm
originally in 2004. There were also some other areas of potential multi-family that were
from a PUD that never came about because of some shifting in some R-8 and some
protests and, then, shifted it all out. So, we just felt like in this particular piece, being
less than a mile off the interchange, being a complement to the existing office and work
uses, if you will, in the area and some restaurants, Eagle Road, that this was the best
use. As long as we did it in a way that was compatible and we do think it's compatible.
It's a two story level. We didn't go for a three story office building, which you guys
would have review over, but it would be allowed at least in a C-G. We have C-G
allowed. We could go in with a big tall building. So, we decided to kind of soften it up
and we just felt for the McMaster family this was something that they wanted to do with
this asset that they have owned for 12 years now, hoping that multi-family could be
done and being an allowed use. We thought it was a compliment, since nothing was
done south of the canal, so -- Movado has, obviously, changed somewhat things, but
we have a master plan, we are fitting in that master plan a mixed use regional and we
are part of that mixed use within the mixed use regional in this quadrant and so just
what he wanted to do and, hopefully -- hopefully you guys see fit to approve it with the
conditions that we have -- additional conditions that we -- or clarification that we have
tonight.
De Weerd: So, for part of the testimony -- I think it was Bonnie that had mentioned as
we look at the amount of homes and residences that -- what we will be serving, giving
up some of the commercial, office availability to employment opportunities versus filling
in those opportunities with -- with housing, do you have any comment to that?
Schultz: Mayor, thank you for the philosophical question. I have been in the
development business for 24 years now, either as an engineer or a planner, a
construction manager, whatever you want to call me in a couple of different states, most
of it being here in the last 17 years and so you see this growth, you live it, you breathe
it, you kind of lose sight of doing anything different and it has been, essentially,
obviously, a high growth area, except for 2008 through 2012 when there was slow
growth. Yeah. This -- Meridian is the center of a seven -- almost 700,000 population I
would say right now. We are at the center of it and it's going to grow. We have
projected that, ACHD capital improvement plan has projected on that. The schools are
trying since the beginning of time, like they always have of always going out and
passing these bonds as the growth comes and -- it's kind of the way we do things and --
but as far as taking away future work, if -- if it was desired to be offices -- offices would
have went through 12 years ago on this, probably.
De Weerd: We know that rooftops come first.
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Schultz: And there is still a lot vacant out there. But there is -- we have got a Ten Mile
interchange now, thank you, Mayor, for getting that approved and we have got that and,
you know, McDermott will come next and there is a lot of good office and work spaces
and we felt that this one was not ideal from a commercial standpoint, being a quarter
mile back from Eagle, it is not ideal, you don't have good visibility. So, it would be more
office and there is a lot of office out there and some is vacant, some it's not and some
that's built and some that's not. So, I don't think we are -- we are taking away anything,
because it's getting replaced as other areas grow as well and so I don't think we should
be -- I don't know. I just don't see it as damaging on this ten acres to the office supply
market in Meridian.
De Weerd: Okay. Any further questions from Council? Okay. Thank you.
Schultz: Thanks, Mayor.
De Weerd: The applicant always gets the last word. Council, any further questions for
the applicant, any of those that testified, or staff?
Milam: Madam Mayor?
De Weerd: Mrs. Milam.
Milam: I -- you know, I realize that traffic is an issue, that traffic is an issue on every
street in Meridian. I mean my street -- every street I drive on it's -- it's gotten horrible
and I wish there was something we could do about that. But my -- I think the biggest
problem that I have with this that's holding me on the fence is the multiple owners. I
realize there -- there will be an agreement in place and I'd like to check in with
Lieutenant Stokes, because from memory those are some of the times that we have
had -- or the areas where we have had the biggest issues are apartment buildings with
multiple owners tenants. Lieutenant Stokes, can you weigh in on that, please?
Stokes: Sure. Let me see if I can make -- Madam Mayor, Council Member, ownership
we -- I don't know if ownership has anything to do with it. What we see is how an
apartment complex is managed, because I don't know -- a lot of them are owned by a
lot of different people or maybe one person, but they all have somebody running them
for them mostly. So, that's really the key for us is how that's done.
Milam: Thank you.
Stokes: I hope that helps.
Bernt: Madam Mayor?
De Weerd: Mr. Bernt.
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Bernt: I have a question for the applicant. You're not off the hook yet, Matt. Sorry,
buddy. Question. So, in response to Lieutenant Stokes' comment and also the
question that was proposed by Council Member Milam, can you elaborate on, you
know, what type of management system is going to be in place to manager these
different buildings that may or may not be under different ownerships?
Schultz: Mayor, Councilman Bernt, the best ones we can find.
Bernt: I don't think that was too philosophical, Matt. I don't think that was too deep.
Schultz: I understand. But, like I said earlier, I mean these -- this -- this is -- this is
serious business we are talking about here managing these things for -- for a lot of
different reasons, you know, just managing how people use the pool and trespass and
how things get repaired and -- you know, every ten years or five years whatever the
annual maintenance is and taking care of landscaping and evicting renters potentially
and putting in new buyers and that cycle we have to try to maintain, you know,
hopefully, 95 plus occupancy is the goal. So, no, we -- I don't know how to explain it,
but we -- just like we search all of our consultants, we search out the best ones and say,
hey, charge for your services and let's make sure this thing stays top notch and I'm not
lying, that's just what we do, you know.
Bernt: I guess my -- Madam Mayor, follow up. My -- I guess my question was is it
going to be one owner -- ownership -- or, excuse me, not ownership, but one
management company managing the entire thing?
Schultz: Absolutely, Mayor. That's -- Councilman Bernt. That's the only way to do it
and that's the only way we would have it. There is no way as a -- the builder of this --
and he is going to build these buildings. I mean Mr. McMaster is going to build it. I
mean we are not just building lots and having, you know various builders -- various
builders build these to a certain specification, these are going to be built, owned, and
potentially maybe some sold, maybe not, but we definitely, for everybody's interest have
these managed by one sole company over the whole thing in perpetuity, you know, until
-- I don't know what else would happen. But they are just going to keep on going until --
forever.
Palmer: Madam Mayor?
De Weerd: Mr. Palmer.
Palmer: Madam Mayor, question for our attorney. Given that it's not an annexation
request, but that it's a conditional use permit and a preliminary plat before us, can we
legally consider that there may be possible owners as a reason for rejection?
Baird: Madam Mayor, Members of the Council, Council Member, if you go to the code
under your findings for the CUP, you can make findings with regard to the design,
construction, operation and maintenance, whether they are compatible with other uses
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in the general neighborhood and the existing and intended character of the general
vicinity -- vicinity and that such use will not adversely change the essential character to
the same area. That's a specific finding that you can make on one way or the other, I'm
not saying how you make it, but I think that's what you're getting at and while I have got
the floor, with regard to the condition on the -- in the staff report on this maintenance
agreement, you can add additional things like to provide for consistency of maintenance
and assessment of fees and, you know, to beef that up and even require that the Legal
Department review it, so that it will be consistent with your intentions, your findings.
That's another thing that -- that you have in front of you as a tool, whether you choose to
approve or deny it tonight. Is that helpful?
Palmer: Thanks.
Little Roberts: Madam Mayor?
De Weerd: Mrs. Little Roberts.
Little Roberts: Matt, so the individual lots could potential -- or buildings could be
potentially sold. Does the current owner maintain the clubhouse or does that become
fractional? What's the -- I guess what I'm trying to get at is what's the commitment
should the owner sell all of the residential buildings, the buy-in there to maintain this?
Schultz: Mayor and Councilman Roberts, thank you for that question. So, all the
common areas -- everything outside of the building, essentially, is common area to be
taken care of and maintained by the owners association -- I almost said homeowners,
but it's not homes. But they are -- and the clubhouse falls under that jurisdiction of
being on a common lot that's owned by all -- everybody and that could be the one owner
that owns it all or several. I equate this somewhat to a four-plex project. These are
eight-plexes, but I think every four-plex project I have seen has been individually owned,
not necessarily all owned by separate owners. I have seen some were half that's
owned by one and, then, individuals own the rest and he's the majority, he makes sure
everything gets done and -- but that's -- these are eight-plexes, instead of fours, but we
do a lot of -- I don't -- we, but -- not me, but other people have done a lot of fourplexes.
Little Roberts: Thank you.
Schultz: Thanks.
De Weerd: Okay. Any other questions from Council?
Schultz: Thanks.
De Weerd: Thank you. Uh-huh.
McMaster: Doug McMaster. 905 Sherington, Eagle, Idaho.
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De Weerd: Thank you.
McMaster: To answer the more than one ownership thing, we are doing this -- and a
couple of projects I'm involved in, one is called Brassy Cove in Nampa, Idaho. There
are 64 four clusters in there. Me and a partner own 13 and somebody else owns the
rest of them. We done this with a set of covenants and a management fee. At this time
Park Place Management manages that for us. All the maintenance is done. My rent's
the same as your rent, so I can't let my brother-in-law in for 350 if the going rate is 500.
It seems to work extremely well. The intent, of course, is to own this. It's going to be
financed and built in one fell swoop, unless I decide to phase it. That is what the
platting is for. The construction loan and things like that is for the entire project. And if I
can swallow it, I intend on keeping it and passing it on to grandkids. I don't know if that
helps, but I have been involved in these with multiple owners and as the officer said,
most of what happens at an apartment complex is whose is managing it and I find on
the bigger units like this, if I don't try to do it myself and we hire somebody, then, you
have consistency across the board.
De Weerd: Thank you.
McMasters: Thank you for your --
Little Roberts: Madam Mayor?
De Weerd: Mrs. Little Roberts.
Little Roberts: I think I saw Justin here and I was just wondering if he could shed any
more light for us on the lighting of East Copperpoint Way and if potentially parking
would be allowed.
De Weerd: Thank you.
Lucas: Good evening, Madam Mayor, Members of the Council. For the record, my
name is Justin Lucas. Business address is 3775 Adams Street in Garden City, Idaho,
and I represent the Ada County Highway District. I reviewed the staff report and our
typical collector section, as described in the staff report, does not include parking.
There is various reasons for that. One of which is typically our collector sections have
bike lanes on them and bike lanes that are not adjacent to parking are a little bit more
advantageous to the cyclist. So, the current staff report, as approved by ACHD, does
not include parking on that roadway.
De Weerd: Thank you. Any other questions for Justin while we have him here?
Palmer: Madam Mayor?
De Weerd: Mr. Palmer.
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Palmer: Madam Mayor. Justin, I ask you, because I have heard you say it in the past
and it seems like we always have a new audience, so it's good to hear the science
behind it and there was some comment from the applicant about what types of
developments can cause what types of traffic and understanding neither of us are traffic
engineers, but can you shed some light on the science behind what -- and maybe what
might be spread out and what might be a.m., p.m., peak issues and whatnot?
Lucas: Yeah. The -- the methodologies used in traffic impact studies are based on
national standards and nationally recognized manuals that are used by traffic engineers
that produce traffic studies to predict how many trips there will be and where those trips
will go. More than that I'm not going to go into it in much detail, because, first of all, I
am not one of those traffic engineers who does that for a living. I work with a lot of them
and the details associated with that analysis are found in the staff reports that we
provide to you that are reviewed by ACHD staff and are provided to you for your use. If
there are roadways that are projected to be beyond thresholds and capacities that are
established by ACHD policy, those are highlighted within those reports that come to
you. I'm -- as I reviewed this report I did not see any thresholds or capacities that were
projected to be exceeded with the -- through this development. There are -- it's -- when
it comes to the difference between office and residential and things like that, it is -- it's
so specific, depending on the type of business and use. There may be some office
complexes or buildings based on the business that they have that generate fewer trips
than a multi-family residential. There may be some office buildings, depending on the
businesses that they have, that generate more. The problem with office buildings is you
can have changing tenants that significantly change the trips. Significantly. And so I
can't stand here today and ever tell you that this -- such and such office building is
always going to do this, because it could change. We have had manufacturing facilities
in the City of Meridian that have turned into school district offices and you can -- and
high schools. You can imagine the differences that those types of uses have, but there
-- it was a single original building. So, there is a lot of detail and nuance that goes into
that and also a lot of change that occurs over time depending on the uses.
De Weerd: Okay. Any further questions? Thank you, Justin. Since the applicant
always has the final word, any -- okay. Would the Council like any further information?
If not, would you like to close this public hearing? Or have remarks first?
Milam: Madam Mayor, maybe we should have a discussion first, just in case --
Cavener: Madam Mayor?
De Weerd: Mr. Cavener.
Cavener: I'm sorry. While everyone else is thinking -- but I want to thank the public for
coming and providing testimony. I think this Council knows that I have long been a big
proponent of multi-family in our community. I think that we need diverse housing of all
different shapes and sizes in our community, so anyone can live here and call Meridian
home. There is some concerns about how the building looks. I'm not overly concerned
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with that. It's not my cup of tea, but it took my wife and I two and a half years to find a
house, because we couldn't find a style that we both agreed on on options. My biggest
challenge with this particular piece is its location. I like multi-family on the corner of
collectors, on the corner of arterials, where it's easy for traffic to get in and out and I
think this is a really great project. It's not about if I like it or not, it's about does it meet
our standards to issue a conditional use. I'm really conflicted, because I -- while I think
the project would work on a lot of other corners throughout our community -- and you
see projects like it in Meridian -- I just struggle to see if this particular project in that
particular location is a right fit.
Palmer: Madam Mayor?
De Weerd: Mr. Palmer.
Palmer: Madam Mayor -- and to Councilman Cavener's point, I -- I look at it zoomed out
of the property and can see because of the connections out to the arterials that this
makes sense to me. The nontraffic lighted direct west route -- or it can go north almost
straight out to a traffic light -- if you can go north, then, you can kind of weave back
down to a traffic light if you want to turn left on Eagle Road and are worried about being
able to turn left there. There is multiple ways out to arterials that are almost straight out
the direction that the majority of people I would assume would go. I don't know why
there would be a mass flow of people wanting to go south to, then, be able to go north,
when there is easy access to go north and make it west with the traffic signals. I love it.
It looks like they planned on marketing these to the two door blue sports car crowd, that
all back into their spots. I'm sorry. Strange commentary on the little things I notice, but
to me -- I mean I think about, you know, Ten Mile was brought up. Ten Mile is a very
intense, dense office use plan that we have approved four story apartment buildings for,
with the idea that the types of people that will be working in those buildings are the ones
who are going to be looking to live as close as possible to them and in apartments. I
look at Citi, you know, three story call center and I mean I -- I would venture to say that
the people working there would be far more likely to live in this development than the
neighbors to the south. I'm sure that there is some in there that do, but I mean to me it
fits and to me it fits the -- the plan that we are going with with Ten Mile and other areas
and trying to put people close to the types of jobs that they are going to be filling, so
they can live there, and, hopefully, reduce traffic and, again, with the simple access to
major arterial roads and super quick access to the freeway, this is a go for me.
Little Roberts: Madam Mayor?
De Weerd: Mrs. Little Roberts.
Little Roberts: I agree with Councilman Palmer. One of the things I'm working on a
workforce development program last year, I heard a lot from millennials and the 20-30
group that were looking to be more flexible and one of the things that we were lacking
was apartments near where they could work and so I think this really does fit in well with
the example of city and places -- Power Engineers in that area growing like mad and we
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have got, you know, a generation that doesn't want to be homeowners, but they want a
nice place to live and I think in that perspective this fits really well.
De Weerd: I guess as Meridian continues to grow and struggles with where things
should go, I hate to see the loss of office and the commercial. We have many other
opportunities for developments like this and I don't have a problem with how this
development looks, I would add my comments to Mr. Cavener's and is this the right spot
for it. I do think Mr. Brown brought up a great comment that higher density next to
employment centers is a good thing. It wasn't too long ago that Movado was approved
with 430 single family houses and I don't recall what the apartment numbers were, but
there is a boatload of apartments to the east of this that will support this employment
center and whatever happens across the street to Overland. I -- I would hesitate to lose
the employment opportunities in this area and I do think that rooftops do come before
certain employment as well, so you can write the -- you can walk the fence on this, it
just is not -- there is nothing really compelling enough that says, yeah, this is the right
project. So, just my thoughts. I know I don't vote unless it ties.
Bernt: Madam Mayor?
De Weerd: Mr. Bernt.
Bernt: I -- I seem to agree with you and Councilman Cavener in regard to the location.
I have no issues with how it looks. I think that the applicant did a great job with -- I sort
of like that, you know, more modern style. I think it's 2018. I think it looks great. The
look is fantastic. I'm a little bit concerned with the parking spaces, but I'm not enough
concerned that, you know, Mr. Schultz couldn't do anything -- do something about it. I
think that would be real easy for him to do. My only concern is how close it is to
Movado and how many, you know, apartment complexes -- you know, apartment units
are going to be in Movado and this is going to add to that and so -- and that's where I'm
in agreement with the Mayor and that's -- that's where I feel conflicted at the moment.
Great location. Or, excuse me, great -- great application -- great development, great
outlook, everything is great with the exception of where it -- where it's at. That's where I
struggle.
Borton: Madam Mayor?
De Weerd: Mr. Borton.
Borton: Amongst all the input that we get on this -- and we -- we look at some of the
origin of this property and it's the fact that it had been annexed previously and it's zoned
C-G, somewhat -- some sideboards on the role of the Council and Mayor to control
some of the land use and what this property can be. It is C-G. It could be three --
multiple story commercial office buildings, perhaps more intense use or more
unpleasant as a transition from the residences to the south. Like Councilman Cavener
said, I do appreciate the public input. I think it is very helpful and has improved the
project from parking to orientation to fencing and -- and appreciate the applicant's
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concessions on those points to try and make it better. Amongst the information that we
have when we review prior to tonight and has been referenced, talking about the roads,
the ACHD commission, the December 11 staff report makes reference to their review
and their conclusions, not only from the traffic study that was provided by the applicant,
but their staff's own review as to the roadway impact and the improvements required
and ACHD has placed a number of roadway improvements that the -- the traffic study
measurements say are necessary in relation to the traffic that's going to be generated
by this project. Anything more than zero is too much. It's just -- it is traffic is extremely
difficult. But we rely on agencies, such as ACHD and their professional expertise, along
with the transportation study, to try and help us make a decision that -- that traffic will be
addressed in an objectively consistent way with this project like others and ACHD did
that in December and provided us their -- their position on that. Also in the materials,
which is, additionally, helpful for all of us, is COMPASS's review of this project and
Communities In Motion, one of the regional planning tools that we all have the benefit of
relying on, provides some input -- provided some information to all of us about -- I think
similar to what Mr. Brown had shared with -- is this an appropriate location for the
project and have we planned for a multi-use project adjacent to these employment
centers and the COMPASS -- the Communities In Motion data that was provided to us
doesn't vote or gives us an up or down, but it provides some statistics which are -- that
speak to supporting this project. Some of the data -- for example, it references housing
available within one mile, 2,450 homes, and jobs within that one mile 5,827 and, then, it
speaks to try to have a good job to housing balance, a ratio between one and 1.5 to
reduce traffic congestion and in layman's terms to me I think I read that to try and
capture that idea of putting those diverse housing opportunities near where all these
jobs are and trying to get people off the roads as much as possible and that this project
is one of the types of projects that would support that. The police and fire are -- are
adequately near to serve this and the public transportation is -- is lacking, but it's lacking
throughout the entire community. So, both ACHD and COMPASS I think are a couple
of additional tools that support this project in light of the additional improvements that
have been made today. So, the ability to access the collectors that the traffic study
makes reference, that the majority of that traffic, from the traffic study, will funnel to the
-- or is intended to funnel to the west and to the north, as Councilman Palmer had
referenced. The objective data supports that as well. So, it is a difficult decision, but
there is a lot of data that does support approving this project as presented with the
additional improvements I will say that the applicants had stated. One -- one thing that
if this were to go forward that has come up is to add to that one -- that condition that
speaks to the common collective property manager maintenance of this project. I would
-- I would throw out that -- that those legal documents not only be submitted to, but be
approved by our legal prior to that certificate of occupancy, so it's not merely that they
are provided, but you have got an opportunity to comment and ensure that some of the
remarks made by the public and the Council tonight are captured in those, which it
sounds like it's the applicants intent anyway. That would probably include that
professional management company to facilitate the management as well. So, if this
were to go forward that would be appropriate to include in that condition 1.2.1.
Milam: Madam Mayor?
Meridian City Council
March 6, 2018
Page 44 of 99
De Weerd: Ms. Milam.
Milam: Man, I'm going back and forth on this like a teeter totter. Is there any way -- I
don't know if this is staff or nobody could answer -- to find out who owns the property
directly to the north of this. I -- you know, we do need living wage jobs in Meridian, we
need more jobs that everybody isn't commuting downtown Boise, it just is another traffic
problem. So, I don't -- you know, I would hate to take the last piece available of that
Silverstone area for office buildings -- though I'm not sure that all of you who came here
tonight opposing this would really rather have three story office buildings with thousands
of people going to work every day instead. So, hopefully, you have thought that
through. I do like how the applicant has made these low profile, two story buildings as
not to interfere with the view and move them so they are not -- the windows aren't
overhanging into the neighbor's yards. It's a good project. I am really just kind of stuck
on the -- there aren't a lot of -- we don't have a whole lot of locations for big office
buildings. It's definitely not a retail location and we can't make the library buy this
property and put a library there. That's not our jurisdiction and I don't know that it would
be the proper location for them, too, as nice and convenient as it would be for all of you,
just not sure -- anyway, so if we get anything on that. There is one more piece --
Beach: Council Woman Milam, the property to the north of this is owned by the --
county records say it's Citicorp Credit Services, Incorporated, out of New York, so --
Milam: Mr. President?
Borton: Mrs. Milam.
Milam: I don't know if there is a gentleman -- there is a gentleman raising his hand over
there and I'm not sure if he's wanting to comment -- make a comment about the
application or about what I just asked, so --
Borton: Okay.
Milam: Thank you.
Borton: I was going to ask you to come up, but it doesn’t sound like -- it sounds like you
are available if there were to be questions. Fair enough. Any other questions from
Council or comments?
Palmer: Mr. President?
Borton: Councilman Palmer.
Palmer: I don't know if you want to make a motion while you're chairing or not, but I will
go ahead and try this. I move we close the public hearing on H-2017-0151.
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March 6, 2018
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Little Roberts: Second.
Borton: It's been moved and seconded to close the public hearing on Item H-107-0151.
All those in favor say aye. Hearing is closed.
MOTION CARRIED: ALL AYES.
Palmer: Mr. President?
Borton: Councilman Palmer.
Palmer: Mr. President, I move that we approve H-2017-0151 requiring no less than 258
parking spaces and that the maintenance, CC&Rs, plans, be submitted and reviewed
for approval by Meridian city Legal Department. Oh. And -- a long pause in my motion.
And that a minimum six foot high fence be constructed on the west side of the property
without -- I'm not sure what the language is -- you can't see through it.
Milam: Vinyl.
Palmer: Period.
Little Roberts: Second.
De Weerd: Okay. It sounds like you have a motion and a second to approve. Okay.
Any discussion?
Milam: Madam Mayor?
De Weerd: Mrs. Milam.
Milam: Was there a mention of the one management company in there -- in that
motion?
Palmer: Madam Mayor, is that something that we can require? We said that was our
intention, but I don't -- is it something we can require on a CUP?
Baird: Madam Mayor, Members of the Council, Council Member Palmer, if you believe
that that's required as a condition to have the proper maintenance, so it doesn't
negatively affect the other properties in the area, then, yes, I think you can ask for that.
I have -- I have heard in part of your motion to make it consistent with the other
testimony that the buildings be maintained, that there be penalties for nonperformance,
so that the management company would fix things and assess against the properties.
We would be looking for that kind of thing is what I'm hearing with your motion. But if it
is your intention to ask for a single management company, then, I would ask that you
include that specifically in your motion.
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March 6, 2018
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Palmer: Madam Mayor?
De Weerd: Mr. Palmer.
Palmer: I think we are -- I think we are pushing it as we are and so I think with Legal
reviewing those plans, that they will ensure that the intent of the discussion is covered
with regard to maintenance and enforcement thereof, without us having to risk polling
that a finding, so that it would only be covered with one.
De Weerd: Okay. I have a motion and a second. Any further discussion? Mr. Clerk,
will you call roll.
Roll call: Borton, yea; Milam, nay; Cavener, nay; Palmer, yea; Little Roberts, yea;
Bernt, yea.
De Weerd: The ayes have it.
MOTION CARRIED: FOUR AYES. TWO NAYS.
D. Public Hearing Continued from February 27, 2018 for
Timberline
Subdivision (H-2017-0140) by Bailey Investments, LLC,
Located
at 655 and 735 West Victory Road
1. Request: Preliminary Plat Consisting of 58 Building Lots and
7 Common Lots on 17.3 Acres of Land in the R-8 Zoning
District
De Weerd: Okay. Thank you for joining us. Okay. I will go ahead and open the public
hearing on Item 9-D, which is a public hearing continued from February 27th for H-
2017-0140. I will open this with staff comments.
Beach: Madam Mayor, Members of the Council, so as was mentioned this application
was before you --
De Weerd: Maybe we will just take a pause, Josh, just --
Palmer: Madam Mayor?
De Weerd: Yes, Mr. Palmer.
Palmer: While they are making their way out, is there going to be an issue on the last
one about the fact that we didn't mention tiling the canal?
De Weerd: Yeah. Because that wasn't part of any comments. Mr. Baird?
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March 6, 2018
Page 47 of 99
Baird: I looked at the condition in the staff report, but you will have to correct me if I'm
wrong, but the way I'm reading this is the Ridenbaugh Canal is not titled anywhere,
except maybe along the freeway a little bit. If you had been wanting to require it, I
would have heard you talking about it. I think it can be implied in your decision that they
are going to have a fence that protects it and it will be in its condition, it will not be a
water amenity associated with the apartments.
Palmer: Madam Mayor?
De Weerd: Mr. Palmer.
Palmer: And there is probably somewhere in there that it would fit that it's in the desire
for it to be consistent with things that we have done in the past, that literally I don't think
we would ever require Ridenbaugh -- Ridenbaugh to --
De Weerd: No. I don't even think you could. So, I think you're good.
Baird: And I just wanted to see if Josh is shaking his head that that's -- that's the
intention of the way the staff report was written and if you wanted something different
you would have specified it.
De Weerd: Okay. Thank you for that clarification, though. Thank you, Josh. You can
go ahead.
Beach: So, this application was before you last week and instead of going through the
entire project again, I think the main points that you wanted to bring up -- you wanted to
see some revisions in addition to open space and specifically Council Woman Milam
asked for an additional amenity and specifically a tot lot or a recreation area for children.
So, in -- in that regard I did receive some information from the applicant. The slide here
indicates the areas that the applicant has modified the plat. So, again, north is to the
left. They have removed a buildable lot in this location here and created that as part of
the larger open space area. With that, in order to not lose a buildable lot for the project,
the applicant has reduced this -- what would have been an overall -- if you're following
my mouse here -- an overall larger open space section and added a buildable lot and
reduced that common area with a buildable lot. So, the previous project met the
standard ten percent. The applicant is coming before you tonight with an additional .45
percent open space.
De Weerd: Any questions from Council? Okay. Is the applicant here? Good evening.
Riley: Good evening, Mayor and Council Members. Penelope Riley. Post Office Box
405, Boise, Idaho. 83701.
De Weerd: Thank you.
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March 6, 2018
Page 48 of 99
Riley: You bet. I'm just going to real briefly go over the -- the comments relative to our
discussion last week. As Josh indicated, we did add some open space and the new
common lot is adjacent to the previously proposed common lot at the southeast corner.
A tot lot will be added to this area in cooperation with the City Council's preferences.
So, with this additional common lot it will be very visible to see all the way back into the
back corner of that -- the previously proposed common lot, plus the tot lot will be very
visible, which is always a good thing. I do want to point out that the common lot area in
phase one will now be 50,353 square feet. So, with this additional common lot, if we
just subtract the roads out of phase one we have a 19 percent common area. If you just
take the net area of phase one, based on the final plat, we will have a 15 percent
common lot area in phase one of the subdivision. As you know, the subject site is
zoned R-8, which allows a minimum lot size of 4,000 square feet. There are no lots in
phase one that are less than 6,000 square feet in size and 11 of the lots are greater
than 10,000 -- 10,000 or greater square feet. So, the site is being developed at a
standard that appears to be less than actually an R-4, even though we are zoned an R-
8. The development agreement that we discussed previously provided two options.
One of them was to create a landscape buffer along the boundary between Kentucky
Ridge Estates and the subject site. The developer selected -- or decided to do the
10,000 square foot lots instead of the landscape buffer because he felt that it would be
a better option for Kentucky Ridge. So, just to recap. Some of our lots are two and a
half times the size that's required for an R-8 development. Just an interesting note, the
subdivision is going to be open to the smaller local builders, so we are looking forward
to having more variety of builder makeup in the subdivision, which is a good thing we
think. It increases the competition and get a better product that way. I provided Josh
with another illustration, which shows the relative elevations of Mr. Tillman's house, as
opposed to the lots next to them. Unfortunately, I think I sent up an earlier iteration of
that illustration and Josh is looking for it right now I think. We can probably do without it,
though. Nice. Thank you, Josh. So, this shows a plan view and an elevation. The
later iteration the engineer actually got an elevation for the curb on -- on the streets and
so the net result is that there is going to be about 14 feet of difference between the
foundation for the Tillman's side and the foundation for the house that will be on the lot
below them, which we feel is a good difference. That's about a single story. So, there
shouldn't be any substantial impact to Mr. Tillman's view. Plus he will be able to see
between the houses. Those are such big lots. So, with that we have added to the
common area. We have added a tot lot. We have given you some additional
information on the elevation difference between the lots in Kentucky Ridge and the
subject site. Hopefully, we listened well and provided you with what you were looking
for. The developer and the engineer are both present this evening and I would be
happy to answer any questions you have.
De Weerd: I think you took excellent notes.
Riley: Thank you, ma'am.
De Weerd: Council, any questions?
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March 6, 2018
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Bernt: Madam Mayor?
De Weerd: Mr. Bernt.
Bernt: Not a question, but a comment. Thank you so much. I mean you did -- I mean
exactly what -- you know, what we asked you to do. So, thank you so much for listening
and taking that into consideration.
Riley: You're welcome. It was our pleasure.
De Weerd: Okay. Any other questions from the Council. Thank you.
Riley: Thank you, ma'am.
De Weerd: Is -- oh.
Coles: There were no sign-ups.
De Weerd: Is there anyone who wishes to testify? Yes, ma'am. Good evening.
McKay: Good evening. Madam Mayor, Members of the Council, Becky McKay with
Engineering Solutions. Business address 1029 North Rosario in Meridian. I just want
to go on the record for my client Lee Centers, who has the Biltmore, Gray Cliff, and
Brundage Estates projects to the south of this subject property. When we developed
Biltmore, Mr. Hansen's property, which is the subject property that's being developed
and before you this evening, was connected to the irrigation pump station on Mr.
Center's property and so we did not want to cut off the irrigation, so we put in a gravity
feed pipe along our north boundary that is for the sole purpose of providing irrigation
water to this property. So, Mr. Centers asked that I go on the record, because that --
they need to, obviously, maintain that feed, since it is for their sole benefit and he just
wanted to make sure they coordinate with us and I talked to their engineer and we will
provide them the as builts on that. We just wanted to make sure that's on the record,
because that -- that will be their source of water. Thank you.
De Weerd: Thank you. Any further testimony? Thank you. Council, any further
questions for the applicant or for staff? Ms. Riley, do you have any further comment?
Thank you. Okay. If there is nothing further, I would entertain a motion to close.
Little Roberts: Madam Mayor?
De Weerd: Mrs. Little Roberts.
Little Roberts: I move that we closed the public hearing on -- well, sorry, I lost my notes
here. H-2017-0140.
Palmer: Second.
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March 6, 2018
Page 50 of 99
De Weerd: I have a motion and a second to close the public hearing. All those in favor
say aye. All ayes.
MOTION CARRIED: ALL AYES.
Little Roberts: Madam Mayor?
De Weerd: Mrs. Little Roberts.
Little Roberts: I move that we approve -- sorry. I'm struggling with new glasses here. I
move that we approve the -- plat -- is that the term? Approve 101 -- 2017-0140 with
staff comments and including that the gravity irrigation system needs to be maintained
within this group, if that's the appropriate term.
Milam: Second.
De Weerd: I have a motion and a second. And the motion is regarding the plat that
was revised and in front of you tonight.
Little Roberts: Correct.
De Weerd: Okay. Any discussion? Okay. Mr. Clerk, will you call roll.
Roll call: Borton, yea; Milam, yea; Cavener, yea; Palmer, yea; Little Roberts, yea;
Bernt, yea.
De Weerd: All ayes. Motion carried.
MOTION CARRIED: ALL AYES.
E. Public Hearing for Hickory Apartments (H-2017-0165) by
Midway Investments, LLC Located at 1789 North Hickory Way
1. Request: A Rezone of 2.11 Acres of Land from the L-O to
the R40 Zoning District
2. Request: A Conditional Use Permit for a Multi-Family
Development Consisting of 40 Dwelling Units on 1.97 Acres
of Land in the R-40 Zoning District
De Weerd: Item 9-E is a public hearing for H-2017-0165. I will open this public hearing
with staff comments.
Beach: Good evening, Madam Mayor, Members of the Council. Before you this
evening is a project for the Hickory Apartments. The site consists of approximately 1.97
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March 6, 2018
Page 51 of 99
acres of land, which is zoned L-O, at 1789 North Hickory Way. The subject property
was originally annexed into the city in 1992 as Angel Park Subdivision. The
Comprehensive Plan and future land map designation for the property is commercial.
The applicant has applied to rezone 2.11 acres of land from the L-O zoning district to
the R-40 zoning district. Staff believes the proposed zoning designation is consistent
with the policies in the Comprehensive Plan. The applicant proposes to develop 40 new
multi-family dwellings and three buildings, two and three story structures on 1.97 acres
of land. The units will consist of one and two bedrooms, containing five to eight
hundred square feet for the one bedroom units and eight to twelve hundred square feet
for the two bedroom units. There were 20 one bedroom and 20 two bedroom units.
The applicant is proposing a play structure, a plaza, and a covered sitting area as
amenities for the subdivision. The applicant is required to comply with the specific use
standards set forth in the UDC. The total number of parking spaces required for the
overall development is 70. The applicant has proposed to provide 76 parking spaces,
which meets the requirements of the UDC. The applicant is also proposing 40 covered
stalls for the development, which also meets the requirements of the UDC. Parking lot
landscaping is required to be provided in accord with the standards as set forth in the
UDC. Parking could be increased either by the installation of more parking stalls or by
eliminating units. Staff is of the opinion that the development should reduce the number
of units to 36 in order to provide sufficient parking for the development. An additional
eight parking stalls will help lessen the concern about lack of parking in the surrounding
area. A five foot wide detached sidewalk along North Hickory Way -- exists along North
Hickory Way. Excuse me. Additionally, all sidewalks around buildings shall be a
minimum of five feet in width. The applicant is proposing one access from North
Hickory Way for the development. As previously mentioned, the development has
cross-access to the adjacent commercial development to the south and that
development has connectivity to Fairview Avenue. One trash enclosure is depicted on
the site. The enclosure and location should be approved by the representative of
Republic Services. Landscape plan here indicates a fenced buffer, as well as additional
planting material along the single family homes to the northwest. The Commission did
recommend denial of the project. Summary of that hearing is as follows: The applicant
Becky McKay -- the applicant's representative was in favor. In opposition where Scott
Tiffany, Pete Krueger, Wally Kimball, Don Bergheim, Shirley Moon, Bagden
Martsenyuk, Mark Seneac, Craig Randall, Paloma Aderman, Eric Buehler, Britany
Buehler, Scott Ingram, Kay McDonald, Bill Eames, Douglas Gregory, Claire Balkoski,
John Anderson, John Kenny, Amelia Eames, Katie McCarney, and Chris Middleton.
Those same folks commented. Written testimony was received by Shirley Moon,
Wallace Kimball, and Jesse Vycital. I was the staff that presented the application.
There were no other staff that made comments. Summary of the discussion by the
Commission were the appropriateness and the question as to whether the project
provided the necessary transition to the single family residences. Did not make any
changes to the staff's recommendation. There are no outstanding issues for Council
and did not receive any written testimony since the Planning and Zoning Commission.
Staff will stand for any questions you have.
De Weerd: Thank you, Josh. Council, any questions? Okay. Is the applicant here?
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March 6, 2018
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McKay: Thank you, Madam Mayor --
De Weerd: Good evening.
McKay: -- Members of the Council. Becky McKay. Engineering Solutions. Business
address 1029 North Rosario. I'm here representing Midway Investments, LLC. Mr.
Centers is my client on this particular project. If Josh could queue up my PowerPoint.
What's before you this evening is a rezone application for 2.11 acres of land from L-O to
R-40, with a conditional use permit for 40 dwelling units. Multi-family. We had two
meetings -- pre-application meetings with the staff on this particular project. This
property was zoned L-O 26 years ago and has been vacant. It was plotted 15 years
ago and remains vacant. And it's owned by Louie Mallane, who owns Louie's
Restaurant and it's -- this particular lot is located just north of Louie's Restaurant. So,
as you can see here, this is the subject property. Hickory Way is a collector roadway.
There is a signalized intersection here at Fairview Avenue. This lot that's before you
this evening is located right here. There is an existing curb cut here and a driveway that
comes down. This is an office building. A mortgage company. And, then, there is
cross-access that comes down to Fairview and, then, also comes across. This is D.L.
Evans Bank. Comes across and intersects with Hickory Way at this location. This is
Louie's Restaurant and, then, this is a retail building located here. You can see -- I want
to kind of give you a perspective of this is -- this is the subject property looking
northeast. The office. The D.L. Evans Bank. Looking southwest. To the northwest is
Dove Meadows Subdivision. There are three single family lots that abut us. When the
commercial development went in for Louie's Restaurant, the Council at that time had
asked Mr. Mallane to construct a six foot masonry wall along the northwest boundary,
separating the Dove Meadows Subdivision from his property. This wall was offset from
the property boundary south approximately seven feet. You can see the wall here. This
is the property boundary and there you can see the -- the homes that adjoin us. This is
a -- a retail building that's located just south -- kind of southwest of the subject
property. There was a tanning business and there has been multiple businesses in
there over the past few years. To the east of us is the large Capital Christian church
complex and that's on the other side just east of Hickory Way. Then as you can see
here the subject property here and there is Louie's Restaurant. So, we are directly
behind Louie's Restaurant. This kind of gives you an aerial rendering of the site. One
of the things that we talked about with the staff at the pre-application conference was
initially they wanted us to ask for a C-G and, then, go with the conditional use, then, the
staff changed their mind and said, no, we think the R-40 is more appropriate. On your
Comprehensive Plan this area is designated commercial and, then, the area just to the
east of us is designated mixed use regional. So, one of the things that we did was --
we, obviously, wanted to provide transitioning. So, these are two story buildings. There
are eight units within each building. I worked with the architect, so that they kind
articulated these buildings, so that, you know, the -- as far as the exposure to the single
family it would be the end of this building. This particular building we tried to kind of
maneuver it around, but we have an existing 20 foot landscape buffer that's along
Hickory Way and, then, there is an existing 25 foot landscape easement along the north
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March 6, 2018
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boundary and as you can see it is our intent to maintain the wall, add onto it, kind of
taper down on each end, put some color to it and, then, plant heavy trees in that seven
feet with drip line and, then, perma bark. Then the other thing that we did was our
central amenity here with the playground and the picnic shelter, we put that next to the
single family. We have a plaza area located right here and, then, the three story
building, which has 24 units, there are 20 one bedroom and 20 two bedroom units within
this project -- is located directly behind Louie's and, then, here you can see the office.
As far as the open space is concerned, we are required 10,000 square feet of open
space. We are -- we are providing 20,166 square feet, which is basically 23.35 percent
open space. And along with our amenities, like I said, there is a plaza sitting city area,
covered picnic area, a central open space, playground equipment, and, then, our 20
foot buffer adjacent to Hickory Way and 25 foot buffer and six foot high block wall
adjoining Dove Meadows. This is kind of the plaza area. The architect did a really nice
rendering here showing that there will be seating. They have got kind of a fire pit. They
have some umbrellas. It's kind of a gathering place, kind of a hardscape area that's
very popular in multi-family projects nowadays. Here is what -- you can kind of see in
this rendering what the buildings will look like. These are the -- this is the two story.
Here is the playground equipment and, then, just over here to the west would be the
covered picnic area, which would be near, so that the parents could sit in the shade and
watch the kids play and, then, you can see the three story structure that's located just to
the south. This kind of gives you a perspective of the -- the development, kind of an
overall perspective. This existing drive is already installed. Our parking would be
coming off an existing drive. There is also an existing drive that's in Louie's that we loop
through, so we have loop through to meet all fire department requirements as far as two
points of ingress and egress. In meeting with your staff there is adequate sewer and
water capacity. There is water stubbed out of Hickory and, then, there are sewer and
water easements that run through this property. As far as fire flow for these buildings,
we were told that that should be no problem. This kind of gives you an elevation of the
two story units. These two story units will have 745 square feet for the one bedroom
and 954 square feet for the two bedroom. They will all have decks and patios that are
approximately 80 square feet in compliance with your ordinance. This is -- the three
story building same thing. It's -- it's going to accept the single -- or the one bedroom
units will be about 703 square feet. The two bedroom units are 954 square feet. They
will also have decks and patios that are 80 square feet. One of the things that was
brought up at the Planning and Zoning Commission -- and it was kind of -- it was kind of
difficult for me to do my presentation that evening, because the PowerPoint board was
down, so we couldn't point to anything and it made it really difficult to kind of -- I think
give the Planning and Zoning Commission a good feel for this particular project. So, we
made some slides showing access, because one of the things was -- that was brought
up was traffic and so here -- this is the existing approach across from Solterra, but,
then, we have cross-access and a direct curb cut out to Fairview. Then there is cross-
access by D.L. Evans Bank, which comes out to Hickory Way here and, then, down to a
signalized intersection. So, we have multiple points of ingress and egress and as far as
being, you know, kind of a green project, the fact that we are able to utilize these
existing driveways, you know, it, obviously, minimized the amount of asphalt required
for this particular project. But as you can see, this site is hidden behind both this retail
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March 6, 2018
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building and Louie's. As far as the traffic, Fairview Avenue is designated a principal
arterial. It has a level of service better than E. Hickory Way is a collector. It has a level
of service better than D. The Hickory Apartments as far as the vehicles per hour, there
are currently 243 vehicles per hour on Hickory. We will add 19, which would be 7.8 of
the 243. So, as far as -- if I add the capacity that's being already taken up and utilized
and including my build out, there -- there are 61 percent of that capacity is used. Ada
County Highway District in their recommendations they recommended approval. They
indicated that Hickory Way is at an acceptable level of service and has a capacity of
427 vehicle trips per hour. So, there is still 39 percent capacity remaining. This is kind
of the last parcel there on Hickory Way that's vacant. This kind of shows you there is
the existing curb cut. Here is the landscaping. W e will be protecting all of the
landscaping that is along Hickory Way and maintaining that 20 feet. This is the wall
right now. What we are seeing is there are lawn droppings and weeds that are here.
We are going to, obviously, come through and plant a lot of trees along this seven feet
here to create additional buffering and, then, like I said, I incorporated that wall into our
landscaping. This gives you kind of a perspective of that proposed screening treatment
that would be adjacent to Dove Meadows and, then, just kind of, like I said, gives you
that aerial rendering. As far as the parking lot for Louie's, we will be joining that, but we
will have 12 feet of landscaping here and we have significant separation from the
corners of our building over to this house over here -- is a significant distance. I think it
was like 65 feet. Over here there is a 15 foot setback and a 25 foot setback for our
building. One of the things that -- that the Commission struggled with was, obviously,
the R-40 zone. Now, one of the things I talked about with the staff was, you know,
really we only need an R-15 for the two story buildings. So, we could do a layered
zoning. That is possible if that's more palatable. Now, up here in Packard Estates -- or
Dove Meadows here, you have R-8 and the Solterra project is R-15. We have R-8. We
could do an R-15 there. We are surrounded by C-G. If I go back to -- if I go back to the
overall zoning in this area you can see that it is predominantly commercial. This is
RUT, but it is designated commercial on your land use map for your Comprehensive
Plan. This particular project is just a little over 20 dwelling units per acre. The required
number of parking spaces for this project is 70. We have provided 76. The required
number of parking spaces for bicycles is four. We propose 12. So, we will triple that.
Obviously, the property is located within less than a mile and a half from your downtown
core. We have shopping. We have restaurants. We have the Yamaha dealership. We
have theaters. One of the things that we are looking at from a planning perspective is,
you know, with these in-fill parcels is trying to, obviously, get a mixture of uses. Your
Comprehensive Plan promotes that. Fairview Avenue is a mobility corridor. Right now,
you know, we are having difficulty with the young people and the working professionals
finding affordable rental properties. Now, this particular project is going to be luxury
apartments. There is going to be 40 units. I have done multiple small projects in
Meridian, like out at Settlers Park Apartments, Gramercy Pride Apartments. We -- we
do granite countertops. We do stainless steel. We do hardwood floors. And what we
find is those projects -- over 60 percent of the renters were 55 and above and they were
people who had lost a spouse and had to sell their home or decided that they wanted to
simplify their life and not take care of a yard. Over at Settlers Park we had significant
opposition from Cedar Springs and after it was built the residents told me that they were
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very, very pleased with it and some of them -- their elderly parents moved into our
luxury apartments next to Cedar Springs, so they could be near their -- their kids.
De Weerd: Becky, you need to wrap up.
McKay: I will wrap it up. This is a good project. It's a good fit. And I ask that the
Council, please, give it consideration and support it. Thank you.
De Weerd: Thank you. Council, any questions for Becky at this point?
Little Roberts: Madam Mayor?
De Weerd: Mrs. Little Roberts.
Little Roberts: Just a clarification. It says in here there is a total of four bicycle parking
spaces, but you said there is actually 12?
McKay: We will provide 12, yes. Three times what the code requires.
Little Roberts: Thank you.
McKay: Now, Boise city has up'd their ordnance and they are now requiring one bike
space for every dwelling unit to promote bicycle transportation, because I just had a
project this size over in Boise off of Bogart. Just food for thought.
Milam: Madam Mayor?
De Weerd: Mrs. Milam.
Milam: Because you said it, Becky, so you are using the term that no -- it's hard to find
affordable housing and, then, in the next sentence you said these are luxury
apartments. Are they affordable apartments or luxury apartments or affordable luxury?
McKay: Well, we anticipate that the prices for the single -- the one bedroom will be
around 950 and, then, the two bedroom will be -- it could be 1,250 -- you know, these --
these particular type units appeal to a different group. You know, there is a group that
wants to be in a 300 or a 400 unit apartment complex. These appeal to a different kind
of sector of the rental market. These are luxury, but even luxury prices are getting
jacked up just because of lack of supply and demand. I mean it's almost reached a
point now where you got to know somebody to find a rental in the valley. I had a staff
member that sold his home and he got a rental just because his daughter works for a
management company. Otherwise, he said I would have been out in the cold. So, you
know, we are -- we are trying the -- you know, private sector. I like these smaller
projects, because the impact is so much less and, like I said, it kind of adds that
component that we need in these areas where we have commercial office.
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Milam: Thank you.
Cavener: Madam Mayor?
De Weerd: Mr. Cavener.
Cavener: Becky, when you reference your parking number -- and, again, I'm trying to
pull this kind of in my head -- that business -- existing business has some current
parking, if I recall, off of that kind of common drive?
McKay: Yes, sir.
Cavener: When you submit your parking numbers is that including those existing spots
or in addition to?
McKay: Madam Mayor, Councilman Cavener, no, the parking -- the parking numbers I
am giving you are the parking that we are constructing, which is this line of parking and,
then, everything that's internalized here. As far as any of the exterior parking here,
none of that is calculated into my percentages or my application. So, we have 76
spaces. Your code requires 70. So, my parking ratio is 1.90 per dwelling unit.
Cavener: Okay.
Bernt: Madam Mayor?
De Weerd: Mr. Bernt.
Bernt: Becky, maybe this is a question for your staff. Have we received any feedback
from local businesses in regard to the unique traffic flow through -- through their --
through their businesses?
Beach: To answer that question, aside from the individuals listed on those comments,
I'm not sure if they were associated with a specific business or not. That's not the initial
indication for any of those.
Bernt: Thank you, Josh. Becky, question for you. Have you reached out to the bank or
-- I'm sure you're not going to get anything back for Louie's and he wants to sell the
property -- I don't think he's going to be like I’m against -- but I mean like other
businesses, you know, their commercial space where it's sort of like a -- you know, right
in front, has there been any feedback from --
McKay: Madam Mayor, Councilman Bernt, we -- we did hold our neighborhood meeting
at my office. We only had two people attend. The gentleman that owned the house
here in Dove Meadows and, then, the gentleman that owned the rental here. I did
receive a phone call after that neighborhood meeting from the gentleman that owns this
office building and he called and just asked some questions, said he couldn't attend the
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neighborhood meeting and I basically explained what we were doing and he said that
he had no objections. But I did not hear anything from D.L. Evans Bank. But the -- as
far as the CC&Rs and all of the documents, the recorded plat, all of that shows cross-
access between all these lots.
Bernt: Thank you for answering my question.
De Weerd: Having been out to Louie's, there is always a parking issue and so the dirt
that you will now occupy has been kind of an overflow. So, does that not concern you in
-- in terms of having parking for your residence that -- that are not the ones frequenting
the restaurant.
McKay: Madam Mayor, as far as -- you mean if some of the residents -- you mean the
Louie's patrons?
De Weerd: Well, yeah, the parking there is -- is atrocious.
McKay: Well, as far as our -- you know, our parking ratio, we have no three bedroom
units. We have 20 one bedroom and 20 two bedroom and, you know, you may get
some -- some parking along here from some of the Louie's, but, you know, they have
cross-access and cross -- you know, cross-parking. Now, as far as our site is
concerned, we will have restrictions that they have to park solely on our designated
spaces. We have had that discussion with Mr. Mallane.
De Weerd: Well, how will you monitor that? Is it permitted parking or -- or you get
towed?
McKay: Some of -- some of the developments we have they will go ahead and number
the spot and assign a numbered spot. Others they will just -- they will just put signage
for, you know, residents only, in order to preserve our parking. There is no parking
allowed on Hickory Way. It is a collector roadway.
De Weerd: Okay. Thank you. Okay. Mr. Clerk.
Coles: Thank you, Madam Mayor. Scott Tiffany signed against, wishing to provide
testimony.
De Weerd: You want to hand that to Mr. Clerk. Thank you. If you will, please, state
your name and address for the record.
Tiffany: Sure. Madam Mayor and Members of the City Council, my name is Scott
Tiffany. My address is 2726 North Lapis Avenue. I'm trying really hard to hunch down,
so I can get close to the microphone. I might have to get down on one knee. It will
wake me up and, I apologize, I'm a little slow tonight. It's way past my bedtime.
De Weerd: Well, we apologize as well.
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Tiffany: That's all right. It is what it is. I just want to cover a couple of points that I'm
sure you already know and, then, I want to speak from my heart to a point that really
matters more to me and I don't have to get into the increased in crime and decrease in
property values when you have congested areas like this coming together and I want to
say I have got nothing against apartments, I have lived in them. What I'm against is the
congestion up against where I live. I wanted to address traffic. The entrance that was
shown on Fairview Avenue, I don't know if all of you have driven that way through the
parking lots, but --
De Weerd: Sir -- yes. There you go.
Tiffany: Probably kneel down to do better. Those are pretty wicked speed bumps and
there is several of them to get through that parking lot, so I'm not confident at all that
that's viable access. That will drive the access through Hickory Way, which is already
congested. Some mornings on my way to work -- I drive that route every day and so
mornings on my way to work I have got to wait three lights to get through there if the
weather is bad and there is snow and ice and, you know, why should I have to wait four
and five lights so somebody can make a bigger buck off of property investment and
that's one of my main concerns. The traffic study that was shown -- I'm not an expert
and there is people here that know this more than I do, but there is a reality that -- that
traffic isn't evenly spaced throughout the day, right, it's going to be 8:00 to 5:00, the 7:00
to 8:00 chunk and the 5:00 to 6:00 chunk. It's already busy there. I'm not sure this will
help the case any. Parking. Just really quick. I handed out my handout. This is a view
of the dirt lot where the apartments are proposed to be and this is a Friday night and
this Louie's Restaurant traffic parked on that dirt lot. So, I guess my concern would be
once these spaces go away where are people going to park? Is the City Council going
to need to decrease the number of seats in those restaurants or just as they currently
exist and I think they are not -- they are not compatible. And, then, last, but not least --
and this is from my heart. My family and I have a lot of places we could live. We chose
Idaho because I think it's the best place for government looking out for people. I'm not a
millionaire. I don't have deep pockets. I'm not a big businessman and I don't look to
make a living off of hurting other people. So, I hope that you guys could be the kind of
government that can look out for the interests of the common people and I will just close
with a quote that I heard recently that I really liked and it said the greatest threat to
freedom as the alignment of the power of government with the wealthy. So, I would
encourage you to align the power of the government with the people that would be
negatively impacted by this project and vote against it. With that I stand for questions.
Or kneel for questions maybe.
De Weerd: Thank you, Mr. Tiffany. Is there any questions?
Palmer: Madam Mayor?
De Weerd: Mr. Palmer.
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Palmer: Madam Mayor. Mr. Tiffany, I missed your address. I try to get an idea where
people are living, so I can get context to their comments.
Tiffany: 2720 North Lapis Avenue.
Palmer: Sorry, your street name?
Tiffany: Lapis. L-a-p-i-s.
Palmer: Okay. Thank you.
Tiffany: It's in Packard.
De Weerd: Any further questions? Thank you.
Coles: Amy Holladay signed up against, no indication of testimony.
Holladay: Amy Holladay. 2462 East Meadowgrass and that's in Packard.
De Weerd: Thank you.
Holladay: I did not have a plan to -- to speak, but when we are talking about access to
Fairview through the existing commercial area, not only are there speed bumps, but
human nature being as it is, people are swerving back and forth to catch those speed
bumps at an angle. Is there any plan that those speed bumps will be removed and,
then, that creates another issue of going too quickly through what amounts to a parking
lot. It's an access, but it amounts to a parking lot and I can't tell you how many times I
have had to wait for someone -- I drive a Honda, which is a fairly low slung car. I take
them slowly and take them straight on when the area is narrow and it is narrow and I
have to had run into people and wait for them as they are taking it at an angle, which is
there -- their right and I wait, but it adds to an issue. There really isn't convenient
access to Fairview and that second access that is by D.L. Evans Bank, again, that's
access to D.L. Evans Bank and if somebody chooses to go there, they are going to
force themselves and in ahead of the group that is already in line waiting for the light
and Idaho being as it is, polite people, we will be letting them in, as we let in the -- the
folks who come from the assisted vehicular -- I don't know the name of the building, but
it's all access vehicle for handicap. We let them in. But at some point it doesn't work
and I have had to wait two, three lights myself when -- yeah, I'm retired, I usually don't
have a place to have to be immediately, but it's annoying. We are talking luxury
apartments? I don't see any carports. If I have a luxury apartment I would at least like
my car to be protected from the elements. I don't call open parking luxury. And, again,
there is the property values set -- I don't have to go into, because I'm not an expert, but I
do know Dove -- Dove Meadow and Packard will be affected. The school impact. I
have been over at the school. It's crowded. And to address that as far as the safety
issues, some of those kids who are living there are going to walk to school. There is not
a convenient cross across Hickory for -- for these children to get across without
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worrying about the weaving. It's -- it's just too dangerous. It's too dangerous to add to
the traffic, to add to the prospect of somebody getting hit. And that's all I have to say for
now. Thank you so much for listening to my comments and thanks for your patience.
De Weerd: Thank you.
Coles: Colleen Proctor signed up against, not wishing to testify. Kathy Wiseman
signed up against, not wishing to testify. Scott Ingraham signed up -- Ingram signed up
against, wishing to testify.
Ingraham: I will go ahead and begin. My name is Scott Ingraham. I live in Dove
Meadows. My addresses 2606 East Clarene Court. I have been in the neighborhood
for over four years and when I purchased my house four years ago I moved from
Ogden, Utah. I was not expecting to have apartments -- an apartment complex put in at
the entryway to my -- to my neighborhood and two others. Hickory does not have no
parking signs on it, so to the best of my knowledge -- or at least when church is in
session there is parking on that street and when there is cars parked across from each
other it's a little tight getting a camper trailer through there with a three-quarter ton
pickup truck, again, because of the weaving. If there is overflow parking onto Hickory,
their kids are going to be crossing the street, which has already been established --
there is not a crosswalk there, there is no lines painted. Kids walking out in between
cars and stuff, somebody's going to get hit at 7:00 a.m. when it's still dark out. So, the
added vehicles in the area aren't -- aren't going to be acceptable. In the previous
meeting I tended with the developer, they indicated the overflow parking was going to
be on Hickory Street and, like I said, there is no -- no -- no no parking signs. Also in the
previous meeting with the developer -- and as she's indicated today, the cars could
access Fairview through business parking lots and access. This is not safe. Accidents
reported between Eagle and Locust Grove, after I left the last meeting in 2016, were
119 on Fairview and 135 in 2017. This was in that one mile stretch there were over 254
car accidents. I saw one last week and one the other day. I actually commit --
commute from Hickory through Locust Grove. On the way here at 5:30 I had to sit and
wait for two lights at Locust Grove. So, I think we have already got enough traffic in that
area. I just work past Locust Grove there and just in that stretch 254 accidents in 2016-
2017. Six page accident report that I got from the City of Meridian Police Department,
along with adding these house -- these apartments, this is an upward trend in accidents.
Additional traffic -- and there is also 400 proposed units across Fairview that I
understand. We are already putting apartments in that area and those are for the med
school from what I understand. The safety of drivers and children in the area will be
further compromised due to increased traffic flow and, therefore, should be considered
to be -- and I quote from the Unified Development Code -- detrimental to the public
health, safety, and welfare. Fairview is not designed for the traffic it currently handles in
this region and expansion has been pushed out ten years already. I grew up in a
suburb of Vancouver, one of the infrastructure of Vancouver, BC, where the
infrastructure did not keep up with the housing growth, making the community less
desirable by long time citizens. My parents recently moved to Vancouver Island
because of that. That is what is happening here. I will be real quick. The Unified
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Development Code indicates -- and I quote again: That the design construction,
operation, and maintenance will be compatible with other uses in the general
neighborhood and with existing or intended character of the general vicinity and that
such use will not adversely change the essential character of the same area. High
density rental apartment units do not belong in such close vicinity and at the entrance to
three desirable single family -- mainly single story housing communities where a
majority of residents are owners and purchased their properties with the understanding
that local services would one day be in that location. Thank you.
De Weerd: Thank you. Council, any questions? Thank you, sir.
Coles: Linda Green signed up against, not wishing to testify. John Green singed up
against, not wishing to testify. Peter Kruger signed up against, not wishing to testify.
De Weerd: And you are allowed. Thank you. If you will, please, state your name and
address.
Kruger: Hi. I'm Pete Kruger. I live at 2612 East Clarene Court. I'm his neighbor. So,
that being said, I will be very quick, hopefully, it -- that is a picture I took going to work --
I think it was last Wednesday morning. That is every day for me. That is not a special
day, it is every day. That line in that picture stretches back an equal distance. Because
of that when they say that the traffic isn't bad on Hickory -- it is bad and it is that way
regularly. That's not Sunday when the church is in session. So, if you look, the light is
way over there and it stretches back behind me. I am about to the immediate right of
the paint store right now in this picture. So, that is one of the entrances supposedly that
was allowed to get into Hickory from those apartments. The other entries may be
another 20 yards behind that. So, if we are backed up this much already on
Wednesday at 7:53 in the morning, it's just going to get worse with putting apartments
there. That's all I got.
Bernt: You just got a text. I'm just kidding.
Kruger: Oh. My phone just --
Palmer: Madam Mayor?
De Weerd: Thank you. Mr. Palmer.
Palmer: And this may be a useless question, given that we have no idea what may end
up being developed on that giant property to the east of you, but just looking at an aerial
there is a few different future connections to there. Do you -- having lived there,
knowing kind of the movements of yourself and your neighbors, do you anticipate that
whatever connection out to Eagle --
Kruger: It doesn't go out to Eagle, it goes to Fairview.
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Palmer: Right. But I mean whatever future connection through the --
Kruger: There isn't any future connection, because there is one way out through --
Palmer: Oh, because you're are not connected to --
Kruger: And that's blocked off. There is a school there. There is Farmer John's field to
the right of -- what's it called? Solterra and the church and that's -- there is no road,
because it's a field and that's it. There is no roads there. There is not going to be a
road there, unless somebody buys the farmer's field.
Palmer: Madam Mayor?
De Weerd: Mr. Palmer.
Palmer: It is -- right. But I'm assuming by the fact that there is a couple of concrete
connections through -- Clarene Drive --
Kruger: Yeah. Right there.
Palmer: -- and Apricot --
Kruger: There is nothing -- other than way back in -- can I touch the screen to make the
hand -- right there. There. That there is a school and if you look on Eagle Road it says
no entry or no through, but you can get through that way.
Palmer: Right.
Kruger: And why would they go through all that way when they are way down there,
which is about three miles -- more to the --
Palmer: Madam Mayor. What I'm saying is that field would not be a field for eternity.
Kruger: Oh, it won't be a field for eternity.
Palmer: And so there will be a connection to there and --
Kruger: Worry about the, you know, traffic and cars either. It promises that. What we
have is this today and we will have that apartment complex in a year. Are they going to
buy the field in a year and put a road through? No.
Palmer: Madam Mayor --
Kruger: That field has been there for years.
De Weerd: Mr. Palmer.
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Palmer: If I might ask you a question. So, understanding -- I mean right now I live
south of Victory off Locust Grove. Locust Grove will eventually be widened. It's not
right now, there are still developments going on there, but I understand that in the future
I will have better connectivity up Locust Grove for myself. I'm just wondering, yourself
and knowing how -- your neighbors' movements, if you anticipate there being any relief
from a future connection through the field with -- who knows what might be developed --
no? Okay. Thank you. Because I have no idea. I have never --
Kruger: No. That field has been there for --
De Weerd: Okay. I'm sorry, if you can --
Kruger: This field has been here for years. I don't foresee it going anywhere anytime
soon. If it does go somewhere, it will go somewhere as it turns into a business, like
across the street at The Village, that's where the money will be made, it won't be made
by putting a road through it.
De Weerd: Okay. Thank you.
Kruger: Sorry. I went much longer than I thought.
Coles: Terry Chestnut signed up against, not wishing to testify. Michael Anderson
signed up against, not wishing to testify. Eleanor Anderson signed up against, not
wishing to testify. Kathy Edmonson signed up against, not wishing to testify. Angela
McDonald signed up against, not wishing to testify. David McDonald signed up against,
wanting to testify.
De Weerd: Thank you.
McDonald: So, David McDonald. 2679 East Grapewood Drive. The slides that -- oh,
this is going to be a problem. The slides that I compiled we had all the numbers -- can
you hear me? I don't think this can write.
De Weerd: If you would like, you can give the slides to staff and they can put it on the
overhead, so, then, everyone knows what you're referring to. Would that help?
McDonald: Yeah.
De Weerd: Here. Oh. Okay.
McDonald: This is fine. So, we had 110 responses to a survey and over 200 plus
petitions opposing this project. I will refute the concept that this was zoned 26 years
ago. There was a zoning that took place in April of 2003. Some of you here were
involved with that rezoning. They divided that property from 6.95 acres with this lot as
an intent of a less intense use and a buffer between my home and the homes that are
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adjacent to the more intense uses along Fairview and some of you were involved in
getting the light five years ahead of time for safety issues and that's probably why we do
not have memorial crosses on there. That's why I refute that we want people exiting
from the areas that do not have the light, even though it is sometimes ten to 15 minutes
to get through that light. Your second slide set -- slide on that deck is really what I'm
wanting to propose is we are not against development, I'm proposing that professional
offices is really what we have been waiting for. It's what Bill Nary stated on a previous
denial that it's what this property owner bought, it's what we all bought into. There is
value in legal certainty here on this property. We have to travel further for dentist offices
and to professional services than we do to our grocery store, so I'm more or less a
proponent of professional offices in this location. Daycare. Healthcare. We are going
to have a 480 unit apartment complex 530 yards south of this Louie's for the medical
professionals that will be coming in. We have the diversity of housing. I'm proposing
we need diversity in these professional services and businesses. It will help us avert
going through the worst intersection 530 yards to the east of us, where a water main
broke. We all understand traffic. I'm not going to beat that one to death. The housing
density and ratio was another big -- big issue here. H-20150036 you denied on a
density simply because it was 12.55 units per acre. This is 20.3 adjacent to 3.59 or less
density. The landscape plan is one that really gives me a hard swallow. The wall of
trees means I will never grow another salsa garden in that area when they are fully
mature. Another slide set that you have out there was actually proposed by two
individuals in a roof sharing case where it talked about overlooking balconies being a
problem. That reduces the property values for a prospective buyer. This is just too
much density. It's too tight of a spot. They really need to move it somewhere else
where they can put better amenities and compete with pool houses and clubs. I also
refute the fact that elderly people will be using this. I mean they will not go into units
with stairs. It's just flat out they won't. You have got all the -- the side decks there.
They pretty much explain it. I get concerned when -- the only creativity these
developers have when they can't, quote, get the light office developed is apartments
and it really lacks imagination. Thank you.
De Weerd: Thank you.
McDonald: Any questions?
De Weerd: Thank you.
Coles: Karalyn Hall signed up against, wishing to testify.
De Weerd: Good evening.
Hall: I'm Karalyn Hall and I live at 2646 East Apricot Court.
De Weerd: Can you move closer --
Hall: A little bit louder?
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De Weerd: Yes. Thank you.
Hall: I live on 2646 East Apricot Court, which is the first intersection after you pass on
Hickory Road to -- going north past Capital Christian Center. My house is right behind
there. Every morning a bus stops there and picks up children. If I go to leave early in
the morning there are cars parked on the highway on the road, up into our road and it is
a real challenge sometimes to get out. That's the same way it is in the afternoon.
There is two roads to River Valley, Hickory through Packard to the school or they can
go in from Eagle into the school. Those are the only two ways into the school and they
are separate, you can't connect the roads. And as you have heard before, there is a
traffic jam. Sometimes it takes you three times -- three street lights to get out onto
Fairview to go anywhere, because traffic is backlogged and especially on the weekends
when Capital Christian is having church and, bless their hearts, they should. Solterra is
having a problem getting out at the same time. We are all trying to exit from our
properties at the same time. There isn't anymore room for anymore traffic and we need
-- we need to keep it as -- as it is today. Thank you.
De Weerd: Thank you.
Coles: Amy Linhart signed up against with no indication of testimony. Kara Stevens
against with -- not wishing to testify. Wally Kimball against, not wishing to testify.
LaDell Anderson signed up against, not wishing to testify. Carolyn Flanagan signed up
against, not wishing to testify. David Cook signed up against, with no indication of
testimony. Sally Ellsworth signed up against, not wishing to testify. Steven Hall signed
up against, not wishing to testify. Kathy Jone signed up --
De Weerd: I'm sorry, Mr. Clerk.
Coles: Oh. Excuse me.
De Weerd: Good evening.
Hall: Good evening. Steven Hall. 2220 North Justin Way, Packard Estates.
De Weerd: Thank you.
Hall: To answer Councilman Palmer's question about access to Eagle Road, ITD has
been closing down the entrances into the mall. There is no way they are going to
authorize an entrance road into a housing addition off Eagle Road. So, that's not going
to be an option. Madam Mayor, you pointed out we were putting in luxury apartments
and we need affordable housing for people to go into, but I have been sitting here
tonight and here is what I have been hearing. We -- we want to have commercial
property and we want to have high density next to it, but yet when we put out our plan
we don't put any high density zoning in there. So, if we are going to zone, we need to
allow for that, so that we know that that's what's going to go in there and when we
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purchase property we know what we are getting into. What is sitting there now is light
commercial and is a perfect opportunity for -- for executive buildings to go in there.
Dentists. Those type things that would fit into that area -- that zoning and would be of
benefit to the neighborhood. Thank you.
De Weerd: Thank you.
Coles: Kathy Jone signed against, not wishing to testify. Craig Croner against, wishing
to testify.
Croner: Good evening, Madam Mayor --
De Weerd: Good evening.
Croner: -- and Council Members. Craig Croner. 2648 North Santee Place. Just one --
first I want to -- there is a lot of competing interests and I appreciate the job that you all
do. You're doing a fine job. We are happy to have -- now being residents in Meridian,
fortunate to have the things that are going on here and there is a lot of competing
interests and I -- add I -- I just want to acknowledge the job that you're doing is to be
commended. Normally I shy away from public testimony, because I worked for a
neighboring municipal government right next door, so I typically won't do public hearings
for that reason. However, tonight I felt compelled to do so, because I live in Packard
Estates and I have observed some safety issues that I think need be brought to
everyone's attention. First and foremost, the traffic that's been talked about tonight is --
it is a problem. The light that goes from Hickory out to Fairview, I have watched people
on multiple occasions cut through parking lots on both sides of Fairview and that
becomes a problem -- problematic at times, especially in the early morning hours when
there is children around. I have seen several near misses myself and I think it was -- it
was very interesting to me when I looked at the traffic study that ACHD did, it was only
on p.m. hours and, really, the problems that most people have talked about tonight
really happened in the a.m. and so to do the traffic study in the p.m. was just interesting
to me that that even happened. Not to get too many more things on the traffic, but, you
know, just adding more people to come into that limited thoroughfare on Hickory I think
is just going to add to the immediate concerns that you're hearing tonight and I would
just implored the Mayor and Council to -- not to reconsider this, but actually uphold the
Planning and Zoning -- their -- their decision, so -- thank you.
De Weerd: Thank you.
Cavener: Madam Mayor?
De Weerd: Mr. Cavener.
Cavener: Mr. Croner, I heard you touch on something that I haven't heard from the
testimony tonight and that is the prevalence of people who live in your neighborhood
using that common drive to get onto Fairview. Can you talk a little bit more about how
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big of an issue that is and, again, give us a good indication as to how many cars stack
up and the impact of traffic both getting in and out of that business, as well as the
impact on Fairview.
Croner: Yeah. I would be happy to, Madam Mayor and Council Member Cavener. The
-- the biggest problem in the morning is what I see is people will cut either through
where they are proposing to have that entrance into that sub -- or into that apartment
complex, that in and of itself I see people speed through that, cut over through the bank
and, then, cut across to get onto Fairview and then -- and, then, try to cut across the
other lane of traffic and only to go again across the other RV dealership across the
road, cut through that parking lot to get onto Hickory, which is really -- the timing of that
light, because they can still make that turn before anyone else can actually get through
the intersection. Hopefully that answers your question.
Cavener: That was my fear and you have confirmed it. Thank you, sir.
De Weerd: I think that keeps our police very busy.
Croner: Thank you again.
De Weerd: Thank you.
Coles: Chris Middleton signed up against, wishing to testify.
Middleton: Good evening.
De Weerd: Good evening.
Middleton: Madam Mayor, Council Members. Thank you for your perseverance. It's
been a long evening.
De Weerd: Well, thank you for your perseverance.
Middleton: I am Chris Middleton. I live at 2303 North Hickory Way in Packard Estates.
I have one fundamental point which is transition. When you look at all of the buildings
that the applicant presented, you can see kind of the lay of the land as it sits right now.
You put in a two and three story apartment complex right next door and despite what
those photos suggested will be right next door to all the existing buildings. That single
story office complex will not block that apartment building, so you go from single story
office, two and three story apartments and, then, single family dwellings within a
hundred yards. There is no transition there and I think that will create a very adverse
impact for the community, for the property owners there. Thank you.
De Weerd: Thank you.
Coles: Craig Randall signed up against, wishing to testify.
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Randall: Mr. Tiffany, it's a longer walk when you have waited longer. Madam Mayor
and Members of the Council, my name is Craig Randall. I live at 2528 East Meadow
Court and that's in the Packard Estates Subdivision. I think it's interesting as we look at
the -- the gathering of neighbors behind me -- and thank you for sticking this out, too. I
know this matters, because we are here long; right? And we weren’t first on the agenda
like we were at the Planning and Zoning, but this matters to us. I live in a great
neighborhood. I love my neighborhood. I love my neighbors. It took me about a week
to know everybody in my little cul-de-sac. That's Meridian; right? So, I don't think
anybody here is anti-people or anti-coming to Meridian to live. We all chose to live
here. What we are against are some of the major things that have already been
brought up. The parking issues. The traffic issues. The density issues. And the
recently discussed -- this building is too tall issue. I wanted to share a couple of things
and I just want to focus on -- I made similar comments in the P&Z meeting back in
February. The -- the UDC for -- that we follow in Meridian, 11.1.2 Section E, we are to
do what's most appropriate for the use of property and I find that based on the
overwhelming testimony in the negative and the recommendation of the Planning and
Zoning Commission to deny this rezoning permit, that we are in agreement there, that
this is not the best use of this property. Frankly, I have talked to people in my -- in my
immediate vicinity, my neighborhood, and I have enough of a ground swell where we
might can make a dent in buying the property from Louie himself and turning it into a
community garden. That's what people want. Just something that's a little more
pleasing to the eye and more useful to the neighborhood. Also in Section 11.1.2F, we
are to protect the property rights and enhance the property values through the decisions
we make as a community and you make as the City Council. That would not be served
with approval of this. One thing that has not been mentioned in this -- in this meeting is
that the average detriment to home values that are near apartment projects like this one
is a negative 15 percent in home values and that's in a situation where, yeah, there is --
I realize that there is a small -- or maybe a dearth of availability, as has already been
brought up, but I'm not interested in having my property value dipped by 15 percent and
that's within the radius that I live in that -- that that study -- I'm not in the backyard, I
don't butt up to the new property like Mr. McDonald does, but there is plenty of
proposed and existing high density housing. I went over to the -- the ones that are
behind where the Culvers is now off of Ustick. I have a weakness for butter burgers.
But it -- that's high density. They are filling their building. They are going to get filled
great. But we don't need this here. I'm not -- again, I am not anti-growth, I'm not anti-
apartments, I'm not anti-bringing people to Meridian. There is a reason we live here.
It's a great place. But this is the wrong place -- wrong development for this property and
I strongly urge that you vote against this and follow the recommendation of the Planning
and Zoning committee when you consider this. I will take any questions.
De Weerd: Thank you, Mr. Randall. Any questions? Okay. Thank you.
Randall: I have convinced you. Excellent. Thank you.
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Coles: Eric Buehler signed up against, not wishing to testify. And Brittany Buehler
signed up against, wishing to testify.
De Weerd: Good evening.
Buehler: Hi. My name is Brittany Buehler. I live at 2104 North Josie Way in Packard
Estates.
De Weerd: Thank you.
Buehler: Mayor Tammy and City Council, my family and I live in Packard Estates and
we are concerned about the rezoning change and subsequent -- subsequent proposal
to build apartments on Hickory Way. It would be an abrupt change to go from L-O to R-
40 zoning. We all bought our homes knowing that it would be light commercial
someday. Building 40 apartments instead doesn't take into consideration the mature
neighborhoods around it. The L-O zoning creates a buffer between the single family
homes and the commercial properties on Fairview Avenue and as I understood from my
studies of city -- the City of Meridian's Comprehensive Plan, density changes should
be a one-step change. Going from L-O to R-40 classification seems like an enormous
leap. Two and three story apartments, instead of a light commercial office, would be an
incompatible transition next to the single story homes that are adjacent in the Dove
Meadows neighborhood. Apartments don't fit in with the look and the feel of any mature
neighborhood, not just mine. The apartments they look nice, but they don't match the
housing the way that our builders built our houses. Additionally, 480 apartments will be
built just south on Pine, 40 more in the vicinity seems like a lot. We do have a lot of
traffic. West Ada School District is grossly overcrowded. Kids walk home from school
that way. The bus stop stops just a few houses away from the entrance to the
apartments and cars do park on Hickory. Kids walk home from the elementary school
and Hickory Avenue is really curvy, it's hard to get out of the little pockets in the
neighborhood if you're not being careful and I think we will have a lot more traffic that
are trying to hurry and cut corners and they won't be watching out for our children.
Hickory Way has -- also gets the overflow parking from the church and it would create a
lot of problems having additional cars there. I walked through my neighborhood and I
collected 44 signatures on a petition to oppose the zoning change. Do you know that of
the 44 homeowners I spoke with, every single one of them opposed it and they told me
how concerned they were of the project. We have a total of 208 signatures. I, with my
neighbors, urge you to follow the Planning and Zoning Commission's recommendation
to not rezone this and to not put apartments in here. Thank you for your time. I
appreciate your help in working with our community and trying to make our
neighborhoods a great place to be. Thanks.
De Weerd: Thank you, Brittany. Any questions from Council? Thank you.
Coles: Jesse Vycital signed up against, not wishing to testify. Galina -- I believe it's
Martinson signed up against, not wishing to testify. Bagden Martsenyuk signed up
against, not wishing a testify. Shirley Moon signed up against, wishing to testify.
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De Weerd: Good evening.
Moon: Good evening. Hello to you Tammy and to the City Council and I'm a new
transplant to Meridian and I'm loving it here.
De Weerd: Can you state your name and address.
Moon: Pardon me?
De Weerd: Can you state your name and address.
Moon: Yes. My name is Shirley Moon and my address is 2834 East Clarene Drive.
De Weerd: Thank you, Shirley.
Moon: And I live in the Solterra development and I attended the P&Z meeting last
month and it was really interesting. As I mentioned, I'm new to this area, so here I am
one month later I have had two occasions to be here. So, it's really exciting. Anyway, I
only --
De Weerd: What a way to get involved; right?
Moon: I only have three minutes, so I better hurry. So, I just thank you for your
willingness to listen and since their P&Z meeting in February last month it has given us -
- all of us time for -- to really look with a critical eye, go out and measure. Someone
was looking for a tape measure to measure the streets, because it's -- what's being said
here today it's almost like you can't even get a grasp of it until you go there. You
mentioned Louie's parking lot and the representative for the developer called it cross-
access and existing driveways. Can you imagine building a home or an apartment and
that's your access, a cross-access or existing driveway? You don't even get your own
street. Anyway, it's just -- it's just beside me. But I am here to say to all of you, please,
help us with your expertise and your experience. We even had time to -- I had time to
get on the internet and check you folks out, because I'm going to -- because I'm going to
get to vote for you someday. I want to digress just a little bit and go back to a
newspaper article. I love the little Meridian Press, because it tells a lot about the
development and it's just so interesting and so I want to refer to the January 19th article
and it's in reference to the Linder Village development and there is a consideration for a
plaza, a park, road reconstruction, appropriate placement of commercial buildings to not
disrupt the neighborhood and this is where I fell in love with Council Woman Genesis
Milam. She said -- she encouraged the developer to listen to what the people had to
say and make it happen in a way that is kind to the neighbors. When I read that it just
gave me hope that you folks are willing to listen and after sitting here almost four hours
you really have great tenacity, too. So, I spoke to a former city planning and he told me
that each neighbor has -- has his own designated physical boundaries and within each
neighborhood is there a sense of community and I love what this project has done for
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our community. We really have gotten acquainted as we are going around knocking on
doors, getting petitions signed, wanting to know what people are saying and we all see
the disaster that's almost there, because of the traffic and I would love to just -- you just
take one little bird's eye view of one block from where Hickory connects with -- with
Fairview. Within that first block our businesses on each side, a parkway that separates
the street, a huge church that has about 500 parking spaces and, then, still within the
block is my development of 89 units and directly across our driveway. So, directly
across, it's this new development that has their development on driveways and so our
development has in and out, it's the same area. We only get one road to get in and to
get out. It's directly across the street. So, here we are colliding, trying to get out of our
driveway. But there is about 500 homes past his first block, five hundred to a thousand
homes. I don't even know how many. All you see is --
De Weerd: Ma'am, I'm sorry, you need to summarize.
Moon: Okay. My summary is I would like you folks -- I got it right here. Please
consider our plea. I thank you for listening. I am so appreciative of all the questions
that you have had and now you ask us questions. So, thank you so much for your help.
De Weerd: Thank you for your testimony.
Coles: Bev Harringdale signed up against, not wishing to testify. I apologize if I
completely mispronounced that last name. Sandra Nelson signed up against, not
wishing to testify. Randy Nelson signed up against, not wishing to testify.
Nelson: My name is Randy Nelson. I live at 1873 North Marnita. I'm in that Solterra
community. We also just moved up here ourselves and I hope I don't say it too fast,
because my head is full of everything, but this is a nice place, move it someplace else
and we would all be happy. It's zoned for the reasons that it is and the people that want
to have the dentist office and other businesses, we all appreciate that. We would want
that. But that corner right there -- that street is a serpentine street. Hickory -- if the right
place could be identified on this corner, leading onto Hickory from their -- from their
resident -- the apartment complex, it's a term that's behind you. You can't see it and if
you look at the way, the corner is coming from another direction, so you pay too much
attention. Either way you will always have a problem there and it's disingenuous that
the people who want to have this --
De Weerd: If you will get closer to the microphone.
Nelson: Yeah. I dance. Everything hurts, so I'm just glad to be here. Disingenuous for
the access to and from into this place. If you go over those speed bumps one time, you
will never want to do it again. If you want to eat there you will go -- you will go a little bit,
but you won't go four times and leave and come that way and I promise you you won't
want to turn left onto Fairview out of that access point. You will not cross that street.
It's too close to the light. It's too many problems. So, the other access points that was
-- were described our places that businesses get there shipments and deliveries behind
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the paint store. It has nothing to do with residential living community people. It's -- it's
there for the reason that it is and whoever put those speed bumps did it for a reason.
They don't want people flying through there. So, you're not going to come and go
through that -- that access anymore. But the street itself is choked off and somebody
brought up quite a while ago about the nice Idaho people. We came from another state,
we are happy to be here. We love this place. The access almost to Hickory and
Fairview where the business is that has converting vans to motorized help things, we let
people in. The church let's people in. But you start backing that up further and further
and you -- it's just -- we lose that. We lose what we have. We are losing it anyway. It's
a beautiful community. Enjoy it someplace else where you have access to and from it,
but don't choke us off any more than we are already. We are bottlenecked all the way
in. The last lady -- we butt heads to leave out of there. So, we are worried about head
on, we are worried about around the corner, we are worried about what's behind us,
because you cannot turn that corner without pulling out into it to see what's coming the
other way. Kids. Bikes. Pedestrians. Joggers. Anything. That corner is -- doesn't
depict how sharp it is. You cannot see behind you to leave out of that complex. So, I
thank you for your time.
De Weerd: Thank you.
Coles: Sheryl McCormick signed against, not wishing testify. Jan Wheatley signed up
against, wanting to testify.
Wheatley: I'm Jan Wheatley. 2535 East Bernice Drive in Packard Estates and thank
you, Councilman and Madam Mayor. I'm here to present my -- my valid concerns. I am
so concerned that my neighbor and I -- we stood at the corner -- at the intersection for a
couple hours in the night in the cold weather handing out information about this
meeting, so that we can make sure that you folks knew how important this was to us to
have this stay zoned the way it was originally when we bought our properties in Packard
Estates. My husband is from California. I'm a native. And because there are so many
children and we live on -- we live at the crossroads of Hickory and Bernice and the kids
are always coming there, we back into our driveway into the garage. My neighbor next
door -- he says you really do a good job backing in there. I go I have to, because I don't
want to run over one of those children if I'm backing out of my driveway, because those
children -- they don't pay attention. We are all older, but if you can remember when you
were a child you didn't pay attention to the cars. So, we are very concerned. They
don't put speed bumps in our -- in our Packard Estates because is too dangerous for the
fire department, thank you, to get in there and so the driveway that she's talking about, it
has many speed bumps in there. If you have been to Louie's you know they are big
speed bumps, so they can't -- they can't come in and out of there. So, isn't it a fire
hazard -- sorry, I'm a little nervous -- to have those speed bumps there if they are going
to have that be for their egress -- in and out. So, I hope that you keep it as it's zoned
originally and I appreciate all of your work and, yes, we do vote for you.
Borton: Thank you, Mrs. Wheatley.
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Coles: Michael Kleint signed up against, not wishing testify. I think that's like a match
up. Lorraine Kleint signed up against, not wishing to testify.
Kleint: My name is Lorraine Kleint. I reside at 2081 West -- North Hickory and I just -- I
was the one that made the mistakes. Anyway, I just want to let you guys know that I
really would like you to really consider this. I -- same thing. I originally came from
California. Moved to Idaho, because it's a better place, my kids -- everything -- grew up.
Didn't have to worry. All I just -- and I know that you have to develop, because I came
from that type of a place, but all I'm asking is -- is just look at it, because it is -- they are
right, the children, the buses early in the morning do pick up two different times. We
have Meridian and we have got some Centennial that pick up. Also the speed bumps is
also I -- where I have gone to work and -- gone to work. I'm seeing almost accidents
where people don't want to wait for the light, so they go through the parking lot and just
zoom across and try to get across Fairview, so they don't have to wait for the light. So,
all I'm asking is just looking at this -- you know, just look at it and make sure you do the
right decision. Like I said, I don't -- I wouldn't mind, you know, anything else in there,
but those -- those apartments are -- are not going to be good. So, thank you for your
time.
De Weerd: Thank you. And it's been requested -- I'm going to call a five minute recess.
I think we all probably need to stand up. We have been here since 5:00, so -- thank
you.
(Recess: 9:57 p.m. to 10:03 p.m.)
De Weerd: Okay. if we could take our seats again. It's nice to see everyone enjoying
their five minute break.
Coles: Next on our list -- John Anderson signed up against.
De Weerd: Good evening.
Anderson: I'm tired, too. You do have stamina. That's encouraging. I'm John
Anderson. I live at 2564 East Bernice Drive in the Packard Estates and I have been
here about 15 years. Just a couple of things. First of all, I want to make one comment
when the presentation was made -- and I watched both of them now. I was here at this
last meeting. This place was packed. Wall to wall standing room only and all of them
were here for this particular -- opposed to this particular project. So, it was -- it was
pretty impressive and everyone got their say and it's the same thing tonight. Everyone's
getting a say and I appreciate that and I know everybody here does as well. But I
watched the presentation of the project twice and it bothers me just -- you know, just -- I
have been around the block a few times and, you know, when you -- you represent
driveways as streets and access and you represent numbers that are nonsensical in
terms of where kids will go to school and whatnot and, then, you -- my public areas are
great. I have 40 units. I'm going to have probably 70, 80 people. Don't know how
many kids. But people can -- can let the kids play on the playground equipment and
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they can sit in the open area and watch them. There is three tables and two umbrellas.
It's a hundred degrees here in the summer. So, I look at that and, then, I hear that they
are luxury apartments, but they are affordable. And, then, I hear, well, there is a lot of
people that are going to move their -- their parents are going to move in there to be near
their kids. I'm 69 years old. If my kids brought me to a place like that and said, dad,
mom, we found this great apartment. It's 900 square feet, it's only 1,200 dollars. I know
that's more than you're paying for your 3,140 square foot house, but don't worry, dad,
because I think you could still get up those three flights of stairs, can't you? Everybody
in my -- everybody in my age over 55 -- and there will be people who will live there and I
admit there will be, but most people that are my age -- or they are looking toward
retirement, are looking for -- when they talk to a builder about building a house or
anything else, it's age in place. Wider doorways. Whatever. You -- at our age you get
used to just -- the level things. If these were condos, they had elevators or whatever the
case may be, maybe you could make a case, but I just when you represent something
that way, but it's -- it's just hard to believe that that's what it is. It decries, you know,
honesty and the truth and it bothers me a little bit in that. What I would like to leave you
with is that when we -- Planning Commission voted unanimously to -- they listened to
us, they listened to all of us, at the end they told us why they were going to vote the way
they were going to vote and I would like to ask each of you if -- whatever way you vote
on this, we would like to know why you think this would be a good idea, having now the
second time everybody's come here -- larger group last time, but all the same issues.
It's just a bad fit. It's just -- maybe a good project for another locale, but not here. And it
makes no sense. This would be the -- if you had -- I have got ten grandchildren. If I
took the three, four or five year old -- there is a book all of them have loved, it says give
-- and you turn the page, you say what doesn't belong in this picture. Every one of my
five year old grandchildren -- maybe up to -- maybe up to 18 when they didn't forget it,
they could tell you. That building -- those buildings don't belong in there. That's the
only thing that doesn't match. It's the match game. So, if you would, if you would just
share with us when you are all done and as you vote, just tell us why you either approve
or why you don't. We would just like to hear that. Thank you.
De Weerd: Thank you, Mr. Anderson.
Coles: Ken Griffin signed up against, not wishing to testify. Glen Griffin signed up
against, not wishing to testify. Fred McCormick signed up against, not sure if that's a Y
or an N. Go with N. Dan Kimball signed up against, wishing to testify. Not here. Okay.
Nancy Newman signed up against, not wishing to testify. Keith Feeley signed up
against, not wishing to testify. Deb Skinner against, not wishing to testify. John Skinner
against, wishing to testify. Okay. Mike Fenn in favor, wishing to testify.
De Weerd: Good evening. If you will state your name and address for the record.
Fenn: Mike Fenn. 2295 Grapewood. And I have lived on Grapewood for over eight
years. I love my neighbors. I love my community. I never knew how blessed I was to
have never run into some of these issues. The traffic -- I will actually agree with some
of the numbers that were shown. Eight years living there. The only trouble with traffic
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that I have had is when it's icy or bad weather, I slip all the time coming out and I will
hold up the cars behind me, so if there is the first car coming out having trouble,
everybody else behind him is having trouble. That's only when it's icy, that's only when
it's bad weather. I have not had many bad experiences with the traffic going in or out
and I was looking forward to a nicer, smaller, high-end apartment complex coming in.
De Weerd: Okay. Thank you.
Fenn: Any questions?
Cavener: Madam Mayor?
De Weerd: Mr. Cavener. Sir.
Cavener: Sir, would you -- would you be willing to entertain a question?
Fenn: Yes.
Cavener: I will just cut to the chase. It's fairly typical for people who are opposed to a
project to sit through this long meeting and express their feelings. It's rare that we have
somebody who is willing to endure this same process to speak out in favor. I'm just
curious, what motivated you to sit through this meeting and share your feelings with us
tonight?
Fenn: Because I knew it was rare and just like that graphic showed, 97 percent against,
three percent for, I'm one of the three percent and those opinions need to be valued as
well. I have lived on Grapewood eight years, not one problem with a lot of these things
that are being mentioned and --
Cavener: Thank you for sitting through and sharing your opinion. I appreciate it.
Fenn: You're welcome.
De Weerd: Thank you.
Coles: Silveska Kyastin signed up against, not wishing to testify. Bagden Martsenyuk
signed up against, not wishing to testify. Sanel Tucakoutc in favor, wishing to testify.
De Weerd: Good evening. You all are making that microphone look really low.
Tucakoutc: Sorry.
De Weerd: If you will, please, state your name and address for the record.
Tucakoutc: Yes, Ma'am. Yes, ma'am. Sanel Tucakoutc. And business address is
1537 North Linder. I'm a real estate professional. I attended the neighbor meeting for
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this project where only two neighbors showed up. One of those neighbors was Dave
McDonald, who is the president of Dove Meadows HOA, the adjacent neighborhood to
the north. They have expressed little to no concern regarding this project. After the
neighborhood meeting I reached at them several times addressing concerns him or the
neighbors had, but he stated he was too busy. I also sat in on the last P&Z meeting and
wanted to share my thoughts and a few things. According to COMPASS, Meridian is
now home to nearly a hundred thousand people. Per the city's existing conditions
report vacancy is at 2.4 percent, which is an all time low and that demand is keeping up
with the building boom. Only -- excuse me. Only 12.5 percent of the city's housing
units are multi-family that's per the existing conditions report page 25. Boise is nearly
three times this. There is a need for multi-family housing in good locations like this. I
will also mention that 29 percent of Dove Meadows, which is a neighboring --
neighborhood adjacent to the north, is 29 percent of that is rental units. The existing
conditions report states: While relative to other communities of similar size around the
country, Meridian lacks diversity and balance in a residential form and density, pages 38
and 39. Regarding property values. Many neighbors have expressed their concern
about property values and crime. The fear that housing density will hurt property values
seems to be primarily based on anecdotes. Araw Shore, who has a master's degree in
real estate development and city planning from MIT, he states large multi-family
developments do not have a negative impact on the sales of nearby single family
homes. Again, this is only 40 units, so I wouldn't even call this a large multi-family
development. I did some comparisons and I compared Baron Sub, which is on the
corner of State Street and Gary Lane, which is right there. It's adjacent to 430 multi-
family units. This neighborhood is here. It is 1.7 miles to the east. It's called Mortgage
Square Sub. The homes in these neighborhoods are nearly identical. Mortgage
Square Sub is also surrounded by single family homes and acres properties. When I
looked at the assessed values, the subdivision adjacent to 430 multi-family units have
higher assessed value. All the homes that I polled were within one hundred square feet
of each other and this is the 430 units here, with commercial up front, and I looked at
these homes right here on Baron Lane and those are the comparisons again. Sorry.
As far as crime goes, opponents to multi-family projects often argue that people who
own their homes are invested in the long-term success and safety of a community and
people who rent apartments are merely short-term transients and criminals and,
therefore, are less desirable neighbors. However, this is not true. Multi-family
developments are not associated with high crime rate, but socioeconomic status is.
These are high end apartments and there is only 40 units once again. Sorry. I will
finish up here. Per Scott Oliver. One barrier to multi-family in-fill development comes
from neighbors who say I'm okay with this, just not in my back yard. Their problem is
their backyard is our community. If we kick the can down the road we are diminishing
the quality of life for everyone. The solution to the housing conundrum is to build more
units of all prices near where people want to be. This is a great location for this project,
as it sits near -- near the core. It is also near the largest employers in Meridian. St.
Luke's, 1.7 miles. Scentsy and Blue Cross are .09 miles away. It's also a stone's throw
away from The Village. Thanks.
De Weerd: Thank you.
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Tucakoutc: Question?
De Weerd: Council, any questions? Okay. Thank you, sir.
Tucakoutc: Thanks.
Coles: Lindsay Newgard signed up in favor, wishing to testify.
Newgard: Lindsay Newgard, 5934 North Alder Point Place. Boise, Idaho. I'm actually
here because I'm a business owner in downtown Meridian. I have been here for 12
years. Twelve. It is so important to add housing around this area. I can't tell you how
many -- I actually employ a lot of millennials. I actually employ a lot of elderly people as
well. You know, we all commute here to Meridian. I live in northwest Boise, so I just
wanted to kind of go over some things -- you know, I understand like, you know,
neighbors' complaints and things like that, but there are planning documents in place
that are so important to uphold. You know, when we are talking about development and
moving people and housing people, it's so integral. So, I just wanted to take a look at
the existing use, you know, light office technically is, you know, on an existing arterial. It
has street frontage. You know, there is a few exceptions. But, again, the R-40, the
majority of it is fronted by commercial and pushed back and it's especially apparent on
Fairview, which is a designated ACHD priority corridor. They -- so as Sanel just kind of
briefly talked about, the existing conditions reports, you know, it's -- there is not a lot of
rentals here and rentals are important in any vibrant community. ACHD has
improvements slated for Fairview. There is no denying it. They want to see seven
lanes. There is funding for this project. When it starts they don't know. It's a
community partnership between businesses, households, and the city to bring not only
improvements to the roadway, but to bring transit and that's a huge deal for me, is you
guys bringing transition into Meridian. When you look at it, it's a dead zone for transit.
Developments like this help bring transit. Valley Connect 2.0 says one of the biggest
proponents for adding transit to this area is -- is increasing households and increasing
them along these corridors where it's accessible -- is imperative to transit. It's not
DOD. I mean I can't even understand why there is DOD mentioned in the
Comprehensive Plan. The future land use map designates this as high density
commercial and, you know, when you're putting, you know, 40 units in on, you know,
two acres, that's 20 units per acre and you're leaving it up to the developer in a DA to
basically say, okay, we are not going to screw the neighbors and that's exactly what it
looks like that these -- this developer is not doing. He is increased the buffer, you know,
they have actually, you know, like planned just other things to help buffer that residential
area. You know, that -- they could get a conditional use permit or a DA for, you know,
the commercial as well. I just want to touch on one last thing. The site has existing and
planned walkability. So, when we are talking about reducing traffic, which is what the
neighbors are complaining about, you know, using these walkways -- this site is located
in this red area right here. These are your planned walkways. Here is the master plan
with every single planning document overlaid on this area. It is so close to the core. It
is less than two miles from where my business is. You know, people can really connect
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and, you know, Complete Streets rates this area very high for completion and it's only
going to get more complete the more people we, you know, put in in responsible
developments. It's super integral. I support this development. I support the multi-family
along a corridor, such as ACHD. I appreciate everything you guys do. Thanks so
much.
De Weerd: Thank you.
Coles: Shannon Herbert signed up against, with no indication of testimony. And Dana
Herbert, also against with no indication of testimony.
Herbert: Hi. My name is Dana Herbert. I live at 2704 East Bernice in Meridian. That's
-- we were one of the first people in the -- in that phase in Packard Estates. I wasn't
planning on saying anything, but just looking at the agenda and noticing that we just
spent, what, an hour and a half talking about Copperpoint, about the density and the
traffic impact of that and just looking at the numbers in the agenda, that was worked out
to 12.6 units per acre and this one is at 19 units per acre. That's a lot of density in a
small space. Exiting out onto a road that's basically a two lane road and as far as traffic
at that light, there is a left turn lane and a straight and right. If there is one person going
straight, no one is turning right until that light turns green. And I have seen people try to
get around that by, you know, cutting through the Louie's parking lot, but more
commonly I see them go through the bank parking lot and go the wrong way through the
drive-up teller window. So, granted, the bank is not open when I'm going to work, but
still that's -- people are people, they will find the easiest route, which people are going to
park on Hickory from that complex. There is -- people are going to find a spot. They
may even park at the church, you know, in the evening. Who knows. But it's -- I mean I
looked at the plan and it looks like -- it looked nicer than the Copperpoint ones. But I
think it's just the wrong spot, you know. I agree, you know, more high density housing
would make a difference, but this is an established community, an established
neighborhood with a certain personality and it's just not the same fit. So, that's all.
De Weerd: Thank you.
Coles: Michel Cunningham signed up against, wishing to testify.
Cunningham: Madam Mayor, Councilmen, we appreciate your time here. Michel
Cunningham. M-i-c-h-e-l. Not to be confused with Michelle. I live at 2044 North Justin
Way, Packard Estates. I was the fifth house that was built there. Been there for 19
years, so I have seen a lot of development in our area. Hickory Way is a bad area to try
to drive through. Fortunately, I own my own business. I leave the house at 6:00
o'clock, before most people are in and up. I get home at 7:30 at night, before there is --
I mean all the traffic has already gone. So, I'm the president of the homeowners
association. We have 254 houses in our association. We have a board of directors. I
have talked to all of our board of directors, they all agree that this is a bad idea. But we
are not directly adjacent to that property. So, it doesn't immediately affect us, other than
the traffic. So, by stating that we would rather it didn't pass. We appreciate all of you
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on the board of directors -- or I mean on the Council here and we hope that you vote
against it -- as to the Planning and Zoning's referral. Thank you very much for your
time.
De Weerd: Thank you.
Coles: Jeff Miller signed up in favor, not wishing to testify. Chuck Carlson signed up
against, not wishing to testify. Britney Hall -- not wishing to testify. Robert Jenkins
signed up against, wanting to testify. Sylvia Jenkins signed up against, not wishing to
testify. Sara Watts signed up against, not wishing to testify. Gweneth Tyler signed up
against, not wishing to testify. Colin Feeley signed up against, not wishing to testify.
Meredith Fehringer signed up against, wishing to testify. Elizabeth Voss against, not
wishing testify. Curt Voss signed up against, not wishing to testify. Don Steinke -- is
that correct? Not -- would you like to testify?
Steinke: My name is Don Steinke. I live at 2558 East Apricot Court, right on the corner
of Apricot and Hickory.
De Weerd: Thank you.
Steinke: We were the first residence of Dove Meadows. We have lived there over 23
years. Everybody has talked about the traffic. You are right, traffic is terrible. I'm
concerned about the traffic going the other direction. Our subdivision is connected
through Chateau Meadows and people that want to take a shortcut, because Fairview is
crowded, shoot through our subdivision and go 45 or 50 miles an Hickory. I had a car
end up through my fence into my backyard, almost killed my dog. Okay? It is not safe.
I get flipped off every week, because people are screaming through the subdivision and
I honk because I almost get hit. I'm at Hickory and Apricot. If you looked at the map it's
right on that curve. It's a blind corner and people coming out of -- Packard Estates, I
love you guys, but you drive a way too fast. People going through the other way from
Fairview, I kid you not, we get -- the police put -- put their little speedometer thing there
for one -- you know, one week out of a year and I can guarantee you every car slams on
their brakes as soon as they see it, because everybody knows they are going too fast.
We are going to get a kid killed there some day and I just ask the fire marshal, the
fireman here, why can't we get speed bumps? I see speedbumps in other subdivisions.
We can't seem to get them in ours. ACHD tells me it's the fire department won't allow it.
He says -- that's not true. It's not the fire department. I don't know who it is that won't
allow it. But the traffic going the opposite direction is terrible and when we get
apartments there people are going to go, oh, I can make it easy through Chateau
Meadows, perfect, and they are going to scream past my house and almost hit me and
flip me off again. So, we are against it. I don't really have anything else to say.
De Weerd: Well, I'm sorry for rude drivers. Thank you for being here.
Coles: Debbie Steinke also signed up against, not wishing to testify. I think, Madam
Mayor, I have made the list through all the sign-ups.
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De Weerd: Thank you. Yes, ma'am. You can take your time.
Fehringer: I apologize. My name is Meredith Fehringer. I live at 2627 East Moog
Street. It's in Packard Estates. Previously I actually lived in Chateau Meadows and so
we have been there for about nine years in the total area and, actually, tonight is my
wedding anniversary and so I moved in like tomorrow. So, I have been in neighborhood
for about nine years and right as I moved in -- I had moved from McCall and I was
looking for work and I actually went to Louie's to work and that's where I worked when I
was doing a master's degree through U of I downtown and I worked there in the
Meridian School District for about two years and I can tell you as a former employee we
were instructed to park on the dirt road. We were also instructed not to park on the
Dean Evans -- or the D.L. Evans, excuse me, or in the Trophy Shop and the Mortgage,
because those neighbors were already upset with the amount of traffic that Louie's was
bringing in and the parking and the overflow situation. So, it's funny when you mention
that parking is atrocious. It's -- it's well known by us or those who work there and, you
know, one of the things that crossed my mind is where are -- where are they going to
work? We were told, you know, hey, they knew I was walking distance, hey, we will
give you a ride home if you will walk here to just alleviate the parking situation and I just
wanted to point that out. It is a fantastic restaurant. This lot has sat empty for years,
but it's really not appropriate for that use and I don't know where we would all park if we
are going to go enjoy some of their lasagna and garlic bread and I -- but I had one more
point, but I think that's it. Thank you. And have a good evening.
De Weerd: Thank you. Happy anniversary. Any other testimony? Yes, sir.
Malkowski: My name is Carl Malkowski. I live at 2199 North Chandra Place. I would
like to, first of all, thank you guys for all that you're listening and enduring. I would also
like to apologize for my stepson, he is pretty obsessed. I'm sorry. Nothing I could do. I
would like to make a comment about the parking. I mean the parking is bad. I -- while
visiting Louie's a couple of weeks ago I asked them -- I said, hey, the developer
mentioned that they could use your parking for overflow parking when the apartment
needs it and he goes, let's be honest, anybody that's lived in an apartment complex,
even 70 spots or the minimum that's required, it's not enough for apartments. That
might be enough for most of the people that live there, that's not going to account for the
guests. It's not going to account for the other people. Every single spot that you see
that's in red, there is signs there that state there is no -- nobody's allowed to park there.
It's strictly for the businesses only and that they will tell you they are going to end up on
that street. That's a narrow street that was already bad when the church is in session.
It's going to be that way every day, because people are going to find a spot -- that car
that they don't drive as much, they are going to put it in the street and we are going to
be constantly dealing with trying to get around those vehicles, creating an additional
unsafe area. Thank you.
De Weerd: Thank you. Any further testimony? Yes. You need to come up front and
testify. Oh, you don't want to. Okay. Well, we will have Mr. Clerk come over and you
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can sign the sheet. Okay? So, we will take care of that. You have already testified.
I'm sorry. I'm sorry. Any further testimony? I'm sorry, you cannot testify from the back
row either. So, any further testimony? I'm sorry, ma'am. Okay. I guess I -- do you
have any further questions of anyone who has provided testimony? Yes. Good
evening.
Martsenyuk: Good evening. My name Bogdan Martsenyuk. You can guys pronounce.
I'm from Ukraine original. I live on 2593 East Apricot. Here 22 years. And about the
lady -- I don't remember her name. She was okay to build and she say Fairview going
to be wider. I have a question for her, how he -- or how we going to get wider?
De Weerd: The long term plan does show that --
Martsenyuk: Well, yeah, but I don't think so. Wider Hickory Way. I'm not their things. I
do -- was before when we have a hearing and today I waste so much -- not waste --
spent so much time after hard work and the gal I don't remember either, who built -- try
to get you guys approve for build apartments, she explain so much about the power of
money. Power. How we can fight. We have poor people. We have no power. Thank
you.
De Weerd: Thank you. And, sir, I would disagree. You have plenty of power. Would
the applicant like to come and wrap this up.
McKay: Sorry, I still have a sore foot.
De Weerd: If you will restate your name for the record.
McKay: Becky McKay. Engineering Solutions. 1029 North Rosario.
De Weerd: Thank you.
McKay: So, I will try to kind of address some of the -- some of the comments that came
up.
De Weerd: Do you want to pull that mic over, so --
McKay: Sure.
De Weerd: Thank you.
McKay: You know, one of the questions that came up as far as carports -- we are
required under the ordinance to provide 50 percent of our spaces to have carports. You
don't see them on the aerial rendering, that's just because that's -- that's the way the
landscape architect prepared it. As far as these units, there are like four units on the
first floor, four units on the second floor. So, can an elderly -- does an elderly person
have to go up the stairs? No. They would get a first floor unit. Or a handicapped
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person. We have to meet the ADA standards. Secondly, the question was about this
drive aisle. This drive aisle is 26 feet wide. We will be adding onto it. It's a little bit less
right now, but we will be adding onto it and increasing that width. There are three -- a
series of three speed bumps along that that were installed. When I talked to the
gentleman on the Mortgage company, he said what was happening is they were getting
cut-through traffic from Dove Meadows and Packard Estates through there and
especially people that were going to take a right out on Fairview, so they put those
speed bumps in. So, you know, what -- I have been doing this for 27 years and so what
we have as our guidelines is a Comprehensive Plan and the ordinance and we need to
go off of the facts and the facts are that this particular piece of property has access to a
collector. Now, in the previous hearing I think it was mentioned -- well, you know,
typically we like to see multi-family developments on collectors. We are on a collector.
Secondly, the fact that this property has sat here for so many years, because it has
absolutely no visibility from Fairview, it has a Hickory Way address and it has sat there
for 25 years and it's not going to develop. They have tried and tried and tried to sell it
for -- for office and have been unsuccessful and so anytime we have a piece of property
that, obviously, the designation that's on it doesn't fit right, then, we see it just sit there
undeveloped and from the city's perspective, as far as the cost to provide services,
Madam Mayor has told me, you know, we need to develop these in-fill properties and,
you know, when -- when new planners jump out to the west it costs the city more money
to provide services and so here we have an in-fill parcel, we have one that, obviously,
the existing zoning has not been successful and works. Two, it has a designation of
commercial on your Comprehensive Plan. Commercial on your Comprehensive Plan in
the description talks about office, retail, multi-family. It talks about a mixture of uses.
It's -- it -- it encourages a mixture of uses, so that we don't just end up with strip
commercial along that Fairview corridor. Secondly, school capacity was brought up.
We did contact the school. Spoke with Eric Exline and he indicated that River Valley
Elementary currently has 495 kids. It has a capacity of 650. I -- my employee lives on
Grapewood. He's lived there for over ten years. I asked him -- I said where does the
school bus come and pick up the kids. He said it stops at Grapewood past your
entrance or proposed entrance to Apricot. I asked him do you have significant difficulty
because our office -- he goes straight on Hickory, because we are off Pine. I drive
Hickory constantly and I only see just a few cars stacked up there during midday. I said
during peak hours in the a.m. I said is there significant stacking and he says sometimes
there will be maybe six to nine cars stacked up. He said it's really not a problem. The
only time we see significant stacking is on Sunday when the church is in session and
they let all those cars out and I looked at -- when Solterra came through. This is the
ACHD report. The same people that are here from Packard Estates had the same
concerns. Safety. Speed. Traffic volume. Capacity. ACHD did an extensive analysis.
They even clocked the speeds out there and said the average speed is 23 miles per
hour on Hickory Way that -- and it is posted 25. As far as capacity, they said it's --
Hickory Way is well under capacity. They also looked at traffic accidents and said over
the past seven years there have only been four accidents at Hickory Way. One was a
dui, one took out a sign in the median, and three were rear ends at the stop light. So,
they did an analysis. They also looked at the clear vision triangle up at Apricot. So,
they studied that. When we have mixed uses, residential, it's compatible with
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residential. Densities may vary and we see that all the time. Just as Solterra is R-15,
those are 3,200 square foot lots. They are up against R-4 and Packard Estates. We
have a significant separation between the existing homes -- this home, from my building
to this -- from my building to this house there will be a 40 foot separation, plus
vegetation, plus there is an existing six foot masonry wall. Whoa. I'm getting excited
here. From this house the separation to my building will be 85 feet. From this home 64
feet. If I look up at Packard Estates, they are over 700 feet away from my project and I
also mapped -- I got a copy of those that testified at the Planning and Zoning
Commission and I mapped their locations and some of those people are 1,700 linear
feet from this project. And they talk about community. Our hearing signs were
vandalized twice. Once prior to the Commission meeting and, then, they were
vandalized again before the Council hearing. I also looked at the project. If it were to
develop as single family dwellings versus the 40 multi-family units, there would be 118
more vehicle trips per day. If it were to develop it with -- as office with the same square
footage as we propose, there would be more than one hundred additional vehicles
beyond what we will generate. So, you talk about traffic, I mean I think they need to
look at what is the impact if this does go L-O? We are a low traffic generator. I also
looked at Dove Meadows and 29 percent of the homes in there are rentals. So, it's --
they are not all owner -- owner occupied and the height. The height of the buildings.
We are proposing two story buildings -- oops. Sorry. I'm trying to get to it. We are
proposing two story buildings. These buildings are 28 feet six inches tall. Those are
the two story buildings. We have them -- they are modulated. Articulated. We are
using all kinds of variations in -- and textures and materials in order to make them look
as aesthetically pleasing as possible. The one three story unit that I have will be behind
Louie's Restaurant. That is 38 feet eight inches. If we look at the footprint of these two
story buildings, the footprint is less than a single family dwelling. Two thousand one
hundred and seventy-seven square feet is the footprint of my two story building. The
footprint of my three story building is 8,520 square feet. We have, if we look at our
landscaping, almost 48 percent of the site is going to be landscaped. This -- I will wrap
it up. This is one of the nicest projects that I have worked on in an area that deserves
some mix of uses and this will provide that and these people can be a component of this
neighborhood and be a benefit to this neighborhood. It's a small scale development.
We are talking 40 units, not 400.
De Weerd: Thank you, Becky.
McKay: Thank you.
De Weerd: Council, questions?
Cavener: Madam Mayor?
De Weerd: Mr. Cavener.
Cavener: Becky, I recognize you had to work through a lot of comments in a -- in a brief
amount of time. One piece that I didn't hear you comment on that I would like to hear is
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there were I think a few questions about really asking why so dense and it's -- you got a
lot of units packed into a real small space. I'm curious, can you articulate kind of the
thought process behind why so many units in that small amount of space in an already
congested area?
McKay: Madam Mayor, Councilman Cavener, in the number of units we looked at
various styles of buildings and various densities. In order to, obviously, provide the
extensive landscaping, the amenities, 40 units was basically the minimum as far as
whether it was economically viable and so when -- in working through as far as this
area, it's not congested, it has adequate capacity for -- I mean we have to look at the
facts as far as is there capacity. Yes. Are we even getting close to the capacity. The
answer is no. And these people are going to walk to businesses. They are going to
bike. I mean if we are going to start promoting alternative transportation we have got to
have density. The people in the homes just jump in their cars. They are driving to
Louie's.
Cavener: Madam Mayor, follow up?
De Weerd: Mr. Cavener.
Cavener: Becky, how many of these buildings are two stories, how many are three?
McKay: There are two buildings that are two story. There are eight units in each
building. Four units on the first floor, four units on the second. There is one building
that is three story. There are 24 units, eight units on each floor.
Cavener: Thank you.
De Weerd: Any other questions? Okay. Thank you.
McKay: Thank you.
De Weerd: Okay. Council, any further questions?
Bernt: Madam Mayor?
De Weerd: Mr. Bernt.
Bernt: I move that we closed the public hearing for H-2017-0165.
Borton: Second.
De Weerd: I have a motion and a second to close the public hearing. All those in favor
say aye. All ayes.
MOTION CARRIED: ALL AYES.
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De Weerd: Okay. Discussion?
Borton: Madam Mayor?
De Weerd: Mr. Borton.
Borton: Perhaps a challenging site indeed in light of the history and Ms. McKay does do
excellent work and solves amazing challenges in this community and has for a long
time.
De Weerd: Can you pull your microphone a little closer.
Borton: Sure.
De Weerd: Thank you.
Borton: The concerns that have been raised at P&Z and here today I -- for me have not
been resolved and I don't know if they can be resolved with this type of application. The
-- the short list is the -- the unresolved concerns with traffic, access, poor access,
safety, transitions and compatibility and parking, kind of the quick bullet list of
expressions that have been shared by the public, both at P&Z and I don't think have
been resolved by this discussion. So, it may be a challenging site for sure, but this
project as proposed and this application is not something that I support.
Bernt: Madam Mayor?
De Weerd: Mr. Bernt.
Bernt: I agree with Councilman Borton one hundred percent. I -- looking at this -- this
application -- this rendering in front of me, it looks beautiful. I mean I see a bunch of
green all over the place. Unfortunately, it doesn't -- it's not reality in how it fits within,
you know, this -- this little parcel. My concerns are lack of access to this development
and also the kind activity within the development that goes out to Fairview and because
of that it just -- it makes me nervous and it just -- it's just not satisfactory enough for me
to approve this project, so I agree with Councilman Borton.
Milam: Madam Mayor?
De Weerd: Mrs. Milam.
Milam: So, I made a list. The gentleman asked us to make a list, so I'm going to do this
kind of a bullet style format. But, yeah, I really -- it does look like a nice project. I don't
feel like it fits. I don't feel like it's the highest and best use. Not that I have a great
solution for that either, but my points are the traffic and safety issues. The density is too
high for that tiny little piece of land. I do like the L-O zoning, but it doesn't have visibility,
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which is why I don't have a great solution. I don't think that going from single story
residential to multi-family with -- is enough transition and I respect the work of our P&Z
Commission and their decisions. So, I haven't been able to be convinced otherwise.
De Weerd: Okay.
Little Roberts: Madam Mayor?
De Weerd: Mrs. Little Roberts.
Little Roberts: Since we were asked to state our thoughts, Becky, you do amazing work
and this is a wonderful project, but I am very hesitant for this project at this location. It
was mentioned this is a beautiful rendering and -- but I don't feel like that's what it's
going to end up looking like, because that space just seems too small to have an R-40
in it and just too many things that we keep going back to with the parking and the -- and
the dirt that what -- we all know if we go to Louie's park on -- because the parking is
unavailable for business there for parking here and it just seems like that's going to
create such a struggle within that area. The gentleman with his phone that had the
picture on there with people trying to get out and things, it just -- just seems like it's just
not as good a fit as it could be for this area.
Cavener: Madam Mayor?
De Weerd: Mr. Cavener.
Cavener: I will be happy to chime in with my thoughts and I think it's -- I think it's
important for the public to know there are certain grounds on which we can make a
decision and not make a decision. It's not based on who gave the better speech or how
many people came out in favor or opposed. We can't even make a decision based on if
a project could potentially increase or decrease property values. These aren't areas
that we are able to make a decision. What we are able to make the decision on is it
appropriate within our code. Is it a good use of land. Again, oftentimes we are faced
with projects I think that I have been supportive of, knowing that the end product isn't as
beautiful -- is going to be as beautiful and wonderful as it is in the renderings. Honestly,
in this case I don't feel that way. That -- the projects that Ms. McKay has brought in the
past have been upstanding and it is a testament to her work and her team's great work
to bring projects that make Meridian a better place. The comments, though, that I
struggle with is -- that I have heard from Council Members here tonight. It's about
connectivity and to me it's access and that common drive off of Hickory and the impact
with businesses and using their parking lot is a -- as a cross-access, I -- I really struggle
with and for me, then, kind of the tipping point is -- is the density. As I mentioned
earlier, I think we are stacking too many bodies in too small a space that is already
impacting an already congested area and so I am not in a position this evening where I
can support this application and would choose, rather, to support the Planning and
Zoning Commission's recommended -- recommendation of denial.
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Palmer: Mr. Palmer? Okay.
Bernt: Madam Mayor?
De Weerd: Before your motion --
Bernt: Sorry. My apologies.
De Weerd: -- I don't vote, but I will weigh in. I think that this is trying to fit a square peg
in a round hole. It's -- it's out of place and there are going to be apartments in this area
that meets the comments to the two in favor, which I think they raised really good
points, but it just didn't apply to this location. You -- I frequent Louie's. I love Louie's
and the parking lot is always full. You do pull out into Hickory and you do stand in line
and wait for that light and so, Justin, we need to look at the timing of that light if we
could and so I -- the comments ring true. There was no exaggeration. It does concern
me as Councilman Cavener mentioned on the cross-access and backing out parking for
a housing unit into drive aisles. It -- this was a nice project in the wrong place. So, I
appreciate Council's comments and I would call on Mr. Bernt.
Bernt: Thank you, Madam Mayor. After considering all staff, applicant, and public
testimony and recommendation from Planning and Zoning of denial, I move to deny file
number H-2017-0165 as presented during this hearing this evening.
Milam: Second.
De Weerd: I have a motion and a second. Discussion?
Milam: Madam Mayor?
De Weerd: Mrs. Milam.
Milam: With all of this discussion about parking and -- going off a little bit, but with
Louie's employees being told to park out in the gravel, maybe the highest and best use
for this property is a parking lot. Sorry.
De Weerd: I am sorry, I can't take her anywhere. Mr. Clerk.
Roll call: Borton, yea; Milam, yea; Cavener, yea; Palmer, nay; Little Roberts, yea;
Bernt, yea.
De Weerd: The ayes. Have it.
MOTION CARRIED: FIVE AYES. ONE NAY.
Meridian City Council
March 6, 2018
Page 88 of 99
De Weerd: And I would also ask our police if we can pay attention to that collector and
the parking that is -- if it's not signed, it needs to be signed. We should not have parking
on that collector.
Stokes: Yeah. I will go look, Mayor.
De Weerd: Thank you. Thank you for hanging in there. Okay.
Milam: We are going to be here for a couple more hours, if anybody wants to hang out.
F. Public Hearing for Seyam East Subdivision (H-2017-0159) By
Volante Investments, LLLP Located on the North Side of East
Franklin Road and East of North Touchmark Way
1. Request: An Amendment to the Future Land Use Map
Contained in the Comprehensive Plan to Change the Land
Use Designation on 14.82 Acres of Land from the MU-R
(Mixed Use Regional) to the Industrial Designation
2. Request: Annexation and Zoning of 18.33 Acres of Land with
an I-L Zoning District
3. Request: Preliminary Plat Consisting of 10 Building Lots on
22.98 Acres of Land
Borton: We are going to continue on to Item F and open the public hearing on Item H-
2017-0159 and we will begin this application with staff comment.
Allen: Thank you, chair. Excuse me. President, Members of the Council -- all right.
Here we go. The next applications before you tonight are a request for a
Comprehensive Plan map amendment, annexation and zoning, and a preliminary plat.
This site consists of approximately 23 acres of land, it's zoned I-L in the city and R-1
and RUT in Ada county, located on the north side of East Franklin Road, east of North
Touchmark Way. The west parcel there, the gray one on the map on the left, was
previously annexed and preliminary platted as part of Seyam Subdivision. The
Comprehensive Plan future land use map designation for the west parcel is industrial
and the east parcels are mixed use regional. The applicant requests an amendment to
the future land use map to change the land use designation on approximately 15 acres
of land from mixed use regional to industrial. The proposed change will extend the
existing industrial designation south of the railroad tracks from North Touchmark Way
and North Guadians Avenue to the east and will eliminate approximately half of the
overall mixed use regional designated land in this area. If Council approves the
proposed change, staff recommends the remaining mixed use regional designated land
to the east is also changed to industrial and a subsequent map of amendment.
Annexation and zoning of 18.33 acres of land with an I-L zoning district is requested
consistent with the proposed industrial future land use map designation. A conceptual
Meridian City Council
March 6, 2018
Page 89 of 99
development plan was not submitted for this site. However, photos were submitted that
represent what future buildings on this site will look like. Because buildings constructed
along the frontage of this site will be highly visible from Franklin Road, an entryway
corridor in the city, staff recommends these buildings comply with the design standards
for commercial buildings in the architectural standards manual. This was also a
requirement for the adjacent properties to the west in Seyam Subdivision. Staff
recommends the existing development agreement for Seyam be modified to include the
subject property. A preliminary plat is proposed that consists of ten building lots on
approximately 23 acres of land in the proposed I-L zoning district. There are two
existing homes and accessory structures on this site that are required to be removed
prior to city engineers signature on the final plat. Staff is recommending an additional
provision in the development agreement tonight that was not included in the staff report
that requires the existing residential use of the property to cease once the property is
annexed into the city. Allowing the residential use to continue would create a
nonconforming use as residential uses are not allowed in the light industrial zoning
district. The proposed plat depicts the extension of East Lanark Street, an industrial
collector, from the west through this site to the east boundary and a new local street via
Franklin Road that intersects with Lanark. The Evans Drain runs along the north
boundary of the site and as a natural waterway is required to be left open and not be
piped and should be improved and protected. Any other ditches on the site should also
be piped. The Commission did recommend approval of these applications. Brad Miller,
Volante Investments, Van Auker Company, testified in favor. No one testified in
opposition or commented. And Brad Miller, again, the applicant, did submit written
testimony on the application. Key issues of discussion by the Commission was the
applicant's request for the existing residences to remain on the site until such time as
the property redevelopes due to hardship for the existing residents and access for the
existing homes via East Franklin Road if they are allowed to remain on the site until
redevelopment occurs. The Commission did not make any changes to the staff
recommendation and their only outstanding issue for Council tonight is the one I just
previously noted about the existing residential use of the property ceasing once the
property is resold and annexed. Written testimony since the Commission hearing has
been received from Brad Miller, again, the applicant, in agreement with the Commission
recommendation. Staff will stand for any questions.
De Weerd: Thank you. Council, any questions?
Little Roberts: Madam Mayor?
De Weerd: Yes, Mrs. Little Roberts.
Little Roberts: Madam Mayor. Sonya, should we decide to approve this tonight, what is
the process and how long does it take? So, if we approve it tonight do those poor
people have to leave tomorrow?
Allen: Madam Mayor, Council Woman Little Roberts, Council, essentially the applicant
would have up to six months to sign the development agreement, submit it back to the
Meridian City Council
March 6, 2018
Page 90 of 99
city, and for Council to approve that agreement. The ordinance goes along with that.
And once both of those items are approved and, then, the property is officially annexed.
Little Roberts: Thank you.
De Weerd: Okay. Would the applicant like to make comment?
Borton: Madam Mayor?
De Weerd: Mr. Borton.
Borton: As he comes forward, I do appreciate your March 2nd ridiculously
unreasonable response to the unreasonable staff report.
Miller: Brad Miller with Van Auker Properties. 3084 East Lanark in Meridian. We are a
Meridian business. Keep that mind.
De Weerd: And Brad really can come up with some doozers I would say.
Miller: Well, I'm just -- I'm just glad that the previous hearing ended, because my
battery is running low and I didn't have enough to watch another episode of Suits, so
thank you very much. As you know that we are -- we are industrial developers and if
you will note, the area between Franklin Road and the railroad tracks, all the way from
the sugar factory or the Idaho Center past the mall, is -- that -- that corridor is all
industrial and there is a real need in the City of Meridian for industrial property. The
property to the west of this property, which we own, is industrial. We have owned most
of these parcels for over 25 years. We are getting around to developing them. The
issue in regard to the residential is Pat Nations, so we bought five acres from her. She
has until July to relocate and/or extend her agreement with us and, then, I have a trailer
-- we call it the goat farm where the goats are. I don't know where those people are
going to go. So, I guess I would ask for one concession from the Council. I know that I
already said I agreed with staff -- staff comments, but they changed that one on me this
afternoon. The only thing I would ask is that we be given the sooner of recordation of
the final plan or one year to remove those residences and cease those uses. I have
already addressed the issue with the people in the trailer and I'm trying to work
something out to get them out and if we can do it sooner we will, but it really is kind of a
hardship for them. For Pat it's not really a hardship, because we paid her a lot of
money, but she does love that home and so I will go to work on that immediately with
Pat. I haven't talked to her yet, but I already have talked to the trailer people. So, I
would ask for your approval on this project. It's -- interestingly enough, over at Linder
and Franklin we have our Cream Line Subdivision there and we built four industrial
buildings in there that we own and they just leased up in a hurry. There is a real need
for clean industrial uses in the city and we would appreciate your support on this. I will
stand for any questions if you have any.
Meridian City Council
March 6, 2018
Page 91 of 99
De Weerd: Thank you, Brad. And there is. That's all we are seeing come in looking for
space.
Miller: Well -- and just one more comment. One of the things in your code it requires
most industrial uses to be done indoors. So, when we say industrial uses, we aren't
talking about ugly, smelly, you know, unsightly industrial uses, we are talking about
indoor stuff. You know, storage of food products and things like that, so -- thank you.
De Weerd: Great. Thank you. Council, any questions?
Cavener: Madam Mayor?
De Weerd: Mr. Cavener.
Cavener: Question for the applicant.
De Weerd: Brad.
Cavener: If he would entertain a -- Brad, as Sonya indicated, you guys would have six
months. You don't think you can get your hardships addressed in six months?
Miller: Well, that's -- I'd like to think that we could. But, honestly, the people who live in
the trailer own the trailer. We own the land. They lease the land from us. They don't
have any place -- there is no place where they can move that trailer. So, I think it's -- I
don't know exactly what's going to happen. We may have to help them out financially to
get them relocated somewhere else. I don't know exactly what we are going to have to
do. I'm going to meet with them next week and talk through the options. But I mean
they are in their -- their situation is not my fault, but I feel compassion toward them and
-- and don't want to create a burden for them. But I mean our objective is to get this
thing done as quickly as possible, because of the demand in the market. But if I had up
to a year -- the sooner of recording the final plat or a year I guess is what I'm asking.
Thank you.
De Weerd: Thank you. Okay. This is a public hearing. Is there anyone who wishes to
provide testimony? Okay. Seeing none, Council?
Borton: Madam Mayor, is that --
De Weerd: Mr. Borton.
Borton: Is it a year from today, a year from -- just so we are clear. We can pick a date?
All right.
De Weerd: Okay. Do I have a motion to close the public hearing?
Borton: Madam Mayor?
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March 6, 2018
Page 92 of 99
De Weerd: Mr. Borton.
Borton: I move that we close a public hearing on Item H-2107-0159.
Milam: Second.
De Weerd: I have a motion and a second to close the public hearing. All those in favor
say aye. All ayes.
MOTION CARRIED: ALL AYES.
Borton: Madam Mayor?
De Weerd: Mr. Borton.
Borton: For consideration I would move to approve H-2017-0159 and to include a
specific DA provision that requires the existing residential use on the property to cease
at the sooner of the recording of the final plat or March 10th, 2019.
Milam: Second.
De Weerd: I have a motion and a second to approve Item 9-F. Any discussion?
Cavener: Madam Mayor, real quickly for discussion. Excited to have more industrial
use within Meridian. I'm not supportive of the DA for one year. I just want that note on
the record.
De Weerd: If there is no further comment, Mr. Clerk.
Roll call: Borton, yea; Milam, yea; Cavener, yea; Palmer, yea; Little Roberts, yea;
Bernt, yea.
De Weerd: Okay. Ayes have it. Thank you.
MOTION CARRIED: FIVE AYES. ONE NAY.
G. Public Hearing for Whistle Stop Subdivision (H-2017-0167) By
Biltmore Company Located at 1297 E Pine Avenue
1. Request: A Rezone of 5.73 Acres of Land from the L-O to
the R15 Zoning District
2. Request: Conditional Use Permit for a Multi-Family
Development Consisting of 68 Residential Units on 5.7
Acres of Land in the R15 Zoning District
Meridian City Council
March 6, 2018
Page 93 of 99
3. Request: A Combined Preliminary and Final Plat for 16
Building Lots and 3 Common Lots on 5.7 Acres of Land in
the R-15 Zoning District
De Weerd: Item 9-G is a public hearing for H-2017-0167. I will open the public hearing
staff comments. And our congratulations for being the last on the agenda and still being
here. Awesome.
Palmer: Madam Mayor?
De Weerd: Mr. Palmer.
Palmer: Madam Mayor, before we get to staff, is -- since it's -- I usually am not paying
super close attention to who the exact developer is, but since I saw Kevin Amar in the
room, there is a chance that if this were to be approved, my uncle may be a part of the
construction of it. I don't live with him. I don't receive any financial benefit whether this
passes or not, other than maybe some harassment from him at Sunday dinner, but,
regardless, it wouldn't change my ability to act accordingly.
De Weerd: You can remain unbiased.
Palmer: Unless there is any objection from anybody else. I think I can remain
unbiased.
De Weerd: Okay. Very good.
Borton: Thanks for sharing that.
De Weerd: Thank you.
Allen: Madam Mayor, Members of the Council. The last application before us tonight
are a request for a rezone, conditional use permit, and a combined preliminary and final
plat. This site consists of 5.7 acres of land. It's zoned L-O, located at 1297 West Pine
Avenue. A little history on this property. Back in 2004 a conditional use permit for a
multi-family residential development was approved on this site. The developer installed
the underground improvements, including the bridge over the Nine Mile Creek, and all
of the water and sewer mains and pressure irrigation systems, but never commenced
construction of buildings. In 2007 another conditional use permit for a multi-family
residential development was approved, but no further development occurred. Previous
primary plats were also approved, but the final plat was never recorded. The
Comprehensive Plan future land to medium high density residential, which is eight to 15
units per acre, with a rezone of 5.73 acres of land from the L-O to the R-15 zoning
district. A site plan has been submitted that shows how the property is proposed to
develop with 15 four-plex structures and one eight-plex structure, containing a total of
68 multi-family residential units, for a gross density of 11.92 units per acre, in accord
Meridian City Council
March 6, 2018
Page 94 of 99
with requested step down in density. Since approval of the previous multi-family
developments on this site, the Unified Development Code has been revised to no longer
allow such uses in the L-O zoning district. Therefore, a rezone to a residential district is
necessary to develop the site in accord with a residential future land use designation. A
conditional use permit is requested for a multi-family development, consisting of 68 two
story units in the R-15 zoning district. The units will be contained in ten townhome style
four-plexes, with the living room downstairs and two bedrooms upstairs. Five traditional
four-plexes with two bedroom units downstairs and two bedroom units upstairs and one
eight-plex with four one bedroom units downstairs and four one bedroom units upstairs.
The project is proposed to be constructed in one phase. Access is proposed via an
existing driveway from West Pine Avenue, which also provides access to the adjacent
multi-family residential development to the north. A connection to the driveway stub at
the east boundary of the site is proposed for interconnectivity. Parking is proposed in
accord with UDC standards, with an additional five spaces. Carports are proposed to
meet the minimum covered parking requirement. Qualified open space is proposed in
excessive UDC standards. Proposed site amenities consist of a ten foot wide segment
of the Rails With Trails pathway along the railroad tracks in accord with the pathways
master plan. A tot lot with children's play equipment, a community garden with raised
planner beds, covered by cycle storage and a pathway along the south side of the
creek. Three different types of building elevations were submitted for the townhome
style four-plexes, traditional four-plexes, and an eight-plex. All are two stories in height
and consist of a mix of horizontal board and batten and shake siding with cultured stone
accents and architectural composite roofing. Final design is required to comply with the
design standards in the UDC and the architectural standards manual. A combined
preliminary and final plat is proposed as shown, consisting of 16 building lots and three
common lots. The Commission recommended approval of the subject applications.
Kevin Amar testified in favor. He's the applicant. No one testified in opposition or
commented. And no written testimony was received. The key issues of discussion by
the Commission was a pathway connection to West Pine Avenue as recommended by
the pathways project manager. That has since been revisited by the project manager
and determined a pathway connection is not needed in this location. And, secondly,
adequacy of the proposed parking, although it exceeds UDC standards and whether or
not the UDC should be amended to require more parking for multi-family developments
and, lastly, a pathway along the Nine Mile Creek and extensions east and west of this
site. The Commission did make one change to the staff recommendation, as previously
noted in condition number 6.1 in Exhibit B that requires a pathway connection to West
Pine Avenue and associated fencing and landscaping. That condition was removed.
The only outstanding issue for Council tonight is that the applicant requested and staff
recommends approval of their request of condition number 1.6.6. It requires the
property to be subdivided prior to applying for a certificate of zoning compliance
application and they want to go ahead and proceed with development prior to
recordation of the plat. Staff is supportive of this request, because multi-family
developments are not required to be subdivided. More than one building is allowed on
a lot. The applicant is only proposing to do so for ownership purposes for the individual
structures. All buildings are required to comply with the setbacks for the R-15 zoning
Meridian City Council
March 6, 2018
Page 95 of 99
district based on the configuration of the approved plat. There has been no written
testimony received since the Commission hearing. Staff will stand for any questions.
De Weerd: Council, any questions? Okay. Would the applicant like to make
comment?
Amar: Madam Mayor, Council Members, my name is Kevin Amar. Address 1548 West
Cayuse Creek Drive here in Meridian. This should be the quickest comments ever. We
agree with staff. Thanks for your time tonight. W e ask for approval. Most of the
improvements have already been completed and I think we are just completing what
was approved in the past. So, I will answer as many questions as you want and I would
stand for questions.
De Weerd: Thank you.
Bernt: Madam Mayor?
De Weerd: Mr. Bernt.
Bernt: I think it looks good to me. I do have a concern about one of the amenities that
you have of the garden. I'm never a big fan of the gardens. They are so difficult to
maintain, you know, people like the idea of community gardens, but no one's really --
you know, briefly -- people have time to maintain them properly, so they are effective in
-- is there any other -- anything we can do, other than a community garden, as an
amenity -- you know, approved amenity for this -- for this development?
Amar: We can look at something with staff. We put in the community garden because
of projects that have this for multi-family and we do have people that are out there
taking care of them and maintaining them. I originally had to be convinced, because I
believed as you did, I didn't think it was something that would be used, but it's not a
large garden, it's just the garden boxes that people can go and grow their tomatoes or
just have something to go and -- I don't know, pretend like they are farmers I guess.
Something to go and do, other than being in an apartment and some other activity. So,
I'd like to try it. I have never tried it on these, but I have visited others that they work
well and with the manager on site they take care -- they take care of them and make
sure that they are at least not a weed -- weed garden.
Milam: Madam Mayor?
De Weerd: Mrs. Milam.
Milam: Something that came up earlier in the discussion at the last -- not similar
project, but multiple housing unit project. So, assuming these are going to be sold to
separate owners and how is that -- how are they going to be handled in the owners and
the management of them?
Meridian City Council
March 6, 2018
Page 96 of 99
Amar: Yes. So, the -- it's an interesting discussion about the separate ownership.
Most apartment projects are owned by multiple owners, whether we -- whether we know
this or not, they are owned by investment groups, they are owned by TICs, they are
owned by four-plex projects and it really does get down to the management company. I
have been in projects and I have been around projects that are owned by one owner
and they are poorly maintained and I have been around projects and developed many
projects that are owned by multiple owners and they are very well maintained.
Ownership has more to do with the management on site than it does with who is out
there owning it. I mean whether it's a commercial project that -- I have an office building
in a large commercial project, along with a dozen other owners. It's the same scenario
that we would have in this project. That management group within that will make sure
that the buildings are maintained, that the siding is painted on a regular basis, that the
lawns are all mowed, because they are all mowed by one project -- or the one
maintenance company for the entire project. It's not up to individual building owners to
mow their lawn or shovel the walks or plow the driveways, that's all done through a
business owners association similar to Silverstone or El Dorado or Paramount Business
Park where I am. And so the same -- the same scenario is set up on any of these
projects that I have done and I have done a number of them, not only in this city, but
other cities, and they are well maintained. We have some of these that are owned --
you know, and this project there will be -- will be multiple owners. Right now I think
there are -- I don't know how many for sure, but probably five or six owners that are
going to own this. We, obviously, can't sell them yet, because it's not approved, but we
have interest in it and that's -- that's kind of what the ownership group is going -- going
to look like. But all of those owners know that there is one management company.
They have to use that management company. They can choose a different
management company when we are finished with the project, but they have to use one
management company and that's part of the ownership documents and it's also part of
the business owners association or building owners association that's set up. I really
feel like it works very, very well.
Milam: You think all owners will use the same -- whether they change to different ones,
but they will all be using the same one no matter what?
Amar: Correct. Apparently we use Parkways Property Management. We are very
happy with them. If the business -- if they -- if they go and use a different one later it
doesn't matter, they just all have to use the same one. It doesn't -- in my opinion it
doesn't work well the other way.
Milam: Thank you.
De Weerd: Okay. Any other questions? Thank you.
Amar: Thank you.
De Weerd: Is there anyone who wishes to testify? Okay. Council?
Meridian City Council
March 6, 2018
Page 97 of 99
Borton: Madam Mayor?
De Weerd: Mr. Borton.
Borton: Dragging this out. I move we close the public hearing on Item H-2017-0167.
Little Roberts: Second.
De Weerd: I have a motion and a second to close the public hearing. All those in favor
say aye. All ayes.
MOTION CARRIED: ALL AYES.
Borton: Madam Mayor?
De Weerd: Mr. Borton.
Borton: I would move to approve H-2017-0167 to include staff and applicant comment,
in particular -- it sounds like agreed upon amendment to 1.6.6 as discussed by staff.
De Weerd: Do I have a second?
Milam: Second.
Little Roberts: Sorry. Second.
Milam: Madam Mayor?
De Weerd: Mrs. Milam.
Milam: Councilman Borton, did you want to include any language like we did earlier
regarding the management and having the HOA looked over by our Legal Department?
It seems like similar --
Borton: Certainly if -- that's what Kevin was -- was discussing is the -- so, sure. So, the
motion would include the commitment that the -- the property's management would be
-- got to phrase this -- the obligations to manage and maintain common areas and -- is
set forth in a recorded property management -- or ownership -- business owner --
property owner agreement I guess, for lack of a better term, that's recorded -- I believe
that would be done -- last time it was done before the certificate of occupancy on the
first property, so we would have that same condition on this one and there are some
head nods that that would not be a problem.
Milam: And reviewed by our Legal Department.
Meridian City Council
March 6, 2018
Page 98 of 99
Baird: I might suggest that on this one, due to the lack of opposition and the
understanding of the owner and the desire to get on with it, that it not necessarily need
to be reviewed by legal.
Milam: Okay.
Borton: Madam Mayor. It could be provided -- provided to you, but --
Milam: Follow precedent.
Borton: -- Kevin has got it --
De Weerd: Okay. Kevin apparently knows what's --
Milam: Second agrees.
De Weerd: Okay. Any discussion? Mr. Clerk.
Roll call: Borton, yea; Milam, yea; Cavener, yea; Palmer, yea; Little Roberts, yea;
Bernt, yea.
De Weerd: All ayes.
MOTION CARRIED: ALL AYES.
Item 10: Department Reports
A. Mayor's Office: City's Position on Proposed Legislation
De Weerd: Sometimes it pays to be last. Okay. Item 10-A. There is no city position on
any upcoming legislation. Well, there is. It's going to the House.
Palmer: The Senate.
De Weerd: To the Senate I mean. Yeah. Sorry. So, anything on that?
Palmer: Madam Mayor?
De Weerd: Yes.
Palmer: The other day I was at the -- at the capital and happened to learn about some
legislation -- I guess it was in Robert's report and I hadn't noticed it and learned about it
15 minutes before the meeting and so I testified and made clear that I wasn't testifying
on behalf of the city, but as the opinion of that councilman, myself, what it would have
done is it would have made it so that the public notices -- our public notice requirement
would have been optional to do it in the newspaper if we did it on the website instead. It
Meridian City Council
March 6, 2018
Page 99 of 99
did fail in committee due to some issues where there wasn't really a standard, where it
just said you could put it on your website in lieu of in the paper, but there was no
requirement of where on the website it was, how it could be accessed and so it failed on
that, but I think there is a real opportunity for that to pass next year and save us and
every other municipality in the state a ton of money by eliminating having to put it in the
paper, with some kind of a standard.
De Weerd: We will be one step ahead when it does pass. I know staff is working on a
web link and something on our landing page for the website, so that people can find
development applications easier and so it will meet the intent and will be plug and play
at that time.
Palmer: Awesome.
Item 11: Future Meeting Topics
De Weerd: Anything further? Okay. Very good. Well, the future meetings. We do
have an ACHD joint meeting coming up. MDC joint meeting next work session on March
13th at 6:00. Journey of Heroes public art dedication is March 15th at 4:00 o'clock at
Heroes Park and we are going to begin accepting city scholarship applications until April
6th. Anything further? If not I would entertain a motion to adjourn.
Milam: So moved.
Cavener: Second.
De Weerd: All those in favor say aye. All ayes.
MOTION CARRIED: ALL AYES.
MEETING ADJOURNED AT 11:29 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS)
_______________________________ ______/______/______
MAYOR TAMMY DE WEERD DATE APPROVED
ATTEST: _____________________________________
C. JAY COLES, CITY CLERK
Meridian City Council
March 6, 2018
Page 99 of 99
did fail in committee due to some issues where there wasn't really a standard, where it
just said you could put it on your website in lieu of in the paper, but there was no
requirement of where on the website it was, how it could be accessed and so it failed on
that, but I think there is a real opportunity for that to pass next year and save us and
every other municipality in the state a ton of money by eliminating having to put it in the
paper, with some kind of a standard.
De Weerd: We will be one step ahead when it does pass. I know staff is working on a
web link and something on our landing page for the website, so that people can find
development applications easier and so it will meet the intent and will be plug and play
at that time.
Palmer: Awesome.
Item 11: Future Meeting Topics
De Weerd: Anything further? Okay. Very good. Well, the future meetings. We do
have an ACHD joint meeting coming up. MDC joint meeting next work session on March
13th at 6:00. Journey of Heroes public art dedication is March 15th at 4:00 o'clock at
Heroes Park and we are going to begin accepting city scholarship applications until April
6th. Anything further? If not I would entertain a motion to adjourn.
Milam: So moved.
Cavener: Second.
De Weerd: All those in favor say aye. All ayes.
MOTION CARRIED: ALL AYES.
MEETING ADJOURNED AT 11:29 P.M.
(AUDIO REQ9R-DlNQr@N-FL-E—OF THESE PROCEEDINGS)
MA Y DE WEERD DATE APPROVED
ATTEST: 1 ' "%
C. JAY COL S, CIT LER I Cir`.of a
D "
�2� SEAL .1/
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 5
Project/File Number:
Item Title: Future Meeting Topics
Future Meeting Topics - Public Forum (Up to 30 Minutes Maximum)
Meetinq Notes
CITY OF MERIDIAN
CITY COUNCIL
PUBLIC FORUM SIGN -IN SHEET
Date: March 6, 2018
Prior to the commencement of the meeting a person wishing to address the Mayor and City
Council MUST sign in and limit their comments to the matter described below. Complaints
about individuals, city staff, business or private matters will not be allowed. Testimony or
comment on an active application or proposal that is or will be pending before Planning and
Zoning or City Council is strictly prohibited by Idaho law. Each speaker will have up to three
(3) minutes to address the Mayor and Council, but the chair may stop the speaker if the
matter does appear to violate guidelines, varies from the topic identified on this sign in
sheet or other provisions of law or policy.
Print Name jProvide Description of Discussion Topic
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 6A
Project/File Number:
Item Title: Future Meeting Topics
Approve Minutes of February 13, 2018 Joint City Council
Planning and Zoning Commissions Meeting
Meetina Notes
mt OPROVED
Joint Meridian City Council and Planning & Zoning Commission
February 13, 2018
Page 48 of 48
`J
MA OR T j 9 WEEF- RDLJ DATE APPROVED
f -
ATTEST:
C. JAY COL S, CIT LERK
���:.. �' .�' Cit:• of
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 6B
Project/File Number:
Item Title:
Approve Minutes of February 20, 2018 City Council Regular
Meeting
Meetinq Notes
Meridian City Council
February 20, 2018
Page 91 of 91
(AUDIO RECORDIN O.N-FILE OF THESE PROCEEDINGS) j.
MAYOR TAM,. Y DE WEERD DATE APPROVED
ATTEST:
C. JAY COL, S, CIT LERK
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 6C
Project/File Number:
Item Title:
Approve Minutes of February 27, 2018 City Council Regular
Meeting
Meeting Notes
Meridian City Council
February 27, 2018
Page 71 of 71
De Weerd: Do I have a motion to adjourn?
Milame: So moved.
Cavener: Second.
De Weerd: All in favor? All ayes.
MOTION CARRIED: ALL AYES.
MEETING ADJOURNED AT 10:04 P.M.
(AUDIO CO_RDI.NG ON FILE OF THESE PROCEEDING//S)
MAYOR TAMVIY D-E--VVEERD DATE APPROVED
ATTEST:
C. JAY COL S, Cl CL
lF�,/rbe TRE.\''.VQ O-�'
City Council Meeting
March 6, 2018
Item #9A: Movado Greens Subdivision No. 1
Vicinity/Zoning & Aerial Maps
Final Plat
Item #9B: Gramercy: Vacation
Plat to be vacated
Item #9C: Harper Ridge Subdivision- Vicinity Map
Site Plan
Preliminary
Plat
Landscape Plan
Elevations
Item #9D: Timberline Subdivision- Vicinity Map
Revised Preliminary
Plat
Remove buildable
lot, add common lot
Add a
buildable lot
and reduce
the size of
the overall
common lot
Previous Revised
10% 10.45%
Item #9E: Hickory Apartments
Vicinity/Zoning Map
Proposed Site Plan
Landscape Plan
Conceptual Building Elevations
Item #9F: Seyam East Subdivision – Vicinity/Zoning Map
Plat Boundary FLUM Amendment &
Annexation Boundary
Existing & Proposed
Future Land Use Map
Conceptual Building Elevation Photos
Preliminary Plat & Landscape Plan
Item #9G Whistle Stop – Zoning & Aerial Map
Qualified Open
Space Exhibit
Site Plan
Bicycle Storage
Community Garden – Raised Planter Beds
Conceptual Building Elevations
Traditional 4-Plex Townhouse-Style 4-Plex
8-Plex
Preliminary Plat
Final Plat
Landscape Plan
Changes to Agenda: None
Item #9A: Movado Greens No. 1 (H-2018.0009)
Application(s):
➢ Final Plat
Size of property, existing zoning, and location: This site consists of 6.42 acres of land, zoned R-15, located on the south side of E>
Overland Road between S. Topaz Way and S. Cloverdale Road.
History: In 2016, this project was granted a comprehensive plan map amendment, annexation and zoning of 102.69 acres of land from
RUT to the R-8 and R15; and a preliminary plat consisting of 430 single-family residential lots and 39 common lots and 9 other lots on
approximately 102.69 acres in the R-8 and R-15 zoning districts.
Also in 2016, a conditional use permit was approved for a 312 unit multi -family development on 13.51 acres of land.
Comprehensive Plan FLUM Designation: MU -R
Summary of Request: The proposed final plat depicts 55 building lots and 4 common lots on 6.42 acres of land in the R-15 zoning
district. The minimum property size in this phase is 3,232 square feet (s.f.) with an average size of approximately 3,850 s.f.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat (H-2017-0104) as required by
UDC 11-613-31D,2. The number of building lots and common lots are the same in number. Therefore, Staff deems the final plat to be in
substantial compliance with the approved preliminary plat as required.
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0009, as presented in the staff
report for the hearing date of March 6, 2018: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0009, as presented during the
hearing on March 6, 2018, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2018-0009 to the hearing date of March 6, 2018 for the following reason(s): (You should state
specific reason(s) for continuance.)
Item #913: Gramercy Vacation (H-2017.0151)
Application(s):
➢ Vacation
Size of property, existing zoning, and location: This site consists of .56 of an acre of land, zoned C -G, located at 1715 S. Wells
Avenue,
History: 0 The property was annexed and zoned as Kenai Subdivision (AZ -06-021), granted preliminary plat as Kenai Subdivision (PP -
06 -019) and granted final plat as Gramercy Subdivision No.1 (FP -06-048).
In 2017, the property received CZC for Eye Site (A-2017-0108)) approval to construct a 4,577 square foot building on the lot.
Summary of Request: The applicant is requesting approval to vacate a City of Meridian water and sanitary sewer easement located
on Lot 5, Block 1 of Gramercy Subdivision No. 1. There is a building under construction on the site. With the Certificate of Zoning
Compliance, staff required the applicant to vacate the easement.
The applicant has received approval from public works department to vacate the easement in question, and abandon the existing utility
stubs per Meridian Public Works Standards. Therefore staff recommends approval to vacate easement as proposed.
Staff Recommendation: Approval
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0010, as presented in the staff
report for the hearing date of March 6, 2018: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0010, as presented during the
hearing on March 6, 2018, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2018-0010 to the hearing date of March 6, 2018 for the following reason(s): (You should state
specific reason(s) for continuance.)
Item #9C: Harper Ridge (H-2017.0140)
Application(s):
➢ Conditional Use Permit
➢ Preliminary Plat
Size of property, existing zoning, and location: This site consists of 10.68 acres of land, zoned C -G, located at 3885 E. Copper
Point Drive.
History: This property was annexed in 2002 as part of Sutherland Farms (AZ -02-004, DA Inst. # 102143307).
Comprehensive Plan FLUM Designation: MU -R
Summary of Request:
A CUP is requested for a multi -family development in the C -G zoning district as required by UDC Table 11-2B-3.
The proposed multi -family development consists of a total of 124 dwelling units in (16) structures on 10.68 acres of land in the C -G
zoning district. The units consist of a mix of 1, 2 and 3 bedroom units.
Specific Use Standards: The specific use standards for multi -family developments listed in UDC 11-4-3-27 apply to development of
this site.
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 (124)1, 2- and 3 -
bedroom units, a minimum of 238 parking spaces are required, 124 of which should be covered. The site plan depicts a total of 248
spaces, 128 of which are covered, which complies with and exceeds UDC standards by a total of 14 spaces.
For non-residential uses such as the clubhouse, 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, The clubhouse as represented by the applicant is
approximately 2,500 square feet, so 5 parking stalls would be required. As mentioned above, the applicant has an excess of
10 parking spaces for the residential portion, so with the addition of the clubhouse square footage, the excess stalls will be 5.
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 248 vehicle spaces proposed, a minimum of 10
bicycle spaces in bicycle racks are required to be interspersed throughout the development. The plans submitted with the
application show 12 bicycle parking stalls.
Landscaping: Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11 -3B -8C. A buffer to
adjoining land uses is not required on the south, or east sides of the project because the adjacent uses are residential in nature. On the
Northwest and west sides of the project, however, there are existing commercial uses that require a 25 foot landscape buffer to be
installed per UDC Table 11-2B-3, and must be landscaped in accord with the standards listed in UDC 11-3B-9. Additionally, a 10 foot
landscape buffer is required along any street frontage and shall be landscaped in accord with UDC 11-3B-7.
Building Elevations: Four building types are proposed for the future multi -family structures within the development. 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.
Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of Zoning Compliance application for
establishment of the new use and to ensure all site improvements comply with the provisions of the UDC and the conditions in this
report prior to construction, 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 11-513-8. The site and building design is required to be generally consistent with the
elevations and site plan submitted with this application and the standards listed in UDC 11-3A-19 and the City of Meridian Architectural
Standards Manual.
The proposed plat consists of 16 residential building lots 4 common lots and 2 other lots on 10.68 acres of land in the C -G zoning
district. The smallest lot is 11,514 square feet (s.f.) with an average lots size of 20,183 s.f,
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the dimensional standards listed in UDC Table 11-
2B-3 for the C -G zoning district. All of the lots comply with the minimum standards. Construction of buildings on the site should comply
with the setbacks for the C -G district.
Access: Access to streets is required to comply with the standards listed in UDC 11-3A-3. The proposed plat depicts three accesses
for the development — two via E. CopperPoint Way and one via E. Copper Pont Drive; E. Copper Point Drive is considered a collector.
Stub Streets/Street Improvements: There are no stub streets proposed to adjacent properties. The Ridenbaugh canal runs along the
entire length of the southern boundary. E. Copper Point Drive/Way abuts the property to the north and the property to the west was
developed in 2003 without a cross -access connection. S. Knapp Avenue provides a local street connection to the adjacent residential.
Landscaping: A 25 -foot wide street buffer is required adjacent to the south and west boundaries of parcel #R7909850370 and
the south boundary of parcel # R7909850380 per UDC Table 11-2A-8 in accord with the standards listed in UDC 11.36-7C.
Prior to the Planning and Zoning Commission hearing, the landscape plan shall be revised consistent UDC requirements.
Open Space: A minimum of 10% (or 1.06 acres) of the area of the site is required to consist of qualified open space in accord
with the standards listed in UDC 11-3G-313. The applicant has proposed to provide 1.39 acres of qualified open space, or
approximately 13%.
A total of 1.39 acres (or 13%) of open space is proposed consisting of common areas where the clubhouse, swimming pool
and tot lot are located and miscellaneous open grassy areas that are a minimum of 20' x 20' in area (see Exhibit A.2).
The applicant proposes a swimming pool, a clubhouse with an exercise room, a 50'x 100' open grassy area, a tot lot and
additional tenant storage as amenities. The applicant's proposed amenities meet the requirements for amenities per the UDC.
The applicant proposes a swimming pool, a clubhouse with an exercise room, a 50'x 100' open grassy area, and a tot lot as amenities.
In order to be in compliance with the UDC, the applicant shall provide one additional amenity be provided for the project.
Waterways: The Ridenbaugh Canal runs along the southern boundary of this site. Because the centerline of the ditch lies on the
property line and is a very large drain, the applicant requests a waiver to UDC 11 -3A -6A.3 which requires all irrigation
ditches/laterals/canals/drains to be piped. City Council may waive the requirement for large capacity facilities.
Fencing: A 6 -foot tall open vision fence, having an 11-guage, 2 -inch mesh or other construction, equivalent in ability to deter access to
the waterway is required along the Ridenbaugh canal unless the drain is improved as a water amenity as set forth in UDC 11-1A-1.
Sidewalks: Sidewalks are required to be provided with development in accord with the standards listed in UDC 11-3A-17. Attached
sidewalks exist along a portion of E. Copper Point Drive. The applicant shall provide detached sidewalks along the entire E.
Copper Point Way frontage of the property, and attached sidewalk along the S. Knapp Ave frontage. The plans shall be
revised to show the missing section of sidewalk along E. Copper Point Drive.
Commission Recommendation: Approval
a. Summary of Commission Public Hearing:
I. In favor: Matt Schultz, Doug McMaster,
ii. In opposition: Nancy Bodreaux, John Bodreaux, Eric Gabrielson, Paul Hosford, Gary Vaneckern, Ron Paschal,
Glen Rackham, Gail Stocking, Carol Gabrielson, Ron Porter, Pamela Judy, Rulon Stocking
iii. Commenting: Doug McMaster, Nancy Bodreaux, John Bodreaux, Eric Gabrielson, Paul Hosford, Gary Vaneckern,
Ron Paschal Glen Rackham, Gail Stocking, Carol Gabrielson, Ron Porter, Pamela Judy, Rulon Stocking
iv. Written testimony: Eric and Carole Gabrielson, Ron and Kathryn Porter (2)
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: Andrea Pogue, Bill Parsons
b. Key issue(s) of Public Testimony:
i. Concerns about increased traffic through the surrounding residential neighborhoods.
ii. Concerns about how the impact of increased traffic will impact the safety of the children in the neighborhood.
iii. Concerns about adequate parking being provided.
iv. Concerns about adequate vehicle access to the site.
v. Concerns about the lack of access being required for the previously approved Movado Estates prosect.
vi. Concerns over whether multi -family is appropriate in this area.
c. Key Issues of Discussion by Commission:
i. Discussion on the density being proposed
ii. Traffic through the area.
iii. Traffic impact on the area with commercial vs. residential.
iv. Is residential appropriate for the C -G zoned parcel?
v. Is the parking sufficient for the number of units?
vi. Concerns about having multiple owners within the development and lack of uniformity in maintenance.
d. Commission Change(s) to Staff Recommendation:
i. Add condition
e. Outstanding Issue(s) for City Council:
L None
Written Testimony since Commission Hearing: Linda Leach, Erik and Carole Gabrielson
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-0151, as presented in the staff
report for the hearing date of March 6, 2018: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0151, as presented during the
hearing on March 6, 2018, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2017-0151 to the hearing date of March 6, 2018 for the following reason(s): (You should state
specific reason(s) for continuance.)
Item #9D: Timberline Subdivision (H-2017.0140)
(�E IDIAN_17_�FZ
�J
March 6, 2018
MEMORANDUM
TO:
Mayor & City Council
CC:
Bill Nary, City Clerk
FROM:
Josh Beach, Associate Plainer
RE:
Timberline Subdivision — H-2017-0140
Mayor Tammy de Weerd
City Council Members:
Luke Cavener Joe Borton
Ty Palmer Genesis Milani
Treg Bernt Anne Little Roberts
Since the City Council hearing on February 27, 2018, the applicant has submitted a revised site
plan.
The request from the City Council at the February 27, 2018 hearing was to continue file number
H-2017-0140 to the hearing date of March 6, 2018 to give the applicant the opportunity to revise
the plans to address some of the concerns that the Council had at the last hearing.
The main concerns from Council were the lack of useable amenities and the disjointed nature of
the open space. There was a large question about the functionality of the open space in the south
eastern corner of the project.
The City Council directed the applicant to address these items prior to the hearing on the 6th of
March.
Application(s):
➢ Preliminary Plat
Size of property, existing zoning, and location: This site consists of 17.3 acres of land, zoned R-8, located at 655 and 7355 W.
Victory Road.
History: In 2013, the property was annexed and zoned as part of a City initiated annexation from RUT to entirely R-8 (AZ -13-014, DA
Instrument # 114007668).
Comprehensive Plan FLUM Designation: MDR
Summary of Request: Summary of Request: The proposed plat consists of fifty-eight (58) building lots and seven (7) common lots
on 17.3 acres of land in the R-8 zoning district. The gross density for the subdivision is 3.41 d.u./acre. The average lot size is 8,490
square feet. All of the proposed lots comply with the dimensional standards of the UDC. The recorded development agreement for the
subject property requires 10,000 square foot lots adjacent to the Kentucky Ridge Subdivision.
Phasing: The phasing plan as presented by the applicant indicates the first phase of the development will come from the
south and that the second phase will include the Victory Road frontage. In an effort to ensure that pedestrian connectivity in
the area occurs sooner rather than later, staff is requiring the applicant to construct the landscape buffer and sidewalk along
W. Victory Road with the first phase of development.
Access: Vehicular access is proposed for this site via one access to W. Victory Road and on to the stub street to the south (S. Bear
Claw Avenue). The applicant is also proposing an additional stub street to the parcel to the east that will connect to future development.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. The applicant proposes to construct 5 -foot
wide attached sidewalk along internal streets and a 5 -foot detached sidewalk along the entire frontage of W. Victory Road in accord
with UDC standards
Easements: There are several lots that are encumbered by an existing easement. Any existing utility mains crossing this property that
are no longer in use or needed, must be abandoned, and any associated easements will need to be released/relinquished.
Open Space: A minimum of 10% qualified open space is required to be provided for this development in accord with UDC 11 -3G -3A.1.
Based on the area of the preliminary plat (17.3 acres), a minimum of 1.73 acres of qualified open space is required to be provided as
set forth in UDC 11 -3A -3B. Since the application was submitted, the applicant has revised the plat and has shown a landscape plan
that meets the requirements of the UDC.
Site Amenities: All developments consisting of five acres of more are required to provide a minimum of one site amenity; one
additional site amenity is required for each additional 20 acres per UDC 11 -3G -3A.2, in accord with the standards listed in UDC 11 -3G -
3C. Based on the area of the preliminary plat (17.3 acres), a minimum of 1 qualified site amenity is required to be provided. The
applicant proposes to provide a covered picnic area as the amenity.
Building Elevations: The applicant is proposing to construct single-family detached homes. The applicant has submitted
conceptual sample building elevations for future homes in this development, included in Exhibit AA. Building materials appear to
consist of a mix of variety of wood siding, cultured stone and/or masonry with architectural shingles.
Commission Recommendation: approval
a. Summary of Commission Public HearinLr:
i. In favor: Penelope Riley (Applicant's representative)
ii. In opposition: Dustin Hil2ert,
iii. Commenting: Dustin HilIzert
iv. Written testimony: Dustin Hil2ert
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: Bill Parsons
b. Key issue(s) of Public Testimony:
i. Density of the development
ii. Quality of the homers being used as exhibits
c. Key Issues of Discussion by Commission:
i. Is there sufficient irrigation water for the property?
ii.Number and location of amenities.
iii. Location of the open space for the development
iv. A large portion of the open space will be placed in a temporary turn -around for the
project.
v.Phasing for the amenities.
vi. Getting a crossing across Victory Road with the first phase.
vii. Whether or not to stub a road to the southeast of the property.
viii. Discussion on requiring a pathway on the south side of the property.
di. Commission Change(s) to Staff Recommendation:
i. Modify condition 1.1.7 to read s follows: The applicant shall construct a stub sidewalk from the west
property line eastward to an alignment with the sidewalk on the east side of Stoddard Road so as to
provide a location for safely crossing to the east side of Stoddard from the south side of W. Victory
Road. Add condition 1.1.8 to read as follows: The applicant shall construct the entire landscape buffer
and sidewalk along W. Victory Road with the first second phase of development.
ii. Remove condition 1.1.4.
f. Outstanding Issue(s) for City Council:
ii. None
Written Testimony since Commission Hearing: Applicant in response to the staff report.
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-0154, as presented in the staff
report for the hearing date of March 6, 2018: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0154, as presented during the
hearing on March 6, 2018, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2017-0154 to the hearing date of for the following reason(s): (You should state
specific reasons) for continuance.)
Item #9E: Hickory Apartments — RZ, CUP (H-2017.0165)
Application(s):
➢ Preliminary Plat
Size of property, existing zoning, and location: This site consists of 1.97 acres of land, zoned L-0, located at 1789 N. Hickory Way,
in the SE'/4 of Section 5, Township T.3N., Range 1 E.
History: The subject property was originally annexed into the City in in 1992 as Angel Park Subdivision and granted an L-0 zoning
designation.
In 2001, Council approved a resubdivision of Lot 1, Block 1 of Angel Park Subdivision under the name of Mallane Commercial Complex
(PP -00-021).
The final plat for Mallane Commercial Complex was approved in 2003 (FP -03-001). Also in 2003, Council approved a rezone for the
property (RZ-03-001). Per the recorded plat, all lots within the subdivision were required to obtain CUP prior to construction
commencing on the lots.
Comprehensive Plan FLUM Designation: Commercial
Summary of Request: The applicant has applied to rezone 2.11 acres of land from the L-0 zoning district, to the R-40 zoning district.
Staff believes the proposed zoning designation is consistent with the policies in the Comprehensive Plan.
The applicant proposes to develop 40 new multi -family dwellings in 3 buildings as shown on the site plan.
A CUP is requested for the development of multi -family residential uses on the subject 1.97 acre property in the proposed R-40 zoning
district. The UDC (Table 11-2A-2) also requires CUP approval for a multi -family development in the R-40 zoning district.
The multi -family residential development is proposed to consist of 40 dwelling units within (3) 2 and 3 -story structures on 1.97 acres of
land. The units will consist of 1 and 2 -bedrooms containing 500-800 s.f. for the 1 -bedroom units and 800-1,200 s.f. for the 2 -bedroom
units. There are 20 1 -bedroom units, and 20 2 -bedroom units.
The applicant is proposing a play structure, a plaza and a covered sitting area as amenities for the subdivision.
The applicant is required to comply with all of the specific use standards for the site as set forth in UDC 11-4-3-27.
The total number of parking spaces required for the overall development is 70. The applicant has proposed to provide 76 parking
spaces, which meets the requirements of the UDC. The applicant is also proposing 40 covered stalls for the development, which also
meets the requirements of the UDC.
The applicant proposes a total of 4 bicycle parking spaces in bicycle racks dispersed throughout the site in compliance with UDC 11-
3C -5C.
Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11 -3B -8C.
Parking could be increased either by the installation of more parking stalls, or by eliminating units. Staff is of the opinion that the
development should reduce the number of units to 36 in order to provide sufficient parking for the development. The additional eight
parking stall will help lessen the concern about the lack of parking in the surrounding area.
A 5 -foot wide detached sidewalk exists along N. Hickory Way, per UDC 11-3A-17. Additionally, all sidewalks around buildings shall be
a minimum of five feet in width.
The applicant is proposing one access from N. Hickory Way for the development. As previously mentioned the development has cross -
access to the adjacent commercial development to the south and has connectivity to E. Fairview Avenue.
Any fencing proposed to be constructed on the site shall comply with the standards listed in UDC 11-3A-7.
One trash enclosure is depicted on the site. The enclosure and location should be approved by Bob Olson, Republic Services.
Republic Services has indicated that one additional trash enclosure will be required for the site. This will impact the site design. Prior to
the Planning and Zoning Commission hearing, the applicant shall provide a site plan showing one additional trash enclosure.
The conceptual elevations 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, metal, and stucco. Prior to submission of a Certificate of Zoning Compliance, the applicant shall provide details
of the carports.
Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of Zoning Compliance application for
establishment of the new use and to ensure all site improvements comply with the provisions of the UDC and the conditions in this
report prior to application for building permits, in accord with UDC 11-513-1.
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 11-513-8. All structures built on the site are required to comply with the City's design
standards.
Commission Recommendation: Denial
Summary of Commission Public Hearing:
L In favor: Becky McKay (Applicant's representative)
ii. In opposition: Scott Tiffany, Pete Kruger, Wally Kimball, Dawn Bergheim, Shirley Moon, Bogdan, Martsenyuk, Craig
Randall, Paloma Aderman, Eric Buehler, Brittany Buehler, Scott Ingraham, Dave McDonald, Bill Eames, Douglas
Gregory, Clare Balkowski, John Anderson, Sean Kenny, Amelia Eells, Katie McCarney, Chris Middleton
iii. Commenting: Scott Tiffany, Pete Kruger, Wally Kimball, Dawn Berqheim, Shirley Moon, Bogdan, Martsenyuk, Craig
Randall Paloma Aderman, Eric Buehler, Brittany Buehler, Scott Ingraham, Dave McDonald, Bill Eames, Douglas
Gregory, Clare Balkowski, John Anderson, Sean Kenny, Amelia Eells, Katie McCarney, Chris Middleton
iv. Written testimony: Shirley Moon, Wallace Kimball, Jesse Vycital
v. Staff presenting application: Josh Beach
A. Other staff commenting on application: None
Key Issue(s) of Discussion by Commission:
i. Does a multi -family use provide the necessary transition to the single family residences?
ii. Is a rezone appropriate for this lot?
Commission Change(s) to Staff Recommendation:
i. None
Outstanding Issue(s) for City Council:
i. None
Written Testimony since Commission Hearing: None
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-0165, as presented in the staff
report for the hearing date of March 6, 2018: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0165, as presented during the
hearing on March 6, 2018, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2017-0165 to the hearing date of March 6, 2018 for the following reason(s): (You should state
specific reason(s) for continuance.)
Item #9F: Seyam East Subdivision — CPAM, AZ, PP (H-2017.0159)
Application(s):
➢ Comprehensive Plan Map Amendment
➢ Annexation & Zoning
➢ Preliminary Plat
Size of property, existing zoning, and location: This site consists of 23+/- acres of land, zoned I -L in the City and R-1 & RUT in Ada
County, located on the north side of E. Franklin Rd., east of N. Touchmark Way.
History: The west parcel was previous annexed and preliminary platted as part of Seyam Subdivision.
Comprehensive Plan FLUM Designation: Industrial (west parcel) & Mixed Use — Regional (east parcels)
Summary of Request: The applicant requests an amendment to the FLUM in the Comp Plan to change the land use designation on
15+/- acres of land from MU -R to Industrial. The proposed change will extend the existing Industrial designation south of the railroad
tracks from N. Touchmark Way/N. Gaudians Ave. to the east & will eliminate approximately half of the overall MU -R designated land in
this area. If Council approves the proposed change, staff recommends the remaining MU -R designated land to the east is also
changed to Industrial in a subsequent map amendment.
Annexation & zoning of 18.33 acres of land with an I -L zoning district is requested consistent with the proposed Industrial FLUM
designation. A conceptual development plan was not submitted for this site; however, photos were submitted that represent what future
buildings on the site will look like. Because buildings constructed along the frontage of this site will be highly visible from Franklin Rd.,
an entryway corridor in the City, staff recommends these buildings comply with the design standards for commercial buildings in the
ASM — this was also a requirement for the adjacent properties to the west in Seyam Subdivision. Staff recommends the existing DA for
Seyam be modified to include the subject property.
A preliminary plat is proposed that consists of 10 building lots on approximately 23 acres of land in the proposed I -L district. There are
2 existing homes and accessory structures on this site that are required to be removed prior to City Engineer signature on the final plat.
Staff recommends Council include a provision in the DA that requires the existing residential use of the property to cease
once the property is annexed; allowing the residential use to continue would create a non -conforming use as residential uses
are not allowed in the I -L district.
The proposed plat depicts the extension of E. Lanark Street, an industrial collector, from the west through this site to the east
boundary; and a new local street via Franklin Rd. that intersects with Lanark.
The Evans Drain runs along the north boundary of this site and as a natural waterway is required to be left open and not be piped &
should be improved and protected; any other ditches on the site should be piped.
Commission Recommendation: Approval
Summary of Commission Public Hearing:
i. In favor: Brad Miller, Volante InvestmentsNan Auker Co.
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Brad Miller
v. Key Issue(s): None
Key Issue(s) of Discussion by Commission:
i. The applicant's request for the existing residences to remain on the site until such time as the property redevelops due to
hardship for the existing residents;
ii. Access for the existing homes via E. Franklin Rd. if they're allowed to remain on the site until redevelopment occurs.
Commission Change(s) to Staff Recommendation:
i. None
Outstanding Issue(s) for City Council:
i. Staff recommends a provision is added to the DA that requires the existing residential use of the property to cease once the
property is annexed.
Written Testimony since Commission Hearing: Brad Miller, Volante Investments — in agreement w/Commission recommendation
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-0159, as presented in the staff
report for the hearing date of March 6, 2018: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0159, as presented during the
hearing on March 6, 2018, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2017-0159 to the hearing date of March 6, 2018 for the following reason(s): (You should state
specific reason(s) for continuance.)
Item #9G: Whistle Stop — RZ, CUP, PFP (H-2017.0167)
Application(s):
➢ Rezone
➢ Conditional Use Permit
➢ Preliminary/Final Plat (Combined)
Size of property, existing zoning, and location: This site consists of 5.7 acres of land, zoned L-0, located at 1297 W, Pine Avenue.
History: In 2004, a CUP was approved for a MFR development on this site; the developer installed the underground improvements,
including the bridge over the Nine Mile Creek and all of the water & sewer mains and pressure irrigation systems but never
commenced construction of buildings. In 2007, another CUP for a MFR development was approved but no further development
occurred. Previous preliminary plat's were also approved but a final plat was never recorded.
Comprehensive Plan FLUM Designation: HDR (over 15 units/acre)
Summary of Request: The applicant is requesting Council approval of a "step" down in density from HDR to MHDR (8-15 units/acre)
with a rezone of 5.73 acres of land from the L-0 to the R-15 zoning district. A site plan has been submitted that depicts how the
property is proposed to develop with (15) 4-plex structures and (1) 8-plex structure containing a total of 68 MFR units for a gross
density of 11.92 units/acre in accord with the requested step down in density. Since approval of the previous multi -family developments
on this site, the UDC has been revised to no longer allow such uses in the L-0 district. Therefore, a rezone to a residential district is
necessary to develop the site in accord with the residential FLUM designation.
A CUP is requested for a multi -family development consisting of (68) 2 -story units in the R-15 zoning district. The units will be
contained in (10) townhome style 4-plexes with the living room downstairs and 2 bedrooms upstairs; (5) traditional 4-plexes with 2 -
bedroom units downstairs & 2 -bedroom units upstairs; and (1) 8-plex with (4) 1 -bedroom units downstairs and (4)1 -bedroom units
upstairs. The project is proposed to be constructed in one phase.
Access is proposed via an existing driveway from W. Pine Avenue which also provides access to the adjacent MFR development to the
south. A connection to the driveway stub at the east boundary of this site is proposed for interconnectivity.
Parking is proposed in accord with UDC standards with 5 extra spaces; carports are proposed to meet the covered parking
requirement.
Qualified open space is proposed in excess of UDC standards; proposed site amenities consist of a 10' wide segment of the rails with
trails pathway along the railroad tracks in accord with the Pathways Master Plan; a tot lot with children's play equipment, a community
garden w/raised planter beds, covered bicycle storage and a pathway along the south side of the creek.
Three different types of building elevations were submitted for the townhome style 4-plexes, traditional 4-plexes, and an 8-plex; all are
2 stories in height & consist of a mix of horizontal, board & batten and shake siding with cultured stone accents and architectural
composite roofing. Final design is required to comply with the design standards in the UDC and the Architectural Standards Manual.
A combined preliminary & final plat is proposed consisting of 16 building lots & 3 common lots.
Commission Recommendation: Approval
Summary of Commission Public Hearing:
i. In favor: Kevin Amar
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v, Key Issue(s): None
Key Issue(s) of Discussion by Commission:
i. Pathway connection to W. Pine Ave. as recommended by the Pathways Project Manager;
ii. Adequacy of the proposed parking (although it exceeds UDC standards) and whether or not the UDC should be amended to
require more parking for multi -family developments;
iii. Pathway along the Nine Mile Creek and extensions east & west of the site.
Commission Change(s) to Staff Recommendation:
i. Remove condition #6.1 in Exhibit B that requires a pathway connection to W. Pine Ave. and associated fencing and landscaping.
Outstanding Issue(s) for City Council:
L None
Written Testimony since Commission Hearing: None
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-0167, as presented in the staff
report for the hearing date of March 6, 2018: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0167, as presented during the
hearing on March 6, 2018, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2017-0167 to the hearing date of March 6, 2018 for the following reason(s): (You should state
specific reason(s) for continuance.)
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 6D
Project/File Number:
Item Title: Easement
Paisley Meadows Subdivision No.2 Water Main Easement
Meeting Notes
0-1
ADA COUNTY RECORDER Christopher D. Rich 2018-020905
BOISE IDAHO Pgs=5 BONNIE OBERBILLIG 03/08/2018 09:50 AM
CITY OF MERIDIAN, IDAHO NO FEE
th
THIS INDENTURE, made this W day of 20A& between T&M Holdings, LLC, an
Idaho Limited Liability Company, the parties of the first part, and hereinafter called the GRANTORS,
and the City of Meridian, Ada County, Idaho, the party of the second part, and hereinafter called
the GRANTEE;
WITNESSETH:
WHEREAS, the GRANTORS desire to provide a water main right-of-way across the
premises and property hereinafter particularly bounded and described; and
WHEREAS, the water main is to be provided for through an underground pipeline to be
constructed by others; and
WHEREAS, it will be necessary to maintain, service and subsequently connect to said
pipeline from time to time by the GRANTEE;
NOW, THEREFORE, in consideration of the benefits to be received by the GRANTORS,
and other good and valuable consideration, the GRANTORS do hereby give, grant and
convey unto the GRANTEE the right-of-way for an easement over and across the following
described property:
(SEE ATTACHED EXHIBITS A and B)
The easement hereby granted is for the purpose of construction and operation of a water line
and their allied facilities, together with their maintenance, repair, replacement and
subsequent connection at the convenience of the GRANTEE, with the fitee right of access to
such facilities at any and all times.
TO HAVE AND TO HOLD, the said easement and right-of-way unto the said GRANTEE,
it's successors and assigns forever.
IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto,
that after making repairs, performing maintenance, replacements or subsequent connections
to the water mains, GRANTEE shall restore the area of the easement and adjacent property
to that existent prior to undertaking such procedures. However, GRANTEE shall not be
responsible for repairing, replacing or restoring anything placed within the area described in
this easement that was placed there in violation of this easement.
Water Main Easement — 66t e -V M ea clou)t) NO - I REV. 08/15/16.doc
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GRANTEE: CITY OF MERIDIAN
Tammy de yed, Mayor
VAsttay Coles, City Clerk
JAI:
AS, • 1.� F 1
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Approved By City Council On: �
STATE OF IDAHO, )
: ss
County of Ada )
On this day of H(jrCjr)- —> 20 LI&_, before me, the undersigned, a Notary
Public in and for said State, personally appeared Tammy de Weerd and C.Jay Coles, known
to me to be the Mayor and City Clerk, respectively, of the City of Meridian, Idaho, and who
executed the within instrument, and acknowledged to me that the City of Meridian executed
the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day
and year first above written.
r& Lo-cw, -
NOTARY PUBLIC FOR IDAH
Residing at:�
Commission Expires: 5-a - a.®`a, a,
Water Main Easement REV. 08/15/16.doe
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City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 6E
Project/File Number:
Item Title: Easement
Southern Highlands Sub #4 Sanitary Sewer and Water Main
Easement
Meetina Notes
r✓ �P6A�uil�
ADA COUNTY RECORDER Christopher D. Rich 2018-020906
BOISE IDAHO Pgs=5 BONNIE OBERBILLIG 03/08/2018 09:50 AM
CITY OF MERIDIAN, IDAHO NO FEE
2bl'2
THIS INDENTURE, made this 6P1 day of 20+7, between
Woodside Harris, LLC, the parties of the first part, and hereinafter called the Grantors, and the
City of Meridian, Ada County, Idaho, the party of the second part, and hereinafter called the
Grantee;
WITNESSETH:
WHEREAS, the Grantors desire to provide a sanitary sewer and water main right-of-way
across the premises and property hereinafter particularly bounded and described, and
WHEREAS, the sanitary sewer and water is to be provided for through underground
pipelines to be constructed by others; and
WHEREAS, it will be necessary to maintain and service said pipelines from time to time
by the Grantee;
NOW, THEREFORE, in consideration of the benefits to be received by the Grantors, and other-
good
thergood and valuable consideration, the Grantors do hereby give, grant and convey unto the Grantee
the right-of-way for an easement for the operation and maintenance of sanitary sewer and water
mains over and across the following described property:
MM.1. a
The easement hereby granted is for the purpose of construction and operation of sanitary sewer
and water mains and their allied facilities, together with their maintenance, repair and replacement
at the convenience of the Grantee, with the free right of access to such facilities at any and all
times.
TO HAVE AND TO HOLD, the said easement and right-of-way unto the said Grantee, its
successors and assigns forever.
IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto, that after
making repairs or performing other maintenance, Grantee shall restore the area of the easement
and adjacent property to that existent prior to undertaking such repairs and maintenance. However,
Grantee shall not be responsible for repairing, replacing or restoring anything placed within the
area described in this easement that was placed there in violation of this easement.
Southern Highlands Subdivision No. 4 Sewer & Water Main Easement
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GRANTEE: CITY OF MERIDIAN
Mayor
by d.Jay Coles, City Clerk
Approved by City Council on: V 6 / '?
STATE OF IDAHO )
ss.
County of Ada
On this 0 day of NA - , 2018, before me, the undersigned, a Notary
Public in and for said State, personally appeared Tammy de Weerd and C.Jay Coles, known to
me to be the Mayor and City Clerk, respectively, of the City of Meridian, Idaho, and who
executed the within instrument, and acknowledged to me that the City of Meridian executed the
same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and
year first above written.
oil lwd
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�'•j+� NOTARY P L FOR A
Residing at:
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Southern Highlands Subdivision No. 4 Sewer & Water Main Easement
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City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 6F
Project/File Number:
Item Title: License Agreement
License Agreement for Temporary Use of Boise Police Shooting
Range
Meetina Notes
MEMORANDUM
Meridian Police Department
March 2, 2018
To: City Clerk’s Office
From: Deputy Chief Tracy Basterrechea
The attached agreement has been reviewed by legal and we would like it put on the
consent agenda to be approved by council and signed by the Mayor. This agreement
will allow us to use facilities at the Boise Police Department Range (i.e. the shoot
house) for training over the next year.
Meridian City Council Meeting Agenda March 6, 2018 – Page 231 of 605
LICENSE AGREEMENT FOR TEMPORARY USE OF
BOISE POLICE SHOOTING RANGE
The city of Boise City, a political subdivision, and municipal corporation of the state of Idaho, by
and through the Boise Police Department, (hereinafter collectively referred to as “BPD”), enters
into this Agreement with the city of Meridian, a political subdivision, and municipal corporation
of the state of Idaho, by and through the Meridian Police Department, (hereinafter collectively
referred to as “Licensee”). BPD and Licensee are collectively referred to as the “Parties” and
individually as “Party.”
RECITALS
WHEREAS, the city of Boise City owns the Boise Police Firing Range located at 5958 Kuna Mora
Road, Ada County, Idaho (the “Range”); and
WHEREAS, Licensee desires to use the Range to fulfil its obligation to provide firearms training
to its law enforcement officers/agents; and,
WHEREAS, BPD wishes to provide access to the Range to select law enforcement agencies for
periodic firearms training;
THEREFORE, in furtherance of the individual and mutual interests identified above, BPD grants
Licensee a temporary and fully revocable license, and the Parties agree to the following terms
and conditions governing Licensee’s periodic use of the Range:
1. DUTIES OF LICENSEE
a. LICENSED USE: By this Agreement, Licensee is authorized, at such times and on such
days agreed to by BPD, to use the Range for firearms training (herein after a “Licensed
Use”). BPD reserves the right to cancel or reschedule a Licensed Use in order to
accommodate a higher BPD Priority at any time and for any reason whatsoever. By this
Agreement, Licensee is authorized to use the range as permitted and limited by BPD for
each Licensed Use. Any Licensed Use shall be conducted only at the time assigned to the
Licensee by BPD. Licensee shall have an Idaho POST certified range instructor at the
Range for the entire duration of a Licensed Use. Licensee, its employees, agents, and
officers shall follow the Basic Firearm Safety Rules, which are incorporated by reference
and attached as Exhibit “A”, and the Boise Police Department Range Directives.
b. TERM: Subject to extension or termination as provided in this paragraph, the term of this
Agreement shall be for a period of one (1) year from the Effective Date of this Agreement
and shall thereafter automatically renew on an annual basis for successive one-year periods
on the anniversary of the Effective Date. Either party may terminate this Agreement in
writing and such termination becomes effective immediately upon the Party receiving the
notice. Termination of this Agreement shall only terminate further Licensed Use, and shall
Page 1 of 8
Meridian City Council Meeting Agenda March 6, 2018 – Page 232 of 605
not terminate, alter or otherwise affect the Licensee’s responsibilities and obligations under
other sections of this Agreement.
c. MAINTENANCE: At the end of each Licensed Use, Licensee shall vacate and leave the
Range in at least as good a state and condition as it was prior to its Licensed Use, including
removal of all supplies and cleaning up of debris. Licensee also agrees that if the Range
or any of its facilities, including buildings, equipment, or furnishings are damaged during
a Licensed Use, by the act, omission, default or negligence of Licensee, its officers,
employees, agents, guests, or invitees, or any person or persons using the Range or its
facilities during a Licensed Use, Licensee shall pay to BPD, upon demand, such sum as
shall be necessary to restore the Range or its facilities to the condition they were in at the
commencement of the Licensed Use. Licensee shall notify BPD immediately of any
damage occurring during a Licensed Use. Additionally, any costs incurred by BPD to clean
the facility after the Licensed Use will be charged to the Licensee. Licensee is not
responsible for lead removal from the site.
d. EMPLOYEES OR AGENTS: Any and all persons using the Range during a Licensed Use
shall be deemed to be the officers, employees, agents, guests, or invitees of Licensee and
shall be deemed to be insured by Licensee. Licensee fully assumes responsibility for the
conduct of all persons at the Range during the Licensed Use.
e. EQUIPMENT: Licensee shall supply all targets, tape, staples, cardboard, barrels, steel
targets, barricades and any other specialized equipment required for a Licensed Use, and
such trained and qualified staff (as specified above) required to operate said equipment.
f. POINT OF CONTACT: Licensee shall designate a primary point of contact for use of the
Range. The designated point of contact shall attend annual operations meetings at the
Range for procedural and operational updates.
g. INDEMNIFICATION: Licensee, to the extent consistent Article VIII, Section 4, of the
Idaho Constitution, and Idaho law, including any applicable limits of liability available
under the Idaho Tort Claims Act, agrees to indemnify, save and hold the City of Boise, its
officers, agents, or employees, harmless from and against any and all from and against any
and all liability, loss, damage, cost, and expense, including attorney’s fees and costs which
may accrue or be sustained by the City of Boise, its officers, agents, or employees, as a
result or consequence of any claims, suits, demands, actions, judgments, settlements or
forfeiture, including any suit instituted to enforce the obligations of this License Agreement
made or brought by any party against the City of Boise, its officers, agents, or employees,
arising out of or in connection with the Licensed Use and/or any activities of Licensee,
Licensee’s agents, employees, contractors, servants, agents, employees, guests, and
business invitees or representatives under this Agreement and not caused by or arising out
of the tortious conduct of City or its employees.
h. INSURANCE: Licensee agrees to secure prior to commencing any activities under this
Agreement, and provide proof of such liability coverage as set forth below to BPD prior to
Page 2 of 8
Meridian City Council Meeting Agenda March 6, 2018 – Page 233 of 605
commencing its use as herein provided, keep in force during any Licensed Use of the
Range, and maintain during the term of this Agreement, insurance coverage as follows:
a. Workers’ compensation insurance as required by Idaho statutes or proof that such
workers’ compensation insurance is not required under the circumstances.
b. Comprehensive general liability insurance, including coverage for premises and
operations, contractual liability, personal injury liability, in an amount of not less
than the amount set forth in the Idaho Tort Claims Act per occurrence, issued by an
insurance carrier licensed to do business in Idaho and providing coverage from and
against any and all claims, losses, action, and judgments for damages or injury to
persons or property arising out of or in connection with Licensee’s use of the Range.
If Licensee is self-insured, Licensee will provide a letter from the appropriate
official indicating Licensee has sufficient resources to pay any claim up to the tort
claim limits.
i. ACKNOWLEDGMENT AND ACCEPTANCE OF RISKS: Licensee acknowledges that
there are numerous risks and hazards associated with and inherent in, using and being
present on the Range. Licensee further acknowledges that the use, training and operation
of firearms or any and all defensive/offensive equipment and weapons are inherently
dangerous activities and may create a risk of property damage and /or personal injury
including death (hereinafter “Risks”). These Risks may be the result of, or related to,
utilization of the Range when engaged in shooting activities and exposed to firearms and
stray and ricocheting bullets; malfunctioning or defective equipment and fixtures including
targets and backstops; artificial and natural conditions that may exist on the Range; and
utilization of a Range that is not staffed on a full-time basis. Licensee, for itself and
Licensee’s officers, employees, agents, guests, or invitees represents and warrants that such
Risks are fully understood and Licensee voluntarily assumes and accepts all such Risks for
itself and Licensee’s officers, employees, agents, guests, and invitees and agrees to take
efforts to acquaint all of Licensee’s officers, employees, agents, guests, and invitees with
such Risks. Licensee will ensure that all of Licensee’s officers, employees, agents, guests,
and invitees are covered, where required by law, by the Federal Employees Compensation
Act or applicable state workers’ compensation laws. Licensee represents and warrants that
each and every one of their officers, employees, agents, guests, and invitees is fully
competent to participate in firearms training and shooting activities on the Range, and does
not present a danger to themselves or others using the Range.
j. DIRECTIVES: Licensee and its officers, employees, agents, guests, and invitees shall
comply with and abide by all of the Range Manager’s directions or commands, and any
lawful directives issued by any authorized agent of BPD. Anyone who violates any rule
set forth in Exhibit A or the Range Directives, or violates a safety or operating procedure
is subject to removal from the Range by the Range Manager, Firearms Program Manager,
or their designated BPD representative. Licensee is put on notice that persistent rule or
safety violations may result in termination of this Agreement as specified above.
Page 3 of 8
Meridian City Council Meeting Agenda March 6, 2018 – Page 234 of 605
k. COMPLIANCE WITH LAWS: Licensee shall comply with and abide by all federal, state
and local laws, rules, regulations and ordinances, as well as any applicable rule, policy or
regulation of the city of Boise City, or its departments, including BPD.
l. PAYMENT: Licensee shall pay to BPD a fee of $150 for each day of Licensed Use for
the Shoot House.
m. ANTICIPATED NUMBER OF ROUNDS: Licensee shall provide to BPD at the time of
scheduling the anticipated number of total rounds it will discharge at the Range by all its
officers, employees, agents, guests, and invitees for each day of Licensed Use.
n. MASTER CALENDAR: Licensee shall provide BPD with all proposed Licensed Use
dates by November 30th of each year to secure training dates for the following calendar
year. BPD will notify Licensee of conflicts with the proposed schedule within a reasonable
time period and request that the Licensee submit alternate dates. BPD reserves the right to
cancel and/or reschedule Licensee’s training dates at any time and for any reason it deems
necessary. Licensee will be assigned a designated time period and location on the Range
for their planned training activities
o. SHOOT HOUSE PROHIBITIONS: Licensee shall not perform live-fire training in the
Shoot House, nor use any live ammunition. The only materials permitted in the Shoot
House is marking ammunition similar to “Simunitions” which merely leaves marks,
usually made by colored soap, on walls and clothing. Licensee will clean the Shoot House
of any markings left by this training ammunition before ending training for a Licensed Use.
2. DUTIES OF BPD
a. SITE: The Range consists of pistol and rifle ranges, Shooting House, restroom
facilities, a classroom, and improved parking surfaces. A diagram of the Range is
attached as Exhibit “C.” BPD will provide access to the appropriate portions of the
Range for each scheduled Licensed Use as determined by BPD. BPD shall keep the
Range in condition fit for use by Licensee generally.
b. PARKING AND ACCESS: BPD will provide parking for Licensee’s officers,
employees, agents, guests and invitees upon all improved parking surfaces at the
Range. Parking access for Licensee’s officers, employees, agents, guests, and invitees
will only be allowed before, during and immediately after a Licensed Use.
c. HOURS OF OPERATION: Hours of operation of the Range are daily from 0800 to
2200 hours. Any access outside of these designated hours requires written consent
from the Boise Chief of Police or his designee.
3. MISCELLANEOUS PROVISIONS
Page 4 of 8
Meridian City Council Meeting Agenda March 6, 2018 – Page 235 of 605
a. TERMINATION OR AMENDMENT: Either party may terminate this Agreement
with 30 days’ advance notice in writing of its intention to terminate the Agreement.
Notwithstanding this termination provision, this Agreement is intended to provide the
basis for Licensee’s periodic use of the Range for firearms training, and shall be
deemed to be a valid license agreement between the parties until one or both parties
terminates the Agreement, or amend the same, in writing.
b. RIGHT OF INSPECTION: BPD’s Range Master or their designee, shall have the right
to make inspections of the Range and facilities at any time for the purpose of ensuring
compliance with the terms and conditions of this Agreement.
c. RELATIONSHIP OF PARTIES: It is the express intention of the parties hereto
that Licensee is, and at all times relevant hereunder shall be, an independent party
and not an employee, agent, joint venturer, or partner of BPD. Nothing in this
Agreement shall be interpreted or construed as creating or establishing the
relationship of employer and employee between BPD and Licensee or between
BPD and any official, agent, or employee of Licensee.
d. JURISDICTION AND VENUE: This Agreement shall be governed and interpreted by
the laws of the state of Idaho with venue being proper only in the Fourth Judicial
District, County of Ada, state of Idaho.
e. ATTORNEY FEES: In the event of any litigation arising under, or as a result of this
Agreement, each Party shall be responsible for its own costs and attorney fees.
f. SEVERANCE: In the event any provision or section of this Agreement conflicts with
applicable law, or is otherwise held to be unenforceable, that provision will be severed
from the Agreement, and the remaining provisions shall be enforceable and shall be
carried into full effect.
g. MODIFICATION: This Agreement may be modified or amended only by a writing
duly executed by both parties.
h. MERGER: This writing embodies the entire agreement of the parties, and they
expressly acknowledge that there are no promises, terms, conditions, or obligations
other than those contained in this Agreement. All previous and contemporaneous
communications, representations, or agreements, either verbal or written, between the
parties are superseded by this Agreement.
i. NOTICES: All notices required hereunder shall be given in writing by mail to:
Operation Support Deputy Chief Training Officer
Boise Police Department Meridian Police Department
333 N. Mark Stall Place 1401 E. Watertower St.
Boise, ID 83704 Meridian, ID 83642
Page 5 of 8
Meridian City Council Meeting Agenda March 6, 2018 – Page 236 of 605
DATED this day of Al/,L O h , 20 /B
Boise Police Department:
Signature
INilliaw L . b6nr s
Name
CGIir o tl- 'Po //Ct:
Title or Position
Licensee:
Signature
C. /win Y ver`' w&e,-J
Name
Title or Position
Page 6of8
Exhibit “A”
Basic Firearm Safety Rules
1. Always assume every firearm is loaded.
2. Keep your finger off the trigger and outside the trigger guard until you've made the decision
to fire.
3. Know your target and what's beyond and around it.
4. Never let your muzzle cross anything you are not willing to destroy.
All users of the Range are required to understand and comply with the Range Directives. A copy
may be obtained from the Firearms Program Manager.
Page 7 of 8
Meridian City Council Meeting Agenda March 6, 2018 – Page 238 of 605
Exhibit “B”
Page 8 of 8
Meridian City Council Meeting Agenda March 6, 2018 – Page 239 of 605
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 6G
Project/File Number: H-2018-0008
Item Title: TM Creek Subdivision No. 3
Final Order for TM Creek Subdivision No. 3 (H-2018-0008) by
SCS Brighton, LLC Located East of S. Ten Mile Road and South
of W. Franklin Road
Meetina Notes
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TM CREEK SUBDIVISION NO. 3 – FP H-2018-0008
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: FEBRUARY 20, 2018
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF ONE (1)
BUILDING LOT AND ONE (1)
COMMON LOT ON 9.36 ACRES OF
LAND IN THE C-G ZONING
DISTRICT FOR TM CREEK
SUBDIVISION NO. 3
BY: SCS BRIGHTON, LLC
APPLICANT
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CASE NO. H-2018-0008
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on February 20, 2018 for final plat approval
pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the
Administrative Review is complete by the Planning and Development Services Divisions of the
Community Development Department, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of “PLAT SHOWING TM CREEK SUBDIVISION NO. 3,
LOCATED IN A PORTION OF THE NORTHWEST ¼ OF THE NORTHWEST
¼ OF SECTION 14, TOWNSHIP 3 NORTH, RANGE 1 WEST, BOISE
MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2018,
HANDWRITTEN DATE: 1/4/2018, by AARON L. BALLARD, PLS, SHEET 1
Meridian City Council Meeting Agenda March 6, 2018 – Page 241 of 605
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TM CREEK SUBDIVISION NO. 3 – FP H-2018-0008
Page 2 of 3
OF 3,” is conditionally approved subject to those conditions of Staff as set forth in
the staff report to the Mayor and City Council from the Planning and
Development Services divisions of the Community Development Department
dated February 20, 2018, a true and correct copy of which is attached hereto
marked “Exhibit A” and by this reference incorporated herein, and the response
letter from Mike Wardle, Brighton Corporation, a true and correct copy of which
is attached hereto marked “Exhibit B” and by this reference incorporated herein.
2. The final plat upon which there is contained the certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City’s
requirements shall be signed only at such time as:
2.1 The plat dimensions are approved by the City Engineer; and
2.2 The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash surety has been
issued guaranteeing the completion of off-site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may
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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 242 of 605
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which may be adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review pursuant to Idaho
Code§ 67-52.
By action of the City Council at its regular meeting held on the day of
/'-16,/✓ (% , 2018.
Tammy de
o�,crn U'7 Ma7 Mayor, C of Meridian
r
Attest:
Cit•! of T1
C. ay Cols 5E•!i- ti`
City Clerk
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TM CREEK SUBDIVISION NO.3 — FP H-2018-0008
Page 3 of 3
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 1
STAFF REPORT
MEETING DATE: February 20, 2018
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: TM Creek Subdivision No. 3 – H-2018-0008
I. APPLICATION SUMMARY
The applicant, SCS Brighton, LLC, has applied for a final plat (FP) consisting of one (1) building lot
and one (1) common area lot on 9.36 acres of land in a C-G zoning district for the third phase of TM
Creek Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the TM Creek Subdivision No. 3 final plat based on the analysis
provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2018-0008 as presented in the staff report for the hearing date of
February 20, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0008, as presented during the hearing on February 20, 2018, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0008 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 subject property is located east of S. Ten Mile Rd. and south of W. Franklin Rd., in the
northwest ¼ Section 14, T. 3N., R. 1W.
B. Applicant:
SCS Brighton, LLC
12601 W. Explorer Dr. #200
Boise, ID 83713
C. Owner:
Same as applicant
Meridian City Council Meeting Agenda March 6, 2018 – Page 244 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 2
D. Representative:
Michael D. Wardle, Brighton Corporation
12601 W. Explorer Dr. #200
Boise, ID 83713
V. STAFF ANALYSIS
The proposed final plat depicts one (1) building lot and one (1) common area lot on 9.36 acres of land
in a C-G zoning district. Development is required to comply with the dimensional standards of the C-
G zoning district listed in UDC Table 11-2B-3.
Staff has reviewed the proposed plat for compliance with the aforementioned dimensional standards
and found the plat to be in compliance with those standards.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and
found there are 6 fewer lots shown on the final plat than were depicted on the preliminary plat; these
lots were consolidated to accommodate the development of an apartment project. Because the number
of building lots have decreased and the amount of open space is the same, staff finds the proposed
plat is in substantial conformance with the approved preliminary plat per the standards listed in UDC
11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation [AZ-13-015, Development Agreement
Instrument #114045759; 1st Addendum (Inst. 2016-073497); and 2nd Addendum (Inst. #2017-
113747]; and preliminary plat (PP-13-030).
2. The applicant shall obtain the City Engineer’s signature on the final plat within two (2) years of
the City Engineer’s signature on the final plat for Phase 2; or, apply for a time extension on the
preliminary plat in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The final plat prepared by The Land Group, stamped on 1/4/18 by Aaron L. Ballard, shown in
Exhibit C shall be revised as follows:
a. Depict a 20-foot street buffer along W. Cobalt Drive and S. Franklin Crossing Avenue, both
collector streets, within a common lot or a permanent dedicated buffer maintained by the
property owner or business owner’s association in accord with UDC 11-3B-7C.2.
b. Include the recorded instrument number for the right-of-way deed for W. Cobalt Drive
graphically depicted on Sheet 1.
5. The landscape plan prepared by The Land Group, dated 12/22/2017, shown in Exhibit D, shall be
revised as follows:
a. Depict a 20-foot wide street buffer along W. Cobalt Dr. and S. Franklin Crossing Ave. as set
forth in UDC Table 11-2B-3, landscaped in accord with the standards listed in UDC 11-3B-
7C.
b. The calculations table shows there are 82 required trees with only 50 being provided; either
provide additional trees to meet the minimum requirement or submit an application for
alternative compliance as set forth in UDC 11-5B-5 if not feasible.
Meridian City Council Meeting Agenda March 6, 2018 – Page 245 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 3
c. Depict the 10-foot wide multi-use pathway along the south side of the Ten Mile Creek and
landscaping in accord with the previously approved landscape plan and the standards listed in
UDC 11-3B-12C, Pathway Landscaping.
d. Depict pedestrian-scale lighting along Franklin Crossing Avenue as required in the Ten Mile
Interchange Specific Area Plan and the Development Agreement.
6. The applicant shall obtain a license agreement from ACHD for the landscaping proposed within
the right-of-way (i.e. the roundabout).
7. The applicant shall submit a minimum 14-foot wide public pedestrian easement for the multi-use
pathway within this phase to the Planning Division for approval by City Council and recordation
prior to signature on the final plat by the City Engineer.
8. The Ten Mile Creek shall be protected during construction.
9. All fencing installed on the site shall comply with the standards listed in UDC 11-3A-6 and 11-
3A-7. If permanent fencing does not exist at the subdivision boundary, temporary construction
fencing to contain debris shall be installed around this phase prior to release of building permits
for this subdivision.
10. Pedestrian scale lighting shall be installed along Franklin Crossing Avenue in accord with the Ten
Mile Interchange Specific Area Plan.
11. Street lights at a pedestrian scale shall be installed within the street buffer along W. Cobalt Drive
as required in the Ten Mile Interchange Specific Area Plan and the Development Agreement.
12. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
13. The City of Meridian requires that pressurized irrigation systems be supplied by a year -round
source of water (MCC 12-13-8.3). The City of Meridian owns and operates a reclaimed water
system along the West Franklin Road frontage of this parcel. Applicant shall be bound to the
same requirements that were worked out for the first phase regarding the use of reclaimed water
for the provision of landscape irrigation water.
14. Applicant shall coordinate with Public Works Department on the routing of water mains, fire
services, hydrants and fire flows for adjacent commercial development to the north of Cobalt
Drive.
VII. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. 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. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. 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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 246 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 4
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. 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.
7. 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, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing 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.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
9. 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.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. 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.
15. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
16. 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.
17. 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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 247 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 5
18. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer’s expense. Final design shall be submitted as part of the development plan
set for approval, which must include the location of any existing street lights. The contractor’s
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility
Coordinator at 898-5500 for information on the locations of existing street lighting.
19. 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 signature of the final plat by the City Engineer.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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 Water Department at
(208)888-5242 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.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment
procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C.1). 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
development plan approval.
24. 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.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 5/8/14)
C. Proposed Final Plat (dated: 1/4/18)
D. Proposed Landscape Plan (dated: 12/22/17)
Meridian City Council Meeting Agenda March 6, 2018 – Page 248 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 6
Exhibit A – Vicinity/Zoning Map
Meridian City Council Meeting Agenda March 6, 2018 – Page 249 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 7
Exhibit B – Approved Preliminary Plat
Meridian City Council Meeting Agenda March 6, 2018 – Page 250 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 8
Exhibit C – Proposed Final Plat (dated: 1/4/18)
Meridian City Council Meeting Agenda March 6, 2018 – Page 251 of 605
EXHIBIT A
TM Creek Subdivision No. 3 – FP H-2018-0008.doc PAGE 9
Exhibit D – Proposed Landscape Plan (dated: 12/22/17)
Meridian City Council Meeting Agenda March 6, 2018 – Page 252 of 605
From:Mike Wardle
To:Sonya Allen ; Barbara Shiffer; C.Jay Coles; Charlene Way ; Christopher Johnson
Cc:Bill Parsons ; Bruce Freckleton; Kameron Nauahi; Jon Wardle
Subject:RE: TM Creek Sub. 3 - FP H-2018-0008 REVISED Staff Recommendation to Council
Date:Thursday, February 15, 2018 4:22:16 PM
All,
We have reviewed the revised staff report for the TM Creek Subdivision No. 3 final plat and concur
with the recommended conditions of approval. Therefore, we request that it be placed on the City
Council’s February 20 th Consent Agenda.
Michael Wardle
Director of Planning
Brighton Corporation
12601 W. Explorer, Suite 200 | Boise, Idaho 83713
Direct 208.287.0512 | Cell 208.863.6150
From: Sonya Allen [mailto:sallen@meridiancity.org]
Sent: Thursday, February 15, 2018 4:06 PM
To: Barbara Shiffer; C.Jay Coles; Charlene Way; Christopher Johnson
Cc: Bill Parsons; Bruce Freckleton; Mike Wardle; Kameron Nauahi; Jon Wardle
Subject: TM Creek Sub. 3 - FP H-2018-0008 REVISED Staff Recommendation to Council
Please replace the report I sent a bit ago with this one. thx
City of Meridian
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-888-4433
www.meridiancity.org
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to
the Idaho law, in regards to both release and retention, and may be released upon request,
unless exempt from disclosure by law.
Meridian City Council Meeting Agenda March 6, 2018 – Page 253 of 605
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 6H
Project/File Number: H-2018-0007
Item Title: Sky Mesa Subdivision No. 1
Final Order for Sky Mesa Subdivision No. 1 (H-2018-0007) by Sky
Mesa Development, LLC Located West of S. Eagle Road and
North of E. Taconic Drive
Meetinq Notes
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SKY MESA SUBDIVISION NO. 1 – FP H-2018-0007
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: FEBRUARY 20, 2018
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 22 SINGLE-
FAMILY RESIDENTIAL
BUILDING LOTS AND 3 COMMON
LOTS ON 9.35 ACRES OF LAND IN
THE R-4 ZONING DISTRICT FOR
SKY MESA SUBDIVISION NO. 1
BY: SKY MESA DEVELOPMENT,
LLC
APPLICANT
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)
)
)
)
)
)
)
)
)
)
)
)
CASE NO. H-2018-0007
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on February 20, 2018 for final plat approval
pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the
Administrative Review is complete by the Planning and Development Services Divisions of the
Community Development Department, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of “PLAT SHOWING SKY MESA SUBDIVISION NO. 1,
LOCATED IN A PORTION OF LOTS 16 AND 24, BLOCK 1, BLACKROCK
SUBDIVISION NO. 1 LOCATED IN THE E ½ OF SECTION 32, T.3N., R.1E.,
B.M. MERIDIAN, ADA COUNTY, IDAHO, 2018, HANDWRITTEN DATE:
1/19/18, by CLINTON W. HANSEN, PLS, SHEET 1 OF 3,” is conditionally
Meridian City Council Meeting Agenda March 6, 2018 – Page 255 of 605
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SKY MESA SUBDIVISION NO. 1 – FP H-2018-0007
Page 2 of 3
approved subject to those conditions of Staff as set forth in the staff report to the
Mayor and City Council from the Planning and Development Services divisions
of the Community Development Department dated February 20, 2018, a true and
correct copy of which is attached hereto marked “Exhibit A” and by this reference
incorporated herein, and the response letter from Becky McKay, Engineering
Solutions, LLP, a true and correct copy of which is attached hereto marked
“Exhibit B” and by this reference incorporated herein.
2. The final plat upon which there is contained the certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City’s
requirements shall be signed only at such time as:
2.1 The plat dimensions are approved by the City Engineer; and
2.2 The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash surety has been
issued guaranteeing the completion of off-site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may
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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 256 of 605
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which may be adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review pursuant to Idaho
Code§ 67-52.
By action of the City Council at its regular meeting held on the
(p-�" day of
M (XI—C6) 32018.
C&y Co'ee
City Clerk
Tammy erd
Mayor, of Meridian
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: Dated: A- Lo- a (-) by
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SKY MESA SUBDIVISION NO. I - FP H-2018-0007
~ Page 3 of 3
6i' ti
Attest:
C&y Co'ee
City Clerk
Tammy erd
Mayor, of Meridian
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: Dated: A- Lo- a (-) by
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SKY MESA SUBDIVISION NO. I - FP H-2018-0007
~ Page 3 of 3
EXHIBIT A
Sky Mesa Subdivision No. 1 – FP H-2018-0007 1
STAFF REPORT
MEETING DATE: February 20, 2018
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Sky Mesa Subdivision No. 1 – FP (H-2018-0007)
I. APPLICATION SUMMARY
The applicant, Sky Mesa Development, LLC, has applied for a final plat (FP) consisting of 22
building lots for single-family residential detached homes and 3 common lots on 9.35 acres of land in
the R-4 zoning district for Sky Mesa Subdivision No. 1.
II. STAFF RECOMMENDATION
Staff recommends approval of the Sky Mesa Subdivision No. 1 final plat subject to the conditions
noted in Sections VI and VII below. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2018-0007 as presented in the staff report for the hearing date of
February 20, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0007, as presented during the hearing on February 20, 2018, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0007 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 at the northwest corner of S. Eagle Road and E. Taconic Drive, in the NE ¼ of
Section 32, Township 3 North, Range 1 East. (Parcel No.: R0988262000)
B. Applicant:
Sky Mesa Development, LLC
729 S. Bridgeway Place
Eagle, Idaho 83616
C. Owner:
Blackrock, LLC/Triple D Land and Livestock, LLC
P.O. Box 2640
Eagle, ID 83616
Meridian City Council Meeting Agenda March 6, 2018 – Page 258 of 605
EXHIBIT A
Sky Mesa Subdivision No. 1 – FP H-2018-0007 2
D. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Ste. 100
Meridian, Idaho 83642
V. STAFF ANALYSIS
The proposed final plat depicts 22 building lots for single-family residential detached homes and 3
common lots on 9.35 acres of land in the R-4 zoning district. The minimum property size in this
phase is 9,000 square feet (s.f.) with an average size of 10,543 s.f.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (H-2017-0068) as required by UDC 11-6B-3D.2. The number of building lots is the same and a
common lot has been added for storm drainage. Therefore, Staff deems the final plat(s) to be in
substantial compliance with the approved preliminary plat as required.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation, rezone, Development Agreement
#2017-119308, and preliminary plat (H-2017-0068) applications approved for this site.
2. The applicant shall obtain the City Engineer’s signature on the final plat within two years of the
City Engineer’s signature on the previous phase final plat in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The final plat prepared by KM Engineering, stamped on 1/19/18 by Clinton W. Hansen, shall be
revised as follows:
a. Note #5: “. . . regulations of the City of Meridian in effect at the time of building permit
submittal.”
b. Note #14: Include the recorded instrument number.
5. The landscape plan prepared by Breckon Land Design, dated 1/18/18, is approved as submitted.
6. Design of homes constructed within the subdivision shall be generally consistent with the
conceptual building elevation photos included in the development agreement.
7. All fencing installed on the site must be consistent with the standards listed in UDC 11-3A-7. If
permanent fencing does not exist at the subdivision boundary, temporary construction fencing to
contain debris shall be installed around this phase prior to release of building permits.
8. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
10. Upsize the sewer line in S. Stromboli Place to a 12-inch main. Provide a 12-inch sewer stub and
easement between Lots 12 & 13 Block 1 to the City's well lot located along Taconic Drive.
Applicant can work with the Public Works Department to develop a reimbursement agreement
for the upsizing of the sewer main and stub.
VII. GENERAL REQUIREMENTS
Meridian City Council Meeting Agenda March 6, 2018 – Page 259 of 605
EXHIBIT A
Sky Mesa Subdivision No. 1 – FP H-2018-0007 3
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. 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. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. 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.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. 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.
7. 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, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing 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.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
9. 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.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
Meridian City Council Meeting Agenda March 6, 2018 – Page 260 of 605
EXHIBIT A
Sky Mesa Subdivision No. 1 – FP H-2018-0007 4
14. 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.
15. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
16. 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.
17. 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.
18. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer’s expense. Final design shall be submitted as part of the development plan
set for approval, which must include the location of any existing street lights. The contractor’s
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility
Coordinator at 898-5500 for information on the locations of existing street lighting.
19. 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 signature of the final plat by the City Engineer.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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 Water Department at
(208)888-5242 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.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment
procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C.1). 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
development plan approval.
Meridian City Council Meeting Agenda March 6, 2018 – Page 261 of 605
EXHIBIT A
Sky Mesa Subdivision No. 1 – FP H-2018-0007 5
24. 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.
V. EXHIIBITS
A. Vicinity Map
B. Preliminary Plat (dated: 4/24/17)
C. Proposed Final Plat (dated: 1/19/18)
D. Proposed Landscape Plan (dated: 1/18/18)
Meridian City Council Meeting Agenda March 6, 2018 – Page 262 of 605
EXHIBIT A
Sky Mesa Subdivision No. 1 – FP H-2018-0007 6
Exhibit A – Vicinity Map
Meridian City Council Meeting Agenda March 6, 2018 – Page 263 of 605
EXHIBIT A
Sky Mesa Subdivision No. 1 – FP H-2018-0007 7
Exhibit B – Preliminary Plat (dated: 4/24/17)
Meridian City Council Meeting Agenda March 6, 2018 – Page 264 of 605
EXHIBIT A
Sky Mesa Subdivision No. 1 – FP H-2018-0007 8
Exhibit C – Proposed Final Plat (dated: 1/19/18)
Meridian City Council Meeting Agenda March 6, 2018 – Page 265 of 605
EXHIBIT A
Sky Mesa Subdivision No. 1 – FP H-2018-0007 9
Exhibit D – Proposed Landscape Plan (dated: 1/18/18)
Meridian City Council Meeting Agenda March 6, 2018 – Page 266 of 605
EXHIBIT A
Sky Mesa Subdivision No. 1 – FP H-2018-0007 10
Meridian City Council Meeting Agenda March 6, 2018 – Page 267 of 605
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 61
Project/File Number: Caven Ridge Estates
Item Title: H-2017-0156
Findings of Fact, Conclusions of Law for Caven Ridge Estates
West (H-2017-0156) by New Cavanaugh, LLC Located East of S.
Meridian Road and South of E. Victory Rd.
Meetinq Notes
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0156 - 1 -
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for a Modification to the Development Agreement to Amend the
Conceptual Development Plan to Include More Building Lots for the Purpose of Developing Patio
Homes on the Portion of the Site West of S. Standing Timber Way; and Preliminary Plat Consisting
of 67 Building Lots and 9 Common Lots on 14.42 Acres of land in the R-8 Zoning District, by New
Cavanaugh, LLC.
Case No(s). H-2017-0156
For the City Council Hearing Dates of: February 6 and 20, 2018 (Findings on March 6, 2018)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of February 20, 2018, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of February 20, 2018, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 20,
2018, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of February 20, 2018, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Community Development Department, the Public Works Department and any affected party
requesting notice.
Meridian City Council Meeting Agenda March 6, 2018 – Page 269 of 605
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0156 - 2 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of February 20, 2018, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council’s authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant’s request for an amendment to the Development Agreement and Preliminary Plat
is hereby approved per the conditions of approval in the Staff Report for the hearing date of
February 20, 2018, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer’s signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City
Engineer’s signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 11-
6B-7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six (6) months of the city council granting the
modification.
Meridian City Council Meeting Agenda March 6, 2018 – Page 270 of 605
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0156 - 3 -
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six (6) month approval
period.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision 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 February 20, 2018
Meridian City Council Meeting Agenda March 6, 2018 – Page 271 of 605
By action of the City Council at its regular meeting held on the o day of
2018.
COUNCIL PRESIDENT JOE BORTON VOTED Yfe,
llv:
COUNCIL VICE PRESIDENT LUKE CAVENER VOTED
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED /C
COUNCIL MEMBER TY PALMER VOTED /(61
COUNCIL MEMBER TREG BERNT VOTED
7
COUNCIL MEMBER GENESIS MILAM VOTED
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
Attest:
C.y Col s
City Clerk
ayer_Tm IV. Weerd
' cue, of
t��nrao�.
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By: Cyftw 11 Dated: n—�D' gyc?,
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0156 (` Qven -k�t 69 e- t-skavp� vjb� - 4 -
EXHIBIT A
Caven Ridge Estates West – MDA, RZ, PP H-2017-0156 PAGE 1
STAFF REPORT
Hearing Date: February 20, 2018
(Continued from: February 6, 2018)
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Caven Ridge Estates West – MDA, RZ & PP (H-2017-0156)
I. SUMMARY DESCRIPTION OF APPLICANT’S REUEST
The applicant, New Cavanaugh, LLC, has submitted applications for the following:
Modification to the Development agreement (MDA) for Caven Ridge Estates to amend the
conceptual development plan to include more building lots for the purpose of developing patio
homes on the portion of the site west of S. Standing Timber Way;
Rezone of 15.68 acres of land from the R-8 to the R-15 zoning district; and, (WITHDRAWN)
Preliminary Plat consisting of 67 building lots and 9 common lots on 14.42 acres of land in the
R-15 zoning district.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA, RZ and PP applications in accord with the
conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
The Meridian Planning & Zoning Commission heard these items on January 4, 2018. At the
public hearing, the Applicant withdrew the RZ request; and Commission moved to recommend
approval of the subject PP request.
a. Summary of Commission Public Hearing:
i. In favor: Wendy Shrief and Brady Lasher
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Josh Beach, Sonya Allen
vi. Other staff commenting on application: Bill Parsons
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. Consideration of the applicant’s request to not be required to construct a sound
attenuation wall adjacent to the common area on Lot 27, Block 1; and,
ii. The applicant’s request for a rezone solely for the allowance of a reduced side yard
setback from 5 feet to 3 feet and concern regarding homes being so close together.
d. Commission Change(s) to Staff Recommendation:
i. The Commission approved the Applicant’s request to withdraw the RZ application.
ii. Per the Applicant’s request, the Commission recommends a change to the Staff
recommended DA provision that requires the off-site extension of the multi-use pathway
Meridian City Council Meeting Agenda March 6, 2018 – Page 273 of 605
EXHIBIT A
Caven Ridge Estates West – MDA, RZ, PP H-2017-0156 PAGE 2
along S. Meridian Rd./SH 69 to include the language “with approval of the adjacent
property owner and/or ITD, as applicable”. (See Exhibit A.2)
e. Outstanding Issue(s) for City Council:
i. None
The Meridian City Council heard these items on February 6 and 20, 2018. At the public hearing
on February 20, 2018, the Council approved the subject MDA, RZ and PP request.
a. Summary of City Council Public Hearing:
i. In favor: Wendy Shrief; Ryan Minert; Brady Lasher; Will Howard; Brett Hughes;
John Hastings
ii. In opposition: Steven Yearsley; Andrea Shelton;
iii. Commenting: Sally Reynolds; Sam Karnes; Wendy Webb
iv. Written testimony: None
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Council:
i. The requested R-15 zoning district & 3’ side yard setbacks;
ii. Interest in preserving “view sheds” with larger lots and not adding additional lots from
what was previously approved; and,
iii. Dimensional standards in effect when the original development plan for this site was
approved with the annexation.
iv. Distribution of common area and site amenities between this site and the adjacent
Caven Ridge Estates East – desire for more common area/amenities to be located within
this development as most are located in Caven Ridge Estates East (both developments
will be under the same HOA).
v. Safety of the pedestrian walkway leading to the common area at the northwest corner of
the site along the common driveway.
d. Key Council Changes to Staff/Commission Recommendation
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approved File Number H-2017-
0156, as presented in the staff report for the hearing date of February 20, 2018, with the following
modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0156,
as presented during the hearing on February 20, 2018, for the following reasons: (You should state
specific reasons for denial)
Continuance
I move to continue File Number H-2017-0156 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 east side of S. Meridian Road/SH 69, south of E. Victory Road, in the
Meridian City Council Meeting Agenda March 6, 2018 – Page 274 of 605
EXHIBIT A
Caven Ridge Estates West – MDA, RZ, PP H-2017-0156 PAGE 3
NW ¼ of Section 30, Township 3 North, Range 1 East. (Parcel No.: S1130223510)
B. Owners:
New Cavanaugh, LLC
3327 N. Eagle Road, Ste. 110-148
Meridian, ID 83642
C. Applicant:
Same as Owner
D. Representative:
Wendy Shrief, JUB Engineers, Inc.
250 S. Beechwood Ave., Ste. 201
Boise, ID 83709
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for development agreement modification, rezone, and preliminary plat.
A public hearing is required before the Planning & Zoning Commission and City Council and the
rezone and preliminary plat applications; a public hearing is only required before the City Council
on the development agreement modification application, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: December 15, 2017 (Commission); January 19, 2017 (City
Council)
C. Radius notices mailed to properties within 300 feet on: December 8, 2017 (Commission); January
12, 2017 (City Council)
D. Applicant posted notice on site(s) on: December 20, 2017 (Commission); January 22, 2017 (City
Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property consists of one vacant/undeveloped parcel
of land, zoned R-8.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Ridenbaugh Canal, multi-family and single-family residential uses, zoned R-15 and R-
4 respectively
2. East: S. Standing Timber Way, a collector street; and single-family residential uses, zoned R-
8
3. South: Vacant/undeveloped land, zoned R-8
4. West: S. Meridian Rd./SH 69, agricultural property, zoned RUT in Ada County; and single-
family residential uses, zoned R-8
C. History of Previous Actions:
In 2006, this property was annexed and zoned (AZ-06-015) as part of the larger Tanana
Valley development; a development agreement was approved as a provision of annexation
recorded as Instrument No. 106151214 and later amended (MI-07-011, Inst. #108065958). A
preliminary plat was also approved but the property was re-platted in 2007 (PP-07-015) as
Meridian City Council Meeting Agenda March 6, 2018 – Page 275 of 605
EXHIBIT A
Caven Ridge Estates West – MDA, RZ, PP H-2017-0156 PAGE 4
Cavanaugh Subdivision; several time extensions were approved for that plat (TE-08-022; TE-
10-005; TEC-11-005; TEC-13-005).
Since the preliminary plat for this project was approved, individual parcels within the
preliminary plat area have been sold off and are now under different ownerships and are
being developed separately, rather than as a single master-planned project as envisioned.
For this reason, staff requested that the applicant submit a new preliminary plat for the
remaining area south of the Ridenbaugh Canal owned by this developer that contains its own
amenities. The current configuration of the property was created through court decree.
Property boundary adjustments were recorded in 2005 (ROS # 7140); and in 2011 (ROS
#9007) (PBA-11-009) for this property.
A development agreement modification (H-2017-0020) was approved earlier this year that
included the subject property, recorded as Instrument #2017-066053 and 2017-074871.
D. Utilities:
1. Location of sewer: Sanitary sewer service to this development will be via new mainlines to
the existing mainline in S. Standing Timber Way.
2. Location of water: Water service to this development will be via new mainlines to the
existing mainline in S. Standing Timber Way.
3. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Ridenbaugh Canal runs along the north boundary of this site.
2. Hazards: Staff is unaware of any hazards that may exist on this site.
3. Flood Plain: This site does not lie within the floodplain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated Medium Density Residential (MDR) on the Future Land Use Map
(FLUM) contained in the Comprehensive Plan. MDR designated areas allow smaller lots for
residential purposes within City limits. Uses may include single-family homes at gross densities of 3
to 8 dwelling units per acre (d.u./acre).
The applicant proposes to develop the site with 67 single-family residential detached homes at a gross
density of 4.72 dwelling units per acre (d.u./acre) and a net density of 6.07 d.u./acre consistent with
the MDR FLUM designation.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
“Require appropriate landscaping and buffers along transportation corridor (setback, vegetation,
low walls, berms, etc.).” (3.06.02F)
A 35-foot wide street buffer is required along S. Meridian Rd./SH 69, an entryway corridor,
landscaped in accord with the standards listed in UDC 11-3B-7C Landscape Buffers along
Streets.
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.
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The proposed medium density development containing some patio homes will provide another
housing option in the south Meridian area. Staff is unaware of how “affordable” homes in this
development will be.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
The UDC (11-3A-3) restricts access to collector streets when access is available from a local
street. Access via local streets is available for the proposed lots; therefore direct lot access to
Standing Timber is prohibited. Direct lot access is also prohibited to SH 69 per UDC 11-3H-4B.
“Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City.” (3.01.01F)
City services are available to be extended by the developer to the proposed lots with development
in accord with UDC 11-3A-21.
“Develop pathways to connect Meridian with Boise, Nampa, Kuna, and Eagle.” (6.01.02C)
A segment of the City’s multi-use pathway system is required within this site along the south side
of the Ridenbaugh Canal and within the street buffer along S. Meridian Rd./SH 69.
“Coordinate with irrigation districts to implement the proposed pathway network along irrigation
canals, ditches, creeks and easements.” (6.02.02C)
The applicant should coordinate with Nampa & Meridian Irrigation District for construction of
the multi-use pathway along the Ridenbaugh Canal.
“Limit canal tiling and piping of ditches, creeks, and drains where public safety issues are not of
concern.” (5.01.01D)
The Ridenbaugh Canal runs along the north boundary of this site and was previously approved
by Council to remain open. To protect public safety, the canal should be fenced off with a 6-foot
tall open vision fence having an 11-gauge 2-inch mesh or other construction equivalent in ability
to deter access to the canal as set forth in UDC 11-3A-6B.
“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)
The multi-use pathway along the west and north boundaries of the site will provide pedestrian
connections to adjacent developments.
“Review new development for appropriate opportunities to connect local roads and collectors to
adjacent properties (stub streets). (3.03.020)
The preliminary plat depicts two stub streets to the property to the south for future extension.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
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-2 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. Single-family detached dwellings
are listed as a principally permitted use in the R-15 zoning district.
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C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2A-7 for the R-15 zoning district.
D. Landscaping: Landscaping shall be required in accordance with the standards listed in UDC 11-
3B-7C, Street Buffer Landscaping; 11-3A-17, parkways; and, 11-3G-3E, Common Open Space
areas.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Development Agreement Modification:
A modification to the existing Development Agreement (DA) (Instrument # 2017-074871)
for Caven Ridge Estates is requested to amend the conceptual development plan to include
more building lots than were previously shown for the purpose of developing patio homes on
the subject property.
The previous concept plan depicted 47 building lots; the proposed concept plan depicts 67
building lots for an increase of 20 building lots (see Exhibit A.2). No amendments to the text
of the agreement are proposed or required. Because the density of the proposed development
(4.72 units/acre) still falls within that desired in the MDR FLUM designation, staff is in
support of the applicant’s request. Additionally, staff is in support of an additional housing
type (i.e. patio homes) being developed in this area.
Staff recommends an additional provision is added to the DA that requires the 10-foot
wide multi-use pathway along S. Meridian Rd./SH 69 to be extended off-site to the north
approximately 40 feet and connect to the existing pathway.
2. Rezone
The applicant has applied for a rezone of 15.68 acres of land from the R-8 (medium-density
residential) to the R-15 (medium high-density residential) zoning district. The reason for the
rezone is for the reduced side yard setbacks (i.e. 3 feet) in the R-15 district; the current R-8
district requires 5-foot wide side yard setbacks. The proposed street frontage and lot area is
consistent with that required in the current R-8 district.
The gross density of the proposed development is 4.72 units/acre, consistent with the
corresponding FLUM designation for this site of MDR, as discussed above in Section VII.
The legal description submitted with the application, included in Exhibit C, shows the
boundary of the property proposed to be rezoned. The property is within the Area of City
Impact boundary.
Staff is in support of the rezone request to R-15 with the proposed concept plan included in
Exhibit A.2.
3. Preliminary Plat
The proposed plat consists of 67 single-family residential detached building lots and 9
common lots on 14.42 acres of land in the proposed R-15 zoning district (see Exhibit A.3).
The minimum lot size proposed is 4,448 with an average lot size of 5,716 square feet (s.f.).
The subdivision is proposed to develop in four (4) phases (see phasing plan in Exhibit A.3).
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Existing Structures: There are no existing structures on this site.
Dimensional Standards: Development of this site is required to comply with the
dimensional standards listed in UDC 11-2A-7 for the R-15 zoning district, and the
subdivision design and improvement standards listed in UDC 11-6C-3.
The maximum block face length allowed in residential districts is 750 feet without an
intersecting street or alley. Where a pedestrian connection is provided, the maximum block
face may extend up to 1,000 feet in length. City Council may approve a block face up to
1,200 feet in length where block design is constrained by site conditions such as a large
waterway and/or a large irrigation facility. Block 1 exceeds the maximum block face
allowed of 1,000 feet with a pathway provided at 1,150’+/-. This block is constrained by
the Ridenbaugh Canal which lies along the north boundary of Block 1; Council
approval of the proposed block length is required.
The length of S. Pattern Way where it dead ends at the south boundary of the site is
300’+/-; a temporary turn-around for the Fire Department is required to be provided
until such time as a secondary means of emergency access is available that meets Fire
Department standards. Because the temporary turn-around is depicted on the adjacent
property to the south and not on the subject property, an easement will be required
from that property owner (Parcel #S1130234045) with submittal of a final plat that
contains more than 30 buildable lots unless an access is constructed from the east via E.
Mona Lisa Street with the development of Caven Ridge Estates East Subdivision No. 1.
Traffic: An updated Traffic Impact Study (TIS) was prepared for this development and
Caven Ridge Estates East to the east across S. Standing Timber Way by Thompson
Engineers, Inc. The ACHD’s report will take into consideration the TIS in their report.
Streets: All streets within this development are proposed to be local public streets.
Access: Access to streets should comply with the standards listed in UDC 11-3A-3. Direct lot
access via S. Meridian Rd./SH 69 is prohibited per UDC 11-3H-4 as is direct lot access via S.
Standing Timber Way, a collector street per UDC 11-3A-3.
Two (2) stub streets are proposed to the property to the south for future extension and
interconnectivity. Any development over 30 homes is required to have a secondary
emergency access per International Fire Code D107.1 (see Exhibit B, condition #4.8 for more
information). An emergency access is proposed to be provided via either S. Meridian Road or
through the adjacent property to the south with an easement to E. Palermo Drive connecting to S.
Standing Timber Way.
Common Driveways: Common driveways are required to comply with the standards listed
in UDC 11-6C-3D. A common driveway is proposed on Lot 26, Block 1 for access to Lots
28-30, Block 1. Staff recommends a note is included on the plat that designates which
lots are to take access via the common driveway.
An exhibit is required to be submitted with the final plat application that depicts the
setbacks, fencing, building envelope, and orientation of the lots and structures that are
accessed by the common driveway. The driveway(s) for adjacent lots (i.e. Lots 25 and 31,
Block 1) that meet the minimum street frontage requirement but aren’t taking access via the
common driveway should be located on the opposite side of the shared property line away
from the common driveway and shown on the exhibit accordingly.
Depict a concrete pad at the end of the common driveway on Lot 26, Block 1 no more
than 5 feet behind the sidewalk that is of sufficient area to accommodate the trash
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receptacles of the residences that take access from the common driveway per
requirement of Republic Services unless otherwise waived by Republic Services.
Parking: Off-street parking is required to be provided on each residential lot in accord with
the standards listed in UDC 11-3C-6. For 2, 3 and 4 bedroom units, a minimum of 4 off-street
parking spaces are required with at least 2 of those in an enclosed garage; other spaces may
be enclosed or a minimum 10’ x 20’ parking pad.
Landscaping: Landscaping is required to be provided in the proposed development as set
forth in UDC 11-3B. A landscape plan was submitted with this application for the area
proposed to be platted as shown in Exhibit A.4.
A 35-foot wide street buffer is required along S. Meridian Road/SH 55, an entryway corridor,
measured from back of curb in accord with the standards listed in UDC 11-3B-7C. The
driveway for the Mussell property (Parcel #S1130233652) encroaches into the required
street buffer along Meridian Road at a length of approximately 50 feet. Although UDC
11-3B-7C.6 allows impervious surfaces such as driveways within the landscape buffer,
the driveway will make berming impossible in this area which is a requirement for noise
abatement adjacent to the state highway per UDC 11-3H-4D. Therefore, staff
recommends the depth of the adjacent building lots (i.e. Lots 35 and 36, Block 1) is
reduced to allow for a wider street buffer to accommodate the required noise
abatement; because the depth of these lots are greater than others this should be a
workable solution.
Landscaping is required within common areas in accord with the standards listed in UDC 11-
3G-3E. The landscape plan does not depict landscaping within Lot 27, Block 1; landscaping
should be depicted on the plan in accord with UDC standards.
Parkways are required to be landscaped in accord with the standards listed in UDC 11-3A-
17C as proposed.
Landscaping is required to be provided along pathways in accord with the standards
listed in UDC 11-3B-12C. A minimum 5-foot wide landscape strip is required on each
side of the pathway with a minimum of one tree per 100 linear feet of pathway. Only a
4-foot wide strip of landscaping is shown on the south side of the Ridenbaugh Canal
adjacent to the building lots in Block 1 and no pathway is depicted. If there is not
adequate area to accommodate the 10-foot wide pathway with 5-foot wide landscape
strips on each side of the pathway and fencing to protect public safety, it may be
necessary to shift the building lots further to the south.
A landscape strip is depicted on the landscape plan along the west side of the common
driveway on Lot 26, Block 1. Driveways should be depicted for access to Lots 28-30 from
the common driveway; or, the landscape strip should be removed.
Existing Trees: Mitigation is required for all existing trees 4” caliper or greater that are
removed from the site with equal replacement of the total calipers lost on the site up to an
amount of 100% replacement. The landscape plan states that all existing trees are to be
removed per City of Meridian Forrester.
Open Space/Site Amenities: Properties over 5 acres in size are required to comply with
minimum open space and site amenity requirements as set forth in UDC 11-3G-3A.1. Based
on the area of the preliminary plat (14.42 acres), a minimum of 10% (or 1.44 acres) qualified
open space and one (1) qualified site amenity is required to be provided with the
development.
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The applicant has submitted an exhibit that depicts a total of 15.5% (or 2.25 acres) of open
space consisting of half the street buffer along S. Meridian Road/SH 69 (an arterial street),
internal common open space in excess of 50’ x 100’ in area, and the improved area where the
pathway is proposed along the Ridenbaugh Canal.
Qualified site amenities consist of an internal pedestrian pathway within the development as
well as multi-use pathways along S. Meridian Rd./SH 69 and the Ridenbaugh Canal. The
developer states that this subdivision will also be allowed to use the amenities in Caven Ridge
Estates East across S. Standing Timber Way to the east.
Pathways: Per the Pathways Master Plan, a segment of the City’s multi-use pathway system
is planned along the south side of the Ridenbaugh Canal and along the east side of S.
Meridian Rd./SH 69. Coordinate the details of the pathway with Kim Warren, Park’s
Department, 208-888-3579.
As discussed above, the existing multi-use pathway along S. Meridian Road/SH 69 to the
north ends approximately 40 feet away from the subject property which will leave a gap
in the pathway once the pathway is constructed on this site. Therefore, Staff
recommends as a provision in the DA that the pathway constructed on this site is
extended off-site to the north approximately 40 feet to connect to the existing pathway.
There is a short segment of 5-foot wide pathway four lots long proposed in Lot 16, Block
3 that connects on both ends to the sidewalk along E. Sicily Dr. Staff recommends the
leg of this pathway between Lots 15 & 17 is removed and the pathway is extended
further to the east between Lots 3 & 4 to S. Natural Way or north to Sicily in the
vicinity of Lots 8 and 9 to provide more of a pedestrian amenity.
Pedestrian ramps will be required on both sides of S. Standing Timber Way where the
multi-use pathway crosses the street.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A
detached sidewalk is required along S. Meridian Road/SH 69. Five-foot wide detached
sidewalks with parkways are proposed along internal local streets within the development.
Noise Abatement: Noise abatement is required to be provided for residential uses adjacent to
a state highway as set forth in UDC 11-3H-4D. Staff recommends a berm with dense
landscaping and a sound attenuating wall is provided to adequately buffer the proposed
residential develoment. A cross-section of the proposed noise abatement should be
submitted with the final plat application. (Note: A fence does not qualify as a wall.)
Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-6B and
11-3A-7.
Six-foot tall closed vision fencing is proposed along the back side of the building lots along
SH 69 and along the Ridenbaugh Canal – a closed vision fence is not approved adjacent to
the state highway as it’s not a sound attenuating material (see UDC 11-3H-4D.3). Because
the common area (Lot 1, Block 1) along the canal will contain a pathway and is not entirely
visible from a public street, it’s required to be fenced with an open vision or semi-private
fence up to 6 foot in height; or, if closed vision material is used, up to 4 feet in height, as
it provides visibility from adjacent homes; the landscape plan should be revised
accordingly.
Four-foot tall closed vision fencing is depicted adjacent to internal common areas and
pathways.
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.
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Street lighting is required to be installed within the development in accord with the City’s
adopted standards, specifications and ordinances.
Pressurized Irrigation (PI): An underground PI system is required to be provided to each
lot in the subdivision in accord with UDC 11-3A-15 as proposed.
Storm Drainage: A storm drainage system is required for the development in accord with
the City’s adopted standards, specifications and ordinances. Design and construction shall
follow best management practice as adopted by the City in accord with UDC 11-3A-18.
Waterways: The Ridenbaugh Canal runs along the north boundary of this site; Council
previously approved a waiver for the canal to remain open and not be piped due to its large
capacity (H-2017-0020).
Floodplain: This site does not lie within the floodplain.
Building Elevations: The applicant has submitted photos of homes that will be similar to
those constructed in this subdivision (see Exhibit A.5). These photos all depict at least 2
different building materials and have stone veneer accents.
The applicant has confirmed that the proposed elevations are for 40-foot wide homes that will
fit on the proposed lots. All homes will have 12-18” eaves, which will require fire rated
construction if the eaves extend within 3 feet of the side yard property lines.
If 2-story homes are constructed on Lot 2, Block1; and Lots 2-11, Block 2 they will be highly
visible from S. Standing Timber Way, a collector street. Therefore, the rear elevations of 2-
story homes on these lots shall incorporate articulation through changes in two or more of the
following: material type, projections, recesses, step-backs, bays, banding, pop-outs, porches,
balconies or other architectural elements to break up monotonous wall planes and roof lines.
This does not apply to single-story homes.
In summary, Staff recommends approval of the proposed development agreement
modification, rezone and preliminary plat requests for this site per the conditions listed in
Exhibit B of this report in accord with the findings contained in Exhibit D.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Existing and Proposed Conceptual Development Plan & Staff Recommended Provision to be
Included in Amended Development Agreement
3. Proposed Preliminary Plat & Phasing Plan (dated: 11/15/17)
4. Proposed Landscape Plan (dated: 2/9/17) & Qualified Open Space Exhibit (dated 1/3/2018)
5. Conceptual Building Elevation Photos
B. Agency & Department Comments/Conditions
C. Legal Description for Rezone Boundary & Exhibit Map
D. Required Findings from Unified Development Code
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A. Drawings
1. Vicinity/Zoning Map
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Exhibit A.2: Existing & Proposed Conceptual Development Plan & Staff Recommended Provision to be Included
in Amended Development Agreement
Add the following provision to the Development Agreement: “The 10-foot wide multi-use pathway along S.
Meridian Rd./SH 69 shall be extended off-site to the north approximately 40 feet and connect to the
existing multi-use pathway with approval of the adjacent property owner and/or the Idaho Transportation
Department, as applicable.”
EXISTING
PROPOSED
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Exhibit A.3: Proposed Preliminary Plat & Phasing Plan (dated: 11/15/17)
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EXHIBIT A
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Exhibit A.4: Proposed Landscape Plan (dated: 2/9/17) & Qualified Open Space Exhibit (dated 1/3/2018)
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EXHIBIT A
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EXHIBIT A
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Exhibit A.5: Conceptual Building Elevation Photos
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EXHIBIT A
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EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 The preliminary plat included in Exhibit A.3, dated 11/15/17, is approved subject to the following
changes:
a. Block 1 exceeds the maximum block length standard of 1,000 with provision of a pathway as set forth
in UDC 11-6C-3F; Council approval of the proposed block length of 1,150+/- feet is required.
b. Modify the plat in accord with condition #1.1.2i below.
c. Reduce the depth of Lots 35 and 36, Block 1 to allow for a wider street buffer along S. Meridian
Rd./SH 69 to accommodate the noise abatement requirements listed in UDC 11-3H-4D.
1.1.2 The landscape plan included in Exhibit A.4, dated 2/9/17, shall be revised as follows:
a. Provide noise abatement within the street buffer adjacent to the state highway consisting of a 10-foot
tall berm and sound attenuating wall in accord with the standards listed in UDC 11-3H-4D; depict a
cross-section on the plans that demonstrates compliance. (Note: A fence does not qualify as a wall.)
b. Depict landscaping within Lot 27, Block 1 in accord with UDC 11-3G-3E and 11-3B-11C (as
applicable).
c. Depict minimum 5-foot wide landscape strips along the multi-use pathways along S. Meridian
Rd./SH 69 and along the Ridenbaugh Canal with landscaping as set forth in UDC 11-3B-12C.
d. Depict fencing along the Ridenbaugh Canal (between the pathway landscaping and the canal) in
accord with the standards listed in UDC 11-3A-6C. Fencing shall be open vision at least 6 feet in
height and having an 11-gauge, 2 inch (2”) mesh or other construction, equivalent in ability to deter
access to the canal and shall be securely fastened at its base.
e. Depict fencing along the north boundary of the building lots in Block 1 adjacent to the multi-use
pathway as set forth in UDC 11-3A-7A.7. Six-foot tall closed vision material is not allowed.
f. Depict driveways across the landscape strip on the west side of the common driveway on Lot 26,
Block 1 for access to Lots 28-30; or, remove the landscape strip entirely.
g. Depict a concrete pad at the end of the common driveway on Lot 26, Block 1 no more than 5 feet
behind the sidewalk that is of sufficient area to accommodate the receptacles of the residences that
take access from the common driveway per requirement of Republic Services unless otherwise
waived by Republic Services.
h. Relocate the pathway connection on Lot 16, Block 3 that runs between Lots 15 & 17 and instead
extend the pathway further to the east with a connection between Lots 3 & 4 to S. Natural Way or
north to Sicily in the vicinity of Lots 8 and 9.
i. Remove the detail for the 6-foot tall 2-rail wrought iron fencing if it’s not actually proposed on the
site.
1.1.4 The developer shall construct all proposed fencing and/or any fencing required by the UDC, consistent
with the standards as set forth in UDC 11-3A-6C and 11-3A-7.
1.1.6 A perpetual ingress-egress easement for the common driveway(s) proposed within this development shall
be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved
surface capable of supporting fire vehicles and equipment.
1.1.7 A public pedestrian easement is required to be submitted for the multi-use pathways on this site (and off-
site) unless the pathway will be located within the right-of-way, in which case it should be covered under
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a pedestrian easement with ACHD and/or ITD as applicable. This easement(s) shall be submitted to the
Planning Division prior to submittal of the final plat for City Engineer signature.
1.1.8 Submit an exhibit with the final plat application that depicts the setbacks, fencing, building envelope, and
orientation of the lots and structures accessed by a common driveway. The driveway(s) for adjacent lots
(i.e. Lots 25 and 31, Block 1) that meet the minimum street frontage requirement but aren’t taking access
via the common driveway should be located on the opposite side of the shared property line away from
the common driveway and shown on the exhibit accordingly.
1.1.9 Submit a recorded easement from the adjacent property owner of Parcel #S1130234045 for the temporary
Fire Department turnaround with the final plat application that contains more than 30 building lots; unless
an access is constructed from the east via E. Mona Lisa Street with the development of Caven Ridge
Estates East Subdivision No. 1, which may satisfy the Fire Department’s requirements for emergency
access.
1.1.10 The rear and/or side elevations of 2-story homes on Lot 2, Block 1; and Lots 2-11, Block 2 that face S.
Standing Timber Way shall incorporate articulation through changes in two or more of the following:
material type, projections, recesses, step-backs, bays, banding, pop-outs, porches, balconies or other
architectural elements to break up monotonous wall planes and roof lines. This does not apply to single-
story homes.
1.1.11 Raised curbing shall be added where the pedestrian walkway is proposed to the common area on Lot 27,
Block 1 along the east side of the common driveway on Lot 26, Block 27 to protect the safety of
pedestrians.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-15 zoning districts listed in UDC Table
11-2A-7.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in
UDC 11-3A-6.
1.2.5 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.
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-
family dwellings.
1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-7C.
1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-11C.
1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-
3B-7C.
1.2.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including
but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers,
and mailbox placement.
1.2.13 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.
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1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the
standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-
3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in
UDC 11-3G-3F1.
1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of approval
associated with this site.
1.3.4 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.
1.3.5 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in
UDC 11-3A-11.
1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and
constructed features within the clear vision triangle consistent with the standards in UDC 11 -3A-3.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant
shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and
receive approval for such signs.
1.4.2 The 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.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set
forth in UDC 11-6B-3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of
the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-7B (if applicable).
1.4.5 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; or, 2) gain approval of a time extension as set forth in
UDC 11-6B-7.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall
provide a written certificate of completion as set forth in UDC 11-3B-14A.
2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 A street light plan will need to be included in the final plat and/or building permit application. Street light
plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of
the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.2 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
Meridian City Council Meeting Agenda March 6, 2018 – Page 298 of 605
EXHIBIT A
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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
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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 299 of 605
EXHIBIT A
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2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection
fees, as determined during the plan review process, prior to the issuance of a plan approval letter.
2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the
Americans with Disabilities Act and the Fair Housing Act.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may
be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads
receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The 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 Police Department did not submit comments on this application.
4. FIRE DEPARTMENT
4.1 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons per
minute for a duration of 2 hours to service the entire project. One and two family dwellings in excess of 3,600
square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. Fire
Hydrant spacing shall be provided as required by Appendix C of the International Fire Code.
Meridian City Council Meeting Agenda March 6, 2018 – Page 300 of 605
EXHIBIT A
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4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with
International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’
outside, per International Fire Code Section 503.2.4.
4.4 All common driveways shall be straight or have a turning radius of 28’ inside and 48’ outside and have a
clear driving surface of 20’ in width capable of supporting an imposed weight of 75,000 GVW, per
International Fire Code Section 503.2.
4.5 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code
Sections 503.4 & D103.6.
4.6 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in
International Fire Code Section 304.1.2.
4.7 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.
4.8 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 south.
4.9 As set forth in International Fire Code Section 503.2 and D102.1, fire apparatus access roads are required to
be 20’ in width, consist of an improved gravel surface capable of supporting 75,000 GVW, and shall be
provided to all athletic fields, concession stands and pathways. An approved water supply shall be provided
to all structures. Plans and specifications shall be provided to the Fire Department for review and approval.
5. REPUBLIC SERVICES
5.1 No comments were received from Republic Services on this application.
6. PARKS DEPARTMENT
6.1 Mitigation is required for all existing trees 4-inch caliper or greater that are removed from the site in
accord with the standards listed in UDC 11-3B-10C.5. Contact Elroy Huff, City Arborist, at 208-489-
0589 to confirm mitigation requirements for the site prior to removal of any trees.
6.2 A segment of the City’s multi-use pathway system is required to be constructed along the south side of
the Ridenbaugh Canal as depicted on the Pathways Master Plan; coordinate the construction of the
pathway with the Park’s Department.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
Meridian City Council Meeting Agenda March 6, 2018 – Page 301 of 605
EXHIBIT A
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7.1.1 Submit a revised preliminary plat showing the redesigned roadway for review and approval prior to
ACHD’s signature on the first final plat.
7.1.2 Submit a road trust deposit in the amount of $8,250 for the future traffic signal at the intersection of
Rumpel Lane / Harris Street and SH-69.
7.1.3 Correct deficiencies or replace deteriorated facilities on Standing Timber Way abutting the site.
7.1.4 Provide ADA compliant pedestrian ramps on the east and west side of Standing Timber Way for the 10-
foot wide pedestrian pathway proposed to cross south of the Ridenbaugh Canal.
7.1.5 Construct all local streets as 33-foot street sections, with rolled curb, gutter, a 6-foot wide parkway strip
and 5-foot wide concrete sidewalk. Dedicate 37-feet of right-of-way for the roadway improvements and
provide a permanent sidewalk easement encompassing the entire area between the right-of-way line and
2-feet behind the back edge of the sidewalk.
7.1.6 Provide ADA compliant pedestrian ramps for the 5-foot wide pedestrian pathway proposed to cross Sicily
Drive at Lot 16 Block 1 and Lot 16 Block 3.
7.1.7 Stub Pattern Way to the southern property line, located approximately 290-feet east of Meridian Road
(measured centerline-to-centerline), and provide a temporary cul-de-sac at the terminus. The turnaround
should be a paved and be the dimensional requirements of a standard cul-de-sac.
7.1.8 Dedicate right-of-way extending to the property line at the south and west sides of the intersection of
Palermo Drive and Natural Way.
7.1.9 Install a sign at the terminus of Pattern Way, Palermo Drive and Natural Way stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE.”
7.1.10 Direct lot access is prohibited to Standing Timber Way and shall be noted on the final plat.
7.1.11 Payment of impact fees is due prior to issuance of a building permit.
7.1.12 Comply with all Standard Conditions of Approval.
7.1.13 Standard Conditions of Approval
7.1.14 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
7.1.15 Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
7.1.16 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act
(ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to
District Development Review staff for review.
7.1.17 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file number)
for details.
7.1.18 A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping
proposed within ACHD right-of-way or easement areas.
7.1.19 All utility relocation costs associated with improving street frontages abutting the site shall be borne by
the developer.
Meridian City Council Meeting Agenda March 6, 2018 – Page 302 of 605
EXHIBIT A
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7.1.20 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall
be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground
within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event
any ACHD conduits (spare or filled) are compromised during any phase of construction.
7.1.21 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the
District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details.
7.1.22 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and
approved supplements, Construction Services procedures and all applicable ACHD Standards unless
specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all
improvement plans.
7.1.23 Construction, use and property development shall be in conformance with all applicable requirements of
ACHD prior to District approval for occupancy.
7.1.24 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed
by the applicant or the applicant’s authorized representative and an authorized representative of ACHD.
The burden shall be upon the applicant to obtain written confirmation of any change from ACHD.
7.1.25 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and
may require additional improvements to the transportation system at that time. Any change in the planned
use of the property which is the subject of this application, shall require the applicant to comply with
ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the
requirements or other legal relief is granted by the ACHD Commission.
Meridian City Council Meeting Agenda March 6, 2018 – Page 303 of 605
EXHIBIT A
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C. Legal Description for Rezone Boundary & Exhibit Map (The Applicant withdrew the Rezone request
at the Commission hearing on January 4, 2018.)
Meridian City Council Meeting Agenda March 6, 2018 – Page 304 of 605
EXHIBIT A
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Meridian City Council Meeting Agenda March 6, 2018 – Page 305 of 605
EXHIBIT A
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Meridian City Council Meeting Agenda March 6, 2018 – Page 306 of 605
EXHIBIT A
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Meridian City Council Meeting Agenda March 6, 2018 – Page 307 of 605
EXHIBIT A
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D. Required Findings from Unified Development Code
1. Rezone Findings: (The Applicant withdrew the Rezone request at the Commission hearing on January 4,
2018.)
Upon recommendation from the Commission, the Council shall make a full investigation and shall,
at the public hearing, review the application. In order to grant an annexation, the Council shall
make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive Plan;
The Applicant proposes to rezone the subject property from the R-8 to the R-15 zoning district in
order to develop single-family detached patio homes on the site at a gross density of 4.72 dwelling
units per acre, consistent with the associated MDR FLUM designation for this site. (See section VII
above for more information.)
b. The map amendment complies with the regulations outlined for the pro posed district,
specifically the purpose statement;
Staff finds that the proposed map amendment from the R-8 to the R-15 zoning district is consistent
with the purpose statement for the residential districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds that the proposed map amendment will not be detrimental to the public health, safety, or
welfare. City utilities will be extended at the expense of the developer. Staff recommends that the
Commission and Council consider any oral or written testimony that may be provided when
determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the City including, but not limited to,
school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact upon the
delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
This finding is not applicable as the application request is for a rezone, not annexation.
2. Preliminary Plat Findings:
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;
The City Council finds that the proposed plat is in conformance with the Comprehensive plan if the
site is developed in accord with the conditions of approval in Exhibit B. (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;
The City Council finds that public services are available and are adequate to serve the proposed
development. (See Exhibit B of the Staff Report for more details from public service providers.)
Meridian City Council Meeting Agenda March 6, 2018 – Page 308 of 605
EXHIBIT A
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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 development at their
own cost, the City Council 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;
Based on comments from public service providers in Exhibit B, the City Council finds there is public
financial capability of supporting services for the proposed development. (See Exhibit B for more
detail.)
e. The development will not be detrimental to the public health, safety or general welfare; and
The City Council finds the proposed development will not be detrimental to the public health, safety
or general welfare based on testimony presented at the public hearing. ACHD considers road safety
issues in their analysis.
f. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any significant natural, scenic or historic features that exist on this
site.
Meridian City Council Meeting Agenda March 6, 2018 – Page 309 of 605
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 6J
Project/File Number: H-2017-0166
Item Title: Designing Team
Findings of Fact, Conclusions of Law for Designing Team (H-
2017-0166) by Designing Team at 1226 2nd 1/2 Street
Meetina Notes
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for a Rezone of 0.36 of an Acre of Land from the R-15 (Medium-high
Density residential) to the O-T (Old Town) Zoning District, by Designing Team.
Case No(s). H-2017-0166
For the City Council Hearing Date of: February 20, 2018 (Findings on March 6, 2018)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of February 20, 2018, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of February 20, 2018, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 20,
2018, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of February 20, 2018, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Community Development Department, the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of February 20, 2018, incorporated by reference. The conditions are concluded to be
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0166 - 1 -
Meridian City Council Meeting Agenda March 6, 2018 – Page 311 of 605
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council’s authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant’s request for rezone is hereby approved per the comments in the Staff Report for
the hearing date of February 20, 2018, attached as Exhibit A.
D. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision 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.
E. Attached: Staff Report for the hearing date of February 20, 2018
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0166 - 2 -
Meridian City Council Meeting Agenda March 6, 2018 – Page 312 of 605
By action of the City Council at its regular meeting held on the J'0-�h day of M ar
2018.
COUNCIL PRESIDENT JOE BORTON VOTED
COUNCIL VICE PRESIDENT LUKE CAVENER VOTED
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER TY PALMER VOTED ,/ef6
COUNCIL, MEMBER TREG BERNT VOTED 4
COUNCIL MEMBER GENESIS MILAM VOTED ye4
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
Mayor Tam Weerd
Attest:+ '
C. y Cole
City Clerk
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By; 1Mdoao(j� Dated: U' w (ij
City Clerk's Office
CITY OF MERIDIAN FINDINGS QF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0166 t)e6}GJ* fig -rear r, 3
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 6K
Project/File Number: H-2017-0157
Item Title: Kobe/Cope
Findings of Fact, Conclusions of Law for Kobe/Cope
Comprehensive Plan Map Amendment and Rezone (H-2017-0157)
by Kobe, LLC and Cope Holdings, LLC Located at the Northeast
Corner of N. Locust Grove Road and E. Franklin Road
Meetina Notes
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0157 - 1 -
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for Comprehensive Plan Map Amendment from Commercial to
Industrial for 10.12 acres of land and a Rezone of 5.62 acres of land from C-G to I-L., by Kobe,
LLC.
Case No(s). H-2017-0121
For the City Council Hearing Date of: February 20, 2018 (Findings on March 6, 2018)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of February 20, 2018, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of February 20, 2018, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 20,
2018, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of February 20, 2018, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Community Development Department, the Public Works Department and any affected party
requesting notice.
Meridian City Council Meeting Agenda March 6, 2018 – Page 315 of 605
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0157 - 2 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of February 20, 2018, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council’s authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant’s request for Comprehensive Plan Map Amendment and Rezone are hereby
approved per the conditions of approval in the Staff Report for the hearing date of February 20,
2018, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six (6) months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six (6) month approval
period.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision 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 February 20, 2018
Meridian City Council Meeting Agenda March 6, 2018 – Page 316 of 605
By action of the City Council at its regular meeting held on the W day of '
2018.
COUNCIL PRESIDENT JOE BORTON VOTED
COUNCIL TREG BERNT VOTED
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED �X-1
COUNCIL MEMBER TY PALMER VOTED 1��[
COUNCIL MEMBER LUKE CAVENER) U P VOTED
COUNCIL MEMBER GENESIS MILAM VOTED
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
Mayor Tam Weerd
Attest: `es gip,
city of
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C. aC1"
City Clerk �' TSE ^`'>
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By: Dated:
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0157 - 3
1�ob�-Cape.
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 1
STAFF REPORT
HEARING DATE: February 20, 2018
TO: Mayor & City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Kobe/Cope – CPAM, RZ (H-2017-0157)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Kobe, LLC and Cope Holdings, LLC, has applied for the following:
1) a comprehensive plan map amendment (CPAM) to change the land use designation on
approximately 10.12 acres of land from Commercial to Industrial.
2) a rezone (RZ) of 5.62 acres from the C-G (General Commercial) to the I-L (Industrial) zoning
district
See Section VII, VIII & IX for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CPAM and RZ applications with the conditions of
approval in Exhibit B based on the Findings of Fact and Conclusions of Law in Exhibit D.
The Meridian Planning & Zoning Commission heard these items on January 18, 2018. At the
public hearing, the Commission moved to recommend approval of the subject CPAM and RZ
requests.
a. Summary of Commission Public Hearing:
i. In favor: Shari Stiles
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: Bill Parsons
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. Concerns about how the outdoor storage yard will be screened.
ii. Discussion on the quality of the architecture of the proposed building for the site.
d. Commission Change(s) to Staff Recommendation:
i. Add condition 1.1.1f to require the structures on the site to comply with the commercial
standards in the Architectural Standards Manual.
e. Outstanding Issue(s) for City Council:
i. None
The Meridian City Council heard these items on February 20, 2018. At the public hearing, the
Council approved the subject CPAM and RZ request.
Meridian City Council Meeting Agenda March 6, 2018 – Page 318 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 2
a. Summary of City Council Public Hearing:
vii. In favor: Becky McKay (applicant’s Representative)
viii. In opposition: None
ix. Commenting: None
x. Written testimony: None
xi. Staff presenting application: Josh Beach
xii. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Council:
iii. None
di. Key Council Changes to Staff/Commission Recommendation
ii. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0157 as presented for the hearing date of January 18, 2018, with the following modifications: (Add
any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move deny File Number H-2017-0157, as
presented in the staff report for the hearing date of January 18, 2018, for the following reasons: (You
should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0157 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 subject property is located on the northeast corner of N. Locust Grove Road and E. Franklin
Roads, in the SW ¼ of Section 08, Township 3 North, Range 1 East.
B. Applicant:
Kobe, LLC Cope Holdings, LLC
1124 E. Santa Maria Drive 1855 E. Lanark Street
Boise, Idaho 83712 Meridian, ID 83642
C. Owner:
Kobe, LLC
1124 E. Santa Maria Drive
Boise, ID 83712
D. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Suite 100
Meridian, Idaho 83642
Meridian City Council Meeting Agenda March 6, 2018 – Page 319 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 3
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject applications are for a comprehensive plan map amendment and rezone. A public
hearing is required before the Planning and Zoning Commission and City Council on this matter,
consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: December 29, 2017 (Commission); February 2, 2018
(Council)
C. Radius notices mailed to properties within 300 feet on: December 21, 2017 (Commission);
February 2, 2018 (Council)
D. Applicant posted notice on site by: January 9, 2018 (Commission); February 10, 2018 (Council)
VI. LAND USE
A. Existing Land Use(s): The property is currently undeveloped, zoned I-L and C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Industrial use; Parks Maintenance Facility, zoned I-L
2. East: Single-family residential, zoned RUT; Industrial Use, zoned I-L; Commercial Auto
Repair, zoned C-G
3. South: Single-family residential, zoned RUT; Multi-family residential, zoned R-15
4. West: Vacant property, zoned C-G and I-L
C. History of Previous Actions: This property was annexed in 1996 as ordinance #748.
In 2017 a rezone (Gensco H-2017-0098 and associated development agreement Instrument #
2017-119617) and a combined preliminary final plat (Madden Subdivision H-2017-0121)
application were approved for the property.
D. Utilities:
1. Location of sewer: The subject site is currently being served with sanitary sewer from the
City of Meridian.
2. Location of water: The subject site is currently being served with water from the City of
Meridian.
3. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are no waterways that cross this site.
2. Hazards: Staff is unaware of any hazards that exist on this site.
3. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN ANALYSIS
CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS:
Existing:
This property is designated Commercial on the Comprehensive Plan Future Land Use Map (FLUM).
This designation will provide a full range of commercial and retail to serve area residents and visitors.
Meridian City Council Meeting Agenda March 6, 2018 – Page 320 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 4
Uses may include retail, wholesale, service and office uses, multi-family residential, as well as
appropriate public uses such as government offices. Within this land use category, specific zones may
be created to focus commercial activities unique to their locations. These zones may include
neighborhood commercial uses focusing on specialized service for residential areas adjacent to that
zone. The site is currently undeveloped.
Proposed:
The applicant proposes to change the FLUM designation from Commercial to Industrial. This
designation allows a range of industrial uses to support industrial and commercial activities and to
develop areas with sufficient urban services. Light industrial uses may include warehouses, storage
units, light manufacturing, and incidental retail and offices uses. Heavy industrial uses may include
processing, manufacturing, warehouses, storage units, and industrial support activities. In all cases,
screening, landscaping, and adequate access should be provided.
On October 24, 2017, the Madden Subdivision Preliminary Final Plat (H-2017-0121) was approved
by the Meridian City Council which included a specific waiver to requirements of UDC 11 -3A-3.
Approval of this application (which includes the subject property) allowed two curb cuts to remain for
both Locust Grove and Franklin Road, in addition to proposed curb cuts on Nola and Lanark streets.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
1. 3.01.01B, “Evaluate comprehensive impact of growth in all land use decisions (e.g., traffic
impacts, school enrollment, parks, etc).”
ACHD has been notified and involved with the application. There are no impacts to school or
parks as the entire project area is non-residential. The application was forwarded on to partner
agencies for comment.
2. 3.01.01D, “Update the Comprehensive Plan and Unified Development Code as needed to
accommodate growth trends.”
There is a general view that industrial land in Meridian is in short-supply, or that available
industrial land is too expensive. Updating the Map to allow more industrial in this area, with
existing industrial to the West, North, and East, helps to make Industrial land more available.
3. 3.01.01F, “Permit new development only where urban services can be reasonably provided at the
time of final approval and development is contiguous to the City.”
The proposed project is located in an area where development has and is already occurring, and
City services are readily available.
4. 3.01.01J, “Work with transportation agencies and private property owners to preserve
transportation corridors, future transit routes and infrastructure, road and highway extensions, and
to facilitate access management planning.”
The existing site and proposed site plan both show direct access to Franklin Road when an
access to a local street is also planned. The property to the east developed with an auto oriented
business without direct access to Franklin Road, and instead takes access from Nola Road only.
5. 3.03.02G, “Consider the adopted COMPASS regional long-range transportation plan in all land-
use decisions.”
Neither of the adjacent arterials (Locust Grove and Franklin) are related to any priority
corridors or projects. Objective 6.1.3 of the Communities in Motion long-range transportation
plan states: “Maintain adequate land for industrial uses near fright routes and transfer centers.”
This area of Franklin is a major Industrial area with lots of truck traffic and shipping areas.
Meridian City Council Meeting Agenda March 6, 2018 – Page 321 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 5
Furthermore, Task 6.1.3.b states: “Protect industrial land from rezoning to other uses.” By
changing both the Future Land Use Map and Zoning to Industrial at this intersection, it will be
more difficult for other non-industrial uses to encroach within the Industrial areas to the
northeast.
6. 3.03.02N, “Reduce the number of existing access points onto arterial streets by using methods
such as cross-access agreements, access management, and frontage / backage roads.”
The site maintains existing curb cuts onto an arterial roadway while also taking an additional
access from Nola Road. Shared and cross-access with the adjacent subdivided parcels is
proposed, but each of the adjacent subdivided parcels also takes access from adjacent roadways
resulting in no consolidation and increased potential for traffic conflicts.
7. 3.03.04K, “Consider ACHD's MSM (Master Street Map) in all land use decisions.”
The MSM shows Locust Grove Road, Franklin Road, and Lanark St. This section of Locust Grove
is an Industrial Arterial, Franklin is a Planned Commercial Arterial, and Lanark is an Industrial
Collector. There are no planned public capacity improvements to any of these roads.
8. 3.06.01C, “Encourage industrial development to locate adjacent to existing industrial uses.”
The adjacent developed properties to the west, north, and east are all industrial.
9. 3.06.01F, “Protect existing residential properties from incompatible land use development on
adjacent parcels.”
Adjacent residential properties to the south are separated by an arterial roadway, which is
generally considered to be an appropriate land use separator. Additional topographic and
landscape improvements and features also exist to buffer.
10. 3.06.01H, “Support land uses that do not harm natural systems and resources.”
There are no known natural resources in the project area that should be protected.
11. 3.06.01I, “Preserve and protect industrial lands for continued industrial use.”
Revising the Future Land Use Map to Industrial in this area not only increases the amount of
industrial land available, but also buffers and reduces the adjacent existing industrial land from
non-industrial encroachment.
12. 3.06.02D, “Restrict private curb cuts and access points on collectors and arterial streets.”
The proposed site plan maintains the same number of existing curb cuts as exist, while also
creating a new access along Nola Rd.
Based on the above analysis, staff is supportive of the proposed development as it is generally
consistent with the comprehensive plan.
STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS
Idaho’s counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review,
and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements
which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell
out how these policies are to be achieved.
The order in which the following policies are presented implies no order or priority.
Meridian City Council Meeting Agenda March 6, 2018 – Page 322 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 6
a. Community Design
The purpose of this element is to ensure a pattern of planned growth resulting in orderly and
attractive developments within the City of Meridian. The proposed CPAM and RZ will change the
commercial nature of the property. To ensure the future industrial developments are compatible
with the adjacent properties, future development will be subject to the City’s design review
standards in the UDC and the Architectural Design Manual.
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Residential and commercial developments must be easily served by City infrastructure and public
services. The property is currently annexed into the City and will continue receiving City
services.
c. Housing
The City of Meridian is charged with ensuring an adequate and attractive living environment
which meets the needs of City residents of different ages, family sizes, lifestyles, and income
levels. To accomplish this, the plan identifies areas appropriate for residential development and
areas not appropriate. The proposed CPAM does not incorporate a housing element.
d. Economic Development
Meridian’s economic base has been gradually shifting over the last 20 years from a farming-based
economy to a retail, service, and manufacturing-based economy. During this time, local policy
with regard to the types of lands needed to support the economic and employment needs of the
community has also changed. The Comprehensive Plan forecasts the need to continually adjust
the provision of commercial lands in order to gradually broaden economic opportunity throughout
the City.
The subject properties are located adjacent to a large business park and the two maj or mobility
corridors. The amount of visibility and the level of public investment in infrastructure and
services like roads, park and ride lots, and medical make it a prime candidate for redevelopment.
Specifically the established transportation networks in the area and the visibility that this parcel
will have make this parcel a prime candidate for industrial development.
e. Public Services, Facilities, and Utilities
The property is currently annexed into the City and will continue receiving City services.
f. School Facilities and Student Transportation
The purpose of this element is to direct new residential development to areas with adequate
school facilities and student transportation. The subject application does not include a housing
element and should not impact the school system.
Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. The property is located in an area that has an established roadway network to adequately
serve the proposed development.
g. Natural Resources
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. Staff is not aware of any natural resources that exist on this site that would be
impacted by the proposed development.
Meridian City Council Meeting Agenda March 6, 2018 – Page 323 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 7
h. Special Areas
The subject amendment does not directly impact any lands designated for open space, natural
resources, or scenic areas, nor does the parcel contain any known significant or sensitive natural
resources.
i. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas on this site.
j. Recreation
Recreation resources within Meridian include 18 developed City parks totaling approximately
240 acres. The City is in the process of developing new park facilities. The City also maintains
several pathways. This site is not formally designated for recreational purposes.
k. Land Use
The Comprehensive Plan Future Land Use Map is a graphic representation of applicable policies
and goals of Meridian’s Comprehensive Plan. The Map has been prepared to identify suitable
areas for future residential, commercial, and industrial development. The Map is designed to be a
projection of growth patterns for the City. Therefore, the Map is to be used as a guide for
decisions regarding request for land use changes.
The area northeast of the Franklin and Locust Grove intersection is almost exclusively industrial.
With this application for a Comprehensive Plan map amendment and rezone, this section of
Lanark will be entirely industrial. An Industrial land use and zoning designation at the northeast
corner of Franklin and Locust Grove will further buffer existing adjacent industrial uses from
encroachment of more commercial, office, and other non-industrial uses.
m. Implementation
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Plan. The City of Meridian Planning Division will administer the
Comprehensive Plan and its policies through the Unified Development Code. The Planning and
Zoning Commission is also authorized by the Council to review, approve and make
recommendations on proposals affecting the public’s interest in land use. The City Council is the
ultimate decision making authority on most land use applications.
n. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the City to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff believes that the
requested Comprehensive Plan Land Use Map change would not unconstitutionally violate
private property rights. The current property owner has consented to the application submittal.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone(s):
Light Industrial District (I-L) - The purpose of the I-L district is to provide for convenient
employment centers of light manufacturing, research and development, warehousing, and
distributing. In accord with the Meridian comprehensive plan, the I-L district is intended to
encourage the development of industrial uses that are clean, quiet and free of hazardous or
Meridian City Council Meeting Agenda March 6, 2018 – Page 324 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 8
objectionable elements and that are operated, entirely, or almost entirely, within enclosed
structures. Accessibility to transportation systems is a requirement of this district.
B. Schedule of Use: Table 11-2C-2 lists the principal permitted (P), accessory (A), conditional (C),
and prohibited (-) uses in the I-L zoning district. Any use not explicitly listed, or listed as a
prohibited use is prohibited.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2C-3 for the I-L zoning district.
D. Landscaping:
Street buffer landscaping shall be installed in accordance with the standards listed in UDC
Table11-2C-3 for the I-L zoning district.
Parking lot landscaping: All parking lot landscaping shall comply with the standards listed in
UDC 11-3B-8C.
E. Subdivision Design and Improvement Standards: The subdivision must comply with the
subdivision design standards outlined in UDC 11-6C-3.
F. Off-Street Parking: Off-street parking is required in accord with UDC Table UDC 11-3C-6B for
the proposed industrial lots.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
COMPREHENSIVE PLAN MAP AMENDMENT (CPAM) AND REZONE (RZ): The applicant proposes to
amend the future land use map (FLUM) contained in the Comprehensive Plan to change the land use
designation on approximately 10.12 acres of land from Commercial to Industrial and to rezone 5.62
acres of land from C-G to I-L. As noted above, with a previous development application the northern
half of this parcel was recently rezoned to the I-L district.
The rezone is desired so the applicant can develop the east parcel with an automotive repair facility.
No other development is proposed on the adjacent parcel. To ensure the site develops in conjunction
with the submitted concept plan and elevations staff recommends the applicant enter into a
development agreement, the recommended DA provisions are located in Exhibit B of the staff report.
Site Plan: At this time, two of the parcels are proposed to develop. These parcels were subdivided
with the recant approval of the Madden Subdivision. Future users for the lots that were previously
subdivided include an industrial user to the north which includes an approximately 50,000 square foot
industrial building. With this application, the applicant has submitted an additional concept plan for a
separate auto body/collision repair business with a secured storage yard and the associated parking
area.
The applicant is proposing an automotive repair facility, major with accessory outdoor storage
yard as part of the concept plan. The future use of the site must comply with the specific use
standards set forth in UDC 11-4-3-37, UDC 11-3A-14 and UDC 11-4-3-33 for Outdoor Storage
Facilities.
Building Elevations: Conceptual building elevations were submitted for the proposed building as
shown in Exhibit A.5. Design features include a large amount of glass, what appear to be steel panels
and steel roll-up garage doors. Per the UDC, the flex building is characterized as a use of a building
for office and warehouse designed with an attractive exterior appearance. Staff is supportive of the
proposed building materials.
Access: The UDC (11-3A-3) restricts access to arterial streets when access is available from a local
street. This property has frontage on Nola Road, Lanark Street, Franklin Road and Locust Grove
Meridian City Council Meeting Agenda March 6, 2018 – Page 325 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 9
Road. There are two existing access points to the site from both E. Franklin Road and N. Locust
Grove, both classified arterial roadways. Since this property has access to Nola and Lanark, access to
the arterials should be restricted. The applicant has indicated that they will also construct access
points to N. Nola Road and E. Lanark Street, both local commercial streets.
City Council approved the previously named access points with the Madden Subdivision (H-
2017-0121). Because there is a proposed shared access drive, the applicant shall provide a copy of a
recorded cross access agreement between the Cope Collision property and the property to the west.
The agreement shall be provided prior to application of a building permit.
Landscaping: A 10-foot wide street buffer is required to be provided along N. Nola Road as set forth
in UDC Table 11-2B-3. A 25-foot landscape buffer is required along E. Franklin Road and N. Locust
Grove Road, an arterial roadway, as set forth in UDC 11-2B-3. Landscaping within the street buffer
should be provided in accord with the standards listed in UDC 11-3B-7C. Any interior parking lot
landscaping will be required with development of the property.
Fencing: No fencing is depicted on the landscape plan for this site. Any new fencing should comply
with the standards listed in UDC 11-3A-7.
Sidewalks: Sidewalks are required to be provided with development in accord with the standards
listed in UDC 11-3A-17. A 7-foot wide attached sidewalk exists along N. Locust Grove Road and E.
Franklin Road. The applicant will be required to install attached sidewalk along E. Lanark Street per
the previously stated standards.
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.
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 in accord with
the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18.
Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of
Zoning Compliance application prior to construction to ensure all construction and site improvements
comply with the conditions in this report and the provisions of the UDC, per 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 layout
and design of all structures on the site is required to be consistent with the design standards listed in
UDC 11-3A-19 and in the Architectural Standards Manual.
Staff recommends approval of the subject applications with the conditions listed in Exhibit B per the
Findings in Exhibit D.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Existing & Proposed Future Land Use Map
3. Legal Description & Exhibit Map of Rezone Area
4. Proposed Concept Plan
5. Proposed Building Elevations
B. Agency Comments
C. Required Findings from Unified Development Code
Meridian City Council Meeting Agenda March 6, 2018 – Page 326 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 10
Exhibit A.1: Vicinity Map
Meridian City Council Meeting Agenda March 6, 2018 – Page 327 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 11
Exhibit A.2: Existing & Proposed Future Land Use Map
Meridian City Council Meeting Agenda March 6, 2018 – Page 328 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 12
Exhibit A.3: Legal Description & Exhibit Map of Rezone Area
Meridian City Council Meeting Agenda March 6, 2018 – Page 329 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 13
Meridian City Council Meeting Agenda March 6, 2018 – Page 330 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 14
Exhibit A.4: Proposed Concept Plan
Meridian City Council Meeting Agenda March 6, 2018 – Page 331 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 15
Exhibit A.5: Proposed Building Elevations
Meridian City Council Meeting Agenda March 6, 2018 – Page 332 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 16
B. Agency Comments
1. PLANNING DIVISION
1.1.1 A Development Agreement (DA) is required as a provision of the rezone of this property. Prior to
the rezone ordinance approval, a DA shall be entered into between the City of Meridian, the
property owner(s) and the developer at the time of rezone ordinance adoption. A certificate of
zoning compliance application will not be accepted until the DA is recorded. The applicant
shall contact the City Attorney’s Office to initiate this process. The DA shall be signed by the
property owner and returned to the City within six (6) months of the City Council granting the
rezone. Currently, a fee of $303.00 shall be paid by the applicant to the City Clerk’s office prior
to commencement of the DA. The DA shall, at minimum, incorporate the following provisions:
a. Development of this site shall substantially comply with the design standards listed in UDC
11-3A-19; the guidelines contained in the Architectural Standards Manual, the site plan and
building elevations in Exhibit A.
b. This property is subject to the conditions of approval of the Madden Subdivision (H-2017-
0121).
c. All future development of the subject property shall comply with City of Meridian ordinances
in effect at the time of development.
d. Certificate of Zoning Compliance and Administrative Design Review applications are required
to be submitted to the Planning Division for approval of all future buildings/uses on the site,
prior to applying for a building permit.
e. The applicant shall comply with the accessory outdoor storage standards set forth in UDC 11-
3A-14.
f. Any structures built on the subject property shall conform to the commercial standards
in the City of Meridian Architectural Standards Manual
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Street lights are required as part of the Madden Subdivision. No occupancy should be granted
prior to installation and activation of the street lights.
2.2 General Conditions of Approval
2.2.1 The applicant shall provide easement(s) for any 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.
2.2.2 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.
2.2.3 Developer shall coordinate mailbox locations with the Meridian Post Office.
Meridian City Council Meeting Agenda March 6, 2018 – Page 333 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 17
2.2.4 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.5 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.
2.2.6 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.
2.2.7 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards for any new public sewer and/or water infrastructure.
These record drawings must be received and approved prior to the issuance of a certification of
occupancy for any structures within the project.
2.2.8 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 public 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. Please contact Land Development Service for more information at 887-2211.
3. FIRE DEPARTMENT
3.1 The Fire Department has no comment on this application.
4. POLICE DEPARTMENT
4.1 The Police Department has no comment on this application.
5. REPUBLIC SERVICES
5.1 No comments were received from Republic Services on this application.
6. PARKS DEPARTMENT
6.1 The Park’s Department has no comment on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 The Ada County Highway District has not submitted a staff report for the project.
Meridian City Council Meeting Agenda March 6, 2018 – Page 334 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 18
C. Required Findings from Unified Development Code
1. COMPREHENSIVE PLAN AMENDMENT FINDINGS:
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application. In order to grant an amendment to the
Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
Council finds that the proposed changes to the Future Land Use Map are consistent with
elements of the Comprehensive Plan as detailed in Section VII above.
b. The proposed amendment provides an improved guide to future growth and
development of the city.
Council finds that the proposal to modify the Future Land Use Map to allow for the
industrial uses on this site will be compatible with existing and future commercial and
industrial uses.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
Council finds that the proposed amendment is internally consistent with the Goals,
Objectives, and Policies of the Comprehensive Plan (see Section VII for detailed analysis).
d. The proposed amendment is consistent with the Unified Development Code.
Council finds that the proposed amendment is consistent with the Unified Development
Code.
e. The amendment will be compatible with existing and planned surrounding land uses.
Council finds the proposed amendment will be compatible with the surrounding existing
industrial and future commercial uses.
f. The proposed amendment will not burden existing and planned service capabilities.
Council finds that the proposed amendment would not burden existing and planned service
capabilities in this area of the city. Sewer and water services are available to be extended to
this site.
g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
Council finds the proposed industrial development of this property is consistent with the
proposed map amendment, will not significantly impact development in this area and
provides a logical juxtaposition of uses.
h. The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Sections VII and VIII and the subject findings above, Council finds
that the proposed amendment is in the best interest of the City if the applicant enters into a
development agreement with the City.
2. REZONE FINDINGS:
Upon recommendation from the Commission, the Council shall make a full investigation and
Meridian City Council Meeting Agenda March 6, 2018 – Page 335 of 605
Exhibit A
Kobe/Cope – CPAM, RZ (H-2017-0121) PAGE 39
shall, at the public hearing, review the application. In order to grant annexation and zoning, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to rezone the subject property with the I-L zoning district
consistent with the proposed Industrial land use designation for this site. Therefore, Council
finds the amendment is consistent with the applicable provisions of the Comprehensive Plan
(see section VII above).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Council finds that the proposed map amendment to the I-L zoning district and is generally
consistent with the purpose statement of the district consistent with the Comprehensive Plan.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Council finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. City utilities will be extended at the expense of the applicant.
Council considers any oral or written testimony that may be provided when determining this
finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and
Council finds that the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
e. The annexation (as applicable) is in the best of interest of the City (UDC 11-5B-3.E).
Not applicable.
Meridian City Council Meeting Agenda March 6, 2018 – Page 336 of 605
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 6L
Project/File Number: H-2018-0002
Item Title: Sagewood Commons
Findings of Fact, Conclusions of Law for Sagewood Commons
(H-2018-0002) by Russ Hunemiller and Dirk Marcum Located at
1055 W. Overland Road
Meetinq Notes
M - a
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2018-0002 - 1 -
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for Short Plat approval of 4 building lots on 1.91 acres of land in the
L-O zoning district, by Russ Hunemiller and Dirk Marcum.
Case No(s). H-2018-0002
For the City Council Hearing Date of: February 20, 2018 (Findings on March 6, 2018)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of February 20, 2018, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of February 20, 2018, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 20,
2018, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of February 20, 2018, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Community Development Department, the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of February 20, 2018, incorporated by reference. The conditions are concluded to be
Meridian City Council Meeting Agenda March 6, 2018 – Page 338 of 605
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2018-0002 - 2 -
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council’s authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant’s request for Short Plat is hereby approved per the conditions of approval in the
Staff Report for the hearing date of February 20, 2018, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer’s signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City
Engineer’s signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 11-
6B-7C).
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision 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 February 20, 2018
Meridian City Council Meeting Agenda March 6, 2018 – Page 339 of 605
By action of the City Council at its regular meeting held on the day of
2018.
COUNCIL PRESIDENT JOE BORTON VOTED t4l
COUNCIL•- REG BERNT VOTED
YK14
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER TY PALMER VOTED
COUNCIL MEMBER LUKE CAVENER/ V r VOTED ICL
COUNCIL MEMBER GENESIS MILAM VOTED
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
ayor Tam��Weerd���
Attest:
C.Jjy Cole."
City Clerk
�T
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By; C InO Q al Dated: A— to -
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2018-0002 S m2 OW4 3
Exhibit A
Sage wood Commons – SHP H-2018-0002 PAGE 1
STAFF REPORT
HEARING DATE: February 20, 2018
TO: Mayor and City Council
FROM: Josh Beach, Associate Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Sagewood Commons – SHP (H-2018-0002)
I. APPLICATION SUMMARY
The applicant, Russ Hunemiller and Dirk Marcum, have applied for short plat (SHP) approval of 4
building lots on 1.91 acres of land in the L-O zoning district for Sagewood Commons.
II. STAFF RECOMMENDATION
Based on the criteria listed in UDC 11-6B-5, Staff finds the proposed plat is eligible to be processed
as a short plat. Therefore, Staff recommends approval of the proposed short plat with the conditions
and Findings stated in this report.
The Meridian City Council heard these items on February 20, 2018. At the public hearing, the
Council approved the subject Short Plat request.
a. Summary of City Council Public Hearing:
i. In favor: Becky McKay (Applicant’s Representative)
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Council:
i. None
d. Key Council Changes to Staff/Commission Recommendation
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-
0002 as presented in the staff report for the hearing date of February 20, 2018, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0002,
as presented during the hearing on February 20, 2018, for the following reasons: (You should state
specific reasons for denial.)
Meridian City Council Meeting Agenda March 6, 2018 – Page 341 of 605
Exhibit A
Sage wood Commons – SHP H-2018-0002 PAGE 2
Continuance
I move to continue File Number H-2018-0002 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. PROCESS FACTS
a. The subject application will in fact constitute a short plat as determined by City Ordinance. By
reason of the provisions of UDC 11-5B-3, a public hearing is required before the City Council on
this matter.
b. Newspaper notification published on: February 2, 2018
c. Radius notices mailed to properties within 300 feet on: January 22, 2018
V. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 1055 W. Overland Rd, in the NW ¼ of Section 24, Township 3N., Range
1W.
B. Applicant/Owner(s):
Russ Hunemiller and Dirk Marcum
3307 W. Davis Lane
Meridian, ID 83642
C. History:
In 2013, this property received approval for annexation & zoning (AZ-13-012), and
preliminary plat (PP-13-026) as part of Sagewood Subdivision. A development agreement
was required as a provision of annexation recorded as Inst. #114034783).
In 2014, a final plat (FP-14-023), was approved for Sagewood Subdivision.
In 2017 the property received Certificate of Zoning Compliance and Administrative Design
Review to construct 4 office buildings on the property A-2017-0125, A-2017-0139, A-2017-
0140 and A-2017-0141.
VI. STAFF ANALYSIS
The proposed short plat is a re-subdivision of Lot 1, Block 2, Sagewood Subdivision and consists of 4
building lots on 1.91 acres of land in the L-O zoning district.
All of the lots in the proposed subdivision comply with the dimensional standards listed in UDC
Table 11-2B-3 for the L-O zoning district. Future building height and setbacks are also required to
comply with the aforementioned standards.
This property has street frontage on W, Overland Road, an arterial street; and S. Woodsage Ave., a
local street. An ingress/egress easement is depicted on the plat for access to all of the proposed lots
via S. Woodsage. Penngrove Way in accord with UDC 11-3A-3.
Street buffers are required to be provided and depicted on the plat along all streets in a permanent
dedicated buffer or common lot, maintained by the property owner or business owner’s association,
as follows: a 25-foot wide buffer is required along W. Overland Road; and, a 10-foot wide buffer is
required along S. Sagewood Ave. Both landscape buffers were reviewed and approved with the above
mentioned CZC and shall be installed and inspected prior to certificate of occupancy for any of the
buildings.
Meridian City Council Meeting Agenda March 6, 2018 – Page 342 of 605
Exhibit A
Sage wood Commons – SHP H-2018-0002 PAGE 3
Staff has reviewed the proposed short plat for substantial compliance with the criteria set forth in
UDC 11-6B-5 and deems the short plat to be in substantial compliance with said requirements to
recommend approval as proposed.
VII. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Short Plat (dated: 1/8/18)
3. Landscape Plan (dated: 6/30/17)
B. Agency Comments/Conditions of Approval
C. Required Findings from Unified Development Code
Meridian City Council Meeting Agenda March 6, 2018 – Page 343 of 605
Exhibit A
Sage wood Commons – SHP H-2018-0002 PAGE 4
Exhibit A.1 – Vicinity/Zoning Map
Meridian City Council Meeting Agenda March 6, 2018 – Page 344 of 605
Exhibit A
Sage wood Commons – SHP H-2018-0002 PAGE 5
Exhibit A.2 – Short Plat (dated: 01/08/18)
Meridian City Council Meeting Agenda March 6, 2018 – Page 345 of 605
Exhibit A
Sage wood Commons – SHP H-2018-0002 PAGE 6
Exhibit A.3: Landscape Plan (dated: 6/30/17)
Meridian City Council Meeting Agenda March 6, 2018 – Page 346 of 605
Exhibit A
Sage wood Commons – SHP H-2018-0002 PAGE 7
Exhibit B. Conditions of Approval
SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the previous approvals for this property (AZ-13-012,
Development Agreement Inst. #114034783), preliminary plat (PP-13-026) and several certificate
of zoning compliance approvals (A-2017-0125, A-2017-0139, A-2017-0140 and A-2017-0141).
2. The final plat prepared by Land Solutions, stamped on 1/08/20178 by Clinton W. Hansen, shall
be revised as follows:
a. Include a note #15 that indicates the recorded instrument number for the existing cross-access
easement.
3. The landscape plan, prepared by Neudesign Architecture, dated 6/30/17, is approved as shown.
4. If the City Engineer’s signature has not been obtained within two (2) years of the City Council’s
approval of the short plat, the short plat shall become null and void unless a time extension is
obtained, per UDC 11-6B-7.
5. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized, as well as the signatures of the Ada
County Highway District and the Central District Health Department.
ONGOING CONDITIONS OF APPROVAL
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
2. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
3. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
4. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. 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. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. 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
Meridian City Council Meeting Agenda March 6, 2018 – Page 347 of 605
Exhibit A
Sage wood Commons – SHP H-2018-0002 PAGE 8
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. 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.
7. 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, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing 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.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
9. 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.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. 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.
15. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
16. 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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 348 of 605
Exhibit A
Sage wood Commons – SHP H-2018-0002 PAGE 9
17. 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.
18. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer’s expense. Final design shall be submitted as part of the development plan
set for approval, which must include the location of any existing street lights. The contractor’s
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility
Coordinator at 898-5500 for information on the locations of existing street lighting.
19. 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 signature of the final plat by the City Engineer.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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 Water Department at
(208)888-5242 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.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment
procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C.1). 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
development plan approval.
24. 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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 349 of 605
Exhibit A
Sage wood Commons – SHP H-2018-0002 PAGE 10
Exhibit C – Required Findings from the Unified Development Code
In consideration of a short plat, the decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan and is consistent with the Unified
Development Code;
The Comprehensive Plan future land use map designates the portion of the site that fronts on W.
Overland Road as Office The current zoning district of the site is L-O. Council finds that the
proposed short plat complies with the Comprehensive Plan and the dimensional standards in the UDC
for the L-O district.
B. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Council finds that public services are adequate to serve the site.
C. The plat is in conformance with scheduled public improvements in accord with the City’s
capital improvements program;
Council finds that the development will not require the expenditure of capital improvement funds. All
required utilities are being provided with the development of the property at the developer’s expense.
D. There is public financial capability of supporting services for the proposed development;
Council finds that the development will not require major expenditures for providing supporting
services. The developer and/or future lot owner(s) will finance the extension of sewer, water, utiliti es
and pressurized irrigation to serve the project.
E. The development will not be detrimental to the public health, safety or general welfare; and
Council recognizes the fact that traffic and noise will increase with the approval of this subdivision
and subsequent development; however, staff does not believe that it will be detrimental to the general
welfare of the public in the surrounding area. Staff finds that the development of this site will not
involve uses that will create nuisances that would be detrimental to the public health, safety or general
welfare.
F. The development preserves significant natural, scenic or historic features.
Council is not aware of any significant natural, scenic or historic features associated with the
development of this site.
Meridian City Council Meeting Agenda March 6, 2018 – Page 350 of 605
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 6M
Project/File Number: H-2017-0149
Item Title: Turf Farm
Findings of Fact, Conclusions of Law for Turf Farm Subdivision
(H-2017-0149) by Brighton Investments, LLC Located at the
Northeast Corner of S. Eagle Road and E. Lake Hazel Road
Meetinq Notes
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0149 - 1 -
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for Annexation and Zoning of 35.35 Acres of Land with an R-8 Zoning
District; and Preliminary Plat Consisting of 158 Single-Family Residential Building Lots and 17
Common Lots on 35.35 Acres of Land for Turf Farm Subdivision, by Brighton Investments, LLC.
Case No(s). H-2017-0149
For the City Council Hearing Date of: February 20, 2018 (Findings on March 6, 2018)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of February 20, 2018, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of February 20, 2018, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 20,
2018, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of February 20, 2018, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Community Development Department, the Public Works Department and any affected party
requesting notice.
Meridian City Council Meeting Agenda March 6, 2018 – Page 352 of 605
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0149 - 2 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of February 20, 2018, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council’s authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant’s request for Annexation & Zoning and Preliminary Plat is hereby approved with
the requirement of a Development Agreement per the conditions of approval in the Staff Report
for the hearing date of February 20, 2018, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer’s signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City
Engineer’s signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 11-
6B-7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six (6) months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
Meridian City Council Meeting Agenda March 6, 2018 – Page 353 of 605
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0149 - 3 -
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six (6) month approval
period.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision 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 February 20, 2018
Meridian City Council Meeting Agenda March 6, 2018 – Page 354 of 605
By action of the City Council at its regular meeting held on the day of 1 AC'r
2018.
COUNCIL PRESIDENT JOE BORTON VOTED Yn-
COUNCIL VICE PRESIDENT LUKE CAVENER VOTED
COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER TY PALMER VOTED
COUNCIL MEMBER TREG BERNT VOTED
COUNCIL MEMBER GENESIS MILAM VOTED /--moi
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
(��,7Mayor Tamm e Weerd
Copy served upon Applicant, Community Development Department, Public Works Department and City
Attorney.
By: Dated: Is- W a D `-z
City -Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
FILE NO(S). H-2017-0149 -TU4 Faymn 'A 1016 - 4
EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 1
STAFF REPORT
Hearing Date: February 20, 2018
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Turf Farm Subdivision – AZ, PP (H-2017-0149)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Brighton Investments, LLC, has submitted an application for annexation and zoning
(AZ) of 35.35 acres of land with an R-8 zoning district; and a preliminary plat (PP) consisting of 158
building lots and 17 common lots on 35.35 acres of land for Turf Farm Subdivision.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of
approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
The Meridian Planning & Zoning Commission heard these items on January 4 and 18, 2018. At
the public hearing on January 18th, the Commission moved to recommend approval of the
subject AZ and PP requests.
a. Summary of Commission Public Hearing:
i. In favor: Mike Wardle, Brighton Corp.
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Mike Wardle, Brighton Corp.
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. Discussion favoring less density than Staff recommended instead of more due to no
access via Lake Hazel and only one access via Eagle Rd.
d. Commission Change(s) to Staff Recommendation:
i. None
e. Outstanding Issue(s) for City Council:
i. The Applicant requests Council approval of a “step-down” in density from MHDR (8-
15 units/acre to MDR (3-8 units/acre)..
The Meridian City Council heard these items on February 20, 2018. At the public hearing, the
Council approved the subject AZ and PP requests.
a. Summary of City Council Public Hearing:
i. In favor: Mike Wardle, Brighton Corporation
ii. In opposition: None
iii. Commenting: None
Meridian City Council Meeting Agenda March 6, 2018 – Page 356 of 605
EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 2
iv. Written testimony: Mike Wardle, Brighton Corporation
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: Bill Parsons
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Council:
i. None
d. Key Council Changes to Commission Recommendation
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0149, as presented in the staff report for the hearing date of February 20, 2018, with the following
modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0149,
as presented during the hearing on February 20, 2018, for the following reasons: (You should state
specific reasons for denial)
Continuance
I move to continue File Number H-2017-0149 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 off the northeast corner of S. Eagle Road and E. Lake Hazel Road in the SW ¼
of Section 33, Township 3N., Range 1E. (Parcel #S1133336210).
B. Owner:
Brighton Investments, LLC
12601 W. Explorer Dr., Ste. 200
Boise, ID 83713
C. Applicant:
Same as Owner
D. Representative:
Mike Wardle, Brighton Corporation
12601 W. Explorer Dr., Ste. 200
Boise, ID 83713
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation and zoning and preliminary plat. A public hearing is
required before the Planning & Zoning Commission and City Council on this matter, consistent
with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: December 15, 2017 (Commission); February 2, 2018 (City
Meridian City Council Meeting Agenda March 6, 2018 – Page 357 of 605
EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 3
Council)
C. Radius notices mailed to properties within 300 feet on: December 8, 2017 (Commission); January
26, 2018 (City Council)
D. Applicant posted notice on site(s) on: December 21, 2017 (Commission); February 7, 2018 (City
Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: The annexation area consists of vacant/undeveloped land
agricultural property, zoned RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North & East: Single-family residential properties in the development process in Hill’s
Century Farm Subdivision, zoned R-8
2. South: E. Lake Hazel Rd. and rural residential properties, zoned RUT in Ada County
3. West: Rural residential property, zoned RUT in Ada County
C. History of Previous Actions: None
D. Utilities:
1. Location of sewer: Sanitary sewer service to this development will be via a new mainline to
the existing mainline in the south stub street coming out of Hill’s Century Farm.
2. Location of water: Water service to this development will be via new mainlines to the
existing mainline in S. Eagle Road and from the south stub street coming out of Hill’s
Century Farm.
3. Issues or concerns: This development lies on a pressure zone boundary, and is intended to be
served by Pressure Zone 4. A PRV station will be required to separate the pressure zones.
E. Physical Features:
1. Canals/Ditches Irrigation: The Tenmile Creek runs along the east boundary of this property.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: A portion of this site along the east boundary lies within the Meridian Floodplain
Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
Land Use: The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Medium
High-Density Residential (MHDR). The MHDR designation allows for the development of a mix of
relatively dense residential housing types including townhouses, condominiums and apartments.
Residential gross densities should range from 8 to 15 dwelling units per acre, with a target density of
12 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 la ndscaping and individual
project identity.
Meridian City Council Meeting Agenda March 6, 2018 – Page 358 of 605
EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 4
The applicant requests approval of a “step” down in density from MHDR to Medium Density
Residential (MDR). In residential areas, other residential densities will be considered without
requiring a Comprehensive Plan amendment. However, the density can only be changed one “step”
(i.e. from low to medium, not low to high, etc.). MDR designated areas allow smaller lots for
residential purposes within City limits. Uses may include single-family homes at gross densities of 3
to 8 dwelling units per acre.
Note: Council previously approved a “step” down in density from MHDR to MDR at a density of
3.5+/- units/acre for the adjacent 40-acre property to the east, also being developed by the Applicant.
If Council also approves a “step” down in density for this property, the resulting density will be
significantly less than anticipated and planned for in this area.
Transportation: The Master Street Map designates E. Lake Hazel Road as a residential mobility
arterial, which is designed to accommodate high volumes and intended for regional movements.
While the number of lanes may vary, these roadways may have more than two travel lanes per
direction.
As a mobility arterial, it is a major roadway that is focused on traffic operations and efficiencies as
well as pedestrian safety. A transit route is not currently planned for Lake Hazel (for the next 6 years
anyway); however, with the planned densities and land uses along this corridor and its’ ultimate
connection to the Boise airport, it’s possible that Lake Hazel will someday be a transit route.
COMPASS’s report requests that a bicycle curb cut be considered to enable access from the
Tenmile Creek pathway to Lake Hazel Road and that pathway connectivity is provided to the
adjacent property at the Lake Hazel/Eagle Road intersection.
Water & Sewer Service: The Public Works’ Department has planned to provide services in this area
based on the density anticipated in the MHDR designation. Although the step down in density will
not affect the provision of City services, the number of hook-ups will be much less than anticipated.
The applicant proposes to develop this 35.35 acre site with 158 single-family residential attached and
detached homes at an overall gross density of 4.47 dwelling units per acre (d.u./acre) consistent with
the MDR FLUM designation. The lot sizes/homes in the north phase will be consistent with the
character and density (i.e. 3.32 units/acre) of homes in existing and future phases of the adjacent
Hill’s Century Farm development with which it will be developed and marketed. The south phase
will contain a mix of attached and detached homes (i.e. villas) on narrower lots with smaller lots [i.e.
higher density (i.e. 5.48 units/acre)] adjacent to the mobility corridor (i.e. Lake Hazel Rd.).
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
“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 medium density development with a mix of attached and detached units will
contribute to the variety of housing types available within the southern portion of the City.
Staff is unaware of how “affordable” the units will be.
“Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
City services are available and will be extended by the developer to the proposed lots with
development of the site in accord with UDC 11-3A-21.
Meridian City Council Meeting Agenda March 6, 2018 – Page 359 of 605
EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 5
“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.” (3.07.02L)
Although not high-density, “higher” densities are proposed to develop on the south end of
this site adjacent to the mobility corridor (i.e. Lake Hazel Rd.). Without a connection to Lake
Hazel or another bridge over the Tenmile Creek, staff does not feel it’s feasible to require
more density within this development with only one access via S. Eagle Road, an arterial
street, and one local street access via Hill’s Century Farm Subdivision. An access via Lake
Hazel is planned approximately 140 feet to the east of this site; and the applicant already
constructed a bridge over the creek to the north with the extension of E. Taconic Drive.
“Require common area in all subdivisions.” (3.07.02F)
A minimum of 10% qualified open space is required to be provided with this development in
accord with the standards listed in UDC 11-3G-3.
“Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets). (3.03.020)
The proposed plat depicts two stub streets to the adjacent property at the northeast corner of
S. Eagle Rd. and E. Lake Hazel Rd.
“Coordinate with public works, police, and fire departments on proposed annexation and
development requests, and the impacts on services.” (3.04.01H)
Staff has coordinated with public works, police and fire and has incorporated their comments
and conditions in this report.
“Consider the adopted COMPASS regional long-range transportation plan in all land use
decisions.” (3.03.02G)
East Lake Hazel Road is designated as a residential mobility arterial. As such, it’s planned to
be designed for high volumes and intended for regional movements. High density is desired
along such corridors.
“Develop pathways to connect Meridian with Boise, Nampa, Kuna and Eagle.” (6.01.02C)
A segment of the City’s multi-use pathway system is proposed along the east side of this site
adjacent to the Tenmile Creek and will eventually provide a connection between adjacent
cities.
“Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough, and
Jackson and Evans Drainages) throughout commercial, industrial and residential
areas.”(5.01.01E)
The Tenmile Creek is required to be left open as a natural waterway and protected during
construction.
For the above-stated reasons, staff finds the proposed project is generally consistent with the goals
and objectives in the Comprehensive Plan if a “step” down is deemed appropriate by City Council.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 360 of 605
EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 6
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 (and R-15) zoning district.
Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the
site for single-family attached and detached dwellings is a principal permitted use in the R-8 (and
R-15) zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2A-6 for the R-8 zoning district (and 11-2A-7 for the R-15
district if applicable).
D. Landscaping: Street buffer landscaping is required as set forth in UDC Table 11-2A-6 (and 11-
2A-7) in accord with the standards listed in UDC 11-3B-7C.
E. Subdivision Design and Improvement Standards: The subdivision must comply with the
subdivision design standards outlined in UDC 11-6C-3.
F. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Annexation & Zoning
The applicant has applied for annexation and zoning of 35.35 acres of land with an R-8 zoning
district contingent upon City Council’s approval of the request for a “step” down in density from
MHDR to MDR as discussed above. If a step down in density is approved, staff believes the
proposed zoning designation is generally consistent with the policies in the Comprehensive Plan.
The applicant proposes to develop 158 new single-family residential attached and detached
homes on the subject property as shown on the preliminary plat included in Exhibit A.2. Because
the lots in the south phase of development proposed for attached units don’t meet the
minimum dimensional standards of the R-8 district for lot size and street frontage, staff
recommends this phase is annexed with an R-15 zoning district rather than R-8 as
proposed.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed. The property is contiguous to land that has been annexed
into the City and is within the Area of City Impact boundary. The legal descriptions should be
revised to only include the north phase in the R-8 boundary and the south phase in the R-15
boundary as recommended above.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the provisions
included in Exhibit B.
2. Preliminary Plat
The proposed plat consists of a total of 158 building lots and 17 common lots on 35.35 acres of
land in a proposed R-8 zoning district (see Exhibit A.2). The gross overall density for the
subdivision is 4.47 dwelling units per acre (d.u./acre) with a net density of 8.55 d.u./acre.
This subdivision is proposed to develop in two phases with the north half expected to develop in
2018. The first phase will consist of detached units with a gross density of 3.32 units per acre and
a net density of 5.95 units/acre; and the second phase will consist of a mix of attached and
Meridian City Council Meeting Agenda March 6, 2018 – Page 361 of 605
EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 7
detached units with a gross density of 5.48 units/acre and a net density of 11.14 units/acre. The
final plats will be integrated into Hill’s Century Farm subdivision with the final plats anticipated
to be in numerical sequence extensions of that project.
Dimensional Standards: Development of this site is required to comply with the dimensional
standards listed in UDC 11-2A-3 and Table 11-2A-6 for the R-8 (and Table 11-2A-7 for the R-
15) zoning district (as applicable). Staff has reviewed the proposed plat and found the north phase
to be in compliance with the R-8 standards except for the street frontage of Lot 2, Block 1 and
Lot 26, Block 4 which should be widened to 40 feet because they aren’t on a 90 degree angle.
The lots proposed in the south phase for attached units do not meet the minimum lot size
and street frontage requirements. Therefore, staff recommends the south phase be zoned R-
15 instead of R-8 as the minimum lot size is 2,000 square feet and there is no minimum
street frontage.
Traffic: ACHD is not requiring a Traffic Impact Study (TIS) for the proposed development.
However, they are requesting that the project be included as part of the updated TIS for the Hill’s
Century Farm project.
Access: One access is proposed for this site via S. Eagle Road, approximately ¼ mile north of E.
Lake Hazel Rd. Another access is proposed via the extension of a local street, S. Tindaris Ave.,
currently stubbed at the north boundary of the site from Hill’s Century Farm Subdivision No. 5.
The applicant proposes to provide an emergency access by widening the Tenmile Creek pathway
from W. Berghan Ct. to Lake Hazel Rd. at the southeast corner of the site to Fire Dept. standards.
Stub Streets: Two (2) stub streets are depicted on the preliminary plat to the property located at
the northeast corner of the S. Eagle Rd./E. Lake Hazel Rd. intersection (i.e. Parcel
#S1133336410) via the extension of S. Palatino Way and W. Berghan Ct. Because the west stub
street is longer than 150’ in length at approximately 240’, a temporary turnaround meeting
Fire Department standards is required.
Because the extension of Berghan will create a block length (Block 2) in excess of 1,000 feet
at approximately 1,200’, staff recommends a pedestrian pathway is provided from the
sidewalk along W. Berghan St. to the sidewalk along E. Lake Hazel Rd. in the vicinity of
Lots 50 & 51, Block 2 to break up the long block length in accord with UDC 11-6C-3F.
Common Driveways: All common driveways are required to comply with the standards listed in
UDC 11-6C-3D. Common driveways are depicted on the plat on Lots 4 and 12, Block 4. An
exhibit is required to be submitted with the final plat application that depicts the setbacks,
fencing, building envelope, and orientation of the lots and structures accessed by a common
driveway.
Parking: Off-street parking is required on each residential lot in accord with the standards listed
in UDC 11-3C-6.
Landscaping: Landscaping is required to be provided in the subdivision in accord with the
standards listed in UDC 11-3B.
A 35-foot wide street buffer is required along E. Lake Hazel Road, an entryway corridor; and a
25-foot wide street buffer is required along S. Eagle Road, an arterial street, landscaped in accord
with the standards listed in UDC 11-3B-7C. Because the landscape plan matches the
configuration of the original preliminary plat that was submitted with this application, it
needs to be revised prior to the City Council meeting.
Tree Mitigation: Mitigation is required for all existing trees 4” caliper or greater that are
removed from the site with equal replacement of the total calipers lost on site up to an amount of
Meridian City Council Meeting Agenda March 6, 2018 – Page 362 of 605
EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 8
one hundred percent replacement. The landscape plan states that there are no healthy trees on the
site greater than 4” caliper that require mitigation.
Open Space/Site Amenities: The UDC requires a minimum of 10% qualified open space to be
provided with development and a minimum of one qualified site amenity.
Because the configuration of some of the qualified open space areas have changed from the
original design, the applicant should submit a revised landscape plan and open square
exhibit prior to the Council meeting that demonstrates compliance with the minimum
requirements. Qualified open space consists of half the street buffers along adjacent arterial
streets (Eagle & Lake Hazel), 8-foot wide parkways, and common areas greater than 50’ x 100’ in
area.
A segment of the City’s regional pathway system is proposed along the east boundary of this site
adjacent to the Tenmile Creek as an amenity; and micro-paths are proposed internally for access
to the pathway and adjacent development.
Pathways: The Pathways Master Plan depicts a regional pathway on this site along the west side
of the Tenmile Creek. The pathway is required to be constructed in accord with the standards in
the Plan and have landscaping adjacent to the pathway in accord with the standards listed in UDC
11-3B-12C. A minimum 5-foot wide landscape strip is required along each side of the pathway
planted with a mix of trees, shrubs, lawn or other vegetative groundcover. A minimum of one
tree per 100 linear feet is required to be planted along the pathway adjacent to the creek; no
trees are currently depicted on the plan.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17.
Parkways: Landscaped 8-foot wide parkways are proposed adjacent to local and arterial streets
within this development in accord with the standards listed in UDC 11-3A-17E.
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.
Street lighting is required to be installed within the development in accord with the City’s
adopted standards, specifications and ordinances.
Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in
the subdivision as proposed in accord with UDC 11-3A-15. Pressurized irrigation is proposed to
be provided by the New York Irrigation District and will be owned and maintained by the
Homeowner’s Association.
Storm Drainage: An adequate storm drainage system is required in all developments in accord
with the City’s adopted standards, specifications and ordinances. Design and construction shall
follow best management practice as adopted by the City as set forth in UDC 11-3A-18.
Waterways: The UDC (11-3A-6) requires all irrigation ditches, laterals, canals and drains to be
piped unless left open as a water amenity (as defined in UDC 11-1A-1) or linear open space.
The Tenmile Creek runs along the east boundary of this site. As a natural waterway, it’s required
to remain open and not be piped and should be protected during construction. A portion of the
site along the creek is located within the floodplain overlay district. Prior to any
development occurring in the Overlay District, a hydraulic and hydrologic analysis is
required to be completed and submitted to the City and approved by the Floodplain
Administrator per MCC 10-6.
Building Elevations: The applicant has submitted conceptual building elevations for future
single-family detached homes within this development that are consistent with those constructed
in the adjacent Hill’s Century Farm development (see Exhibit A.4). Building materials consist of
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EXHIBIT A
Turf Farm Subdivision – AZ, PP H-2017-0149 PAGE 9
horizontal and vertical siding, stucco, and stone veneer wainscot. Future development should be
generally consistent with these elevations and materials. Conceptual building elevations should
be submitted for the attached dwellings prior to the City Council meeting.
Fencing: All fencing should comply with the standards listed in UDC 11-3A-6B and 11-3A-7.
A 6-foot tall cedar fence is proposed adjacent to the street buffers along S. Eagle and E. Lake
Hazel Roads and along the subdivision boundary except for along the creek. A 4-foot tall cedar
open vision fence is proposed adjacent to the pathway along the Tenmile Creek and adjacent to
micro-paths. A detail of the proposed fencing should be submitted with the final plat
application.
If Council deems the requested “step” down in density proposed for this site is appropriate, Staff
has included conditions of approval and provisions for a development agreement in Exhibit B of
this report in accord with the Findings contained in Exhibit D.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Preliminary Plat (dated: 1/11/18 1/29/2018)
3. Proposed Landscape Plan (dated: 10/10/17) – NOT APPROVED & Open Space Exhibit
(dated: 1/29/2018)
4. Conceptual Building Elevations
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
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EXHIBIT A
Exhibit A Page 1
A. Drawings
1. Vicinity/Zoning Map
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EXHIBIT A
Exhibit A Page 2
2. Proposed Preliminary Plat (dated: 1/11/18 1/29/2018)
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EXHIBIT A
Exhibit A Page 3
3. Proposed Landscape Plan (dated: 10/10/17) – NOT APPROVED & Open Space Exhibit
(dated: 1/29/2018)
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EXHIBIT A
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4. Conceptual Building Elevations
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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EXHIBIT A
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Comments/Site Specific Conditions of Approval
1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
City within six (6) months of the City Council granting annexation. The DA shall, at minimum,
incorporate the following provisions:
a. Development shall substantially comply with the preliminary plat, landscape plan and
building elevations included in Exhibit A and the associated conditions of approval in the
staff report.
b. The Tenmile Creek shall remain open as a natural amenity and not be piped or otherwise
covered in accord with UDC 11-3A-6 and shall be protected during construction.
c. The developer shall construct a 10-foot wide multi-use pathway along the east side of this site
adjacent to the Tenmile Creek in accord with the Pathways Master Plan.
1.1.2 The preliminary plat included in Exhibit A.2, dated 10/10/17, shall be revised as follows:
a. Label the easement for the Tenmile Creek as such.
b. Widen the street frontage of Lot 2, Block 1 and Lot 26, Block 4 to 40 feet in accord with
UDC Table 11-2A-6.
c. Include a pedestrian pathway from the sidewalk along W. Berghan St. to the sidewalk along
E. Lake Hazel Rd. in the vicinity of Lots 50 & 51, Block 2 to break up the long block length
that will be created by the extension of Berghan Street to the west in accord with UDC 11-
6C-3F.
d. Include a bicycle curb cut to enable access from the Tenmile Creek pathway to Lake Hazel
Road.
1.1.3 The landscape plan included in Exhibit A.4, dated 10/10/2017, shall be revised as follows:
a. A minimum 5-foot wide landscape strip is required along each side of the multi-use pathway
along the Tenmile Creek planted with a mix of trees, shrubs, lawn or other vegetative
groundcover. A minimum of one tree is required per 100 linear feet of pathway.
b. Include a detail for the proposed fencing that complies with the standards listed in UDC 11-
3A-7A.
c. Include a pedestrian pathway from the sidewalk along W. Berghan St. to the sidewalk along
E. Lake Hazel Rd. in the vicinity of Lots 50 & 51, Block 2 to break up the long block length
that will be created by the extension of Berghan Street to the west in accord with UDC 11 -
1.1.4 Submit an exhibit with the final plat application that depicts the setbacks, fencing, building
envelope, and orientation of the lots and structures that are accessed from a common driveway in
accord with UDC 11-6C-3D.7.
1.1.5 Prior to any development occurring in the Overlay District, a hydraulic and hydrologic analysis is
required to be completed and submitted to the City and approved by the Floodplain Administrator
per MCC 10-6.
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1.1.6 Prior to the City Council meeting, the applicant shall submit the following:
a. Conceptual building elevations for the attached dwellings.
b. A revised landscape plan that matches the configuration of the revised preliminary plat.
c. A qualified open space exhibit that demonstrates compliance with the minimum
standards listed in UDC 11-3G-3.
d. Revised legal descriptions for the R-8 and R-15 zoning districts.
e. Revised concept engineering plans, including pipe sizes and profiles.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-8 and R-15 zoning district listed
in UDC Table 11-2A-6 and 11-2A-7 respectively.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
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 the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.9 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5
and 11-3B-7C.
1.2.10 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.11 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.12 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
1.3.3 The project is subject to all current City of Meridian ordinances.
1.3.4 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.
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1.3.5 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The 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.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11 -6B-
7B (if applicable).
1.4.5 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; or, 2) gain approval of a time extension
as set forth in UDC 11-6B-7.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 A street light plan will need to be included in the final plat and/or building permit application.
Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
2.1.2 This development lies on a pressure zone boundary, and is intended to be served by Pressure
Zone 4. Applicant shall be required to construct a 12-inch water main in Lake Hazel Road across
the frontage of the development. Either provide a Pressure Reducing Valve (PRV) vault per City
standard and connect water main in Cul-de-Sac at SE corner to water main to Lake Hazel
downstream of PRV, or connect to downstream side of Hill Century Farm PRV across Ten Mile
Creek if one is constructed prior to this development.
2.1.3 A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any
development occurring in the Overlay District a floodplain permit application, including
hydraulic and hydrologic analysis is required to be completed and submitted to the City and
approved by the Floodplain Administrator per MCC 10-6.
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
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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 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.
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2.2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The 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 Police Department has no comment on this application.
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4. FIRE DEPARTMENT
4.1 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons
per minute for a duration of 2 hours to service the entire project. One and two family dwellings in
excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the
International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the
International Fire Code.
4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.3 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater
than 150 feet in length that is not provided with an outlet shall be required to have an approved
turn around. Phasing of the project may require a temporary approved turn around on streets
greater than 150' in length with no outlet.
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 Requirements for dead-end fire apparatus access roads that are between 500’-750’ in length are as
follows: 1) Roadways shall be built to Ada County Highway District cross section standards and
have a clear driving surface of 26-feet in width available at all times and shall have no parking; 2)
Streets less than 32-feet in width shall have no parking on one side; and 3) Streets more than 39-
feet in width shall be allowed to have parking on both sides. These measurements shall be based
on the drivable surface dimension. Special approval is required for access roads over 750’ in
length per International Fire Code Table D103.6.1. and D103.6.2. The roadway shall be able to
accommodate an imposed load of 75,000 GVW.
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 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.
4.9 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.
4.10 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.
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4.11 As set forth in International Fire Code Section D103.3, the Fire Department is opposed to any
landscape island in the middle of a cul de sac that may prevent a fire truck from turning around on
the end of the court.
4.12 As set forth in International Fire Code Section 503.2 and D102.1, fire apparatus access roads are
required to be 20’ in width, consist of an improved gravel surface capable of supporting 75,000
GVW, and shall be provided to all athletic fields, concession stands and pathways. An approved
water supply shall be provided to all structures. Plans and specifications shall be provided to the Fire
Department for review and approval.
5. REPUBLIC SERVICES
5.1 Republic Services did not submit comments on this application.
6. PARKS DEPARTMENT
6.1.1 A 10-foot wide segment of the City’s regional pathway system is required to be constructed along
the east side of the property adjacent to the Tenmile Creek in accord with the Pathways Master
Plan.
6.1.2 A public pedestrian easement is required for the segment of the City’s multi-use pathway system
that lies on this site; coordinate the details of the easement with Kim Warren, Park’s Department,
208-888-3579.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Dedicate additional right-of-way on Eagle Road to total 48-feet from centerline, as proposed.
7.1.2 Construct a 5-foot wide detached concrete sidewalk on Eagle Road located a minimum of 41 -feet
from the centerline of the roadway abutting the site. Provide a permanent right -of-way easement
for the sidewalks located outside of the dedicated right-of-way.
7.1.3 Widen the pavement on Eagle Road to a minimum width of 17-feet from centerline plus a 3-foot
wide gravel shoulder adjacent to the entire site.
7.1.4 Dedicate additional right-of-way to total 50-feet of right-of-way from the centerline of Lake
Hazel Road abutting the site.
7.1.5 Construct a 7-foot wide detached sidewalk on Lake Hazel Road located a minimum of 42-feet
from the centerline of the roadway. Provide a permanent right -of-way easement for the sidewalks
located outside of the dedicated right-of-way.
7.1.6 Widen the pavement on Lake Hazel Road to a minimum width of 17-feet from centerline plus a
3-foot wide gravel shoulder adjacent to the entire site.
7.1.7 Construct Woodsman Way, to intersect Eagle Road located at the ¼ mile north of Lake Hazel
Road and ¼ mile south of Taconic Drive, as proposed.
7.1.8 Construct Woodsman Way, with two 20-foot wide travel lanes, a 12-foot wide center landscape
island, vertical curb, gutter, an 8-foot wide planter strip, and 5-foot wide detached concrete
sidewalks within 81-feet of right-of-way, as proposed. Plat the center landscape island as right-of-
way owned by ACHD. The applicant or the future home owners association shall enter into a
license agreement for any landscaping proposed in the island. The applicant may reduce the right-
of-way width to 2-feet behind the back of curb and provide a permanent right-of-way easement
for the detached sidewalks.
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7.1.9 Construct all of the other internal local streets as 33-foot street sections with rolled curb, gutter,
an 8-foot wide planter strip, and 5-foot wide detached concrete sidewalk within 60-feet of right-
of-way, as proposed. The applicant may reduce the right -of-way width to 2-feet behind the back
of curb and provide a permanent right-of-way easement for the detached sidewalks.
7.1.10 Construct cul-de-sac turnarounds with a minimum radius of 45-feet at the terminus of Tindaris
Place and Berghan Court, as proposed.
7.1.11 Construct 1 stub street to the south, located approximately 240-feet east of Eagle Road, as
proposed (see attachment 3). Install a sign at the terminus of the stub street stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE.”
7.1.12 Construct a temporary cul-de-sac turnaround at the terminus of the stub street, as it extends
greater than 150-feet in length. The temporary cul-de-sac turnaround should be paved and
constructed to the same dimensional as a stand cul-de-sac.
7.1.13 Dedicate a 47-foot wide portion of Block 2 Lot 39 as right-of-way to stub to the site’s west
property line. Enter into a license agreement with the District to landscape the right-of-way.
7.1.14 Other than the access specifically approved with this application, direct lot access is prohibited to
Eagle Road and Lake Hazel Road and should be noted on the final plat.
7.1.15 Payment of impact fees is due prior to issuance of a building permit.
7.1.16 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of
ADA compliance to District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
Meridian City Council Meeting Agenda March 6, 2018 – Page 381 of 605
EXHIBIT A
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7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
Meridian City Council Meeting Agenda March 6, 2018 – Page 382 of 605
EXHIBIT A
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C. Legal Description & Exhibit Map for Annexation Boundary – REVISED
Meridian City Council Meeting Agenda March 6, 2018 – Page 383 of 605
EXHIBIT A
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Meridian City Council Meeting Agenda March 6, 2018 – Page 384 of 605
EXHIBIT A
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Meridian City Council Meeting Agenda March 6, 2018 – Page 385 of 605
EXHIBIT A
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Meridian City Council Meeting Agenda March 6, 2018 – Page 386 of 605
EXHIBIT A
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Meridian City Council Meeting Agenda March 6, 2018 – Page 387 of 605
EXHIBIT A
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Meridian City Council Meeting Agenda March 6, 2018 – Page 388 of 605
EXHIBIT A
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Meridian City Council Meeting Agenda March 6, 2018 – Page 389 of 605
EXHIBIT A
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Meridian City Council Meeting Agenda March 6, 2018 – Page 390 of 605
EXHIBIT A
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D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to annex the subject 35.35 acre property with the R-8 (16.56
acres) and R-15 (18.79 acres) zoning districts with Council approval of a “step” down in
density from MHDR to MDR and develop 158 new single-family residential detached homes.
Because the lots proposed for the attached dwellings don’t meet the minimum lot size and
street frontage requirements of the R-8 district, the Commission recommends the south phase
of development is zoned R-15.
The Commission finds that if the City Council approves the proposed “step” down in density,
the proposed map amendment and development plan will comply with the provisions of the
Comprehensive Plan and should be compatible with adjacent residential uses (see section VII
above for more information).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds that the proposed map amendment to the R-8 zoning district and
recommended map amendment to the R-15 zoning district is consistent with the purpose
statement for the residential districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The City Council finds that the proposed zoning map amendment will not be detrimental to
the public health, safety, or welfare. City utilities will be extended at the expense of the
applicant.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The City Council finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The City Council finds annexing this property with R-8 and R-15 zoning districts is in the
best interest of the City if City Council with approval of a “step” down in density as
proposed.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
Meridian City Council Meeting Agenda March 6, 2018 – Page 391 of 605
EXHIBIT A
- 25 -
a. The plat is in conformance with the Comprehensive Plan;
The City Council 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;
The City Council 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 development at
their own cost, the City Council 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;
The City Council finds there is public financial capability of supporting services for the
proposed development based on comments provided from the public service providers (i.e.,
Police, Fire, ACHD, etc.). (See Exhibit B for more detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
The City Council finds the proposed development will not be detrimental to the public health,
safety or general welfare. ACHD considers road safety issues in their analysis.
f. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any significant natural, scenic or historic features that exist
on this site.
Meridian City Council Meeting Agenda March 6, 2018 – Page 392 of 605
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 6N
Project/File Number:
Item Title: Financial Report
City Financial Report for January 2018
Meetina Notes
REPORT NAME PAGE #
Fund Balance - General 2
Fund Balance - Enterprise 3
Investment Graphs 4
WATER - Budget to Actual Comparison 5
WWTP - Budget to Actual Comparison 6
Public Works/Billing Budget to Actual Comparison 7
Enterprise Fund - Budget to Actual Comparison 8
Enterprise Fund - Graphs 9
Utility Sales Revenue Comparison 10
General Fund Expenditures - Budget to Actual Comparison 11
General Fund - Graphs 12
General Fund Revenue - Budget to Actual Comparison 13
Community Development - Forecast 14
Community Development - Budget to Actual Comparison 15
Community Development - Graphs 16
Impact Fund - Summary 17
Overtime Graphs 18
Volunteer Hours 19
Vacant Positions 20
Internal Transfers 21
Table of Contents
FINANCE REPORT
January 2018
CITY of MERIDIAN
Month 4 of FY2018 (Oct 1 - Sep 30)
1 of 21
Meridian City Council Meeting Agenda March 6, 2018 – Page 394 of 605
CITY of MERIDIAN
FY2017 General Fund Balance Projection (based on approved Budget)
As of 2/14/18
Unrestricted Restricted Restricted Restricted Restricted Restricted
BUDGET Based Fund Balance PROJECTION Fund 01 Fund 07 Fund 07 Fund 07 Fund 08 Fund 55
General Fund Parks - Impact Fire - Impact Police - Impact Public Safety Capital Improve. Total
Unrestricted Fund Balance As of 9/30/17 32,474,676 $ 6,263,470 $ 5,108,042 $ 1,172,284 $ 386,687 $ 8,045,257 $ 53,450,416 $
Beg FY18 Current Yr NET Revenues (Expenditures) 1,234,856 $ (2,032,000) $ 540,000 $ 196,436 $ -$ (3,031,000) $ (3,091,708) $
Net Fund Balance (Projected using Budget $) 33,709,532 $ 4,231,470 $ 5,648,042 $ 1,368,720 $ 386,687 $ 5,014,257 $ 50,358,708 $
FY2018 Amendments
Total Amendments to Date: 70,658 $ -$ -$ -$ -$ -$ 70,658 $
Current Yr NET change to fund balance Rev (Exp) 1,164,198 $ (2,032,000) $ 540,000 $ 196,436 $ -$ (3,031,000) $ (3,162,366) $
Net Fund Balance after Amendments 33,638,874 $ 4,231,470 $ 5,648,042 $ 1,368,720 $ 386,687 $ 5,014,257 $ 50,288,050 $
Operating Reserves - 4 months 15,825,455 $ 15,825,455 $
Benefits Reserve -$
Carryforward Operating 565,837 $ 565,837 $
Carryforward Capital 1,574,035 $ 4,341,654 $ 4,266,500 $ -$ 300,542 $ 10,482,731 $
Carryfoward Adjustment (346,387) $ (2,638,267) $ 449,500 $ -$ (201,660) $ (2,736,814) $
FY18 Comm Dev Transfer 2,641,404 $ (2,641,404) $ -$
-$
Total Reserves and Adjustments 20,260,344 $ 1,703,387 $ 4,716,000 $ -$ -$ (2,542,522) $ 24,137,209 $
Projected Net Fund Balance after Reserves @ 9/30/18 13,378,530 $ 2,528,083 $ 932,042 $ 1,368,720 $ 386,687 $ 7,556,779 $ 26,150,841 $
ACTUAL NET FUND BALANCE @ 1/31/18 Unrestricted Restricted Restricted Restricted Restricted Restricted
Fund 01 Fund 07 Fund 07 Fund 07 Fund 08 Fund 55
General Fund Parks - Impact Fire - Impact Police - Impact Public Safety Capital Improve. Total
Unrestricted Fund Balance @ 9/30/17 32,474,676 $ 6,263,470 $ 5,108,042 $ 1,172,284 $ 386,687 $ 8,045,257 $ 53,450,416 $
FYTD Actual Revenues @ 1/31/18 24,393,444 $ 768,438 $ 450,451 $ 110,689 $ -$ 34,018 $ 25,757,041 $
FYTD Actual Expenditures @ 1/31/18 14,950,981 $ 900,950 $ 33,925 $ -$ -$ 2,901 $ 15,888,757 $
FYTD Actuals Transfers @ 1/31/18 (988,305) $
ACTUAL NET FUND BALANCE @ 1/31/18 42,905,444 $ 6,130,958 $ 5,524,569 $ 1,282,973 $ 386,687 $ 8,076,374 $ 63,318,700 $
NOTE:
Budget Based Fund Balance reflects if ALL approved spend for the year occurs by 9/30/18
Actual YTD Fund Balance reflects actual spend to date, no future spend included
2 of 21 General Fund BalanceMeridian City Council Meeting Agenda March 6, 2018 – Page 395 of 605
CITY of MERIDIAN
FY2018 Enterprise Fund Balance Projection (based on approved Budget)
As of 2/14/18
Unrestricted
Fund 60
BUDGET Based Fund Balance PROJECTION Enterprise
Unrestricted Fund Balance As of 9/30/17 50,411,648 $
Current Year Revenue & Expenditures
Fiscal Year 2018 Budgeted Revenue 38,461,568 $
Fiscal Year 2018 Budgeted Ops Expenses 16,503,497 $
Fiscal Year 2018 Budgeted Cap Expenses 37,573,000 $
Fiscal Year 2018 Budgeted Transfers 2,839,082 $
Beg FY18 Current Yr NET Revenues(Expenditures) (18,454,011) $
Net Projected Fund Balance 31,957,637 $
Total Amendments 97,440 $
Current Yr NET change to fund balance Rev(Exp) (18,551,451) $
Net Fund Balance after Amendments @9/30/18 31,860,197 $
Total Carryforwards 21,477,655 $
Net Fund Balance after Amendments & Carryforwards @9/30/18 10,382,542 $
Operating Reserves - 6 months 8,509,811 $
Depreciation Reserve -$
Emergency Reserve 1,000,000 $
Total Reserves 9,509,811 $
Net Fund Balance (Projected using Budget $) after Reserves @ 9/30/18 872,731 $
ACTUAL NET FUND BALANCE @ 01/31/18 Actual Fund 60
Unrestricted Fund Balance @ 9/30/17 50,411,648 $
FYTD Actual Revenues @ 01/31/18 13,731,236 $
FYTD Actual Ops Expenses @ 1/31/18 4,803,398 $
FYTD Actual Capital Expenses @ 1/31/18 8,262,879 $
FYTD Actual General Fund Transfers @ 1/31/18 988,305 $
ACTUAL Based NET FUND BALANCE @ 1/31/18 50,088,302 $
NOTE:
Budget Based Fund Balance reflects if ALL approved spend for the year occurs by 9/30/18
Actual YTD Fund Balance reflects actual spend to date, no future spend included
3 of 21 Enterprise Fund BalMeridian City Council Meeting Agenda March 6, 2018 – Page 396 of 605
4 of 21 InvestmentsMeridian City Council Meeting Agenda March 6, 2018 – Page 397 of 605
City of Meridian
Waste Water Including PW Admin Costs - Enterprise Fund
Budget to Actual Year to Date Comparisons
FY2018 for Month Ending 1/31/2018
Total Budget Total Budget YTD Actual YTD YTD Variance $ YTD Variance % PYTD Actual PYTD Variance %
WASTE WATER OPERATIONS AND MAINTENANCE
Revenue
Utility Sales 15,214,390 $ 5,071,463 $ 5,018,978 $ (52,485) $ -1% 4,905,546 $
Miscellaneous -$ -$ 6,161 $ 6,161 $ 11,103 $
1/2 Billing/Public Works 473,185 $ 157,728 $ 144,553 $ (13,176) $ -8% 158,613 $
Total Revenue 15,687,575 $ 5,229,192 $ 5,169,692 $ (59,500) $ -1% 5,075,262 $
Personnel Costs
Administration 289,022 $ 96,341 $ 50,203 $ 46,138 $ 48% 84,017 $
Treatment Plant 1,476,793 $ 492,264 $ 453,479 $ 38,785 $ 8% 447,068 $
Collection Lines 558,456 $ 186,152 $ 149,400 $ 36,753 $ 20% 117,273 $
Pretreatment Division 159,417 $ 53,139 $ 47,461 $ 5,678 $ 11% 52,852 $
Lab 439,241 $ 146,414 $ 138,812 $ 7,601 $ 5% 135,657 $
1/2 Billing/Public Works 2,208,755 $ 736,252 $ 611,846 $ 124,406 $ 17% 580,093 $
Total Personnel Costs 5,131,684 $ 1,710,561 $ 1,451,201 $ 259,361 $ 15% 1,416,960 $
Operating Costs
Administration 311,251 $ 103,750 $ 112,049 $ (8,299) $ -8% 132,303 $
Treatment Plant 1,998,540 $ 666,180 $ 515,343 $ 150,836 $ 23% 540,197 $
Collection Lines 554,344 $ 184,781 $ 135,270 $ 49,511 $ 27% 152,248 $
Pretreatment Division 21,380 $ 7,127 $ 545 $ 6,582 $ 92% 1,909 $
Lab 232,580 $ 77,527 $ 63,183 $ 14,344 $ 19% 37,156 $
General Fund Transfer 1,258,916 $ 419,639 $ 470,143 $ (50,504) $ -12% 339,253 $
1/2 Billing/Public Works 1,107,321 $ 369,107 $ 243,496 $ 125,611 $ 34% 222,628 $
Total Operating Costs 5,484,332 $ 1,828,111 $ 1,540,030 $ 288,082 $ 16% 1,425,694 $
Operating Income (Loss) 5,071,558 $ 1,690,519 $ 2,178,462 $ 487,943 $ 29% 2,232,608 $
Capital Outlay Operations
Administration 39,000 $ 13,000 $ 19,876 $ (6,876) $ -53% 100 $
Treatment Plant 55,000 $ 18,333 $ 9,346 $ 8,987 $ 49% -$
Collection Lines 30,000 $ 10,000 $ -$ 10,000 $ 100% 465,492 $
1/2 Billing/Public Works 41,739 $ 13,913 $ 495 $ 13,418 $ 96% 43,036 $
Total Capital Outlay 165,739 $ 55,246 $ 29,717 $ 25,529 $ 46% 508,629 $
Net Income (Loss) from Operations 4,905,820 $ 1,635,273 $ 2,148,744 $ 513,472 $ 31% 1,723,979 $
WASTE WATER CONSTRUCTION
Revenue
Residential Assessments 7,158,816 $ 2,386,272 $ 2,816,308 $ 430,036 $ 18% 1,547,906 $
Commercial Assessments 441,000 $ 147,000 $ 523,293 $ 376,293 $ 256% 272,296 $
EPA Compliance Revenue 1,480,337 $ 493,446 $ 499,682 $ 6,236 $ 1% 478,159 $
Interest 100,000 $ 33,333 $ 170,475 $ 137,142 $ 411% 102,470 $
Miscellaneous -$ -$ -$ -$ 20,431 $
Total Revenue 9,180,153 $ 3,060,051 $ 4,009,759 $ 949,708 $ 31% 2,421,262 $
Operating Costs 35,000 $ 11,667 $ 6,698 $ 4,968 $ 43% 6,668 $
Capital Construction Projects 47,833,648 $ 15,944,549 $ 6,615,619 $ 9,328,931 $ 59% 2,974,193 $
Net Income (Loss) from Construction (38,688,495) $ (12,896,165) $ (2,612,559) $ 10,283,607 $ -80% (559,599) $
Waste Water Department Net Income (Loss) (33,782,676) $ (11,260,893) $ (463,814) $ 10,797,079 $ -96% 1,164,380 $
Budget to Actual Prior Year to Date
6 of 21 WWTP
Meridian City Council Meeting Agenda March 6, 2018 – Page 399 of 605
City of Meridian
Enterprise Overhead - Public Works/Utility Billing/Environmental Divisions
Budget to Actual Year to Date Comparisons
FY2018 for Month Ending 1/31/2018
Prior Year to Date
Total Budget Total Budget YTD Actual YTD YTD Variance $ YTD Variance % PYTD Actual
Revenue
PW Review Fees 200,000 $ 66,667 $ 97,695 $ 31,029 $ 47% 136,714 $
Utility Billing Fees 746,369 $ 248,790 $ 191,410 $ (57,380) $ -23% 180,512 $
Total Revenue 946,369 $ 315,456 $ 289,105 $ (26,351) $ -8% 317,227 $
Personnel Costs 4,417,510 $ 1,472,503 $ 1,223,692 $ 248,811 $ 17% 1,160,187 $
Operating Expense 2,214,642 $ 738,217 $ 433,377 $ 304,840 $ 41% 445,256 $
Transfers 321,252 $ 107,084 $ 53,615 $ 53,469 $ 50% 58,839 $
Total OE 2,535,894 $ 845,301 $ 486,992 $ 358,309 $ 42% 504,095 $
Total PC & OE 6,953,403 $ 2,317,804 $ 1,710,684 $ 607,120 $ 26% 1,664,282 $
Operating Income (Loss) (6,007,034) $ (2,002,348) $ (1,421,579) $ 580,769 $ -29% (1,347,055) $
Capital Outlay 83,478 $ 30,191 $ 990 $ 29,201 $ 97% 86,073 $
Net Income (Loss) (6,090,512) $ (2,032,539) $ (1,422,569) $ 609,970 $ -30% (1,433,128) $
Budget to Actual
7 of 21 PWbillingMeridian City Council Meeting Agenda March 6, 2018 – Page 400 of 605
City of Meridian
Total Enterprise Fund
Budget to Actual Year to Date Comparisons
FY2018 for Month Ending 1/31/18
Unrestricted Net Position at 9/30/2017 50,411,648 $
Total Budget Total Budget YTD Actual YTD YTD Variance $ PYTD Actual PYTD Variance $
TOTAL UTILITY OPERATIONS
Operating Revenue
Water Sales 9,143,151 $ 3,047,717 $ 2,525,383 $ (522,334) $ 2,464,743 $ 60,640 $
Wastewater Sales 15,214,390 $ 5,071,463 $ 5,018,978 $ (52,485) $ 4,905,546 $ 113,432 $
Public Works/Utility Billing 946,369 $ 315,456 $ 289,105 $ (26,351) $ 317,227 $ (28,121) $
Miscellaneous 270,000 $ 90,000 $ 146,727 $ 56,727 $ 109,511 $ 37,215 $
Total Revenue 25,573,910 $ 8,524,637 $ 7,980,193 $ (544,444) $ 7,797,027 $ 183,167 $
Personnel Costs
Water Division 1,947,481 $ 649,160 $ 587,706 $ 61,454 $ 527,191 $ 60,515 $
Wastewater Division 2,922,930 $ 974,310 $ 839,355 $ 134,955 $ 836,867 $ 2,488 $
Public Works/Utility Billing 4,417,510 $ 1,472,503 $ 1,223,692 $ 248,811 $ 1,160,187 $ 63,506 $
Total Personnel Costs 9,287,921 $ 3,095,974 $ 2,650,753 $ 445,221 $ 2,524,245 $ 126,508 $
Operating Costs
Water Division 2,345,965 $ 781,988 $ 882,830 $ (100,842) $ 484,559 $ 398,271 $
Wastewater Division 3,118,094 $ 1,039,365 $ 826,390 $ 212,975 $ 863,812 $ (37,422) $
Public Works/Utility Billing 2,214,642 $ 738,214 $ 433,377 $ 304,837 $ 445,256 $ (11,879) $
Total Operating Costs 7,678,701 $ 2,559,567 $ 2,142,597 $ 416,970 $ 1,793,628 $ 348,969 $
Total PC & OE 16,966,622 $ 5,655,541 $ 4,793,350 $ 862,190 $ 4,317,873 $ 475,477 $
Capital Operations 561,383 $ 187,128 $ 42,983 $ 144,145 $ 726,525 $ (683,543) $
General Fund Transfer 2,839,084 $ 946,362 $ 988,305 $ 732,064 $
Operations Income (Loss) 5,206,822 $ 1,735,607 $ 2,155,554 $ 419,948 $ (732,064) $ 2,887,618 $
CONSTRUCTION
Construction Revenue
Residential Assessments 10,187,618 $ 3,395,873 $ 2,887,909 $ (507,964) $ 2,018,172 $ 869,737 $
Commercial Assessments 735,000 $ 245,000 $ 747,368 $ 502,368 $ 410,872 $ 336,496 $
Multi-Family Assessments 234,703 $ 78,234 $ 1,358,824 $ 1,280,590 $ 344,141 $ 1,014,683 $
EPA Compliance Revenue 1,480,337 $ 493,446 $ 499,682 $ 6,236 $ 478,159 $ 21,523 $
Miscellaneous -$ -$ -$ -$ 20,431 $ (20,431) $
Interest 250,000 $ 83,333 $ 257,260 $ 173,926 $ 154,812 $ 102,448 $
Total Construction Revenue 12,887,658 $ 4,295,886 $ 5,751,043 $ 1,455,157 $ 3,426,586 $ 2,324,456 $
Operating Costs Construction 53,000 $ 17,667 $ 10,047 $ 7,619 $ 10,002 $ 45 $
Capital Construction Projects 58,070,588 $ 19,356,863 $ 8,219,896 $ 11,136,967 $ 3,633,842 $ 4,586,054 $
Construction Income (Loss) (45,235,930) $ (15,078,643) $ (2,478,901) $ 12,599,743 $ (217,258) $ (2,261,643) $
8 of 21 Enterprise
Meridian City Council Meeting Agenda March 6, 2018 – Page 401 of 605
City of Meridian
Enterprise Fund Graphs
FY2018 for Month Ending 1/31/18
$-
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
$3,500,000
$4,000,000
FY2008FY2009FY2010FY2011FY2012FY2013FY2014FY2015FY2016FY2017FY2018
YTD Utility Connection / Assessment Revenue
Water Connection Revenue Sewer Connection Revenue
9 of 21 EnterGraphs
Meridian City Council Meeting Agenda March 6, 2018 – Page 402 of 605
10 of 21 Utility
Meridian City Council Meeting Agenda March 6, 2018 – Page 403 of 605
11 of 21 GeneralFund
Meridian City Council Meeting Agenda March 6, 2018 – Page 404 of 605
12 of 21 GenFundGraphs
Meridian City Council Meeting Agenda March 6, 2018 – Page 405 of 605
13 of 21 Revenue
Meridian City Council Meeting Agenda March 6, 2018 – Page 406 of 605
City of Meridian
Community Development Services
Year End Change to Fund Balance Forecast
FY2018 for Month Ending 01/31/2018
Total Original Budget Total Budget YTD Actual YTD Projected
TOTAL DEV. SVCS. REVENUE
Commercial Permits 833,000 $ 277,667 $ 356,433 $ 1,069,300 $
All other Permits 3,949,560 $ 1,316,520 $ 1,643,084 $ 4,929,253 $
Planning Revenue 200,000 $ 66,667 $ 160,484 $ 481,452 $
Miscellaneous Revenue -$ -$ 80 $ 240 $
Total Revenues 4,982,560 $ 1,660,853 $ 2,160,081 $ 6,480,244 $
TOTAL DEVELOPMENT SERVICE FUND
Revenue 4,982,560 $ 1,660,853 $ 2,160,081 $ 6,480,244 $
PC 1,538,413 $ 512,804 $ 426,953 $ 1,280,858 $
OE 2,249,375 $ 749,792 $ 817,361 $ 2,452,082 $
Net Operating to Fund Balance 1,194,772 $ 398,257 $ 915,768 $ 2,747,305 $
CO & Interfund Transfers 54,515 $ 18,172 $ 8,393 $ 25,179 $
Total Change to Fund Balance 1,140,257 $ 380,086 $ 907,375 $ 2,722,126 $
FY2003 Transfer to Capital Improvement Fund $585,467
FY2004 Transfer to Capital Improvement Fund $799,548
FY2005 Transfer to Capital Improvement Fund $1,897,123
FY2006 Transfer to Capital Improvement Fund $2,815,539
FY2007 Transfer to Capital Improvement Fund $2,172,405
FY2008 Transfer to Capital Improvement Fund $0
FY2009 Transfer to Capital Improvement Fund $0
FY2010 Transfer to Capital Improvement Fund $0
FY2011 Transfer to Capital Improvement Fund $600,722
FY2012 Transfer to Capital Improvement Fund $2,044,914
FY2013 Transfer to Capital Improvement Fund $1,592,539
FY2014 Transfer to Capital Improvement Fund $1,391,676
FY2015 Transfer to Capital Improvement Fund $1,652,245
FY2016 Transfer to Capital Improvement Fund $2,275,054
FY2017 Transfer to Capital Improvement Fund $2,641,404
TOTAL $20,468,636
Projected
Transfer
14 of 21 CommDevForecast
Meridian City Council Meeting Agenda March 6, 2018 – Page 407 of 605
City of Meridian
Building Department Permit Revenue compared to Building Inspectors Expense
FY2018 for Month Ending 1/31/2018
% of Permit Fee
Inspectors Gross Revenue Inspector Expense Rev. vs. Exp. that Goes to City
Building Inspections 1,268,809 $ 276,376 $ 992,433 $ 78%
Mechanical Inspections 249,935 $ 152,638 $ 97,297 $ 39%
Electrical Inspections 149,256 $ 105,188 $ 44,067 $ 30%
Plumbing Inspections 191,770 $ 115,062 $ 76,708 $ 40%
Fire Inspections 143,529 $ 102,022 $ 41,506 $ 29%
Total 2,003,298 $ 751,286 $ 1,252,012 $ 62%
Inspections
Expense
City of Meridian
Community Development Services
Budget to Actual Year to Date Comparisons
FY2018 for Month Ending 1/31/2018
Total Budget Total Budget YTD Actual YTD YTD Variance $ YTD Variance % PYTD Actual PYTD Variance $
ADMINISTRATION
Personnel Costs 228,418 $ 76,139 $ 23,967 $ 52,172 $ 69% 68,179 $ (44,212) $
Operating Expenses 80,409 $ 26,803 $ 22,281 $ 4,522 $ 17% 14,274 $ 8,007 $
Total PC & OE 308,827 $ 102,942 $ 46,249 $ 56,694 $ 55% 82,454 $ (36,205) $
Interfund Transfers 86,477 $ 28,826 $ 19,001 $ 9,825 $ 34% 22,468 $ (3,467) $
PLANNING
Personnel Costs 697,635 $ 232,545 $ 205,587 $ 26,958 $ 12% 182,257 $ 23,330 $
Operating Expenses 41,019 $ 13,673 $ 12,205 $ 1,468 $ 11% 6,983 $ 5,222 $
Total PC and OE 738,654 $ 246,218 $ 217,792 $ 28,426 $ 12% 189,240 $ 28,552 $
BUILDING
Personnel Costs 484,249 $ 161,416 $ 158,456 $ 2,960 $ 2% 146,072 $ 12,384 $
Operating Expenses 2,005,656 $ 668,552 $ 770,176 $ (101,624) $ -15% 601,879 $ 168,297 $
Total PC & OE 2,489,905 $ 829,968 $ 928,632 $ (98,664) $ -12% 747,951 $ 180,681 $
Interfund Transfers (59,451) $ (19,817) $ (19,672) $ (145) $ 1% (18,702) $ (970) $
ECONOMIC DEVLP
Personnel Costs 128,111 $ 42,704 $ 38,943 $ 3,761 $ 9% 38,433 $ 509 $
Operating Expenses 122,290 $ 40,763 $ 12,698 $ 28,065 $ 69% 13,302 $ (604) $
Total PC & OE 250,401 $ 83,467 $ 51,641 $ 31,826 $ 38% 51,736 $ (95) $
Interfund Transfers 27,489 $ 9,163 $ 9,063 $ 100 $ 1% 9,538 $ (475) $
TOTAL DEVELOPMENT SERVICE FUND
Personnel Costs 1,538,413 $ 512,804 $ 426,953 $ 85,852 $ 17% 434,941 $ (7,989) $
Operating Expenses 2,249,375 $ 749,792 $ 817,361 $ (67,569) $ -9% 636,439 $ 180,922 $
Total PC and OE 3,787,788 $ 1,262,596 $ 1,244,313 $ 18,283 $ 1% 1,071,380 $ 172,933 $
Capital Outlay -$ -$ -$ -$ -$ -$
Interfund Transfers 54,515 $ 18,172 $ 8,393 $ 9,779 $ 54% 13,305 $ (4,912) $
NOTE:
Interfund Transfers = 25.42% of City Hall costs transfer to Community Development Services
Budget to Actual Prior Year to Date
15 of 21 CommDevMeridian City Council Meeting Agenda March 6, 2018 – Page 408 of 605
16 of 21 CommDevGraphs
Meridian City Council Meeting Agenda March 6, 2018 – Page 409 of 605
IMPACT FUND BALANCE as of 1/31/18
Account # Account Description
Total Budget -
Original
Total Budget -
Revised
Current Year
Actual
Budget
Remaining
2110 - Police Department
REVENUES
34777 Impact Rev - Multifamily 0 0 31,487 (31,487)
34780 Commercial Impact Revenue 20,000 0 12,292 7,708
34781 Residential Impact Revenue 176,436 0 66,910 109,526
Total REVENUES 196,436 0 110,689 85,747
TOTAL EXPENDITURES 0 0 0 0
2210 - Fire Department
REVENUES
34777 Impact Rev - Multifamily 0 0 127,848 (127,848)
34780 Commercial Impact Revenue 60,000 0 50,926 9,074
34781 Residential Impact Revenue 500,000 0 271,678 228,322
Total REVENUES 560,000 0 450,451 109,549
54000 Equipment & Supplies 20,000 0 0 20,000
92000 Cap Outlay - Bldgs & Structures 3,548,000 423,500 0 3,971,500
94120 Capital - Fire Trucks 718,500 26,000 33,925 710,575
TOTAL EXPENDITURES 4,286,500 449,500 33,925 4,702,075
5200 - Parks & Recreation
REVENUES
34777 Impact Rev - Multifamily 0 0 178,065 (178,065)
34781 Residential Impact Revenue 1,038,000 0 532,795 505,205
36100 Interest Earnings 15,000 0 57,578 (42,578)
Total REVENUES 1,053,000 0 768,438 284,562
55102 Investment Services 0 0 758 (758)
93415 Borup Property construction 156,699 0 744 155,955
96925 Keith Bird Legacy Park construction 1,268,970 (696,726)287,332 284,913
96927 77 acre South Park 3,585,115 (276,589)203,204 3,105,322
96928 Reta Huskey Park 1,104,773 (902,538)120,036 82,199
96929 Hillsdale Park Construction 1,311,096 (762,415)254,951 293,730
0
TOTAL EXPENDITURES 7,426,654 (2,638,267)867,026 3,921,361
TOTAL BUDGETED EXPENDITURES for FY2018 11,713,154
Dept
FY2018 beginning
fund balance
FY2018 net
change YTD
Fund Balance
YTD
Police Department $ 1,172,284 110,689$ 1,282,974$
Fire Department $ 5,108,042 416,527$ 5,524,569$
Parks & Recreation $ 6,263,470 (98,588)$ 6,164,882$
TOTAL IMPACT FUND BALANCE 12,543,797$ 428,628$ 12,972,425$
17 of 21 ImpactFundMeridian City Council Meeting Agenda March 6, 2018 – Page 410 of 605
18 of 21 OT
Meridian City Council Meeting Agenda March 6, 2018 – Page 411 of 605
19 of 21 VolunteersMeridian City Council Meeting Agenda March 6, 2018 – Page 412 of 605
Vacancy Report as of Feb. 1, 2018 Vacancy Report as of Feb. 1, 2018 Vacancy Report as of Feb. 1, 2018 Vacancy Report as of Feb. 1, 2018
Position Position Position Position Position Number Position Number Position Number Position Number FTE FTE FTE FTE Fund Fund Fund Fund Department Department Department Department HR Status HR Status HR Status HR Status Position Position Position Position
Vacant Date Vacant Date Vacant Date Vacant Date
Position Posted Position Posted Position Posted Position Posted
Date Date Date Date
Position Start Position Start Position Start Position Start
Date Date Date Date
Staff Engineer II 428 1 Enterprise PW Accepting Applications 10/21/2017 11/13/2017 Not yet filled
Development Analyst I 522 1 Enterprise Building No Request to Fill at this time New position as
of 10/01/2017 Not yet requested Not yet filled
Billing/Account Clerk 170 1 Enterprise MUBS Applicant selected Withdrew Position
reposted, applications under review 12/15/2017 1/25/2018 Not yet filled
Public Works Inspector II 520 1 Enterprise PW Accepting Applications New position as
of 10/01/2017 11/6/2017 Not yet filled
Cross Connection Control
Inspector 1 485 1 Enterprise PW-Water Internal Promotion 12/21/2017 12/27/2017 2/21/2018
Collection System Technician 321 1 Enterprise PW-WW Offer Accepted 12/15/2017 12/6/2017 2/26/2018
Collection System Technician 323 1 Enterprise PW-WW Interviews in Progress 8/21/2017 10/9/2017 Not yet filled
Laboratory Manager 232 1 Enterprise PW-WW Offer Accepted 12/21/2017 12/18/2017 2/26/2018
Building Maintenance Technician 300 1 General City Hall No Request to Fill at this time 8/25/2017 Not yet requested Not yet filled
Fire Education & Prevention
Assistant P/t 435 0.5 General Fire Accepting Applications 11/16/2017 11/13/2017 Not yet filled
Home Court Facility Specialist 505 0.5 General Parks No Request to Fill at this time New position as
of 10/01/2017 Not yet requested Not yet filled
Home Court Facility Specialist 506 0.5 General Parks No Request to Fill at this time New position as
of 10/01/2017 Not yet requested Not yet filled
Recreation Camp Coordinator 507 0.5 General Parks No Request to Fill at this time New position as
of 10/01/2017 Not yet requested Not yet filled
Senior Maintenance Technician 504 1 General Parks No Request to Fill at this time New position as
of 10/01/2017 Not yet requested Not yet filled
Code Enforcement Officer 517 1 General Police Applicant selected Withdrew No request
to repost at this time
New position as
of 10/01/2017 Not yet requested Not yet filled
Evidence Technician 44 1 General Police Accepting Applic ations 2/2/2018 2/13/2018 Not yet filled
Police Officer 142 1 General Police Offer Accepted 9/15/2017 4/4/2017 2/26/2018
Police Officer 457 1 General Police Offer Accepted 3/27/2017 4/4/2017 2/26/2018
Police Officer 15 1 General Police Offer Accepted 6/20/2017 4/4/2017 2/26/2018
Police Officer 32 1 General Police Interviews in Progress 10/21/2017 11/16/2017 Not yet filled
Police Officer 138 1 General Police Offer Accepted 3/29/2017 4/4/2017 2/26/2018
Police Officer 192 1 General Police Interviews in Progress 8/22/2017 11/16/2017 Not yet filled
Police Officer 336 1 General Police Interviews in Progress 10/21/2017 11/16/2017 Not yet filled
Police Officer 510 1 General Police Offer Accepted New position as
of 10/01/2017 4/4/2017 2/26/2018
Police Officer 511 1 General Police Background in Progress New position as
of 10/01/2017 4/4/2017 Not yet filled
Police Officer 512 1 General Police Interviews in Progress New position as
of 10/01/2017 11/16/2017 Not yet filled
Police Officer 513 1 General Police Interviews in Progress New position as
of 10/01/2017 4/4/2017 Not yet filled
Police Officer 514 1 General Police Interviews in Progress New position as
of 10/01/2017 11/16/2017 Not yet filled
Police Officer 515 1 General Police Interviews in Progress New position as
of 10/01/2017 11/16/2017 Not yet filled
Police Officer 516 1 General Police Interviews in Progress New position as
of 10/01/2017 11/16/2017 Not yet filled
Police Officer 37 1 General Police Interviews in Progress 11/2/2017 11/16/2017 Not yet filled
20 of 21 VacantPositions
Meridian City Council Meeting Agenda March 6, 2018 – Page 413 of 605
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City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 60
Project/File Number:
Item Title: AP Invoices
AP Invoices for Payment 3/7/18 - $280,368.07
Meetinq Notes
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
01 General Fund A-1 STAMP & MABEL'S LABELS Trodat Stamp Band Assembly Replacement - Qty 2 40.00
01 General Fund ADVANCE AUTO PARTS Spark Plugs for Weedeaters - qty 16 37.64
01 General Fund ADVANTAGE GEAR 220/22 pair wildland station pants, stock 3,839.64
01 General Fund ALL AMERICAN INSURANCE Notary Bond for C. Johnson, 2/9/18-2/9/24 50.00
01 General Fund ANDREW'S UPHOLSTERY Upholstery for Bench Storage Seat for Unit #37 408.58
01 General Fund APEX INTEGRATED SECURITY
SOLUTIONS
18-0099 PD Security Cameras - Equipment & Bid Bond,
11/10/17
10,898.45
01 General Fund APEX INTEGRATED SECURITY
SOLUTIONS
18-0099 PD Security Cameras - Labor 11/10/17 3,030.03
01 General Fund ARCHITECTURAL BUILDING SUPPLY door repair parts for Kleiner - qty 8 258.24
01 General Fund ARLENCO DISTRIBUTION, INC Security Camera's for Settlers Park - qty 8 1,138.05
01 General Fund AUTO SPRING CORP Replacement of Springs on fleet truck #8 380.70
01 General Fund AXON ENTERPRISE INC 18-0248 Evidence.com Integration License: Annual
payment,
16,608.00
01 General Fund AXON ENTERPRISE INC Taser Training Cartridges - Qty 50 1,350.00
01 General Fund BAUDVILLE 25 years of service award for Joseph Miller 99.45
01 General Fund BERRY ELECTRICAL SERVICES, INC.18-0098, Repaired Poles 40111C-40119C not Working
2/14/18
1,841.10
01 General Fund BONNEVILLE BLUE PRINT SUPPLY Parks Shop drafting table cover - qty 1 75.00
01 General Fund BRADY INDUSTRIES, LLC.220/Janitorial, St. 4, towels, cleaner, detergent - qty 11 74.44
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC 220/Oil & filter, MF042 89.70
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC 220/Oil Change & Replace F Axle Shaft Seal, MF030 331.96
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Battery for City Hall Pool Car, Lic# C18641 116.96
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Oil Change for Unit # 164 55.00
01 General Fund BRUNEEL TIRE OF MERIDIAN LLC Oil Change, Wipers and Air Filter for Unit #121 130.93
01 General Fund CALLBACK STAFFING SOLUTIONS, LLC Support Plan less than 100 Users, Charges for this
duration
39.99
01 General Fund CANYON TRUCK UPFITTERS utility hitches for UTVs- qty 4 43.72
01 General Fund CDW GOVERNMENT 18-0108 Xplore USB Keyboard by iKey - Qty 5 1,825.00
01 General Fund CDW GOVERNMENT Kas Virt Srv 1Y 50-99U Mnt Rnw 1,475.00
01 General Fund CDW GOVERNMENT Palo Alto Prem Sup Rnw PA-500, Palo Alto Pandb URL
Filtering
4,595.00
01 General Fund D & B SUPPLY 220/trimmer cord, shop supplies 19.99
01 General Fund D & B SUPPLY bolts for Lanark fabrication shop - qty 2 9.78
01 General Fund D & B SUPPLY bushings for Storey Bark Park - qty 8 31.12
01 General Fund D & B SUPPLY Dog Food - Qty 1 Bag & Container - Qty 1 for K9 Randy 75.18
01 General Fund D & B SUPPLY Dog Food for K9 Dory - Qty 1 Bag 37.99
01 General Fund DEBEST PLUMBING, INC Install 2 & replace 1 backflows on hot/cold lines 2,575.00
01 General Fund DELL MARKETING L.P.18-0246 VLA SQL Server Std Per 2 Core Lic 2017 37,716.00
Date: 2/28/18 03:55:33 PM Page: 1Meridian City Council Meeting Agenda March 6, 2018 – Page 416 of 605
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
01 General Fund DELL MARKETING L.P.Acrobat Pro DC 2017 License MLP Universal English
Perpetual
945.27
01 General Fund DELL MARKETING L.P.CSP=Office 365 Business Premium-NON-SPECIFIC 177.84
01 General Fund DELL MARKETING L.P.VLA Adobe Creative Cloud for Teams, All Apps MLP
MNA Lang Li
403.83
01 General Fund EIDEBAILLY 18-0129, 9/30/17 Audited Financial Stmts - Final Billing 9,900.00
01 General Fund EMERGENCY RESPONDERS HEALTH
CENTER
220/pre-emp physicals, Howell,Mentzer, Schepper 2,445.00
01 General Fund ERS, EMERGENCY RESPONDER
SERVICES, INC.
18-0219 - New Lt. Patrol Vehicle Unit # 61 7,402.60
01 General Fund ERS, EMERGENCY RESPONDER
SERVICES, INC.
18-0219 Equipment & Build of New Code Enf. Vehicle 3,381.34
01 General Fund FASTENAL COMPANY acorn nuts for teeter totter at Storey Bark Park - qty 2 6.00
01 General Fund FASTENAL COMPANY lag bolts for Settlers dog waste stations - qty 200 11.10
01 General Fund FASTENAL COMPANY locktite to secure bolts - qty 2 41.76
01 General Fund FBI-LEEDA 2018 FBI-Leeda Annual Membership for S. Colaianni 50.00
01 General Fund FRED PRYOR SEMINARS Pryor+ Training, B. Purser & E. Otero, 2/14/18-2/13/19 398.00
01 General Fund GALL'S INC.ESS Eyewear to Issue to New Hires - Qty 1 60.00
01 General Fund GARRETT WHITE Per Diem, G. White, Revenue Development & Mgmnt
School - Yr2
351.00
01 General Fund H.D. FOWLER COMPANY parts for Bear Creek park pump station - qty 5 163.12
01 General Fund HOME DEPOT CREDIT SERVICES Combo wrench - qty 1, See Credit Inv# 2171687 3.49
01 General Fund HOME DEPOT CREDIT SERVICES hammer, screwdrivers, levels, ratchet, socket driver set
- q
488.33
01 General Fund IDAHO FIRE CHIEFS ASSOCIATION 220/Registration, C. Butterfield, IFCA Conference, Sun
Valle
350.00
01 General Fund IDAHO FIRE CHIEFS ASSOCIATION 220/Registration, D. Jones, IFCA Conference, Sun
Valley ID,
350.00
01 General Fund IDAHO FIRE CHIEFS ASSOCIATION 220/Registration, J. Bongiorno, IFCA Conference, Sun
Valley
350.00
01 General Fund IDAHO FIRE CHIEFS ASSOCIATION 220/Registration, K. Fedrizzi, IFCA Conference, Sun
Valley I
350.00
01 General Fund IDAHO FIRE CHIEFS ASSOCIATION 220/Registration, M. Niemeyer, IFCA Conference, Sun
Valley I
350.00
01 General Fund IDAHO PRESS-TRIBUNE Ord 18-1762 on Amending Meridian City Code UDC,
2/2/18
87.85
01 General Fund IDAHO PRESS-TRIBUNE Ord 18-1764 on Movado Greens Sub, 2/16/18 162.07
01 General Fund IDAHO PRESS-TRIBUNE PH 2/20/18 for Kobe/Cope, Designing Team,
Timberline, Turf F
79.18
01 General Fund IDAHO PRESS-TRIBUNE PH 2/27/18 for Gramercy Vacation, 2/9/18 41.44
Date: 2/28/18 03:55:33 PM Page: 2Meridian City Council Meeting Agenda March 6, 2018 – Page 417 of 605
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
01 General Fund IDAHO PRESS-TRIBUNE PH 2/27/18 for Linder Mixed Use & Harper Ridge Sub,
2/9/18
54.02
01 General Fund IDAHO PRESS-TRIBUNE PH 3/1/18 for Lasken Annexation, Baraya Apartments,
Lost Rap
93.24
01 General Fund IDAHO PRESS-TRIBUNE PH 3/6/18 on Hickory Apartments, Seyam East Sub,
Whistle Sto
70.30
01 General Fund IDAHO PRESS-TRIBUNE Public Service Announcement on UDC Text
Amendment Title 11
59.94
01 General Fund IDAHO TOOL & EQUIPMENT taps & saw blades for Lanark parks shop - qty 3 30.96
01 General Fund IDAHO TOOL & EQUIPMENT wrench set, pliers, adjustable wrenchs - qty 7 248.97
01 General Fund IMPACT PEST SERVICES gopher/vole control at Ten Mile Interchange 1/30/18 250.00
01 General Fund INDUSTRIAL ORGANIZATIONAL
SOLUTIONS, INC.
New Hire Testing Booklets and Exam - Qty 43 1,094.00
01 General Fund INTERMOUNTAIN GAS 098-162-3000-8 Intermountain Gas February 2018 6,912.73
01 General Fund INTERNATIONAL CODE COUNCIL 220/2 2015 IBC Code books 318.00
01 General Fund JOE BONGIORNO Per Diem, J. Bongiorno, 2018 EduCode Conference,
Las Vegas N
352.00
01 General Fund JOE BONGIORNO Per Diem, J. Bongiorno, NFA Plans Review for Fire &
Life Saf
442.50
01 General Fund KENDALL FORD OF MERIDIAN Keys for Trk#10, 2008 Ford Ranger - qty 2 43.34
01 General Fund L.N. CURTIS AND SONS Pouches for Grenades for Mobile Field Force Team -
Qty 32
928.41
01 General Fund LEVEL 3 COMMUNICATIONS, LLC.Level 3 Communications Telephone, Feb 2018,
268238-5
1,074.94
01 General Fund LEXIS NEXIS On-line Legal Research - January, 2018 118.00
01 General Fund MERIDIAN CHAMBER of COMMERCE Lunch, A. Guinsler, Tradeshow, 12/5/17 15.00
01 General Fund MERIDIAN VETERINARY CLINIC Vet Care K9 Randy 287.17
01 General Fund MOTION & FLOW CONTROL PRODUCTS Fittings/hose for Bear Creek Park Irrigation Pump
Station
30.94
01 General Fund NAPA AUTO PARTS 220/Shop supplies, St. 2, car polish, protectant, rainx,92.20
01 General Fund NAPA AUTO PARTS 220/Shop supplies, St. 5, cleaner, deicer, tape, scuff
pads
42.36
01 General Fund NAPA AUTO PARTS 220/wipers for MF024 24.56
01 General Fund NAPA AUTO PARTS Trailer Wiring Adapter to pull radar trailer w/Tahoe 11.09
01 General Fund NORTHWEST HARDSCAPE SPECIALTIES paver installation at Kleiner Memorial Plaza 4,500.00
01 General Fund OFFICE DEPOT, INC.220/floor mat 59.99
01 General Fund OFFICE DEPOT, INC.220/Manila folders, 2 boxes 28.78
01 General Fund OFFICE DEPOT, INC.copy paper & file folders - qty 4 56.71
01 General Fund OFFICE DEPOT, INC.copy paper, post its, folders, batteries for HR - qty 9 105.58
01 General Fund OFFICE DEPOT, INC.Credit for Post Card Paper - Qty 5 Boxes (463.75)
Date: 2/28/18 03:55:33 PM Page: 3Meridian City Council Meeting Agenda March 6, 2018 – Page 418 of 605
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
01 General Fund OFFICE DEPOT, INC.Drawer Organizer for Chris Johnson - Qty 1 11.99
01 General Fund OFFICE DEPOT, INC.Dry Erase Board, Cork Board, Cork Bars, Pencil
Cups-Qty6
51.01
01 General Fund OFFICE DEPOT, INC.envelopes, cds, post it notes, plates - qty 7 43.41
01 General Fund OFFICE DEPOT, INC.Legal Pads, Notebooks, Correction Tape - Qty 9 22.34
01 General Fund OFFICE DEPOT, INC.Notebook tabs for Commission Binders - Qty 5 16.90
01 General Fund OFFICE DEPOT, INC.padded envelopes - qty 1pk 6.79
01 General Fund OFFICE DEPOT, INC.Post Card Paper & Candy for Office - Qty 23 202.28
01 General Fund OFFICE DEPOT, INC.Post Card Paper - Qty 5 Boxes 463.75
01 General Fund OFFICE DEPOT, INC.Sheet protectors 1 bx 7.41
01 General Fund OFFICE DEPOT, INC.sign here flags, benefit folders for NHO - qty 2 151.78
01 General Fund OFFICE DEPOT, INC.tape, clip boards, note pads - qty 13 59.26
01 General Fund OFFICE DEPOT, INC.Thumb drives - qty 4 54.66
01 General Fund OFFICE DEPOT, INC.Toner for Lobby Printer - Qty 1 63.52
01 General Fund OXARC, INC.220/3 oxygen cylinders, medical 20.20
01 General Fund PAUL'S MERIDIAN STINKER Ford Explorer Parks Ambassador fuel - 10.1 gals 26.35
01 General Fund PAUL'S MERIDIAN STINKER Unleaded fuel for fleet truck #29 - 27.4 gals 71.85
01 General Fund PROBUILD Bear Creek Park fertigation hardware - qty 2 16.58
01 General Fund RODDA PAINT COMPANY 2 gal paint & 6 rollers; Settlers shop & restroom floor -
qt
91.98
01 General Fund SOUTHERN COMPUTER WAREHOUSE Hewlett Packard HP LaserJet Pro Sheet Feeder 550
pages
124.01
01 General Fund SOUTHERN COMPUTER WAREHOUSE Intuit Qb Dt Pro 2018 D1 1 User Vad 187.62
01 General Fund SOUTHERN COMPUTER WAREHOUSE Netmotion Wireless NetMotion Premium Technical
Support, Phon
1,230.70
01 General Fund SOUTHERN COMPUTER WAREHOUSE Zebra AC Pwr Adapter kit w/US Power Plug for QLN
Printers
80.04
01 General Fund SOUTHERN COMPUTER WAREHOUSE Zebra Four-Cell Li-Ion Battery for the RW420 390.05
01 General Fund SOUTHERN COMPUTER WAREHOUSE Zebra ZQ500 Series ZQ520 Label Printer, Monochrome,
Direct
561.63
01 General Fund SPECIALTY CONSTRUCTION SUPPLY ADA Parking signs - qty 10 220.00
01 General Fund SPECIALTY CONSTRUCTION SUPPLY Flagging for Christmas banner tear down 222.00
01 General Fund STAR FIRE DISTRICT MAINTENANCE
DIVISION
220/MF018, replace A/C compressor, rear
brakes/rotors, serpe
7,481.82
01 General Fund STAR FIRE DISTRICT MAINTENANCE
DIVISION
220/MF022, Repair, install new rear axle pinion seal 1,462.76
01 General Fund STAR FIRE DISTRICT MAINTENANCE
DIVISION
220/Prev Mtnc MF018 974.00
01 General Fund STAR FIRE DISTRICT MAINTENANCE
DIVISION
220/Prev Mtnc MF022 353.07
Date: 2/28/18 03:55:33 PM Page: 4Meridian City Council Meeting Agenda March 6, 2018 – Page 419 of 605
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
01 General Fund STAR FIRE DISTRICT MAINTENANCE
DIVISION
220/Prev Mtnc MF027 241.84
01 General Fund STAR FIRE DISTRICT MAINTENANCE
DIVISION
220/Prev Mtnc MF041 910.09
01 General Fund STRICTLY TECHNOLOGY Microsoft Surface Pro Tablet- COre i5 7300U/
2.6GHz-Win 10 P
1,566.20
01 General Fund STRICTLY TECHNOLOGY Microsoft Surface Pro Tablet-Core i5 7300U/
2.6GHz-Win 10 Pr
1,566.20
01 General Fund SUNBELT RENTALS Rent manlift for downtown Christmas Decor removal
2/3 - 2/5/
380.25
01 General Fund SYNCB/AMAZON 220/Pallet of water for training exercises 414.98
01 General Fund SYNCB/AMAZON candy for years of service awards - qty 2 bags 39.35
01 General Fund SYNCB/AMAZON candy for years of service awards - qty 5 pounds 25.06
01 General Fund SYNCB/AMAZON Dell Latitude E5430 E5530 E6430 E6530 ATG Laptop
Battery
38.91
01 General Fund SYNCB/AMAZON fitbits for wellness program prizes - qty 5 295.00
01 General Fund SYNCB/AMAZON HP 507A Magenta Original Toner, Anker USB 3.0
4-Port Portabl
204.01
01 General Fund SYNCB/AMAZON Mini DisplayPort to VGA 6feet Cable Benfei Mini DP
Display
26.58
01 General Fund SYNCB/AMAZON Plantronics CS540 Convertible Wireless Headset 157.99
01 General Fund SYNCB/AMAZON sit stand desk for PD employee 158.99
01 General Fund SYNCB/AMAZON Vivo Dual LCD LED Monitor Desk Mount Shtand Heavy
Duty Fully
59.98
01 General Fund TAG LINE LLC CID Staffing & Resource Analysis 3,250.00
01 General Fund TATES RENTS (GENERAL OFFICE)Rent sander for settlers shop & restroom floors 65.94
01 General Fund TATES RENTS (GENERAL OFFICE)Tablecloth Rentals for Tate of Meridian - Qty 36 315.00
01 General Fund TOTAL SYSTEM SERVICES K9 Building Winter HVAC Maintenance 125.00
01 General Fund TOTAL SYSTEM SERVICES PD Admin Winter HVAC Maintenance 1,788.00
01 General Fund TOTAL SYSTEM SERVICES Winter HVAC Maintenance & Filter Change @
Community Center
155.00
01 General Fund TRANSUNION RISK & ALTERNATIVE
DATA SOLUTIONS
TLOxp Charges & Credits - January 2018 175.71
01 General Fund UNIFORMS 2 GEAR Class A Shirt for RJ Young - Qty 1 74.75
01 General Fund VERIZON FINANCIAL SERVICES, LLC.
BELLEVUE
965467287-00001 Data, 01/21/18-02/20/18 1,073.82
01 General Fund VERIZON FINANCIAL SERVICES, LLC.
BELLEVUE
965467287-00002 Cellphones - 1/21/18-2/20/18 7,846.37
01 General Fund VERIZON FINANCIAL SERVICES, LLC.
BELLEVUE
965467287-00003 Mobile Devices - 1/21/18-2/20/18 226.79
Date: 2/28/18 03:55:33 PM Page: 5Meridian City Council Meeting Agenda March 6, 2018 – Page 420 of 605
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
01 General Fund WEIDNER & ASSOCIATES 220/TFT Rigid Ball Valve 157.96
01 General Fund WEIDNER & ASSOCIATES 220/Wildland hose clamp 98.43
01 General Fund WEST ADA SCHOOL DIST Auditorium & Cafeterial Rental for State of the City
Address
244.00
01 General Fund WW GRAINGER, INC 220/5 tarps, 1 squeegie, St. 5 71.43
01 General Fund WW GRAINGER, INC 220/Batteries, 3 packs AA 17.49
01 General Fund WW GRAINGER, INC 220/Scoop shovel for incident clean up 50.03
01 General Fund ZONES HP LaserJet Pro M402dne Printer, Monochrome,
Duplex Laser
382.00
Total 01 General Fund 171,401.75
07 Impact Fund COLUMBIA ELECTRIC SUPPLY South Meridian Regional Park controller panel supplies
x 237
892.25
Total 07 Impact Fund 892.25
60 Enterprise Fund 2M COMPANY Shop pump impeller repair 31.38
60 Enterprise Fund APWA ROCKY MOUNTAIN CHAPTER Registration, M. Jones, P. Cotton, B. Standley, 2018
RMC APW
750.00
60 Enterprise Fund AWWA-AMERICAN WATER WORKS
ASSN
AWWA Membership Renewal D. Teller 4/1/18 to
3/31/19
3,637.00
60 Enterprise Fund AWWA-AMERICAN WATER WORKS
ASSN
Registration, D. Bolthouse, AWWA Annual Conference
& Expo, L
905.00
60 Enterprise Fund BERRY ELECTRICAL SERVICES, INC.Replaced Lamps in Exterior Lights @ Admin Bldg - Qty
9
286.68
60 Enterprise Fund BILLING DOCUMENT SPECIALISTS 18-0090, MUBS Delinquent Notices 2/12/18 857.93
60 Enterprise Fund BOISE STATE UNIVERSITY Registration, K. Keith, Fundamentals of Microsoft
Project 20
325.00
60 Enterprise Fund BRET & CHRISTINA PATTERSON Refund, 1522109402, Wat/Sew/Trash, 1986 N
Sparkling Pl, Titl
35.39
60 Enterprise Fund CH2M HILL ENGINEERS, INC 17-0311,WRRF Capacity Expansion,services as of
1/26/18
22,391.23
60 Enterprise Fund CH2M HILL ENGINEERS, INC 18-0180 Planned SCADA improvements to security,
secondary
4,598.07
60 Enterprise Fund COLUMBIA ELECTRIC SUPPLY 17-0348,WRRF Capacity Expansion,Electrical VFD's
2/12/18
24,793.46
60 Enterprise Fund CONDOC WRRF Headworks,Liquid Strm Exp,Boise River
Outfall,Jan 2018
149.97
60 Enterprise Fund CORE & MAIN LP Flow Gate Valve for Replacement @ Well 21 Qty 1 1,323.44
Date: 2/28/18 03:55:33 PM Page: 6Meridian City Council Meeting Agenda March 6, 2018 – Page 421 of 605
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
60 Enterprise Fund CORTNEY VERBANAC Refund, 2323301003, Wat/Sew/Trash, 900 W Idaho
Ave, Customer
54.91
60 Enterprise Fund CSS GROUP Digline Translore 1/1 to 1/31/18 Qty 478 185.00
60 Enterprise Fund D & B SUPPLY High Vis Class 3 Shirts Qty 2 M. Hernandez 79.98
60 Enterprise Fund D & B SUPPLY Honda Generator, Utility Pump, Bit Set, Generator
Cover-Qty5
1,261.95
60 Enterprise Fund D & B SUPPLY Leaf Rake Qty 2 45.98
60 Enterprise Fund D & B SUPPLY Regular Grind Bark Qty 1.5yds 74.98
60 Enterprise Fund ESTATE OF BYBEE, BERNETTA M.Refund, 3460118702, Wat/Sew/Trash, 3491 E
Yesternight St, Cu
54.06
60 Enterprise Fund FASTENAL COMPANY Hydropellant gloves-size LG (12 qty)38.21
60 Enterprise Fund FASTENAL COMPANY Safety glasses (12 qty)77.16
60 Enterprise Fund FISHER SCIENTIFIC Gloves-size med (2 cs) & testing chemicals (2 qty)151.48
60 Enterprise Fund FISHER SCIENTIFIC Lab testing chemical - qty 1 91.87
60 Enterprise Fund GRANITE EXCAVATION, INC 17-0203,Sewer Main E.Wash&Carlson,Const.PayApp
Thru 12/20/17
21,207.92
60 Enterprise Fund HOME DEPOT CREDIT SERVICES 5.5 ft heavy duty aluminum ladder 69.98
60 Enterprise Fund HOME DEPOT CREDIT SERVICES Glass cleaner, 4pc probe set & nozzle set (3 qty)39.91
60 Enterprise Fund IDAHO STATESMAN 2nd job posting for Public Works Inspector II Position 150.00
60 Enterprise Fund INTEGRATIVE SOLUTIONS Labor to install vault, ball check & 2 check valves at 1,645.55
60 Enterprise Fund INTERMOUNTAIN GAS 098-162-3000-8 Intermountain Gas February 2018 8,803.73
60 Enterprise Fund INTERSTATE ALL BATTERY CENTER 12V (9AH) battery for emergency exit light at lift
stations
27.45
60 Enterprise Fund INTERSTATE ALL BATTERY CENTER C batteries (2 pks)19.70
60 Enterprise Fund LOWE'S Circular Saw, Saw Blade, CIS Saw Qty 3 109.22
60 Enterprise Fund MATERIALS TESTING & INSPECTION 17-0365,WRRF Headworks Upgrade,Testing Services
12/25-1/7/18
1,293.40
60 Enterprise Fund MIDPOINT BEARING Radial ball bearing & oil seal to rebuild motor - qty 2 162.96
60 Enterprise Fund MSC INDUSTRIAL SUPPLY CO.Hanger for DO probe 26.27
60 Enterprise Fund MSC INDUSTRIAL SUPPLY CO.Red insulating varnish 7.96
60 Enterprise Fund NAPA AUTO PARTS Automotive v-belt (2 qty)29.96
60 Enterprise Fund NAPA AUTO PARTS Instant gasket maker - qty 7 167.93
60 Enterprise Fund O'REILLY AUTO PARTS Paint for motor rebuild at backwash, tertiary filter - qty
2
11.98
60 Enterprise Fund OFFICE DEPOT, INC.2 clipboards 29.18
60 Enterprise Fund OFFICE DEPOT, INC.Copy Paper, Pens, Correction Tape - Qty 7 130.07
60 Enterprise Fund OFFICE DEPOT, INC.paper clips, binding covers, binder clips - qty 5 51.88
60 Enterprise Fund OFFICE DEPOT, INC.Pen refills - qty 2 2.06
60 Enterprise Fund OFFICE DEPOT, INC.Pen refills - qty 8 8.80
60 Enterprise Fund OFFICE DEPOT, INC.Toner 52.18
Date: 2/28/18 03:55:33 PM Page: 7Meridian City Council Meeting Agenda March 6, 2018 – Page 422 of 605
City Of Meridian
Invoices Selected for Payment - Invoices for Payment - Amie
Code
Fund
Fund Title Vendor Name Invoice/Credit Description Invoice Amount
60 Enterprise Fund OFFICE VALUE - MERIDIAN CD-R & color binder tabs (3 qty)79.91
60 Enterprise Fund OFFICE VALUE - MERIDIAN Tape, Stamp Pads Qty 4 56.02
60 Enterprise Fund OXARC, INC.Citric Acid Granules (4 bg)496.40
60 Enterprise Fund PARK PLACE PROPERTY MANAGEMENT Refund, 2251310803, Wat/Sew/Trash, 75 E King St,
Credit On A
28.45
60 Enterprise Fund PLATT ELECTRIC SUPPLY 10ft aircraft cable & pull box to install electrical &82.05
60 Enterprise Fund PLATT ELECTRIC SUPPLY Fluke-805-FC Vibration Test Meter Qty 1 1,999.99
60 Enterprise Fund PLATT ELECTRIC SUPPLY Light indicator-green to repair blower light in UV 22.38
60 Enterprise Fund RED WING SHOES Safety boots for Tom Avery 186.99
60 Enterprise Fund SAF T FLO WATER SERVICES Viton PVC Check Valve Qty 2 975.30
60 Enterprise Fund SENSUS USA INC TS FLXNT M2 1YRFLXNT M2 Software Only 1 yr
Support Walk by-D
1,949.94
60 Enterprise Fund SPECIALTY CONSTRUCTION SUPPLY High Vis Mesh Vests Qty 6 150.00
60 Enterprise Fund SPECIALTY CONSTRUCTION SUPPLY Slow paddle & clip on arrow for traffic control (6 qty)173.82
60 Enterprise Fund SYNCB/AMAZON Defender Phone Case Samsung Qty 1 5.80
60 Enterprise Fund SYNCB/AMAZON Dual Pin Lock Set for Ball Hitch Qty 3 90.03
60 Enterprise Fund SYNCB/AMAZON Gel Pens Black - Qty 1 Dozen 13.96
60 Enterprise Fund SYNCB/AMAZON Gel Pens Blue Qty 1 Pk of 16 Pens 21.21
60 Enterprise Fund SYNCB/AMAZON Glass Screen Protector for Samsung Qty 1 13.02
60 Enterprise Fund SYNCB/AMAZON Otter Box Phone Case Iphone Qty 1 18.39
60 Enterprise Fund SYNCB/AMAZON Shower curtains for Ops bathrooms (2 qty)31.32
60 Enterprise Fund TC SALES & SERVICE Seal fail relays - qty 3 888.00
60 Enterprise Fund VERIZON FINANCIAL SERVICES, LLC.
BELLEVUE
965467287-00001 Data, 01/21/18-02/20/18 1,359.34
60 Enterprise Fund VERIZON FINANCIAL SERVICES, LLC.
BELLEVUE
965467287-00002 Cellphones - 1/21/18-2/20/18 2,660.09
60 Enterprise Fund VERIZON FINANCIAL SERVICES, LLC.
BELLEVUE
965467287-00003 Mobile Devices - 1/21/18-2/20/18 107.44
60 Enterprise Fund XYLEM WATER SOLUTIONS USA, INC O-ring kit & 19mm seal sleeve grommet (4 qty)416.00
Total 60 Enterprise Fund 108,074.07
Report Total 280,368.07
Date: 2/28/18 03:55:33 PM Page: 8Meridian City Council Meeting Agenda March 6, 2018 – Page 423 of 605
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 8A
Project/File Number:
Item Title: MYAC
Mayor's Youth Advisory Council Update
Meetina Notes
FEBRUARY 2018
UPDATE
Presented By: Additional Sponsors:
First Interstate Bank &
Kathy Chambers – State Farm
Elyssa Wade
GOVERNMENT AFFAIRS:
Following the 2018 Legislative Breakfast in January, Representative Jason Monks
agreed to help draft the legislation, and worked side-by-side with MYAC to bring it
before two Committee meetings, and finally a unanimous vote on the House
floor! This legislation will now be heading to the Senate, where Senator Winder
and Senator Bayer will sponsor the bill.
TEEN ACTIVITIES COMMITTEE (TAC)
TAC held two events and
encouraged MYAC’ers to bring
friends that are not a part of
MYAC. They held a Un-Valentine
Party at City Hall where they
played games, watched a movie,
and had pizza!
hosted the 8th annual Ignite Youth event.
Ignite Youth is an idea and presentation
competition in which high school aged
students have the opportunity to share
their passions, concerns, and ideas with
an audience of their peers, as well as
community members of all ages. There
were five youth that presented on topics
ranging from Gun Control to Suicide
Prevention.
COMMUNITY SERVICE
MYAC’ers created Valentines for
one of Meridian’s academies and
they were delivered to them on
Valentine’s Day.
“They were so happy and
appreciative. I was very blow away
myself. It is not very often that our
students receive gestures of good
deeds so we are truly
appreciative!!”
(Principal Hanneman)
COMMUNITY SERVICE – DUTCH BROS CPR DAY
MYAC partnered with Meridian
Dutch Bros and the American
Heart Association to provide a 20
second hands-only CPR
demonstration for customers
waiting in line to order their
drinks. Albeit very cold, they were
able to demonstrate this lifesaving
technique to over 250 people!
MEET MORE OF OUR MYAC STUDENTS!
I would like to introduce you to……
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 8B
Project/File Number:
Item Title: Resolution No. 18-2061
Resolution No. 18-2061: Appointment of Jessica Peters to Seat 2,
Jennifer Sullivan to Seat 3 and Tyler Jay Wilson to Seat 7 of the
Meridian Arts Commission.
Meetina Notes
IVA
CITY OF MERIDIAN RESOLUTION NO. 18 - 2a 61
BY THE CITY COUNCIL: BERNT, BORTON, CAVENER,
MILAM, PALMER, LITTLE ROBERTS
A RESOLUTION OF THE MAYOR AND THE CITY COUNCIL OF THE CITY
OF MERIDIAN, APPOINTING JESSICA PETERS TO SEAT 2, JENNIFER SULLIVAN
TO SEAT 3 AND TYLER JAY WILSON TO SEAT 7 OF THE MERIDIAN ARTS
COMMISSION; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the Meridian City Code § 2-1-1 establishes the Meridian Arts Commission,
its members and terms of their appointments; and
WHEREAS, Seat 2, 3 and 7 of the Meridian Arts Commission are currently vacant; and
WHEREAS, the Mayor and City Council of the City of Meridian deems the appointment
of Jessica Peters to Seat 2, Jennifer Sullivan to Seat 3 and Tyler Jay Wilson to Seat 7 of the
Meridian Arts Commission to be in the best interest of the Meridian Arts Commission and of the
City of Meridian;
NOW THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COUNCIL
OF THE CITY OF MERIDIAN CITY, IDAHO:
Section 1. That pursuant to Meridian City Code § 2-1-1, Jessica Peters is
appointed to Seat 2, Jennifer Sullivan is appointed to Seat 3 and Tyler Jay Wilson is appointed to
Seat 7 of the Meridian Arts Commission, for terms to expire February 28, 2021.
Section 2. That this Resolution shall be in full force and effect immediately upon its
adoption and approval.
ADOPTED by the City Council of the City of Meridian, Idaho, this day of March,
2018.
APPROVED by the Mayor of the City of Meridian, Idaho, this day of March, 2018.
APPROVED:
r
_ \
4 .=
>� Mayor y de Weerd
rfg,
ATTEST: J
ti
B �5�
By:
C. ay Col ity erk
RESOLUTION APPOINTING JESSICA PETERS, JENNIFER SULLIVAN AND TYLER JAY WILSON - MERIDIAN ARTS
COMMISSION
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 9A
Project/File Number: H-2018-0009
Item Title: Movado Greens No. 1
Final Plat for Movado Greens No. 1 (H-2018-0009) by Movado
Development, LLC located South of E. Overland Road between
S. Topaz Way and S. Cloverdale Road
Meetina Notes
Movado Greens Subdivision No. 1 – FP H-2017-0104 1
STAFF REPORT
MEETING DATE: March 6, 2018
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Movado Greens Subdivision No. 1 – FP (H-2018-0009)
I. APPLICATION SUMMARY
The applicant, Jim Conger, has applied for a final plat (FP) consisting of 55 building lots and 4
common lots on 6.42 acres of land in the R-15 zoning district for Movado Greens Subdivision No. 1.
II. STAFF RECOMMENDATION
Staff recommends approval of the Movado Greens Subdivision No. 1 final plat subject to the
conditions noted in Sections VI and VII below. These conditions shall be considered in full, unless
expressly modified or deleted by motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2018-0009 as presented in the staff report for the hearing date of
March 6, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0009, as presented during the hearing on March 6, 2018, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0009 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 E. Overland Road between S. Topaz Way and S.
Cloverdale Road in the NE ¼ of Section 21, Township 3N., Range 1E.
B. Applicant:
Jim Conger
4824 W. Fairview Ave.
Boise, Idaho 83706
C. Owner:
Movado Development, LLC
4824 W. Fairview Ave.
Boise, Idaho 83706
D. Representative:
Meridian City Council Meeting Agenda March 6, 2018 – Page 428 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 2
Laren Bailey, Conger Management Group
4824 W. Fairview Ave.
Boise, Idaho 83706
V. STAFF ANALYSIS
The proposed final plat depicts 55 building lots and 4 common lots on 6.42 acres of land in the R-15
zoning district. The minimum property size in this phase is 3,232 square feet (s.f.) with an average
size of approximately 3,850 s.f.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (H-2017-0104) as required by UDC 11-6B-3D.2. The number of building lots and common lots
are the same in number. Therefore, Staff deems the final plat to be in substantial compliance with the
approved preliminary plat as required.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation, rezone, Development Agreement
#2018-012456, and preliminary plat (H-2017-0104) applications approved for this site.
2. The applicant shall obtain the City Engineer’s signature on the final plat within two years of the
City Engineer’s signature on the previous phase final plat in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The final plat prepared by Sawtooth Land Surveying, LLC, stamped on 1/26/18 by Carl Porter,
shall be revised as follows:
a. Note #12: Include the recorded instrument number.
b. Note #14: Include a note that references the ACHD Temporary Turnaround easement and
instrument number.
5. The landscape plan prepared by Jensen Belts, dated 2/5/18, is approved as submitted.
6. Design of homes constructed within the subdivision shall be generally consistent with the
conceptual building elevation photos included in the development agreement.
7. All fencing installed on the site must be consistent with the standards listed in UDC 11-3A-7. If
permanent fencing does not exist at the subdivision boundary, temporary construction fencing to
contain debris shall be installed around this phase prior to release of building permits.
8. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
VII. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. 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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 429 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 3
2. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. 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.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. 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.
7. 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, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing 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.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
9. 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.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. 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.
15. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
Meridian City Council Meeting Agenda March 6, 2018 – Page 430 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 4
16. 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.
17. 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.
18. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer’s expense. Final design shall be submitted as part of the development plan
set for approval, which must include the location of any existing street lights. The contractor’s
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility
Coordinator at 898-5500 for information on the locations of existing street lighting.
19. 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 signature of the final plat by the City Engineer.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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 Water Department at
(208)888-5242 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.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment
procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C.1). 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
development plan approval.
24. 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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 431 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 5
V. EXHIIBITS
A. Vicinity Map
B. Preliminary Plat (dated: 7/28/17)
C. Proposed Final Plat (dated: 1/26/18)
D. Proposed Landscape Plan (dated: 2/5/18)
Meridian City Council Meeting Agenda March 6, 2018 – Page 432 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 6
Exhibit A – Vicinity Map
Meridian City Council Meeting Agenda March 6, 2018 – Page 433 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 7
Exhibit B – Preliminary Plat (dated: 7/28/17)
Meridian City Council Meeting Agenda March 6, 2018 – Page 434 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 8
Exhibit C – Proposed Final Plat (dated: 1/26/18)
Meridian City Council Meeting Agenda March 6, 2018 – Page 435 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 9
Exhibit D – Proposed Landscape Plan (dated: 2/5/18)
Meridian City Council Meeting Agenda March 6, 2018 – Page 436 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 10
Meridian City Council Meeting Agenda March 6, 2018 – Page 437 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 1
STAFF REPORT
MEETING DATE: March 6, 2018
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Movado Greens Subdivision No. 1 – FP (H-2018-0009)
I. APPLICATION SUMMARY
The applicant, Jim Conger, has applied for a final plat (FP) consisting of 55 building lots and 4
common lots on 6.42 acres of land in the R-15 zoning district for Movado Greens Subdivision No. 1.
II. STAFF RECOMMENDATION
Staff recommends approval of the Movado Greens Subdivision No. 1 final plat subject to the
conditions noted in Sections VI and VII below. These conditions shall be considered in full, unless
expressly modified or deleted by motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2018-0009 as presented in the staff report for the hearing date of
March 6, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0009, as presented during the hearing on March 6, 2018, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0009 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 E. Overland Road between S. Topaz Way and S.
Cloverdale Road in the NE ¼ of Section 21, Township 3N., Range 1E.
B. Applicant:
Jim Conger
4824 W. Fairview Ave.
Boise, Idaho 83706
C. Owner:
Movado Development, LLC
4824 W. Fairview Ave.
Boise, Idaho 83706
D. Representative:
Meridian City Council Meeting Agenda March 6, 2018 – Page 438 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 2
Laren Bailey, Conger Management Group
4824 W. Fairview Ave.
Boise, Idaho 83706
V. STAFF ANALYSIS
The proposed final plat depicts 55 building lots and 4 common lots on 6.42 acres of land in the R-15
zoning district. The minimum property size in this phase is 3,232 square feet (s.f.) with an average
size of approximately 3,850 s.f.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (H-2017-0104) as required by UDC 11-6B-3D.2. The number of building lots and common lots
are the same in number. Therefore, Staff deems the final plat to be in substantial compliance with the
approved preliminary plat as required.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation, rezone, Development Agreement
#2018-012456, and preliminary plat (H-2017-0104) applications approved for this site.
2. The applicant shall obtain the City Engineer’s signature on the final plat within two years of the
City Engineer’s signature on the previous phase final plat in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The final plat prepared by Sawtooth Land Surveying, LLC, stamped on 1/26/18 by Carl Porter,
shall be revised as follows:
a. Note #12: Include the recorded instrument number.
b. Note #14: Include a note that references the ACHD Temporary Turnaround easement and
instrument number.
5. The landscape plan prepared by Breckon Land Design, dated 1/26/18, is approved as submitted.
6. Design of homes constructed within the subdivision shall be generally consistent with the
conceptual building elevation photos included in the development agreement.
7. All fencing installed on the site must be consistent with the standards listed in UDC 11-3A-7. If
permanent fencing does not exist at the subdivision boundary, temporary construction fencing to
contain debris shall be installed around this phase prior to release of building permits.
8. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
VII. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. 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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 439 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 3
2. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. 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.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. 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.
7. 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, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing 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.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
9. 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.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. 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.
15. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
Meridian City Council Meeting Agenda March 6, 2018 – Page 440 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 4
16. 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.
17. 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.
18. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer’s expense. Final design shall be submitted as part of the development plan
set for approval, which must include the location of any existing street lights. The contractor’s
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility
Coordinator at 898-5500 for information on the locations of existing street lighting.
19. 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 signature of the final plat by the City Engineer.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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 Water Department at
(208)888-5242 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.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment
procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C.1). 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
development plan approval.
24. 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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 441 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 5
V. EXHIIBITS
A. Vicinity Map
B. Preliminary Plat (dated: 7/28/17)
C. Proposed Final Plat (dated: 1/26/18)
D. Proposed Landscape Plan (dated: 2/5/18)
Meridian City Council Meeting Agenda March 6, 2018 – Page 442 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 6
Exhibit A – Vicinity Map
Meridian City Council Meeting Agenda March 6, 2018 – Page 443 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 7
Exhibit B – Preliminary Plat (dated: 7/28/17)
Meridian City Council Meeting Agenda March 6, 2018 – Page 444 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 8
Exhibit C – Proposed Final Plat (dated: 1/26/18)
Meridian City Council Meeting Agenda March 6, 2018 – Page 445 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 9
Exhibit D – Proposed Landscape Plan (dated: 2/5/18)
Meridian City Council Meeting Agenda March 6, 2018 – Page 446 of 605
Movado Greens Subdivision No. 1 – FP H-2017-0104 10
Meridian City Council Meeting Agenda March 6, 2018 – Page 447 of 605
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 913
Project/File Number: H-2018-0010
Item Title: Gramercy Vacation
1. Request: Vacate a City of Meridian Water and Sanitary Sewer
Easement Located on Lot 5, Block 1, Gramercy Subdivision NO -1
Meetina Notes
Gramercy (Lot 5, Block 1) Vacation – H-2018-0010 - 1 -
STAFF REPORT
Hearing Date: February 27, 2018
TO: Mayor and City Council
FROM: Josh Beach, Associate Planner
(208) 884-5533
SUBJECT: H-2018-0010 – Gramercy (Lot 5, Block 1)Vacation
1. APPLICATION SUMMARY
The applicant is requesting approval to vacate a City of Meridian water and sanitary sewer easement
located on Lot 5, Block 1 of Gramercy Subdivision No. 1.
2. STAFF RECOMMENDATION
Staff recommends approval of the subject vacation application.
3. PROPOSED MOTION
Approval
After considering all staff, applicant, and public testimony, I move to approve File Number H-2018-
0010, as presented in the staff report for the hearing date on , 2018.
Denial
After considering all staff, applicant, and public testimony, I move to deny File Number H-2018-
0010, as presented during the hearing on March 6, 2018, for the following reasons: (You should state
specific reasons for denial.)
Continuance
After considering all staff, applicant, and public testimony, I move to continue File Number H-2018-
0010 to the hearing date of (insert continued hearing date here) for the following reason(s): (you
should state specific reason(s) for continuance)
4. APPLICATION AND PROPERTY FACTS
A. Site Address/Location: The site is located at 1715 S. Wells Avenue, in the NE ¼ of Section 20,
Township 3N., Range 1E.
B. Applicant:
Kent Brown
3161 E. Springwood Drive
Meridian, Idaho 83642
C. Owner:
R&A Nielson Properties, LLC
2330 Gala St. STE 400
Meridian, ID 83642
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information and the
application file for the applicable relinquishment approvals.
Meridian City Council Meeting Agenda March 6, 2018 – Page 449 of 605
Gramercy (Lot 5, Block 1) Vacation – H-2018-0010 - 2 -
5. PROCESS FACTS
The subject application is a request to vacate a platted easement created with Gramercy Subdivision
No. 1. Per Meridian City Code Title 11, Chapter 5, the City Council is the decision making body on
this matter. The UDC does not require the site to be posted with a public hearing notice sign.
A. Newspaper notifications published on: February 9, 2018
B. Radius notices mailed to properties within 300 feet on: February 2, 2018
6. LAND USE
A. Existing Land Use(s): This property is a commercial lot, zoned C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: The surrounding area is
primarily developed with commercial businesses, zoned C-G.
C. History of Previous Actions:
The property was annexed and zoned as Kenai Subdivision (AZ-06-021), granted preliminary
plat as Kenai Subdivision (PP-06-019) and granted final plat as Gramercy Subdivision No.1
(FP-06-048).
In 2017, the property received CZC for Eye Site (A-2017-0108)) approval to construct a
4,577 square foot building on the lot.
7. STAFF ANALYSIS
The applicant is requesting approval to vacate a City of Meridian water and sanitary sewer easement
located on Lot 5, Block 1 of Gramercy Subdivision No. 1 . As noted above, there is a building under
construction on the site. With the Certificate of Zoning Compliance, staff required th e applicant to
vacate the easement.
The applicant has received approval from public works department to vacate the easement in
question, and abandon the existing utility stubs per Meridian Public Works Standards. Therefore staff
recommends approval to vacate easement as proposed.
8. EXHIBITS
A. Drawings
1. Vicinity Map
2. Recorded Plat
3. Approved Site Plan
Comment [BP1]: Attach the site plan as an
exhibit in the staff report. Thanks!
Meridian City Council Meeting Agenda March 6, 2018 – Page 450 of 605
Gramercy (Lot 5, Block 1) Vacation – H-2018-0010 - 3 -
A. Drawings
1. Vicinity Map
Meridian City Council Meeting Agenda March 6, 2018 – Page 451 of 605
Gramercy (Lot 5, Block 1) Vacation – H-2018-0010 - 4 -
2. Recorded Plat
Meridian City Council Meeting Agenda March 6, 2018 – Page 452 of 605
Gramercy (Lot 5, Block 1) Vacation – H-2018-0010 - 5 -
Meridian City Council Meeting Agenda March 6, 2018 – Page 453 of 605
Gramercy (Lot 5, Block 1) Vacation – H-2018-0010 - 6 -
3. Approved Site Plan
Meridian City Council Meeting Agenda March 6, 2018 – Page 454 of 605
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 9C
Project/File Number: H-2017-0151
Item Title: Harper Ridge Subdivision
1. Request: Conditional Use Permit Consisting of 124 Multi -Family
Dwelling Units on Approximately 10.68 Acres in an Existing C -G
Zoning District
2. Request: Preliminary Plat Approval Consisting of 16 Multi -Family
Lots, 4 Common Lots and 2 Other Lots on 10.68 Acres of land in
an Existing C -G Zoning District
Meetina Notes
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CITY OF MERIDIAN
CITY COUNCIL I
PUBLIC HEARING SIGN -IN SHEET
Date: March 6, 2018 Item #
Project Number:
Project Name:
H-2017-0151
Harper Ridge
9C
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Date: March 6, 2018 Item #
Project Number:
Project Name:
H-2017-0151
Harper Ridge
9C
Please print your name
For
Against
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CITY OF MERIDIAN
CITY COUNCIL
PUBLIC HEARING SIGN -IN SHEET
Date: March 6, 2018 Item #
Project Number:
Project Name:
H-2017-0151
Harper Ridge
9C
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Exhibit A
Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 1
STAFF REPORT Hearing Date: February 27, 2018
TO: Mayor & City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Harper Ridge Subdivision – CUP, PP (H-2017-0151)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, McMaster Limited Partnership, has submitted an application for a Conditional Use
Permit (CUP) for a multi-family development consisting of 124 dwelling units in a C-G zoning
district; and Preliminary Plat (PP) consisting of 16 building lots, 4 storage lots and 2 common lots on
10.68 acres of land. See Section IX of the staff report for more information.
The Meridian Planning & Zoning Commission heard these items on December 21, 2017. At the
public hearing, the Commission moved to recommend approval of the subject CUP and PP
requests.
a. Summary of Commission Public Hearing:
i. In favor: Matt Schultz, Doug McMaster,
ii. In opposition: Nancy Bodreaux, John Bodreaux, Eric Gabrielson, Paul Hosford, Gary
Vaneckern, Ron Paschal, Glen Rackham, Gail Stocking, Carol Gabrielson, Ron Porter,
Pamela Judy, Rulon Stocking
iii. Commenting: Doug McMaster, Nancy Bodreaux, John Bodreaux, Eric Gabrielson, Paul
Hosford, Gary Vaneckern, Ron Paschal, Glen Rackham, Gail Stocking, Carol
Gabrielson, Ron Porter, Pamela Judy, Rulon Stocking
iv. Written testimony: Eric and Carole Gabrielson, Ron and Kathryn Porter (2)
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: Andrea Pogue, Bill Parsons
b. Key issue(s) of Public Testimony:
i. Concerns about increased traffic through the surrounding residential neighborhoods.
ii. Concerns about how the impact of increased traffic will impact the safety of the
children in the neighborhood.
iii. Concerns about adequate parking being provided.
iv. Concerns about adequate vehicle access to the site.
v. Concerns about the lack of access being required for the previously approved Movado
Estates project.
vi. Concerns over whether multi-family is appropriate in this area.
c. Key Issues of Discussion by Commission:
i. Discussion on the density being proposed
ii. Traffic through the area.
iii. Traffic impact on the area with commercial vs. residential.
iv. Is residential appropriate for the C-G zoned parcel?
v. Is the parking sufficient for the number of units?
vi. Concerns about having multiple owners within the development and lack of uniformity
in maintenance.
d. Commission Change(s) to Staff Recommendation:
i. Add condition
Meridian City Council Meeting Agenda March 6, 2018 – Page 456 of 605
Exhibit A
Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 2
e. Outstanding Issue(s) for City Council:
i. None
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP, and PP applications in accord with the conditions
of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit C.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number H-2017-0151, as presented in the staff report for the hearing date of
December 21, 2017, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number H-2017-0151, as presented during the hearing on December 21, 2017, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2017-0151 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 at 3885 E. Copper Point Drive, in the southwest ¼ of Section 21, Township 3
North, Range 1 East. (Parcel #s: S1121315100 and S1121233901)
B. Applicant/Owner(s):
McMaster Limited Partnership
P.O. Box 2640
Eagle, ID 83616
Meridian City Council Meeting Agenda March 6, 2018 – Page 457 of 605
Exhibit A
Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 3
C. Representative:
Schultz Development
PO Box 1115
Meridian, ID 83680
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 and preliminary plat. A public hearing is
required before the Planning & Zoning Commission and City Council on these applications,
consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: December 1, 2017
C. Radius notices mailed to properties within 300 feet on: November 27, 2017
D. Applicant posted notice on site(s) on: December 7, 2017
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of vacant commercial property, zoned C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Commercial business, zoned C-G and vacant commercial property also zoned C-G.
2. East: Recently approved single family homes in the Movado Estates Subdivision, zoned R-8.
3. South: Single-family homes in the Sutherland Farms Subdivision, zoned R-4 and R-8.
4. West: Church, zoned C-G.
C. History of Previous Actions: This property was annexed in 2002 as part of Sutherland Farms
(AZ-02-004, DA Inst. # 102143307).
D. Utilities:
1. Public Works:
a. Location of sewer: Sanitary sewer mains intended to provide service to the subject site
currently exist in E. Copper Point Drive.
b. Location of water: Water mains intended to provide service to the subject site currently
exist in E. Copper Point Drive.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Ridenbaugh Canal runs along the southern boundary of this
site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This site is not located in the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated Mixed-Use Regional (MU-R) on the Future Land Use Map
(FLUM) contained in the Comprehensive Plan. 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 predominantly
Meridian City Council Meeting Agenda March 6, 2018 – Page 458 of 605
Exhibit A
Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 4
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. For example, an employment center should have support retail uses; a retail center
should have supporting residential uses as well as supportive neighborhood and community services.
The standards for the MU-R designation provide an incentive for larger public and quasi-public uses
where they provide a meaningful and appropriate mix to the development. The developments are
encouraged to be designed according to the conceptual MU-R plan depicted in Figure 3-5 (Below).
The applicant proposes to develop the site with 124 dwelling at a gross density of 11.61 units/acre.
This land use anticipates between 6 and 40 dwelling units per acre.
GOALS, OBJECTIVES, & ACTION ITEMS: Staff finds the following Comprehensive Plan policies to
be applicable to this application and apply to the proposed use of this property (staff analysis in
italics):
“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 multi-family residential development will contribute to the variety of residential
uses that currently exist in this area (i.e. low and medium density). Staff is unaware of how
“affordable” the units will be.
“Provide housing options close to employment and shopping centers.” (3.07.02D)
Because of its location in close proximity to the Silverstone Business Park, nearby shopping
centers), and major transportation corridors (I-84 and SH-55/Eagle Road), this property is
ideal for providing higher density housing options.
“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.” (3.07.02N)
The proposed multi-family development is located in close proximity to major access
thoroughfares (i.e. I-84 and SH-55/Eagle Road) within the City.
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
The existing residential properties to the south are across a major irrigation canal and
should not be impacted by the proposed multi-family development on the north side of the
Ridenbaugh Canal.
“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.4.
“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)
Urban services can be provided to this property upon development. “Adopt land use
designations that will allow for housing opportunities for all income levels.” (3.07.01D)
Few of the major employment areas within the City are adequately supported with enough
housing options. Density near employment centers allow for workforce housing and promote
community resiliency, potentially reducing commute times and expenses, and allowing for
increased community and economic engagement.
Meridian City Council Meeting Agenda March 6, 2018 – Page 459 of 605
Exhibit A
Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 5
“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 development of multi-family homes on this site will contribute to the variety of housing
types available in this part of the City.
“Consistent with the Transportation and Land Use Integration Plan, require all new
residential neighborhoods to provide sidewalks, curb and gutters, and complete streets.”
(3.07.02B)
Curb, gutter and sidewalks will be required to be constructed along the entire frontage of this
property as part of the development.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zones: Per UDC 11-2B-1, the purpose of the commercial districts is to
provide for the retail and service needs of the community in accordance with the Meridian
Comprehensive Plan. Six (6) districts are designated which differ in the size and scale of
commercial structures accommodated in the district, the scale and mix of allowed commercial
uses, and the location of the district in proximity to streets and highways.
Properties within the C-G district are typically in close proximity and/or have access to interstate
or arterial intersections. Allowed uses are the largest scale and broadest mix of retail, office,
service, and light industrial uses.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the permitted,
accessory, conditional, and prohibited uses in the C-G zoning district. The proposed multi-family
development is listed as a conditional use. The specific use standards listed in UDC 11-4-3-27 for
multi-family developments apply to development of this property.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G
zoning district apply to development of this site.
D. Landscaping Standards (UDC 11-3B): The standards for landscaping contained in UDC 11-3B
and 11-4-3-27F apply to development of this site.
E. Common Open Space and Site Amenity Requirements: Common open space and site amenities
are required to be provided on the site in accord with the requirements listed in11-4-3-27C and11-
4-3-27D.
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.
IX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
A. Conditional Use Permit (CUP):
A CUP is requested for a multi-family development in the C-G zoning district as required by
UDC Table 11-2B-3.
The proposed multi-family development consists of a total of 124 dwelling units in (16) structures
on 10.68 acres of land in the C-G zoning district. The units consist of a mix of 1, 2 and 3
bedroom units.
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)
Meridian City Council Meeting Agenda March 6, 2018 – Page 460 of 605
Exhibit A
Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 6
A minimum of 80 square feet (s.f.) of private useable open space is required to be
provided for each unit. The applicant has not provided any floor plans to verify this
requirement has been met. Prior to the Planning and Zoning Commission, the applicant
will need to submit floor plans that conform to 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
submitted with the Certificate of Zoning Compliance application should depict these
items.
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 are between 500
and 1,200 square feet; therefore, a minimum of 31,000 square feet or .711 of an acre of
common open space is required for this development in addition to the 10 percent
required by UDC 11-3G-3 and UDC 11-4-3-27..
For multi-family developments with 75 units or more, 4 site amenities are required to be
provided with at least one from each category listed in UDC 11-4-3-27D. For
developments with more than 100 units, the decision making body shall require
additional amenities commensurate to the size of the proposed development. The
applicant proposes a swimming pool, a clubhouse with an exercise room, a 50’ x 100’
open grassy area, and a tot lot as amenities in compliance with UDC standards. These
amenities fall within the quality of life, open space and recreation categories as required.
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 plans. The landscape plan submitted with the Certificate of Zoning
Compliance should comply with this requirement for the sides of the structures that
face E. Copper Point Way.
The development is required to record legally binding documents that state the
maintenance and ownership responsibilities for the management of the development,
including, but not limited to, structures, parking, common areas, and other development
features. The applicant should submit documentation of compliance with this
requirement prior to issuance of Certificate of Occupancy.
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 (124) 1, 2- and 3-bedroom units, a
minimum of 238 parking spaces are required, 124 of which should be covered. The site plan
depicts a total of 248 spaces, 128 of which are covered, which complies with and exceeds UDC
standards by a total of 14 spaces.
For non-residential uses such as the clubhouse, 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. Prior to the Planning and Zoning Commission hearing, the applicant shall
submit the floor plan for the clubhouse to ensure compliance with the UDC requirements for
parking.
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
Meridian City Council Meeting Agenda March 6, 2018 – Page 461 of 605
Exhibit A
Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 7
UDC 11-3C-5C. Based on 248 vehicle spaces proposed, a minimum of 10 bicycle spaces in
bicycle racks are required to be interspersed throughout the development. The plans
submitted with the application show 12 bicycle parking stalls.
Landscaping: Parking lot landscaping is required to be provided in accord with the standards
listed in UDC 11-3B-8C. A buffer to adjoining land uses is not required on the south, or east sides
of the project because the adjacent uses are residential in nature. On the Northwest and west sides
of the project, however, there are existing commercial uses that require a 25 foot landscape buffer
to be installed per UDC Table 11-2B-3, and must be landscaped in accord with the standards
listed in UDC 11-3B-9. Additionally, a 10 foot landscape buffer is required along any street
frontage and shall be landscaped in accord with UDC 11-3B-7. Prior to the planning and
zoning Commission, the applicant shall submit a revised plan that meets the above
mentioned requirements.
Mitigation: There are existing trees on this site. The applicant is required to comply with the
mitigation standards listed in UDC 11-3B-10C.5 for any existing trees 4-inch caliper or greater
that are removed from the site. Contact Elroy Huff, City Arborist (208-371-1755), prior to
removal of any existing trees from the site.
Building Elevations: Four building types are proposed for the future multi-family structures
within the development as shown in Exhibit A.5.
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.
Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate
of Zoning Compliance application for establishment of the new use and to ensure all site
improvements comply with the provisions of the UDC and the conditions in this report prior to
construction, 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 and site plan submit ted
with this application and the standards listed in UDC 11-3A-19 and the City of Meridian
Architectural Standards Manual.
B. Preliminary Plat (PP):
The proposed plat consists of 16 residential building lots 4 common lots and 2 other lots on 10.68
acres of land in the C-G zoning district. The smallest lot is 11,514 square feet (s.f.) with an
average lots size of 20,183 s.f.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district. All of the lots
comply with the minimum standards. Construction of buildings on the site should comply with
the setbacks for the C-G district.
Access: Access to streets is required to comply with the standards listed in UDC 11-3A-3. The
proposed plat depicts three accesses for the development – two via E. CopperPoint Way and one
via E. Copper Pont Drive; E. Copper Point Drive is considered a collector.
Stub Streets/Street Improvements: There are no stub streets proposed to adjacent properties.
The Ridenbaugh canal runs along the entire length of the southern boundary. E. Copper Point
Drive/Way abuts the property to the north and the property to the west was developed in 2003
Meridian City Council Meeting Agenda March 6, 2018 – Page 462 of 605
Exhibit A
Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 8
without a cross-access connection. S. Knapp Avenue provides a local street connection to the
adjacent residential.
Traffic Impact Study (TIS): A TIS was not a requirement for this project per ACHD.
Landscaping: A 25-foot wide street buffer is required adjacent to the south and west
boundaries of parcel #R7909850370 and the south boundary of parcel # R7909850380 per
UDC Table 11-2A-8 in accord with the standards listed in UDC 11-3B-7C. Prior to the
Planning and Zoning Commission hearing, the landscape plan shall be revised consistent
UDC requirements.
Open Space: A minimum of 10% (or 1.06 acres) of the area of the site is required to consist
of qualified open space in accord with the standards listed in UDC 11-3G-3B. The applicant
has proposed to provide 1.39 acres of qualified open space, or approximately 13%.
A total of 1.39 acres (or 13%) of open space is proposed consisting of common areas where
the clubhouse, swimming pool and tot lot are located and miscellaneous open grassy areas
that are a minimum of 20’ x 20’ in area (see Exhibit A.2).
The applicant proposes a swimming pool, a clubhouse with an exercise room, a 50’ x 100’
open grassy area, a tot lot and additional tenant storage as amenities. The applicant’s
proposed amenities meet the requirements for amenities per the UDC. The applicant
proposes a swimming pool, a clubhouse with an exercise room, a 50’ x 100’ open grassy area,
and a tot lot as amenities. In order to be in compliance with the UDC, the applicant shall provide
one additional amenity be provided for the project.
Waterways: The Ridenbaugh Canal runs along the southern boundary of this site. Because the
centerline of the ditch lies on the property line and is a very large drain, the applicant requests a
waiver to UDC 11-3A-6A.3 which requires all irrigation ditches/laterals/canals/drains to be
piped. City Council may waive the requirement for large capacity facilities.
Fencing: A 6-foot tall open vision fence, having an 11-guage, 2-inch mesh or other construction,
equivalent in ability to deter access to the waterway is required along the Ridenbaugh canal
unless the drain is improved as a water amenity as set forth in UDC 11-1A-1.
Sidewalks: Sidewalks are required to be provided with development in accord with the standards
listed in UDC 11-3A-17. Attached sidewalks exist along a portion of E. Copper Point Drive. The
applicant shall provide detached sidewalks along the entire E. Copper Point Way frontage
of the property, and attached sidewalk along the S. Knapp Ave frontage. The plans shall be
revised to show the missing section of sidewalk along E. Copper Point Drive.
Utilities: Street lights are required to be installed along public streets adjacent to the development
in accord with the City’s adopted standards, specifications and ordinances. 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. Adequate fire protection shall be required in accord with
the appropriate fire district standards.
Pressurized Irrigation: An underground pressurized irrigation system is required to be provided
for the development in accord with UDC 11-3A-15 as proposed and will be served by the Nampa
& Meridian and Settler’s Irrigation Districts.
Storm Drainage: An adequate storm drainage system is required in all developments in accord
with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18.
Stormwater is proposed to be retained on-site in seepage beds.
In summary, Staff recommends approval of the proposed CUP and PP applications with the
conditions included in Exhibit B of this report in accord with the Findings contained in Exhibit C.
Meridian City Council Meeting Agenda March 6, 2018 – Page 463 of 605
Exhibit A
Harper Ridge Subdivision –CUP, PP H-2017-0151 PAGE 9
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Site Plan (dated: 11/13/2017)
3. Proposed Preliminary Plat (dated: 10/24/2017)
4. Proposed Landscape Plan (dated: 11/07/2017)
5. Proposed Building Elevations & Renderings (dated: 11/13/2017)
B. Agency & Department Comments
C. Legal Description & Exhibit Map for Annexation & Zoning Boundary
D. Required Findings from Unified Development Code
Meridian City Council Meeting Agenda March 6, 2018 – Page 464 of 605
Exhibit A
Exhibit A Page 1
A. Drawings/Other
Exhibit A.1: Zoning Map
Meridian City Council Meeting Agenda March 6, 2018 – Page 465 of 605
Exhibit A
- 2 -
Exhibit A.2: Proposed Site Plan (dated: 11/13/2017)
Meridian City Council Meeting Agenda March 6, 2018 – Page 466 of 605
Exhibit A
- 3 -
Exhibit A.3: Proposed Preliminary Plat (dated: 10/24/2017)
Meridian City Council Meeting Agenda March 6, 2018 – Page 467 of 605
Exhibit A
- 4 -
Exhibit A.4: Proposed Landscape Plan (dated: 11/7/2017)
Meridian City Council Meeting Agenda March 6, 2018 – Page 468 of 605
Exhibit A
- 5 -
Exhibit A.5: Proposed Building Elevations & Renderings
Meridian City Council Meeting Agenda March 6, 2018 – Page 469 of 605
Exhibit A
- 6 -
B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS
1. PLANNING DIVISION
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.3, dated October 24, 2017, shall be revised as
follows:
a. Depict a 6-foot tall open vision fence with an 11-guage, 2-inch mesh or other
construction, equivalent in ability to deter access to the waterway (Ridenbaugh Canal);
or, improve the drain as a water amenity as set forth in UDC 11-1A, per UDC 11-3A-
6B.
b. The applicant shall provide detached sidewalks along the entire E. Copper Point Way
frontage of the property, and attached sidewalk along the S. Knapp Ave frontage. The
plans shall be revised to show the missing section of sidewalk along E. Copper Point
Drive.
1.1.3 The applicant provide an additional ten (10) parking stalls to the site than were presented
with the Site Plan labeled
1.2 Site Specific Conditions of Approval – Conditional Use Permit
1.2.1 The developer shall comply with the specific use standards for multi-family developments
listed in UDC 11-4-3-27, including but not limited to the following:
a. The applicant shall record legally binding documents that state the maintenance and
ownership responsibilities for the management of the development, including, but not
limited to, structures, parking, common areas, and other development features, per UDC
11-4-3-27G. A recorded copy shall be submitted to the City prior to issuance of Certificate
of Occupancy for the first structure within the development.
b. Prior to the Planning and Zoning Commission, the applicant shall submit floor plans for
the units that demonstrate compliance with UDC 11-4-3-27B.3 which requires a minimum
of 80 square feet (s.f.) of private useable open space to be provided for each unit.
1.2.2 With the Certificate of Zoning Compliance, the applicant shall revise the site plan included
in Exhibit A.2, dated 10/24/2017, shall be modified as follows:
a. Depict 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 in accord with UDC 11-4-3-27B.7.
1.2.3 The landscape plan included in Exhibit A.4, dated June 20, 2016, shall be revised as
follows:
a. On the Northwest and west sides of the project, however, there are existing
commercial uses that require a 25 foot landscape buffer to be installed per UDC
Table 11-2B-3 and because the subject property is zoned C-G, a 25 foot landscape
buffer is required along the south side of the project as well. The landscape buffer
must be landscaped in accord with the standards listed in UDC 11-3B-9.
Additionally, a 20 foot landscape buffer is required along E. Copper Point Drive
and a 10-foot landscape buffer is required along S. Knapp Avenue in accord with
Meridian City Council Meeting Agenda March 6, 2018 – Page 470 of 605
Exhibit A
- 7 -
UDC 11-3B-7. Prior to the planning and zoning Commission, the applicant shall
submit a revised plan that meets the above mentioned requirements.
b. A minimum of 10% (or 1.06 acres) of the area of the site is required to consist of
qualified open space in accord with the standards listed in UDC 11-3G-3B in
addition to that required by UDC 11-4-3-27 for multi-family developments (.711
acres) for a total of 1.771 acres. In order to meet the requirements of the UDC the
applicant shall revise the site plan to meet the requirements of UDC 11-4-3-27.
1.2.4 Prior to the Planning and Zoning Commission hearing, the applicant shall submit the floor plan
for the clubhouse to ensure compliance with the UDC requirements for parking.
1.2.5 All fencing shall comply with the standards listed in UDC 11-3A-6 and 11-3A-7.
1.2.6 All storm drainage areas included in the qualified open space calcul ations shall comply with the
standards listed in UDC 11-3B-11, Stormwater Integration.
1.2.7 Prior to the Planning and Zoning Commission hearing the applicant shall provide greater detail of
the materials proposed for the structures in order to ensure compliance with the City’s
Architectural Standards Manual.
1.2.8 All elevations that face E. Copper Point Way shall have landscaping along their foundations that
comply with the minimum standards listed in UDC 11-4-3-27E.2.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I,
11-3B-8C, and Chapter 3 Article C.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets).
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design
standards as set forth in UDC 11-3C-5C.
1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.2.13 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3B-11C.
Meridian City Council Meeting Agenda March 6, 2018 – Page 471 of 605
Exhibit A
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1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Standards Manual.
1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.2.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.2.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7
and 11-3A-6B as applicable.
1.3 Ongoing Conditions of Approval
1.3.1 The conditional use may only be transferred or modified consistent with the provisions as set forth
in UDC 11-5B-6G. The applicant shall contact Planning Division staff regarding any proposed
modification and/or transfer of ownership.
1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The conditional use approval shall be null and void if the applicant fails to 1) commence the use
within two years as set forth in UDC 11-5B-6F1 or 2) gain approval of a time extension as set
forth in UDC 11-5B-6F4.
1.4.3 The preliminary plat approval shall be null and void if the applicant fails to obtain City Engineer
signature on a final plat within two (2) years of approval of the preliminary plat; or, obtain
approval of a time extension as set forth in UDC 11-6B-7.
1.4.4 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design
Review application from the Planning Division, prior to submittal of any building permit
application.
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 conditional use approval shall be null and void if the applicant fails to 1) commence the
use within two years as set forth in UDC 11-5B-6F1 or 2) gain approval of a time extension as
set forth in UDC 11-5B-6F4.
1.5.3 The preliminary plat approval shall be null and void if the applicant fails to obtain City
Engineer signature on a final plat within two (2) years of approval of the preliminary plat; or,
obtain approval of a time extension as set forth in UDC 11-6B-7.
1.5.4 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and
Design Review application from the Planning Division, prior to submittal of any building
permit application.
2. PUBLIC WORKS DEPARTMENT
Meridian City Council Meeting Agenda March 6, 2018 – Page 472 of 605
Exhibit A
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2.1 Site Specific Conditions of Approval
2.1.1 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can
be found at http://www.meridiancity.org/public_works.aspx?id=272.
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 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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 473 of 605
Exhibit A
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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.
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
Meridian City Council Meeting Agenda March 6, 2018 – Page 474 of 605
Exhibit A
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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 Police Department has no comments on this application.
4. FIRE DEPARTMENT
4.1 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons
per minute for a duration of 2 hours to service the entire project. One and two family dwellings in
excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the
International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the
International Fire Code.
4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.3.1 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater
than 150 feet in length that is not provided with an outlet shall be required to have an approved
turn around. Phasing of the project may require a temporary approved turn around on streets
greater than 150' in length with no outlet.
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 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.6 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.7 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.
4.8 Building setbacks shall be per the International Building Code for one and two story construction.
4.9 Provide a Fire Department Key box entry system for the complex prior to occupancy as set forth
in International Fire Code Section 506.
4.10 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.
4.11 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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 475 of 605
Exhibit A
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4.12 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.
4.12.1 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.
5. REPUBLIC SERVICES
5.1 Coordinate with Bob Olson, Republic Services (208-345-1265) on the location and design of
trash enclosures prior to submittal of the Certificate of Zoning Compliance application.
6. PARKS DEPARTMENT
6.1 The Parks Department did not provide comments for this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Construct Copper Point Drive as ½ of a 40-foot street section with vertical curb, gutter, and 7-
foot wide attached or 5-foot wide detached sidewalk abutting the site; tying into existing
conditions to the east and west.
7.1.2 Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any public
sidewalk placed outside of the dedicated right-of-way.
7.1.3 Repair or replace any deficient or damaged curb, gutter, or sidewalk along Knapp Avenue,
abutting the site.
7.1.4 Construct the western driveway as a 25-foot wide driveway, located along the west property line
approximately 375-feet west of Cobalt Point Way, and 155-feet east of an existing driveway, in
alignment with an existing driveway to the north.
7.1.5 Construct the center driveway as a 46-foot wide driveway with 2, 20-foot wide travel lanes, and a
6-foot wide median, located approximately 325-feet east of Cobalt Point Way and 370-feet west
of the eastern driveway.
7.1.6 Construct the eastern driveway as a maximum 36-foot wide driveway, located approximately
270-feet west of Knapp Avenue.
7.1.7 Construct the 3 driveways as curb return type driveways with minimum 30 -foot radii; and pave
the driveways their entire width and at least 30-feet into the site beyond the edge of pavement of
the roadway.
7.1.8 Payment of impacts fees are due prior to issuance of a building permit.
7.1.9 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
Meridian City Council Meeting Agenda March 6, 2018 – Page 476 of 605
Exhibit A
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7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of
ADA compliance to District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right -of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction. Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258
(with file numbers) for details.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by t he ACHD
Commission.
Meridian City Council Meeting Agenda March 6, 2018 – Page 477 of 605
Exhibit A
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C. Required Findings from Unified Development Code
1. CONDITIONAL USE PERMIT:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Commission finds that the site is large enough to accommodate the proposed use and meet
the dimensional and development regulations of the C-G zoning district and the specific use
standards for multi-family developments.
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 will be harmonious with the
Comprehensive Plan if Council determines a “step” down in density is appropriate for this
site. The proposed use is in accord with UDC requirements.
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 existing residential and commercial uses in the
vicinity and with the existing and intended character of the area and will not adversely change
the character of the area. The Commission recommends that the Council consider any public
testimony that may be presented to determine whether or not the proposal will adversely
affect the other properties in 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 available to
the subject property. Please refer to comments prepared by the Public Works Department,
Fire Department, Police Department and other agencies.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 478 of 605
Exhibit A
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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 should not involve activities that will
create nuisances that would be detrimental to the general welfare of the surrounding area.
Staff 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. Commission recommends that the
Council reference any public testimony that may be presented to determine whether or not the
proposed development may destroy or damage a natural or scenic feature(s) of major
importance of which Commission is unaware.
2. 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;
Commission 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;
Commission 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, Commission 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;
Commission recommends the 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
Commission is not aware of any health, safety, or environmental problems associated with
the platting of this property that should be brought to the Council’s attention. ACHD
Meridian City Council Meeting Agenda March 6, 2018 – Page 479 of 605
Exhibit A
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considers road safety issues in their analysis. Commission recommends that the 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
Commission is unaware.
f. The development preserves significant natural, scenic or historic features.
Commission finds there are no significant natural, scenic or historic features associated with
this property that need to be preserved with development of this site.
Meridian City Council Meeting Agenda March 6, 2018 – Page 480 of 605
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 9D
Project/File Number: H-2017-0140
Item Title: Timberline Subdivision
Public Hearing Continued from February 27, 2018 for Timberline
Subdivision (H-2017-0140) by Bailey Investments, LLC, Located
at 655 and 735 West Victory Road
1. Request: Preliminary Plat Consisting of 58 Building Lots and 7
Common Lots on 17.3 Acres of Land in the R-8 Zoning District
Meetina Notes
Date:
CITY OF MERIDIAN
CITY COUNCIL
PUBLIC HEARING SIGN -IN SHEET
March 6. 2018 Item # 9D
Project Number:
Project Name:
H-2017-0140
Timberline Subdivision
Please print your name For Against Neutral Do you wish
to testify (Y/N
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 1
STAFF REPORT Hearing Date: February 27, 2018
TO: Mayor & City Council
FROM: Josh Beach, Associate Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Timberline Subdivision – H-2017-0140
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Bruce Hessing, Bailey Investments, LLC, has submitted an application for a
preliminary plat (PP) consisting of fifty eight (58) building lots and seven (7) common lots in the R-8
zoning district for Timberline Subdivision.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PP application with the conditions listed in Exhibit B,
based on the Findings of Fact and Conclusions of Law in Exhibit C.
The Meridian Planning & Zoning Commission heard these items on November 16, December
21, and January 18 2017. At the public hearing, the Commission moved to recommend
approval of the subject [app] and [app] requests.
a. Summary of Commission Public Hearing:
i. In favor: Penelope Riley (Applicant’s representative)
ii. In opposition: Dustin Hilgert,
iii. Commenting: Dustin Hilgert
iv. Written testimony: Dustin Hilgert
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: Bill Parsons
b. Key issue(s) of Public Testimony:
i. Density of the development
ii. Quality of the homers being used as exhibits
c. Key Issues of Discussion by Commission:
i. Is there sufficient irrigation water for the property?
ii. Number and location of amenities.
iii. Location of the open space for the development
iv. A large portion of the open space will be placed in a temporary turn-around for the
project.
v. Phasing for the amenities.
vi. Getting a crossing across Victory Road with the first phase.
vii. Whether or not to stub a road to the southeast of the property.
viii. Discussion on requiring a pathway on the south side of the property.
d. Commission Change(s) to Staff Recommendation:
i. Modify condition 1.1.7 to read s follows: The applicant shall construct a stub
sidewalk from the west property line eastward to an alignment with the sidewalk on
the east side of Stoddard Road so as to provide a location for safely crossing to the
east side of Stoddard from the south side of W. Victory Road. Add condition 1.1.8 to
Meridian City Council Meeting Agenda March 6, 2018 – Page 482 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 2
read as follows: The applicant shall construct the entire landscape buffer and
sidewalk along W. Victory Road with the first second phase of development.
ii. Remove condition 1.1.4.
iii.
e. Outstanding Issue(s) for City Council:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number H-2017-0140, as presented in the staff report for the hearing date of
December 21, 2017, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number H-2017-0140, as presented during the hearing on December 21, 2017, for the
following reasons: (Add any proposed modifications).
Continuance
I move to continue File Number H-2017-0140 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 at 655 and 735 W. Victory Road, in the NE ¼ of Section 25, Township 3
North, Range 1 West.
B. Owner/Applicant:
Merle and F. Laverne Hansen Trust Connie Tewalt
2338 W. Bounder Bar Drive 735 W. Victory Road
Meridian, ID 83646 Meridian, ID 83642
C. Representative:
Penelope Riley, Riley Planning Services
P. O. Box 405
Boise, ID 83701
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is a preliminary plat. A public hearing is required before the Planning &
Zoning Commission and City Council on this matter a, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: October 27, 2017 (Commission); February 2, 2018
(Council)
C. Radius notices mailed to properties within 300 feet on: October 20, 2017 (Commission); February
2, 2018 (Council)
Meridian City Council Meeting Agenda March 6, 2018 – Page 483 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 3
D. Applicant posted notice on site(s) on: October 27, 2017 (Commission); February 16, 2018
(Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: The property consists of rural residential property zoned R-8.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Single-family homes in the Bear Creek Subdivision, zoned R-8.
2. East: Rural residential property, zoned R-8.
3. South: Single-family residential property in the Kentucky Ridge Estates Subdivision and
Biltmore Estates Subdivision, zoned R-4.
4. West: Single-family residential property in the Kentucky Ridge Estates Subdivision, zoned
R-4.
C. History of Previous Actions:
1. In 2013, the property was annexed and zoned as part of a City initiated annexation from RUT
to entirely R-8 (AZ-13-014, DA Instrument # 114007668).
D. Utilities:
1. Location of sewer: Sanitary sewer mains intended to provide service to the proposed
development currently exist adjacent to the proposed development.
2. Location of water: Water mains intended to provide service to the proposed development
currently exist adjacent to the proposed development.
3. Issues or concerns: Applicant shall be required to loop the proposed water system to the
existing water mains adjacent to the proposed development.
E. Physical Features:
1. Canals/Ditches Irrigation: No major facilities.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This project does not lie within the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated Medium Density Residential (MDR) on the Comprehensive Plan Future
Land Use Map (FLUM). The MDR designation allows smaller lots for residential purposes within
City limits. Uses may include single-family homes at densities of 3 to 8 dwelling units (d.u.) per acre.
The applicant proposes to develop the site with 58 single-family residential lots and 7 common lots.
The gross density of the proposed plat is 3.41 d.u. per acre with a net density of 5.554 d.u. per acre,
which falls within the target density of the MDR designation. Staff is of the opinion that the proposed
density is appropriate for the area and compatible with adjacent uses and zoning. All adjacent
residential uses are zoned R-8 and R-4, and this would be consistent not only with the surrounding
neighborhoods, but also with the comprehensive plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
Meridian City Council Meeting Agenda March 6, 2018 – Page 484 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 4
1. “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)
If approved, the proposed single-family dwellings would contribute to the variety of housing
types available within the City, consistent with the surrounding residential developments.
2. ”Require usable open space to be incorporated into new residential subdivision pla ts.”
(3.07.02A)
The applicant has revised the plat since the original proposal and staff has not evaluated the
landscaping to ensure compliance with the UDC. At least 10 days prior to the City Council
hearing, the applicant shall provide a revised landscape plan to ensure compliance with the
UDC.
3. “Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity.” (3.07.02C)
The preliminary plat shows a five foot sidewalk that would connect the proposed development
to the Biltmore Estates Subdivision to the south as well as a detached sidewalk along W.
Victory Road in accord with UDC standards. Staff also recommends that the applicant
construct a 5-foot detached sidewalk along Victory Road with the first phase of development.
4. “Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
City services are available and will be extended by the developer to the proposed lots upon
development of the site in accord with UDC 11-3A-21.
5. “Provide housing options close to employment and shopping centers.” (3.07.02D)
Because of its location in close proximity to employment and shopping centers along S.
Meridian Road, this property is ideal for additional housing options.
7. “Encourage infill development.” (3.01.02B)
The subject property is surrounded by property that has been developed with single family
homes. This property has been under-developed for many years and is near existing single-
family residential properties which makes it a good candidate for quality infill
redevelopment.
Based on the above analysis, staff finds that the proposed development is consistent with the
Comprehensive Plan and recommends approval.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
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 allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range. The medium-
high density residential (R-8) district allows a maximum gross density of 8 dwelling units per
acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-6 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the site for single-
family detached dwellings is principally permitted use in the R-8 zoning district.
Meridian City Council Meeting Agenda March 6, 2018 – Page 485 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 5
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-6 for the R-8 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Table 11-2A-6 for the R-8 zoning district.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Preliminary Plat: The proposed plat consists of fifty-eight (58) building lots and seven (7)
common lots on 17.3 acres of land in the R-8 zoning district (see Exhibit A.2). The gross density
for the subdivision is 3.41 d.u./acre. The average lot size is 8,490 square feet. All of the proposed
lots comply with the dimensional standards of the UDC. The recorded development agreement
for the subject property requires 10,000 square foot lots adjacent to the Kentucky Ridge
Subdivision.
Existing Structures: There are several existing structures on the site that will be demolished as
part of this project.
Dimensional Standards: Development of this site is required to comply with the dimensional
standards listed in UDC 11-2A-6 for the R-8 district. Staff has reviewed the proposed plat and
found it to be in compliance with the R-8 dimensional standards.
Block Length: The plat is required to comply with the block length standards listed in UDC 11-
6C-3F. Staff has reviewed the proposed plat and found it to be in compliance with the
aforementioned standards.
Phasing: The phasing plan as presented by the applicant indicates the first phase of the
development will come from the south and that the second phase will include the Victory
Road frontage. In an effort to ensure that pedestrian connectivity in the area occurs sooner
rather than later, staff is requiring the applicant to construct the landscape buffer and
sidewalk along W. Victory Road with the first phase of development.
Access: Vehicular access is proposed for this site via one access to W. Victory Road and on to
the stub street to the south (S. Bear Claw Avenue). The applicant is also proposing two additional
stub streets to the parcel to the east that will connect to future development (W. Cumberland
Drive and S. Winnipeg Ave.).
Streets: The proposed internal streets depicted on the plat are public streets. A total of 50-feet of
right-of-way is proposed for the internal streets.
Meridian City Council Meeting Agenda March 6, 2018 – Page 486 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 6
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. The
applicant proposes to construct 5-foot wide attached sidewalk along internal streets and a 5-foot
detached sidewalk along the entire frontage of W. Victory Road in accord with UDC standards
Tree Mitigation: If there are any existing trees on the site that are proposed to be removed, the
applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to
confirm mitigation requirements prior to removal of any trees on the site.
Fencing: Any existing and proposed fencing for the development shall be included on either a
site plan or landscape plan and shall comply with the standards listed in UDC 11-3A-6B and 11-
3A-7.
Easements: There are several lots that are encumbered by an existing easement. Any existing
utility mains crossing this property that are no longer in use or needed, must be abandoned, and
any associated easements will need to be released/relinquished.
Open Space: A minimum of 10% qualified open space is required to be provided for this
development in accord with UDC 11-3G-3A.1. Based on the area of the preliminary plat (17.3
acres), a minimum of 1.73 acres of qualified open space is required to be provided as set forth in
UDC 11-3A-3B. Since the application was submitted, the applicant has revised the plat and has
not yet submitted a revised landscaping plan with the revised open space calculations. At least 10
days prior to the City Council hearing the applicant shall submit a revised landscape plan to the
City to ensure compliance with UDC requirements.
Site Amenities: All developments consisting of five acres of more are required to provide a
minimum of one site amenity; one additional site amenity is required for each additional 20 acres
per UDC 11-3G-3A.2, in accord with the standards listed in UDC 11-3G-3C.
Based on the area of the preliminary plat (21.02 acres), a minimum of 2 qualified site amenities
are required to be provided. The applicant proposes to provide a tot lot, a half-court basketball
court and a section of the City’s regional pathway. A detail of the play equipment for the tot lot
should be submitted with the final plat application.
Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in
the subdivision as proposed in accord with UDC 11-3A-15. The applicant is proposing to use
City’s domestic water as irrigation, however as noted in UDC 11-3A-15.C, the applicant has not
provided a waiver of requirements from the irrigation district of proof that they do not have water
rights. Use of the City’s domestic water as irrigation shall be a last option in providing irrigation
water to a proposed development.
Building Elevations: The applicant is proposing to construct single-family detached homes.
The applicant has submitted conceptual sample building elevations for future homes in this
development, included in Exhibit A.4. Building materials appear to consist of a mix of variety of
wood siding, cultured stone and/or masonry with architectural shingles.
In accord with the Findings contained in Exhibit C, Staff recommends approval of the proposed
preliminary plat request for this site. Staff has included comments and recommended conditions
from other City departments in Exhibit B of this report.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 12/7/17)
Meridian City Council Meeting Agenda March 6, 2018 – Page 487 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 7
3. Proposed Landscape Plan (dated: 10/11/17)
3. Conceptual Building Elevations
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
Meridian City Council Meeting Agenda March 6, 2018 – Page 488 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 9
A. Drawings
1. Vicinity Map
Meridian City Council Meeting Agenda March 6, 2018 – Page 489 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 10
2. Proposed Preliminary Plat (dated: 12/7/17)
Meridian City Council Meeting Agenda March 6, 2018 – Page 490 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 13
3. Proposed Landscape Plan (dated: 10/11/17)
Meridian City Council Meeting Agenda March 6, 2018 – Page 491 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 14
Meridian City Council Meeting Agenda March 6, 2018 – Page 492 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 15
Meridian City Council Meeting Agenda March 6, 2018 – Page 493 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 16
4. Conceptual Building Elevations
Meridian City Council Meeting Agenda March 6, 2018 – Page 494 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 17
Meridian City Council Meeting Agenda March 6, 2018 – Page 495 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 18
Meridian City Council Meeting Agenda March 6, 2018 – Page 496 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 19
B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 Applicant shall meet all terms of the approved annexation (AZ-13-014, DA Instrument #
114007668).
1.1.2 The preliminary plat included in Exhibit A.2, dated 12/7/17, shall be revised as follows:
a. The applicant shall provide a master grading and drainage plan for the site with the first final
plat application.
1.1.3 The landscape plan included in Exhibit A.3, dated 9/11/17, shall be revised as follows:
a. The applicant shall provide a revised landscape plan prior to the Planning and Zoning
Commission hearing.
b. At least ten (10) days prior to the City Council hearing, the applicant shall provide a revised
landscape plan that provides the required 10% qualified open space and one site amenity as
required by UDC 11-3A-3 and 11-3G-3.
c.a. The buffer width along W. Victory Road shall be measured from the back of curb per UDC
11-3B-7C.1a(2); or, the ultimate curb location as determined by ACHD if future road
widening is anticipated; revise accordingly.
d.b. If there are any existing trees on the site that are to be removed, the applicant should contact
Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation
requirements prior to removal of any trees on the site. Any existi ng trees proposed to be
retained on-site shall be noted on the landscape plan submitted with a final plat application.
1.1.4 Prior to Commission the applicant shall provide a letter from the applicable irrigation district
stating that the property does not have water rights or provide a pressurized irrigation system as
set forth in UDC 11-3A-15 and 11-3B-6.
1.1.5 Except the public street access to W. Victory Road, direct lot access to W. Victory Road, an
arterial street, is prohibited in accord with UDC 11-3A-3.
1.1.6 Future development of this site shall be generally consistent with the preliminary plat and
building elevations depicted in Exhibit A and the revisions noted in the staff report.
1.1.7 The applicant shall construct a stub sidewalk from the west property line eastward to an
alignment with the sidewalk on the east side of Stoddard Road so as to provide a location
for safely crossing to the east side of Stoddard from the south side of W. Victory Road. The
applicant shall construct the entire landscape buffer and sidewalk along W. Victory Road with the
first phase of development.
1.1.8 The applicant shall construct the entire landscape buffer and sidewalk along W. Victory Road
with the first second phase of development.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC
Table 11-2-A-5.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
Meridian City Council Meeting Agenda March 6, 2018 – Page 497 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 20
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 the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.9 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, driveways, common driveways, easements, blocks,
street buffers, and mailbox placement.
1.2.10 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
1.3.3 The project is subject to all current City of Meridian ordinances.
1.3.4 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.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The 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.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11 -6B-
7B (if applicable).
Meridian City Council Meeting Agenda March 6, 2018 – Page 498 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 21
1.4.5 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; or, 2) gain approval of a time extension
as set forth in UDC 11-6B-7.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 Applicant shall be required to extend the 8-inch diameter water main in S. Bearclaw Avenue to
the property line, install a fire hydrant, tee and blowoff for future extension to the south in the
Biltmore Subdivision.
2.1.3 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can
be found at http://www.meridiancity.org/public_works.aspx?id=272
2.1.4 Any existing utility mains crossing this property that are no longer in use or needed, must be
abandoned, and any associated easements will need to be released/relinquished.
2.1.5 24/7 Access to all utility mainlines outside of a public right-of-Way must be ensured by, at a
minimum, constructing a gravel access roadway per Standard Drawing No. G2 of the City of
Meridian Supplemental Specifications to the Idaho Standards for Public Works Construction.
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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 499 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 22
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.
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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 500 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 23
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 Police Department did not provide comments on this application.
4. FIRE DEPARTMENT
4.1 The Fire Department did not provide comments on this application.
4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.3 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater
than 150 feet in length that is not provided with an outlet shall be required to have an approved
turn around. Phasing of the project may require a temporary approved turn around on streets
greater than 150' in length with no outlet.
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 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.6 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
Meridian City Council Meeting Agenda March 6, 2018 – Page 501 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 24
4.7 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.
4.8 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).
4.9 The roadways shall be built to Ada County Highway District cross section standards and have a
clear driving surface. Streets less than 26’ in width shall have no on-street parking; streets less
than 32’ in width shall have parking only on one side. These measurements shall be based on the
drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of
13’ 6”. The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth
in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2.
5. REPUBLIC SERVICES
5.1 Republic Services did not provide comments on this application
6. PARKS DEPARTMENT
6.1 Parks Department has no comments
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Dedicate 37-feet of right-of-way from centerline of Victory Road abutting the site; and coordinate
with District staff to dedicate sufficient right-of-way from the northwest corner of the site in a
rectangular area to accommodate the future single-lane 3-legged roundabout.
7.1.2 Improve Victory Road with 17-feet of pavement from centerline with 3-foot wide gravel
shoulder, a borrow ditch, and 5-foot wide detached sidewalk; locate the front face of sidewalk a
minimum of 31-feet from centerline of Victory Road abutting the site.
7.1.3 Provide a permanent right-of-way easement for any public sidewalk located outside of the
dedicated right-of-way.
7.1.4 Construct Winnipeg Avenue as a 36-foot street section with rolled curb, gutter, and attached 5-
foot wide sidewalk within 50-feet of right-of-way.
7.1.5 Construct the entrance of Winnipeg Avenue with 2, 20-foot wide travel lanes, an 11-foot wide
median, vertical curb, gutter, and attached 5-foot wide sidewalk within 65-feet of right-of-way.
7.1.6 Construct the remaining internal streets as 33-foot street sections with rolled curb, gutter, and
attached 5-foot wide sidewalk within 47-feet of right-of-way. Provide written fire department
approval for the reduced street sections with submittal of plan review.
7.1.7 Construct cul-de-sacs with minimum 45-foot turning radius at the terminus of Volunteer Place
and Cumberland Drive; and construct a knuckle at the Cumberland/Cumberland Drive
intersection.
7.1.8 Construct a new local street, to intersect Victory Road located approximately 475-feet east of
Stoddard Road. The intersection location as depicted on the preliminary plat is not approved.
Meridian City Council Meeting Agenda March 6, 2018 – Page 502 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 25
7.1.9 Construct all internal local streets to provide a minimum offset of 125-feet from any other street.
7.1.10 Construct a local stub street, Cumberland Drive to the east, located 275-feet south of Victory
Road; and install signage at the terminus of the stub street stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE”.
7.1.11 Construct a local stub street, Winnipeg Avenue to the east, located approximately 1,230-feet
south of Victory Road; and install signage at the terminus of the stub street stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE”.
7.1.12 Payment of impacts fees are due prior to issuance of a building permit
7.1.13 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of
ADA compliance to District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.All proposed irrigation facilities shall be located outside of the ACHD right-
of-way (including all easements). Any existing irrigation facilities shall be relocated outside of
the ACHD right-of-way (including all easements).
7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shal l be
borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
Meridian City Council Meeting Agenda March 6, 2018 – Page 503 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 26
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant’s authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
Meridian City Council Meeting Agenda March 6, 2018 – Page 504 of 605
Exhibit A
Timberline Subdivision H-2017-0140 PAGE 27
C. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
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;
Commission finds that the proposed plat is in substantial compliance with the adopted
and proposed Comprehensive Plan in regard to design 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;
Commission 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 development
at their own cost, Commission 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;
Commission recommends the Council consider 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
Commission is not aware of any health, safety, or environmental problems associated
with the platting of this property that should be brought to the Council’s attention.
ACHD considers road safety issues in their analysis. Commission recommends that the
Council consider any public testimony that may be presented to them when determining
whether or not the proposed subdivision may cause health, safety or environmental
problems of which Commission is unaware.
f. The development preserves significant natural, scenic or historic features.
Commission is unaware of any natural, scenic or historic features on this site. Therefore,
staff finds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance. The Council
may consider any public testimony that may be presented to determine whether or not the
proposed development may destroy or damage a natural or scenic feature(s) of major
importance of which Commission is unaware.
Meridian City Council Meeting Agenda March 6, 2018 – Page 505 of 605
Community Development Department 33 E. Broadway Avenue, Suite 102, Meridian, ID 83642
Phone 208-884-5533 Fax 208-888-6854 www.meridiancity.org
March 6, 2018
MEMORANDUM
TO: Mayor & City Council
CC: Bill Nary, City Clerk
FROM: Josh Beach, Associate Planner
RE: Timberline Subdivision – H-2017-0140
Since the City Council hearing on February 27, 2018, the applicant has submitted a revised site
plan.
The request from the City Council at the February 27, 2018 hearing was to continue file number
H-2017-0140 to the hearing date of March 6, 2018 to give the applicant the opportunity to revise
the plans to address some of the concerns that the Council had at the last hearing.
The main concerns from Council were the lack of useable amenities and the disjointed nature of
the open space. There was a large question about the functionality of the open space in the south
eastern corner of the project.
The City Council directed the applicant to address these items prior to the hearing on the 6th of
March.
Meridian City Council Meeting Agenda March 6, 2018 – Page 506 of 605
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 9E
Project/File Number: H-2017-0165
Item Title: Hickory Apartments
Public Hearing for Hickory Apartments (H-2017-0165) by Midway
Investments, LLC Located at 1789 North Hickory Way
1. Request: A Rezone of 2.11 Acres of Land from the L -O to the R-
40 Zoning District
2. Request: A Conditional Use Permit for a Multi -Family
Development Consisting of 40 Dwelling Units on 1.97 Acres of
Land in the R-40 Zoning District
Meetina Notes
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CITY OF MERIDIAN %
CITY COUNCIL
PUBLIC HEARING SIGN -IN SHEET
Date: March 6, 2018 Item #
Project Number:
Project Name:
H-2017-0165
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Date: March 6, 2018 Item #
Project Number:
Project Name:
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9E
Hickory Apartments
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Project Number:
Project Name:
H-2017-0165
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CITY COUNCIL
PUBLIC HEARING SIGN -IN SHEET
Date: March 6, 2018 Item # 9E
Project Number:
Project Name:
H-2017-0165
Hickory Apartments
Please print your name
For
Against
Neutral
Do you wish
to testify (Y/N)
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CITY OF MERIDIAN
CITY COUNCIL
PUBLIC HEARING SIGN -IN SHEET
Date: March G,
2018 Item #
Project Number: H-2018-0010
Project Name:
Please print your name For Against Neutral Do you wish
to testify (Y/N)
Meridian Multi-Family Housing
•According COMPASS, the City of Meridian is now home to an
estimated 98,300 people
•The population has increased by 81.5% since the year 2000
•Meridian was the fastest growing city in Idaho in 2017
Vacancy
•Vacancy is at an all time low (2.4%)-per the city’s
Existing Conditions Report
Housing Unit Type
•Housing Unit Type – ONLY 12.5% of the city’s 33,693 housing units are
multi-family homes (Existing Conditions Report – P.25)
•Comparing to Boise, which was 27% in 2015 (per the Housing Needs Analysis)
•“While relative to other communities of similar size around the
Country, Meridian lacks diversity and balance in residential form and
density” (Existing Conditions Report Pages 38&39)
Property Values
•The fear that housing density will hurt property values seems to be
primarily based on anecdotes.
•Arah Schuur, who has a Masters Degree in Real Estate Development
and a Masters Degree in City Planning from MIT – states “large multi-
family developments do not have a negative impact on the sales of
near by single family homes”
Kensington Point Apartments
430 Units
Comparison
•Baron Sub – Adjacent to 430 Multi Family Units
•Average Assessed (Ada County) Amount (11 Homes) $201,727
•Moortgate Square Sub – Adjacent to Single Family & Acreage
Properties
•Average Assessed (Ada County) Amount (11 Homes) $195,327
•All homes were within 100 square feet of each other on average
Baron Subdivison has a higher assessed value than Moortgate Square Subdivison
Crime
•“The Real Picture of Land Use Density and Crime” by Jianling Li and
Jack Rainwater:
•“Multi-family developments are not associated
with high crime rate, but socio-economic status
is”
HICKORY APARTMENTS LLC
MARCH 6, 2018
MERIDIAN CITY COUNCIL
Public Hearing
Hickory Apartments – Vicinity Map w/Zoning
Hickory Apartments – Aerial View
Hickory Apartments Looking Northeast
Hickory Apartments Looking Southwest
Hickory Apartments Looking Northwest (Dove Meadows)
Hickory Apartments Northwest Boundary Wall
Hickory Apartments – Looking Southwest (Existing Retail Building)
Capital Christian Church
Hickory Apartments – Looking South (Louie’s Restaurant and
Retail Building)
Hickory Apartments – Site Plan
Hickory Apartments – Aerial Rendering
HICKORY APARTMENTS – AMENITIES
A total of 20,166 s.f. (0.46 acre) of open
space (23.35% of project area). Only
10,000 s.f. is required (11.65%)
Plaza Sitting Area
Covered Picnic Area and Central Open
Space
Playground equipment
20-foot-wide landscape buffers adjacent
to Hickory Way and 25-foot-wide
landscape buffer with 6-foot-high block
wall adjoining Dove Meadows
Hickory Apartments – Plaza Sitting Area
Hickory Apartments – Playground
Hickory Apartments – Perspective
Hickory Apartments – Eight-plex Elevations
Hickory Apartments – 24-plex Elevations
Hickory Apartments – Hickory Apartments Access
HICKORY APARTMENTS – TRAFFIC
Street Designation Vehicle
Trips/Hour (VPH)
Level of Service
Fairview
Avenue
Principal
Arterial
1,454 Better than “E”
Hickory Way
(Existing)
Collector 243 Better than “D”
Hickory
Apartments
(added trips)
19 (Additional
7.8%)
Hickory Way
w/Apartments
Collector 262 (61% of
capacity
Acceptable Level of Service
for Collector
427
Available Capacity at
Buildout of Hickory
Apartments
165 (39% of
capacity
remaining)
Hickory Apartments - Hickory Way Approach
and Existing 20-foot-wide Landscape Buffer
Hickory
Apartments –
Existing Block
Wall and
Current
Condition of
Area Adjoining
Dove Meadows
Hickory Apartments – Proposed Screening Treatment
(Enhancement of Wall and Installation of a Tree Buffer on
North Side of Wall)
Hickory Apartments – Screening Buffer
Hickory Apartments – Screening Buffer
Hickory Apartments – Aerial Rendering
Hickory Apartments – Landscape Plan
Hickory Apartments – Transition Zoning
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Hickory Apartments H-2017-0165 PAGE 1
STAFF REPORT
HEARING DATE: March 6, 2018
TO: Mayor & City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Hickory Apartments – H-2017-0165
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Midway Investments, LLC, has applied for a conditional use permit (CUP) for a multi-
family development consisting of 40 dwelling units (3 multi-family structures) on approximately 1.97
acres of land and a rezone of 2.11 acres of land from the L-O zoning district to the R-40 zoning
district.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP and RZ applications with the conditions of approval
in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D of the Staff Report.
The Meridian Planning & Zoning Commission heard these items on February 1, 2018. At the
public hearing, the Commission moved to recommend denial of the subject Rezone and
Conditional Use Permit requests.
a. Summary of Commission Public Hearing:
i. In favor: Becky McKay (Applicant’s representative)
ii. In opposition: Scott Tiffany, Pete Kruger, Wally Kimball, Dawn Bergheim, Shirley
Moon, Bogdan, Martsenyuk, Craig Randall, Paloma Aderman, Eric Buehler, Brittany
Buehler, Scott Ingraham, Dave McDonald, Bill Eames, Douglas Gregory, Clare
Balkowski, John Anderson, Sean Kenny, Amelia Eells, Katie McCarney, Chris
Middleton
iii. Commenting: Scott Tiffany, Pete Kruger, Wally Kimball, Dawn Bergheim, Shirley
Moon, Bogdan, Martsenyuk, Craig Randall, Paloma Aderman, Eric Buehler, Brittany
Buehler, Scott Ingraham, Dave McDonald, Bill Eames, Douglas Gregory, Clare
Balkowski, John Anderson, Sean Kenny, Amelia Eells, Katie McCarney, Chris
Middleton
iv. Written testimony: Shirley Moon, Wallace Kimball, Jesse Vycital
v. Staff presenting application: Josh Beach
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. Potential for decreased property values
ii. Increased traffic
iii. Increased commute times
iv. The appropriateness of R-40 zoning and high-density units in the area.
v. Potential for increased crime in the area.
vi. Whether there is there sufficient parking for the commercial businesses and the multi-
family development.
vii. Appropriateness of the transition of uses provided
c. Key Issues of Discussion by Commission:
Meridian City Council Meeting Agenda March 6, 2018 – Page 508 of 605
Hickory Apartments H-2017-0165 PAGE 2
i. Does a multi-family use provide the necessary transition to the single family residences?
ii. Is a rezone appropriate for this lot?
d. Commission Change(s) to Staff Recommendation:
i. None
e. Outstanding Issue(s) for City Council:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File
Number H-2017-0165 as presented in the staff report for the hearing date of February 1, 2018, 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-2017-0165, as presented during the hearing on February 1, 2018, for the following
reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0165 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 at 1789 N. Hickory Way, in the SE ¼ of Section 5, Township T.3N., Range
1E.
B. Applicant/Owner:
M and L Limited Partnership, LLC
2500 E. Fairview Ave
Meridian, ID 83646
C. Representative:
Becky McKay
Engineering Solutions
1029 N. Rosario Street, Suite 100
Meridian, ID 83642
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 and a rezone which require a public
hearing before the Planning and Zoning Commission, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: December 12, 2017
C. Radius notices mailed to properties within 300 feet on: January 5, 2018
D. Applicant posted notice on site by: January 22, 2018
Meridian City Council Meeting Agenda March 6, 2018 – Page 509 of 605
Hickory Apartments H-2017-0165 PAGE 3
VI. LAND USE
A. Existing Land Use(s): The site where the multi-family development is proposed is currently
vacant undeveloped land, zoned L-O.
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-8, and C-G.
C. History of Previous Actions:
The subject property was originally annexed into the City in in 1992 as Angel Park
Subdivision and granted an L-O zoning designation.
In 2001, Council approved a resubdivision of Lot 1, Block 1 of Angel Park Subdivision under
the name of Mallane Commercial Complex (PP-00-021).
The final plat for Mallane Commercial Complex was approved in 2003 (FP-03-001). Also in
2003, Council approved a rezone for the property (RZ-03-001). Per the recorded plat, all lots
within the subdivision were required to obtain CUP prior to construction commencing on the
lots.
D. Utilities:
a) Location of sewer: Sanitary sewer service to this development shall come from existing
mainlines in N. Hickory way and in the adjacent drive aisle.
b) Location of water: Domestic water service to this development shall come from existing
mainlines in N. Hickory way and in the adjacent drive aisle.
c) Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There is an irrigation lateral along the east side of the property.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: NA
VII. COMPREHENSIVE PLAN ANALYSIS
The Comprehensive Plan Future Land Use Map currently designates the subject property
“Commercial.”
The subject property is currently designated “Commercial” on the Comprehensive Plan Future Land
Use Map. Per the Comprehensive Plan (page 21), commercial designated areas: provide a full range
of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale,
service and office uses, multi-family residential, as well as appropriate public uses such as
government offices. Within this land use category, specific zones may be created to focus commercial
activities unique to their locations. These zones may include neighborhood commercial uses focusing
on specialized service for residential areas adjacent to that zone.
The R-40 zone isn’t a typical designation for the Commercial land use however; the Future Land Use
Map within the Comprehensive Plan encourages that zoning. Staff is requiring the R-40 in lieu of a
commercial designation so that the zoning reflects the proposed multifamily use.
The applicant is proposing 40 units on 1.97 acres. The proposed density is 20.3 units per acre. The
applicant is providing 0.46 of an acre of open space, or 23.5%.
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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 20-foot wide buffer is proposed along N. Hickory Way which is adjacent to the north
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 single-
family residential uses to the north and west. The area will see an increase in traffic as part
of this development and as part of future developments to the south and east. The applicant
has proposed a 25 foot landscape buffer adjacent to the single-family residences in the Dove
Meadows Subdivision. The applicant has also proposed to install a fairly dense landscape
buffer that includes 13 trees on approximately 240 feet of linear space. Additionally, the
building being proposed near Dove Meadows are designated as 2-story to help minimize the
impact to the adjacent single-family homes.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
The applicant proposes to use existing accesses approved with the Mallane Subdivision. Per
the recorded plat, there is a reciprocal cross access agreement in place for the entire
complex.
“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 (E.
Fairview Road and N. Eagle 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
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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 mobility corridor and near a major commercial area (N.
Eagle Road). 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.
“Require open space areas within all development.” (6.01.01A)
This multi-family development is required to comply with UDC 11-4-3-27. The landscape
plan indicates that approximately 23.5% of the development is landscaped; the site appears
to meet the requirements of the UDC and to have provided the 23.5%.
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-8 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-40 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-40 zoning district.
D. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-8 for the R-40 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 11-4-3-27C;
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.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
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REZONE: The applicant has applied to rezone 2.11 acres of land from the L-O zoning district, to
the R-40 zoning district. As discussed above in Section VII, staff believes the proposed zoning
designation is consistent with the policies in the Comprehensive Plan.
The applicant proposes to develop 40 new multi-family dwellings in 3 buildings as shown on the
site plan included in Exhibit A.2.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be rezoned.
CONDITIONAL USE PERMIT (CUP): A CUP is requested for the development of multi-family
residential uses on the subject 1.97 acre property in the proposed R-40 zoning district. The UDC
(Table 11-2A-2) also requires CUP approval for a multi-family development in the R-40 zoning
district.
The multi-family residential development is proposed to consist of 40 dwelling units within (3) 2
and 3-story structures on 1.97 acres of land. The units will consist of 1 and 2-bedrooms
containing 500-800 s.f. for the 1-bedroom units and 800-1,200 s.f. for the 2-bedroom units. There
are 20 1-bedroom units, and 20 2-bedroom units.
The applicant is proposing a play structure, a plaza and some yard art as amenities for the
subdivision. Staff is recommending that the applicant replace the yard art with a covered seating
area near the play structure.
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 proposed to be zoned R-40 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.
Prior to the Planning and Zoning Commission hearing, the applicant shall provide
details of the above mentioned items, and shall relocate the directory near the entrance
of the development.
At a minimum, 250 s.f. of common open space is required for each unit containing more
than 500 s.f. and up to 1,200 s.f. of living area.
All of the proposed units contain between 500 and 1,200 square feet of living area.
Therefore, a minimum of 10,000 s.f. (or 0.229 of an acre) 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.
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
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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 appears to comply with this requirement. The plan(s) submitted
with the Certificate of Zoning Compliance for the structures that face N. Hickory 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,
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 and 2-bedroom units is as follows:
1-bedroom units: 20 Parking stalls required: 30
2-bedroom units: 20 Parking stalls required: 40
The total number of parking spaces required for the overall development is 70. The
applicant has proposed to provide 77 parking spaces, which meets the requirements of the
UDC. The applicant is also proposing 40 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 77 vehicle spaces proposed to be provided on the site, a minimum of 4
bicycle spaces are required. The applicant proposes a total of 4 bicycle parking spaces in bicycle
racks dispersed throughout the site in compliance with this requirement.
Landscaping: Street buffer landscaping along N. Hickory Way is required as set forth in UDC
Table 11-2B-3. Landscaping is required to be installed within the street buffer 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. The applicant is responsible for
protecting the existing landscaping along Hickory Way during construction.
Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11 -
3B-8C. The landscaping plan shall be revised to include parking islands at the end of each
parking aisle in accord with UDC11-3B-8C. The existing landscape plan is missing 6 interior
landscape buffers that will impact 4 parking spaces that are currently proposed. The elimination
of these stall will not make the site non-compliant with code, but it is a concern with the limited
number of parking spaces for the development and the inability of residents to park along
Hickory Way or in the adjacent commercial development.
Parking could be increase either by the installation of more parking stalls, or by eliminating units.
Staff is of the opinion that the development should reduce the number of units to 36 in order to
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provide sufficient parking for the development. The additional eight parking stall will help lessen
the concern about the lack of parking in the surrounding area.
Sidewalks: A 5-foot wide detached sidewalk exists along N. Hickory Way, per UDC 11-3A-17.
Additionally, all sidewalks around buildings shall be a minimum of five feet in width.
Access: The applicant is proposing one access from N. Hickory Way for the development. As
previously mentioned the development has cross-access to the adjacent commercial development
to the south and has connectivity to E. Fairview Avenue.
Fencing: Any fencing proposed to be constructed on the site shall comply with the standards
listed in UDC 11-3A-7.
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.
One trash enclosure is depicted on the site. The enclosure and location should be approved by
Bob Olson, Republic Services. Republic Services has indicated that one additional trash
enclosure will be required for the site. This will impact the site design. Prior to the Planning
and Zoning Commission hearing, the applicant shall provide a site plan showing one
additional trash enclosure.
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, metal, and stucco. 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.
Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate
of Zoning Compliance application for establishment of the new use and to ensure all site
improvements comply with the provisions of the UDC and the conditions in this report prior to
application for building permits, in accord with UDC 11-5B-1.
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.
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Commission recommends denial of the proposed Rezone and CUP applications.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Site Plan
3. Proposed Landscape Plan
4. Proposed Building Elevations
5. Rezone legal description and Exhibit Map
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: Proposed Site Plan
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Exhibit A.3: Proposed Landscape Plan
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Exhibit A.4: Proposed Building Elevations
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Exhibit A.5: Rezone legal description and Exhibit Map
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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 for Angel Park Subdivision, rezone
(RZ-03-001) and preliminary plat (PP-00-021) for this site.
1.1.2 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.
1.1.3 All future development shall comply with the dimensional standards for the R- 40 zoning district
contained in UDC Table 11-2A-7 as applicable.
1.1.4 The developer shall comply with all ACHD conditions of approval associated with development
of this site.
1.1.5 The site plan, dated 12/14/2017, 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, and relocate
the directory map to the entrance of the development.
The trash enclosure and location 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.
Prior to the Planning and Zoning Commission hearing, the applicant shall provide a site
plan showing one additional trash enclosure.
The applicant shall reduce the number of units to 36 in order to provide sufficient
parking for the development.
1.1.6 The landscape plan, dated 12/04/2017, is approved with the following changes:
Landscaping along the foundation of the buildings shall comply with UDC 11-4-3-27F.
The applicant shall provide the following qualifying amenities: 1) a play structure, 2) a
plaza, and 3) the applicant shall replace the yard art with a covered seating area near
the play structure.
The applicant shall protect the existing landscaping along Hickory Way during
construction.
The landscaping plan shall be revised to include parking islands at the end of each
parking aisle in accord with UDC11-3B-8C.
1.1.7 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 carport structures.
The proposed carports shall be painted or powder coated to complement the overall
color scheme for the development.
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1.1.8 The developer shall comply with the specific use standards for multi-family developments listed
in UDC 11-4-3-27.
1.1.9 Prior to submission of a Certificate of Zoning Compliance, the applicant shall provide details of
the carports.
1.1.10 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.
1.1.11 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.1.12 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.
1.1.13 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.
1.1.14 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, 20 of the 40 stalls must be covered.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-40 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.
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.
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2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The applicant shall coordinate with the Public Works department on connection to the existing
water and sewer main adjacent to the property.
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 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.
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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.
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
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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.
3.3 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.
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 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.6 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.7 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a
vertical clearance of 13’6 as set forth in International Fire Code Section 503.2.1.
4.8 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
4.9 Maintain a separation of 5’ from the building to the dumpster enclosure as set forth in International
Fire Code Section 304.3.3.
4.10 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire
Code Section 506.
4.11 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in
International Fire Code Section 505.1. Coordinate with the Fire Department on placement of
address signage on building.
Meridian City Council Meeting Agenda March 6, 2018 – Page 529 of 605
Hickory Apartments H-2017-0165 PAGE 23
4.12 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1.
4.13 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).
4.14 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.
4.15 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets. IFC
102.9
4.16 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local
amendment to the International Fire Code 10-4-2L.
4.17 Buildings over 30’ in height are required to have access roads in accordance with the
International Fire Code Appendix D Section D105.
4.18 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 generation 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. Meets design standards for waste enclosure(s):
Meridian City Council Meeting Agenda March 6, 2018 – Page 530 of 605
Hickory Apartments H-2017-0165 PAGE 24
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);
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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 531 of 605
Hickory Apartments H-2017-0165 PAGE 25
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.
Staff 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 proposed R-40 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.
Staff finds that the proposed multi-family residential use in the proposed R-40 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.
Staff 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.
Staff 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.
Staff finds that sanitary sewer, domestic water and irrigation can be made available to the subject
property. Please refer to comments prepared by the Public Works Department, Fire Department,
Police Department and other agencies.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
Staff 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.
Meridian City Council Meeting Agenda March 6, 2018 – Page 532 of 605
Hickory Apartments H-2017-0165 PAGE 26
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 that the proposed development will not involve uses that will create nuisances that would
be detrimental to the general welfare of the surrounding area.
Staff 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.
Staff finds that the proposed development will not result in the destruction, loss or damage of any
natural feature(s) of major importance.
2. Rezone Findings:
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application. In order to grant an annexation, the Council
shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive Plan;
The applicant is proposing to rezone the subject property from L-O to the R-40 zoning district. This
property is currently designated Commercial on the Future Land Use Map. Staff finds the amendment
is consistent with the applicable provisions of the Comprehensive Plan (see section VII above).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment to the R-40 zoning district is consistent with the
purpose statement for the residential districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds that the proposed zoning map amendment will not be detrimental to the public health,
safety, or welfare. City utilities already exist to this site. Staff recommends that the Commission and
Council consider any oral or written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the City including, but not limited to,
school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact upon the
delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
This finding is not applicable as the request is for a rezone.
Meridian City Council Meeting Agenda March 6, 2018 – Page 533 of 605
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 9F
Project/File Number: Seyam East Subdivision
Item Title: H-2017-0159
Public Hearing for Seyam East Subdivision (H-2017-0159) By
Volante Investments, LLLP Located on the North Side of East
Franklin Road and East of North Touchmark Way
1. Request: An Amendment to the Future Land Use Map Contained
in the Comprehensive Plan to Change the Land Use Designation
on 14.82 Acres of Land from the MU -R (Mixed Use Regional) to
the Industrial Designation
2. Request: Annexation and Zoning of 18.33 Acres of Land with an IL
Zoning District
3. Request: Preliminary Plat Consisting of 10 Building Lots on 22.98
Acres of Land
Meetinq Notes
CITY OF MERIDIAN
CITY COUNCIL
PUBLIC HEARING SIGN -IN SHEET
Date: March 6, 2018 Item #
Project Number:
H-2017-0159
9F
Project Name: Seyam East Subdivision
Please print your name For Against Neutral Do you wis
to testify (Y/N)
Seyam East – CPAM, AZ, PP H-2017-0159 PAGE 1
STAFF REPORT Hearing Date: March 6, 2018
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Seyam East – AZ, CPAM, PP (H-2017-0159)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Volante Investments, LLLP, has submitted an application for the following:
Amendment to the Future Land Use Map contained in the Comprehensive Plan to change the
land use designation on 14.82 acres of land from the MU-R (Mixed Use Regional) to the
Industrial designation;
Annexation & zoning of 18.33 acres of land with an I-L zoning district; and,
Preliminary plat consisting of 10 building lots on 22.98 acres of land.
See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CPAM, AZ, and PP applications in accord with the
conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit E.
The Meridian Planning & Zoning Commission heard these items on February 1, 2018. At the
public hearing, the Commission moved to recommend approval of the subject CPAM and AZ
requests.
a. Summary of Commission Public Hearing:
i. In favor: Brad Miller, Volante Investments/Van Auker Co.
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Brad Miller
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. The applicant’s request for the existing residences to remain on the site until such time
as the property redevelops due to hardship for the existing residents;
ii. Access for the existing homes via E. Franklin Rd. if they’re allowed to remain on the site
until redevelopment occurs.
d. Commission Change(s) to Staff Recommendation:
i. None
e. Outstanding Issue(s) for City Council:
i. None
Meridian City Council Meeting Agenda March 6, 2018 – Page 535 of 605
Seyam East – CPAM, AZ, PP H-2017-0159 PAGE 2
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0159, as presented in the staff report for the hearing date of March 6, 2018, with the following
modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0159,
as presented during the hearing on March 6, 2018, for the following reasons: (You should state
specific reasons for denial)
Continuance
I move to continue File Number H-2017-0159 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 north side of E. Franklin Road, east of N. Touchmark Way in the south
½ of Section 9, Township 3N., Range 1E. (Parcel Numbers: R7820150030; S1109438451;
S1109438587; S1109438785; and S1109438831)
B. Owner(s):
Volante Investments, LLLP
3084 E. Lanark St.
Meridian, ID 83642
C. Applicant:
Same as Owner
D. Representative:
Brad Miller, Volante Investments, LLLP
E. Applicant’s Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a comprehensive plan map amendment, annexation and zoning, and
a preliminary plat. A public hearing is required before the Planning & Zoning Commission and
City Council on these applications, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: January 12, 2017 (Commission); February 16, 2017 (City
Council)
C. Radius notices mailed to properties within 300 feet on: January 5, 2017 (Commission); February
9, 2018 (City Council)
D. Applicant posted notice on site(s) on: January 19, 2017; (Commission); February 23, 2018 (City
Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of rural residential property with two existing
homes, zoned R1 and RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
Meridian City Council Meeting Agenda March 6, 2018 – Page 536 of 605
Seyam East – CPAM, AZ, PP H-2017-0159 PAGE 3
1. North: Railroad tracks, industrial property, zoned I-L
2. East: Agricultural property, zoned RUT in Ada County
3. South: E. Franklin Rd. and vacant/undeveloped, zoned L-O
4. West: Industrial property (developed & undeveloped), zoned I-L
C. History of Previous Actions: The west parcel (#R7820150030, Lot 3, Block 1, Seyam
Subdivision) was previously platted as Lot 3, Block 1, Seyam Subdivision (PP-06-055, FP-09-
008). An amendment to the Future Land Use Map in the Comprehensive Plan and rezone was
approved in 2009 to change the land use designation from Commercial to Industrial and the
zoning from C-G to I-L on the frontage of this lot along E. Franklin Rd. (CPA-09-007; RZ-09-
005). A Development Agreement (Inst. #2014-068084) was recorded in 2014 as a provision of
the rezone. There are no previous actions in the City on the parcels located in Ada County.
D. Utilities:
1. Public Works:
a. Location of sewer: A sanitary sewer main intended to provide service to the subject site
currently exists in E. Lanark Street.
b. Location of water: Water mains intended to provide service to the subject site currently
exist in E. Lanark Street, and in E. Franklin Road.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Evans Drain runs along the north boundary of this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This site is not located in the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
LAND USE DESIGNATION(S) (CURRENT): The west parcel (#R7820150030) (8.18 acres) is
designated as Industrial and the remainder of the site (14.82 acres) is designated Mixed Use –
Regional (MU-R) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan.
The Industrial designation allows a range of industrial uses to support industrial and commercial
activities and to develop areas with sufficient urban services. Light industrial uses may include
warehouses, storage units, light manufacturing, and incidental retail and office uses. Heavy industrial
uses may include processing, manufacturing, warehouses, storage units, and industrial support
activities. In all cases, screening, landscaping, and adequate access should be provided.
The MU-R designation provides for 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 predominantly single use developments such as a regional retail center with
only restaurants and other commercial uses. Developments should be anchored by uses that have a
regional draw with the appropriate supporting uses. For example, an employment center should have
support retail uses; a retail center should have supporting residential uses as well as support retail
uses; a retail center should have supporting residential uses as well as supportive neighborhood and
community services. The standards for the MU-R designation provide an incentive for larger public
and quasi-public uses where they provide a meaningful and appropriate mix to the developments. The
developments are encouraged to be designed according to the conceptual MU-R plan depicted in
Figure 3-5 of the Comprehensive Plan.
Meridian City Council Meeting Agenda March 6, 2018 – Page 537 of 605
Seyam East – CPAM, AZ, PP H-2017-0159 PAGE 4
LAND USE DESIGNATION (PROPOSED): The applicant proposes to amend the FLUM to change the
land use designation on the eastern 15+/- acres of the subject property from MU-R to Industrial. The
proposed change will extend the existing Industrial designation south of the railroad tracks from N.
Touchmark Way/N. Gaudians Ave. to the east and will eliminate approximately half of the overall
MU-R designated land in this area.
The total area of the MU-R designated areas in this location is 33+/- acres which is a relatively small
area to do a quality MU-R project; the requested change would eliminate approximately half of this
area which would leave an even smaller area which would likely not be feasible for the existing land
use. The following table represents data for existing MU-R designated properties in the City:
class2 description Length (feet)
Area (sqft) Area (Acres)
MU-RG N.C. 9,151.01 3,455,397.76 79.33
MU-RG 6,778.84 1,879,009.29 43.14
MU-RG 8,621.33 3,214,769.20 73.80
MU-RG 4,808.69 1,424,232.63 32.70
MU-RG 30,300.09 24,246,192.33 556.62
MU-RG 13,012.95 10,020,841.67 230.05
MU-RG 14,980.48 4,417,243.49 101.41
MU-RG 27,807.18 19,673,448.03 451.64
Average Area: 196.08
Based on the data contained in the table, the average overall MU-R designated area in the City is 196
acres. Even if all of the currently designated MU-R area which consists of 33+/- acres develops as
such, Staff finds that it would likely not be large enough to accommodate the mix of uses and larger
uses that create the regional draw desired in MU-R designated areas. Additionally, the applicant owns
the parcel at the east boundary of the City’s impact area that is partially in the City of Boise and is
pursuing negotiations with the property owners in between to purchase additional land for future
industrial development.
TRANSPORTATION: The Master Street Map (MSM) designates E. Franklin Road along the south
boundary of the site as a commercial arterial street. There are no planned or funded improvements for
this road which is currently a 5-lane street with a center turn lane.
Per ACHD, the proposed Industrial use of the property would generate much less traffic and fewer
daily trips than a mixed use regional type development. Although Franklin Road could handle the
additional traffic per the current level of service, the current level of service for the Eagle/Franklin
intersection is failing and there are no plans to widen the intersection. Therefore, Staff believes a
lesser intense use of this property may be more appropriate. The site is also within ¼ mile walking
distance of an existing bus stop.
GOALS, OBJECTIVES, & ACTION ITEMS: Staff finds the following Comprehensive Plan policies to
be applicable to this application and apply to the proposed use of this property (staff analysis in
italics):
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
There are no residential properties that abut this site.
Meridian City Council Meeting Agenda March 6, 2018 – Page 538 of 605
Seyam East – CPAM, AZ, PP H-2017-0159 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)
This property is contiguous to land that has already been annexed into the City. Urban
services can be provided to this property upon development.
“Locate industrial and commercial uses where adequate water supply and water pressure are
available for fire protection.” (3.04.02A)
There is adequate water supply and water pressure to provide fire protection to this
development.
“Encourage industrial development to locate adjacent to existing industrial uses.” (3.06.01C)
The subject property is adjacent to existing industrial designated and zoned property to the
west and northwest.
“Identify and allocate locations/inventory for industrial and commercial business parks.”
(4.03.02D)
Staff believes the allocation of additional industrial property south of the railroad tracks in
this area is in the best interest of the City. Over the last few years, the City has annexed and
zoned a higher ratio of residential land than other land uses, including industrial.
“Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough, and
Jackson and Evans drainages) throughout commercial, industrial and residential areas.”
(5.01.01E).
The Evans Drain runs along the north boundary of this site and should be improved and
protected with development.
“Consider the adopted COMPASS regional long-range transportation plan in all land-use
decisions.” (3.03.02G)
COMPASS submitted a letter to the City with the following recommendation: “The location is
adjacent to the Union Pacific right-of-way and presents a unique opportunity to provide
access to a proposed Rails with Trails pathway. Communities in Motion 2040 Goal 7.1 is
“promote development and transportation projects that protect and provide all of the
regional’s population with access to open space, natural resources, and trails.” COMPASS
is working with member agencies on a mulit-jurisdictional Rails with Trails plan in the
Treasure Valley. Although the plan is not yet completed, best practices call for early
coordination of easements, license agreements, and/or property control along the Union
Pacific right-of-way to ensure future success of the regional rails with trails efforts.
COMPASS is working with a multi-jurisdiction working group to evaluate a Treasure Valley
High Capacity Corridor, One possible route for commuter rail or bus rapid transit (BRT) is
along the Union Pacific Railroad right-of-way. Additional information about the Treasure
Valley High Capacity Corridor can be found at:
http://www.compassidaho.org/documents/prodserv/CIM2040/12
TVHighCapacityCorridor.pdf
The nearest bus stop is more than one mile away. Communities in Motion 2040 2.0 proposes
service along Cloverdale Road from Lake Hazel Road to Chinden Boulevard and additional
east/west bus routes.”
Meridian City Council Meeting Agenda March 6, 2018 – Page 539 of 605
Seyam East – CPAM, AZ, PP H-2017-0159 PAGE 6
STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS
Idaho’s counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review,
and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements
which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell
out how these policies are to be achieved.
The order in which the following policies are presented implies no order or priority.
a. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the City to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff finds that the
requested Comprehensive Plan Land Use Map change would not unconstitutionally violate
private property rights. A neighborhood meeting was held on October 16, 2017 of which no one
attended and no one followed up via phone call with the applicant (see sign-up sheet included in
application).
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Developments must be easily served by City infrastructure and public services. Necessary
services are currently available to the subject site and should still be available upon development
of the site.
c. School Facilities and Transportation
The purpose of this element is to direct new residential development to areas with adequate
school facilities and student transportation. Because no new residential uses are proposed with
this application, this element is not applicable.
d. Economic Development
Meridian’s economic base has been gradually shifting over the last 20 years from a farming-based
economy to a retail, service, and manufacturing-based economy. During this time, local policy
with regard to the types of lands needed to support the economic and employment needs of the
community has also changed. The Comprehensive Plan forecasts the need to continually adjust
the provision of commercial lands in order to gradually broaden economic opportunity throughout
the City.
The subject property is currently identified as appropriate for mixed use at a regional intensity.
However, because the site is located adjacent to the railroad corridor and other industrial
properties, Staff finds the proposed Industrial designation is appropriate for this site.
e. Land Use
The Comprehensive Plan Future Land Use Map is a graphic representation of applicable policies
and goals of Meridian’s Comprehensive Plan. The Map has been prepared to identify suitable
areas for future residential, commercial, and industrial development. The Map is designed to be a
projection of growth patterns for the City. Therefore, the Map is to be used as a guide for
decisions regarding requests for land use changes.
f. Natural Resources
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. Staff is not aware of any natural resources that exist on this site that would be
impacted by the proposed development.
Meridian City Council Meeting Agenda March 6, 2018 – Page 540 of 605
Seyam East – CPAM, AZ, PP H-2017-0159 PAGE 7
g. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas on this site.
h. Public Services, Facilities, and Utilities
City water and sewer service is available to the subject property and will be extended with
development by the developer.
i. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. The proposed development will increase traffic within this area of the City; however, the
nearby traffic corridors (i.e. Eagle Road/SH-55, Franklin Rd. and I-84) should provide efficient
and safe transportation to and from the development. The proposed industrial use of the property
will generate much less traffic than a mixed use regional project. The proposed development is
also within walking and biking distance of many services, employment centers, public transit and
public parks.
j. Recreation
Recreation resources within Meridian include 19 developed City parks totaling approximately
240 acres. The City is in the process of developing new park facilities. The City also maintains
several pathways. This site is not formally designated for recreational purposes. However, the site
is located within a couple of miles of Kleiner Park, a 60-acre regional park (Fairview Ave./Eagle
Rd.) and Storey Park, a 16+/- acre city park (Franklin Rd/Main St.)
k. Special Areas or Sites
The subject amendment does not directly impact any lands designated for open space, natural
resources, or scenic areas, nor does the parcel contain any known significant or sensitive natural
resources.
l. Housing
The City of Meridian is charged with ensuring an adequate and attractive living environment
which meets the needs of City residents of different ages, family sizes, lifestyles, and income
levels. To accomplish this, the plan identifies areas appropriate for residential development and
areas not appropriate. This site is designated for industrial (west parcel) and mixed use regional (4
eastern parcels) uses. The existing and proposed Industrial designation and zoning does not allow
residential uses.
m. Community Design
The purpose of this element is to ensure a pattern of planned growth resulting in orderly and
attractive developments within the City of Meridian. The developer states that they intend to
construct industrial buildings on this site for lease which enables them to ensure their
developments are occupied by compatible uses and the buildings are well maintained.
n. Agriculture
The subject amendment does not impact areas being used for farming activities although a lar ge
portion of the property is used as pasture/grazing land.
o. Implementation
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Plan. The City of Meridian Planning Division will administ er the
Comprehensive Plan and its policies through the Unified Development Code. The Planning &
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Seyam East – CPAM, AZ, PP H-2017-0159 PAGE 8
Zoning Commission is also authorized by the Council to review, approve and make
recommendations on proposals affecting the public’s interest in land use. The City Council is the
ultimate decision making authority on most land use applications.
p. National Interest Electric Transmission Corridors
This site is not designated for a high-voltage transmission line corridor.
q. Public Airport Facilities
This site is not designated for a public airport facility.
SUMMARY: Because this site is located near Eagle Road/SH-55 and I-84 and along E. Franklin Rd.,
major transportation corridors in the City, is adjacent to the railroad corridor, and is in close
proximity to a bus stop, staff believes the Industrial designation and proposed development is
appropriate for this property. Further, Staff feels it would be appropriate for the remaining 3
parcels to the east that are currently designated MU-R to also be changed to Industrial in the
future to ensure the north side of Franklin is developed in an orderly and consistent manner.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zoning District: The purpose of the I-L district is to provide for convenient
employment centers of light manufacturing, research and development, warehousing, and
distributing. In accord with the Meridian comprehensive plan, the I-L district is intended to
encourage the development of industrial uses that are clean, quiet and free of hazardous or
objectionable elements and that are operated, entirely, or almost entirely, within enclosed
structures. Accessibility to transportation systems is a requirement of this district.
B. Schedule of Use: UDC Table 11-2C-2 lists the principal permitted (P), accessory (A), conditional
(C), and prohibited (-) uses in the I-L zoning district. Any use not explicitly listed is prohibited.
No specific uses are proposed at this time.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2C-3 for the I-L district.
D. Landscaping:
1. Landscape buffers are required along streets as set forth in UDC Table 11-2C-3 in accord
with the standards listed in UDC 11-3B-7C.
2. Landscape buffers to adjoining residential and non-industrial uses are required as set forth in
UDC Table 11-2C-3 in accord with the standards listed in UDC 11-3B-9C.
3. Landscaping is required within parking areas in accordance with the standards listed in UDC
11-3B-8C and within common areas in accord with UDC 11-4-3-27F.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6B for
industrial districts.
IX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
A. COMPREHENSIVE PLAN MAP AMENDMENT (CPAM):
The applicant proposes to amend the FLUM contained in the Comprehensive Plan to change the
land use designation on 14.82 acres of land from Mixed Use - Regional to Industrial.
For the reasons stated in Section VII above, Staff is in support of the applicant’s request. Staff
further recommends that a map amendment is processed by the City in the future to amend
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Seyam East – CPAM, AZ, PP H-2017-0159 PAGE 9
the FLUM designation on the remaining MU-R designated land to the east, consisting of
approximately 16 acres.
B. ANNEXATION & ZONING (AZ):
The applicant proposes to annex & zone 18.33 acres of land with an I-L zoning district consistent
with the proposed FLUM amendment to Industrial. The proposed zoning will enable to applicant
to build and lease future industrial buildings on this site.
The proposed I-L zoning is compatible with existing I-L zoned property and development to the
west and existing pasture/grazing land to the east.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed and zoned. The property is contiguous to land that has
been annexed into the City and is within the Area of City Impact boundary.
A conceptual development plan was not submitted for this site. However, conceptual building
elevation photos were submitted as shown in Exhibit A.5. All structures constructed on the site
are required to comply with the design standards listed in UDC 11-3A-19 and the Architectural
Standards Manual. Further, because buildings on lots (i.e. Lot 1, Block 1 and Lots 1 and 4,
Block 2) that front on E. Franklin Rd. will be highly visible from Franklin Rd., an entryway
corridor into the City, staff recommends these buildings comply with the design standards
for commercial buildings; this was also a requirement for the adjacent Seyam Subdivision
to the west.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed and
recommended by staff with this application, staff recommends a DA is required as a provision of
annexation with the provisions included in Exhibit B. Because there is an existing DA for the
property to the west (i.e. Seyam Subdivision) under the same ownership, staff recommends
that DA is amended to include the subject property. Staff has included recommended
modifications to that agreement in Exhibit A.6.
C. PRELIMINARY PLAT (PP):
The applicant proposes to Preliminary plat consisting of 10 building lots on 22.98 acres of land.
Existing Structures: There are two existing homes and accessory structures on this site. All
structures are required to be removed prior to City Engineer signature on the final plat.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table 11-2C-3 for the I-L zoning district. All of the lots
comply with the minimum standards. Construction of future buildings on the site should comply
with the setback and dimensional standards for the I-L district.
Access: Access to streets is required to comply with the standards listed in UDC 11-3A-3. The
UDC (11-3A-3) requires access to be taken from a local street when available.
The proposed plat depicts the extension of E. Lanark Street, an industrial collector, from the west
boundary through the site to the east boundary; and a new local street (i.e. Parkdale Avenue) via
E. Franklin Rd. All of the proposed lots should take access via the internal local streets; direct
access via E. Franklin Rd. is prohibited.
Landscaping: Street buffer landscaping is required to be provided along streets as set forth in
UDC Table 11-2C-3 per the standards listed in UDC 11-3B-7C.
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Seyam East – CPAM, AZ, PP H-2017-0159 PAGE 10
A 35-foot wide street buffer is required along E. Franklin Road, an arterial street and entryway
corridor; a 20-foot wide buffer is required along E. Lanark Street, a collector street; and a 10-foot
wide buffer is required along N. Parkdale Avenue, a local street, in accord with the standards
listed in UDC 11-3B-7C. These buffers are required to be in a common lot or on a
permanent dedicated buffer maintained by the property owner or business owners’
association per UDC 11-3B-7C.2b.
Open Space & Site Amenities: The UDC does not require open space and site amenities for
industrial developments.
Pathways: No multi-use pathways are designated on the Pathways Master Plan for this site; there
is a pathway designated along the north side of the railroad tracks (Rails with Trails pathway) but
it’s not on this site.
Sidewalks: Sidewalks are required to be provided with development in accord with the standards
listed in UDC 11-3A-17. Detached sidewalks are required along arterial and collector streets,
with attached sidewalks allowed along local streets.
There is an existing sidewalk along E. Franklin Rd. that was recently constructed; staff is not
recommending the sidewalk be torn out and reconstructed as a detached sidewalk. Five-foot wide
detached sidewalks are proposed along internal local streets within the development.
Waterways: The Evans Drain runs along the north boundary of this site. As a natural waterway,
it’s required to be left open and not be piped and should be improved and protected. All other
open ditches on the site should be piped as set forth in UDC 11-3A-6.
Fencing: All fencing should comply with the standards listed in UDC 11-3A-7. No fencing is
depicted on the landscape plan.
Utilities: Street lights are required to be installed along public streets adjacent to the
development in accord with the City’s adopted standards, specifications and ordinances. 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. Adequate fire protection shall be required in
accord with the appropriate fire district standards.
Pressurized Irrigation: An underground pressurized irrigation system is required to be provided
for the development in accord with UDC 11-3A-15 as proposed and will be served by the Nampa
& Meridian Irrigation district.
Storm Drainage: An adequate storm drainage system is required in all developments in accord
with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18
In summary, Staff recommends approval of the proposed CPAM, AZ and PP applications with the
conditions included in Exhibit B and a modification to the existing development agreement for
Seyam Subdivision that includes the provisions listed in Exhibit A. 6 and Exhibit B of this report
in accord with the findings contained in Exhibit E.
X. EXHIBITS
A. Drawings/Other
1. Zoning/Aerial Map
2. Existing & Proposed FLUM
3. Proposed Preliminary Plat (dated: 10/31/2016)
4. Proposed Landscape Plan (dated: 11/17/2017)
5. Proposed Building Elevations & Floor Plans
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Seyam East – CPAM, AZ, PP H-2017-0159 PAGE 11
6. Development Agreement Modification as Recommended by Staff
B. Agency & Department Comments
C. Legal Description & Exhibit Map for Annexation & Zoning Boundary
D. Conceptual Building Elevation Photos
E. Required Findings from Unified Development Code
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Exhibit A Page 1
A. Drawings/Other
Exhibit A.1: Zoning/Aerial Map
Plat area:
FLUM Amendment & Annexation area:
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Exhibit A.2: Existing and Proposed Future Land Use Map
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Exhibit A.3: Proposed Preliminary Plat (dated: 10/31/2016)
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Exhibit A.4: Proposed Landscape Plan (dated: 11/17/17)
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Exhibit A.6: Development Agreement Modification as Recommended by Staff
Development Agreement (Inst. #2014-068084 – RZ-09-005)
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1 Owner/Developer shall develop the Property in accordance with the following special conditions:
h. 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, within 6 months after the date of annexation ordinance
approval. 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.
i. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8, within 6 months after the date of annexation ordinance approval. Contact
Central District Health for abandonment procedures and inspections (208)375-5211.
a. Comply with all provisions of 11-3A-3 with regard to access to streets.
b. The applicant shall submit and obtain approval of a Certificate of Zoning Compliance
application and Design Review from the Planning Department, prior to submittal of a
building permit application for any and all structures on this site.
c. The facades of structures and portions of the site directly adjacent to Franklin Road & the
future extension of Touchmark Way shall develop in accord with the guidelines contained in
the City’s Design Manual for commercial developments, rather than industrial
developments, because of their location adjacent to an entryway corridor (Franklin Road).
(These properties are depicted on the approved final plat as Lots 2 and 3, Block 1, Seyam
Subdivision and Lot 1, Block 1 and Lots 1 and 4, Block 2, Seyam East Subdivision.) The
facades and portions of the site not directly adjacent to Touchmark or Franklin may develop
in accord with the guidelines contained in the Design Manual for industrial developments.
d. No outdoor storage of materials, equipment, inventory, and/or supplies, or loading docks
shall be located between the facades of the structures adjacent to Franklin Road & the future
extension of Touchmark Way. All permitted outdoor storage areas shall comply with the
standards listed in UDC 11-3A-14.
e. The property owner shall sign the development agreement and return such to the City within
one year of the Council granting this rezone request as set forth in UDC 11-5B-3D2.
f. Comply with all bulk, use, and development standards of the applicable district listed in
UDC Chapter 2 District regulations.
g. Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS
1. PLANNING DEPARTMENT
1.1.1 An amendment to the Development Agreement (DA) for Seyam Subdivision (Instrument No. 2014-
068084) is required as a provision of annexation of this property. Prior to annexation ordinance approval,
an amended DA shall be entered into between the City of Meridian, the property owner(s) at the time of
annexation ordinance adoption, and the developer. The amended DA shall be signed by the property
owner and returned to the Planning Division within six (6) months of the City Council granting
annexation and shall incorporate the amended provision in Exhibit A.6.
1.1.2 The preliminary plat included in Exhibit A.3, dated 10/31/16, shall be revised as follows:
a. Depict a 35-foot wide street buffer along E. Franklin Road, an arterial street and entryway corridor;
and a 10-foot wide buffer along internal local streets (i.e. E. Lanark Street and N. Parkdale Avenue)
in a common lot or on a permanent dedicated buffer maintained by the property owner or business
owners’ association per UDC 11-3B-7C.2b.
b. Note #2: Streets are public; revise note accordingly.
c. Note #10: All irrigation ditches that cross the site except for the Evans Drain are required to be piped
per UDC 11-3A-6; revise note accordingly.
d. Note #16: All existing septic systems are also required to be abandoned; revise note accordingly.
1.1.3 The landscape plan included in Exhibit A.4, dated 11/17/17, shall be revised as follows:
a. Include mitigation information on the plan for existing healthy trees 4” caliper or greater that are
removed from the site with equal replacement of the total calipers lost in accord with UDC 11-3B-
10C. Coordinate with Elroy Huff, City Arborist, at 208-371-1755 or ehuff@meridiancity.org .
1.1.4 All fencing shall comply with the standards listed in UDC 11-3A-7.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC Chapter 2
District regulations.
1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in
UDC 11-3A-6.
1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-15, UDC
11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I, 11-3B-
8C, and Chapter 3 Article C.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-7C
(streets).
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-11C.
1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for
the loss of such trees as set forth in UDC 11-3B-10.
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1.2.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design standards as set
forth in UDC 11-3C-5C.
1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.2.13 Construct all required landscape areas used for storm water integration consistent with the standards as set
forth in UDC 11-3B-11C.
1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set
forth in the City of Meridian Standards Manual.
1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.2.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.2.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7 and 11-
3A-6B as applicable.
1.3 Ongoing Conditions of Approval
1.3.1 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 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant
shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and
receive approval for such signs.
1.4.2 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design Review
application from the Planning Division, prior to submittal of any building permit application.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 A street light plan will need to be included in the final plat application. Street light plan requirements are
listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be
found at http://www.meridiancity.org/public_works.aspx?id=272
2.2 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
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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.
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
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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 Police Department has no comments on this application.
4. FIRE DEPARTMENT
4.1 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with
International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.2 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than
150 feet in length that is not provided with an outlet shall be required to have an approved turn around.
Phasing of the project may require a temporary approved turn around on streets greater than 150' in length
with no outlet.
4.3 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code
Sections 503.4 & D103.6.
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4.4 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in
International Fire Code Section 304.1.2.
4.5 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.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments on this application at this time.
6. PARKS DEPARTMENT
6.1 The applicant is required to comply with the mitigation standards listed in UDC 11-3B-10C.5 for any existing
trees 4-inch caliper or greater that are removed from the site. Contact Elroy Huff, City Arborist (208-371-
1755), prior to removal of any existing trees from the site.
7. ADA COUNTY HIGHWAY DISTRICT
A report has not yet been received by ACHD. The applicant shall comply with all ACHD requirements for
the proposed development.
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Exhibit C: Legal Description & Exhibit Map for Annexation & Zoning Boundary
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D. Conceptual Building Elevation Photos
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E. Required Findings from Unified Development Code
1. COMPREHENSIVE PLAN AMENDMENT FINDINGS:
Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the
public hearing, review the application. In order to grant an amendment to the Comprehensive Plan, the
Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive Plan.
The Commission finds that the proposed map amendment from Mixed Use – Regional to Industrial
is consistent with other elements of the Comprehensive Plan as noted in Section VII above.
b. The proposed amendment provides an improved guide to future growth and development of
the city.
The Commission finds that the proposal to modify the Future Land Use Map to allow for industrial
uses will be compatible with existing abutting industrial uses. Further, the Commission recommends
an amendment to FLUM is processed in the future to also amend the land use designation on the
16+/- acres to the east to Industrial.
c. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the
Comprehensive Plan.
The Commission finds that the proposed amendment is internally consistent with the Goals,
Objectives, and Policies of the Comprehensive Plan (see Section VII for detailed analysis).
d. The proposed amendment is consistent with the Unified Development Code.
The Commission finds that the proposed amendment is consistent with the Unified Development
Code.
e. The amendment will be compatible with existing and planned surrounding land uses.
The Commission finds the proposed amendment will be compatible with adjacent existing industrial
uses to the west and the adjacent pasture/grazing land to the east.
f. The proposed amendment will not burden existing and planned service capabilities.
The Commission finds that the proposed amendment would not burden existing and planned service
capabilities in this area of the city. Sewer and water services are available to be extended to this site.
g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses that
allows sufficient area to mitigate any anticipated impact associated with the development of
the area.
The Commission finds the proposed industrial development of this property is consistent with the
proposed map amendment and will not significantly impact development in this area and provides a
logical juxtaposition of uses.
h. The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Sections VII, VIII, and IX and the subject findings above, The Commission
finds that the proposed amendment is in the best interest of the City.
2. ANNEXATION & ZONING FINDINGS:
Upon recommendation from the Commission, the Council shall make a full investigation and shall,
at the public hearing, review the application. In order to grant an annexation, the Council shall
make the following findings:
Meridian City Council Meeting Agenda March 6, 2018 – Page 562 of 605
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a. The map amendment complies with the applicable provisions of the Comprehensive Plan;
The Commission finds that the proposed map amendment to I-L is consistent with the proposed
Industrial FLUM designation for this site and should be compatible with existing and future uses in
the area. Therefore, the Commission finds the amendment is consistent with the applicable
provisions of the Comprehensive Plan (see section VII above for more information).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed map amendment to the I-L zoning district is consistent with
the purpose statement of the industrial district as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. City utilities will be extended at the expense of the applicant. The
Commission recommends that the Council consider any oral or written testimony that may be
provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the City including, but not limited to,
school districts; and,
The Commission finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The Commission finds the proposed annexation of this property is in the best interest of the City if the
applicant develops the site in accord with the conditions listed in Exhibit B.
3. 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;
The Commission 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;
The Commission 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, The Commission finds that the subdivision will not require the expenditure of capital
improvement funds.
Meridian City Council Meeting Agenda March 6, 2018 – Page 563 of 605
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d. There is public financial capability of supporting services for the proposed development;
The Commission recommends the 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
The Commission is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Council’s attention. ACHD considers road
safety issues in their analysis. The Commission recommends that the 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 the Commission is unaware.
f. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any significant natural, scenic or historic features that may exist on
this site that need to be preserved.
Meridian City Council Meeting Agenda March 6, 2018 – Page 564 of 605
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 9G
Project/File Number: H-2017-0167
Item Title: Whistle Stop Subdivision
Public Hearing for Whistle Stop Subdivision (H-2017-0167) By
Biltmore Company Located at 1297 E Pine Avenue
1. Request: A Rezone of 5.73 Acres of Land from the L -O to the R-
15 Zoning District
2. Request: Conditional Use Permit for a Multi -Family Development
Consisting of 68 Residential Units on 5.7 Acres of Land in the R-
15 Zoning District
3. Request: A Combined Preliminary and Final Plat for 16 Building
Lots and 3 Common Lots on 5.7 Acres of Land in the R-15
Zonina District
Meetinq Notes
JUN
CITY OF MERIDIAN
CITY COUNCIL
PUBLIC HEARING SIGN -IN SHEET
Date: March 6. 2018 Item # 9G
Project Number:
Project Name:
Please print your name
H-2017-0167
Whistle Stop Subdivsion
For Against Neutral Do you wish
to testify (Y/N)
Whistle Stop – RZ, CUP, PFP H-2017-0167 PAGE 1
STAFF REPORT
HEARING DATE: March 6, 2018
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Whistle Stop – RZ, CUP, PFP (H-2017-0167)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Biltmore Company, has submitted an application for a rezone (RZ) of 5.73 acres of
land from the L-O to the R-15 zoning district; conditional use permit (CUP) for a multi-family
development consisting of 68 residential units in an R-15 zoning district; and a combined preliminary
and final plat (PFP) consisting of 16 building lots and 3 common lots on 5.7 acres of land in the
proposed R-15 zoning district.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed RZ, CUP and PFP applications based on the Findings of
Fact and Conclusions of Law in Exhibit D of this report.
The Meridian Planning & Zoning Commission heard these items on February 1, 2018. At the
public hearing, the Commission moved to recommend approval of the subject RZ, CUP and
PFP requests.
a. Summary of Commission Public Hearing:
i. In favor: Kevin Amar
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: None
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. Pathway connection to W. Pine Ave. as recommended by the Pathways Project
Manager;
ii. Adequacy of the proposed parking (although it exceeds UDC standards) and whether or
not the UDC should be amended to require more parking for multi-family
developments;
iii. Pathway along the Nine Mile Creek and extensions east & west of the site.
d. Commission Change(s) to Staff Recommendation:
i. Remove condition #6.1 in Exhibit B that requires a pathway connection to W. Pine Ave.
and associated fencing and landscaping.
e. Outstanding Issue(s) for City Council:
i. None
Meridian City Council Meeting Agenda March 6, 2018 – Page 566 of 605
Whistle Stop – RZ, CUP, PFP H-2017-0167 PAGE 2
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0167, as presented in the staff report for the hearing date of March 6, 2018, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0167,
as presented during the hearing on March 6, 2018, for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0167 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 at 1297 W. Pine Avenue, in the SW ¼ of Section 12, Township 3 North, Range
1 West. (Parcel No. R8521560020)
B. Applicant:
Biltmore Company
1548 Cayuse Way, Ste. 100
Meridian, ID 83646
C. Owner:
Marlon Hughes
201 Blackberry
Midland, TX 79701
D. Representative:
Kent Brown, Kent Brown Planning Services
3161 E. Springwood Dr.
Meridian, ID 83642
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a rezone, conditional use permit and combined preliminary/final
plat. A public hearing is required before the Planning and Zoning Commission and City Council,
consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: January 12, 2018 (Commission); February 16, 2018 (City
Council)
C. Radius notices mailed to properties within 300 feet on: January 19, 2018 (Commission); February
9, 2018 (City Council)
D. Applicant posted notice on site(s) on: January 22, 2018 (Commission); February 24, 2018 (City
Council)
Meridian City Council Meeting Agenda March 6, 2018 – Page 567 of 605
Whistle Stop – RZ, CUP, PFP H-2017-0167 PAGE 3
VI. LAND USE
A. Existing Land Use(s): The site consists of a single undeveloped vacant lot, zoned L-O.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Multi-family residential (Tramore), zoned L-O
South: Railroad tracks and industrial uses, zoned RUT in Ada County and I-L respectively
East: Multi-family residential (Rockcreek), zoned R-15
West: Assisted living facility (Sabra), zoned L-O
C. History of Previous Actions:
In 1990 and 2001, Records of Surveys (#1823 and #5461, respectively) were recorded for this
property.
In 2001, a conditional use permit (CUP-01-036) for a planned development for a senior
community in an L-O zoning district; and combined preliminary/final plat (PFP-01-006)
consisting of 2 building lots on 10 acres of land in an L-O zoning district was approved for
Tramore Subdivision.
In 2004, a conditional use permit (CUP-04-018) for a planned development consisting of 64
multi-family residential units; and a preliminary plat (PP-04-018) and final plat (FP-04-076)
consisting of 16 building lots and 3 common/other lots on 5.7 acres of land in the L-O zoning
district was approved for Roundtree Subdivision. The developer installed the underground
improvements, including the bridge over the Ninemile Creek and all of the water and sewer
mains and pressure irrigation systems but never commenced construction of buildings.
In 2007, a conditional use permit (CUP-07-002) for a multi-family development consisting of
64 dwelling units [(16) 4-plexes] on 5.7 acres of land in the L-O zoning district; and
preliminary plat (PP-07-004) consisting of 16 residential building lots and 3 common lots was
approved for Doubletree Subdivision. No further development occurred with this approval.
D. Utilities:
1. Location of sewer: Sanitary sewer mains intended to provide service to the subject site were
installed as part of the previously approved development; however they were never fully
completed or accepted by the city.
2. Location of water: Water mains intended to provide service to the subject site were installed
as part of the previously approved development; however they were never fully completed or
accepted by the city.
3. Issues or concerns: The applicant shall be responsible for the testing and completion of the
installed utilities.
D. Physical Features:
1. Canals/Ditches Irrigation: The Ninemile Creek bisects this site (east/west).
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: A portion of this site along the Ninemile Creek lies within the floodplain overlay
district.
Meridian City Council Meeting Agenda March 6, 2018 – Page 568 of 605
Whistle Stop – RZ, CUP, PFP H-2017-0167 PAGE 4
VII. COMPREHENSIVE PLAN
The subject property is currently designated High Density Residential (HDR) on the Comprehensive
Plan Future Land Use Map (FLUM). The applicant requests City Council approval of a “step” down
in density to Medium High Density Residential (MHDR) as allowed without an amendment to the
FLUM (see page 21 for more information).
HDR: The HDR designation allows for the development of multi-family homes in areas where urban
services are provided. Residential gross densities should exceed 15 dwelling units per acre.
Development might include duplexes, apartment buildings, townhouses, and other multi -unit
structures. A desirable project would consider the placement of parking areas, fences, berms, and
other landscaping features to serve as buffers between neighboring uses. Developments need to
incorporate high quality architectural design and materials and thoughtful site design to ensure quality
of place and should also incorporate high quality architectural design and materials and thoughtful
site design that incorporate connectivity with adjacent uses and area pathways, attractive landscaping
and individual project identity.
MHDR: The MHDR designation allows for the development of a mix of relatively dense residential
housing types including townhouses, condominiums and apartments. Residential gross densities
should range from 8 to 15 dwelling units per acre, with a target density of 12 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 qualify of place and should also incorporate connectivity with
adjacent uses and area pathways, attractive landscaping and individual project identity.
The applicant is proposing to develop a 68 unit apartment complex with a mix of townhome style
units and more traditional apartments in 4-plex and 8-plex configurations. A gross density of 11.92
units per acre is proposed consistent with the requested step down in density to MHDR and the target
density desired in that designation.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
“Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
City services are available and will be extended by the developer to the proposed lots upon
development of the site in accord with UDC 11-3A-21.
“Require neighborhood and community commercial areas to create a site design compatible
with surrounding uses. “ (3.05.02A)
The site design of the proposed multi-family residential development is compatible with the
same type of use to the east and the assisted living facility to the west.
“Maintain integrity of neighborhoods to preserve values and ambiance of areas.” (3.05.02)
If the applicant complies with the design standards contained in the Architectural Standards
Manual (ASM), the UDC and the specific use standards for multi-family developments, staff
is of the opinion the proposed use should maintain the integrity of the neighborhood.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
There is one existing driveway access via W. Pine Avenue; no additional accesses are
proposed via streets.
Meridian City Council Meeting Agenda March 6, 2018 – Page 569 of 605
Whistle Stop – RZ, CUP, PFP H-2017-0167 PAGE 5
“Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.).” (3.06.02F)
A street buffer already exists along W. Pine Avenue, an arterial street, in accord with the
standards listed in UDC 11-3B-7C.
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
There is an existing multi-family development to the east of this site; and an assisted living
facility to the west of this site. Because the proposed use is also residential in nature, it
should be compatible with existing adjacent residential uses.
“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 multi-family development in 4-plex and 8-plex configurations should contribute
to the variety of residential housing available in the City; staff is unaware how “affordable”
the units will be.
“Preserve the existing rail corridor for a future transit system between Boise and Nampa.”
(3.03.04F)
A multi-use pathway is proposed in accord with the Pathways Master Plan adjacent to the
railroad corridor along the south boundary of the site.
“Develop pathways to connect Meridian with Boise, Nampa, Kuna and Eagle.” (6.01.02C)
A pathway exists off-site along the north side of the Ninemile Creek and a segment of the
City’s multi-use pathway system is proposed along the railroad tracks at the south boundary
of the site which will provide interconnectivity with adjacent cities. Staff is also
recommending a dedicated pathway easement is provided along the south side of the creek
since none exists for the pathway on the north side of the creek.
“Ensure development provides safe routes and access to schools, parks and other community
gathering places.” (3.07.02N)
There is an existing sidewalk to this site from the sidewalk along W. Pine Ave. for safe
pedestrian access.
For the above reasons, staff believes the proposed development is consistent with the Comprehensive
Plan if City Council determines a “step” down in density is appropriate for this site.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: 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-2 lists the principal permitted,
accessory, conditional, and prohibited uses in the R-15 zoning district. The proposed multi-family
development requires conditional use permit (CUP) approval in the R-15 zoning district.
Compliance with the specific use standards listed in UDC 11-4-3-27, Multi-Family Development,
for the use is also required.
Meridian City Council Meeting Agenda March 6, 2018 – Page 570 of 605
Whistle Stop – RZ, CUP, PFP H-2017-0167 PAGE 6
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2A-7 for the R-15 zoning district and in UDC 11-4-3-27 for multi-family
developments.
D. Landscaping: Street buffer landscaping is required as set forth in UDC Table 11-2A-7 per the
standards listed in UDC 11-3B-7C; parking lot landscaping is required in accord with the
standards listed in UDC 11-3B-8C.
E. Off-Street Parking: UDC Table 11-3C-6 lists the parking requirements for multi-family
dwellings.
F. Structure and Site Design Standards: Development of this site must comply with the design
standards listed in UDC 11-3A-19 and in the Architectural Standards Manual (ASM).
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
REZONE (RZ): A rezone of 5.73 acres of land from the L-O to the R-15 zoning district is
requested. A site development plan has been submitted that depicts how the property is proposed
to develop with (15) 4-plex structures and (1) 8-plex structure containing a total of 68 multi-
family residential units.
Since approval of the previous multi-family developments on this site, the UDC has been revised
to no longer allow such uses in the L-O district. Therefore, a rezone to a residential district is
necessary to develop the site in accord with the residential FLUM designation.
The proposed zoning and development plan is consistent with the MHDR FLUM designation if
City Council deems a step down in density is appropriate for this site without an amendment to
the FLUM.
The legal description submitted with the application, included in Exhibit C, shows the boundary
of the property proposed to be rezoned. The property is within the Area of City Impact boundary.
The City may require a development agreement (DA) in conjunction with a rezone pursuant to
Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of the rezone with the provisions included in
Exhibit B.
CONDITIONAL USE PERMIT (CUP): A CUP is requested for a multi-family development
consisting of 68 residential units on 5.7 acres of land in an R-15 zoning district. The units will be
contained in (10) townhome style 4-plexes with the living room downstairs and 2 bedrooms
upstairs; (5) traditional 4-plexes with 2 bedroom units downstairs and 2 bedroom units upstairs;
and, (1) 8-plex with (4) 1-bedroom units downstairs and (4) 1-bedroom units upstairs. The project
will be constructed in one phase.
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 floor plans depict 81 square foot patio and balconies 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
Meridian City Council Meeting Agenda March 6, 2018 – Page 571 of 605
Whistle Stop – RZ, CUP, PFP H-2017-0167 PAGE 7
at an entrance or convenient location for those entering the development. The preliminary
plat site plan depicts a directory at the entrance to the development and central mailbox
location; a property management office and maintenance storage area shall be depicted
on a revised site plan submitted with the Certificate of Zoning Compliance application.
A minimum of 250 square feet of common open space is required for each unit
containing more than 500 and up to 1,200 square feet of living area. All of the proposed
units are between 500 and 1,200 square feet; therefore, a minimum of 17,000 square feet
(or 0.39 of an acre) of common open space is required for this development that is a
minimum of 400 square feet in area with a minimum length and width dimension of 20
feet. The open space exhibit included in Exhibit A.4 depicts a total of 1.47 acres (or
63,937 s.f.) of common open space in accord with this requirement.
For multi-family developments between 20 and 75 units, 3 site amenities are required to
be provided with at least one from each category listed in UDC 11-4-3-27D. The
applicant proposes a tot lot with children’s play equipment, an open grassy area of at
least 50’ x 100’ in size, a community garden, covered bicycle storage and a segment of
the City’s multi-use pathway. These amenities fall within the quality of life, open space
and recreation categories as required.
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. Because this site is set back from Pine Avenue over 400’, there
are no street facing elevations.
The development is required to record legally binding documents that state the
maintenance and ownership responsibilities for the management of the development,
including, but not limited to, structures, parking, common areas, and other development
features. The applicant should comply with this requirement; the entire complex should
be subject to the same maintenance agreement.
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. There are no service areas
proposed on the site that are visible from a public street (i.e. W. Pine Ave.).
Parking: Off-street parking is required for multi-family developments in accord with the
standards listed in UDC Table 11-3C-6. A minimum of 1.5 parking spaces is required for each
dwelling unit that contains one bedroom; and a minimum of 2 parking spaces is required for each
dwelling unit that contains 2 bedrooms with at least one of those spaces being covered by a
carport or garage.
Per the Lot Table in Exhibit A.5, all of the units except for one, which contains (1) bedroom,
contain 2 bedrooms, which requires a minimum of 135.5 parking spaces with at least 69 of those
being covered. The site plan depicts a total of 141 spaces provided with 70 of those being covered
by carports in accord with UDC standards which is 5 more than the minimum required. Staff
recommends the extra 5 spaces are signed for guest parking.
Meridian City Council Meeting Agenda March 6, 2018 – Page 572 of 605
Whistle Stop – RZ, CUP, PFP H-2017-0167 PAGE 8
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 141 vehicle spaces proposed, a minimum of 6 bicycle spaces are
required; 7 covered spaces are proposed.
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 the Certificate of Zoning Compliance
application.
The UDC (11-2B-3) requires a 25-foot wide buffer along arterial streets (i.e. W. Pine Ave.)
planted in accord with the standards listed in UDC 11-3B-7C. There is existing landscaping along
Pine that complies with this requirement.
Fencing: All new fencing is required to comply with the standards listed in UDC 11-3A-7.
Fencing along all natural waterways shall not prevent access to the waterway. In limited
circumstances and in the interest of public safety, larger open water systems may require fencing
as determined by the City Council, director and/or Public Work’s Director in accord with UDC
11-3A-6.
Fencing exists along the east & west property boundaries of the site; a 6-foot tall chain-link fence
exists along the creek. No new fencing is proposed to be constructed with this development.
Trash Enclosure: The design and locations of the trash enclosure(s) is required to be approved
by Bob Olson at Republic Services (phone: 208-345-1265; or, email:
rolson@republicservices.com. A stamped approved plan is required to be submitted with the
Certificate of Zoning Compliance application for the proposed trash enclosure(s).
Open Space: Open space is required to be provided for multi-family developments within
residential districts as set forth in UDC 11-3G-3A.1. A minimum of 10% (or 0.57 of an acre)
qualified open space is required to be provided per the standards listed in UDC 11-3G-3B.
Additionally, per the specific use standards listed in UDC 11-4-3-27C for multi-family
developments, a minimum of 17,000 square feet (or 0.39 of an acre) of common open space is
required based on the square footage of the dwelling units per the standards listed in UDC 11-43-
3-27C.
Based on the above requirements, a minimum of 0.96 of an acre of qualified open space is
required to be provided within this development. The open space exhibit included in Exhibit A.4
depicts a total of 1.47 acres (or 25.7%) of qualified open space, exceeding the minimum
standards.
Site Amenities: Site amenities are required to be provided within this development in accord
with the standards listed in UDC 11-3G-3C, which requires a minimum of one (1) qualified site
amenity for properties under 20 acres in size; and UDC 11-4-3-27D which requires a minimum of
qualified 3 amenities from each category (i.e. quality of life, open space and recreation).
As discussed above, the applicant proposes a tot lot with children’s play equipment, an open
grassy area of at least 50’ x 100’ in size, a community garden, covered bicycle stor age and a
segment of the City’s multi-use pathway. These amenities fall within the quality of life, open
space and recreation categories as required.
Building Elevations: Three (3) different building types are proposed within this development
(i.e. townhome style 4-plexes, traditional 4-plexes, and an 8-plex); all are 2-stories in height.
Building materials consist of a mix of horizontal, board and batten and shake siding with cultured
stone accents and architectural composite roofing.
The architectural character of the structures is required to comply with the standards listed in the
Architectural Standards Manual. The elevations submitted with the Certificate of Zoning
Meridian City Council Meeting Agenda March 6, 2018 – Page 573 of 605
Whistle Stop – RZ, CUP, PFP H-2017-0167 PAGE 9
Compliance application should demonstrate compliance with those standards and should be
substantially consistent with the concept elevations submitted with this application and the
conditions contained in this report.
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, the Architectural
Standards Manual and conditions of approval in Exhibit B.
PRELIMINARY/FINAL PLAT (PFP): A combined preliminary and final plat (PFP) is proposed
consisting of 16 building lots and 3 common lots on 5.7 acres of land in the R-15 zoning district.
This is a re-subdivision of Lot 2, Block 1 Tramore Subdivision.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table 11-2A-7 for the R-15 zoning district and found the
plat in compliance with those standards.
Access: Access to this development is provided from an existing driveway via W. Pine Avenue,
an arterial street. The adjacent development to the south (i.e. Tramore) also uses this driveway for
access. A note should be included on the plat that references the access easement to that property.
A driveway stub exists to this site from the multi-family development to the east; a connection to
that driveway is proposed for interconnectivity.
Landscaping: A 25-foot wide street buffer is required to be provided along W. Pine Avenue, an
arterial street, as set forth in UDC Table 11-2A-7. The buffer is contained within the common lot
for the driveway.
Sidewalks: Sidewalks are required to be provided with development in accord with the standards
listed in UDC 11-3A-17. Detached sidewalks are required along arterial streets (i.e. W. Pine
Ave.). However, because an attached sidewalk already exists along W. Pine Avenue and it’s in
good condition, Staff does not recommend it’s torn out and reconstructed as a detached sidewalk.
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. City water and sewer
service has been extended to each lot.
Pressurized Irrigation: An underground pressurized irrigation system is required to be provided
for the development in accord with UDC 11-3A-15. Each lot has been provided pressure
irrigation from NMID.
Storm Drainage: An adequate storm drainage system is required in all developments in accord
with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18. Storm
drainage is proposed to be retained on-site though previously installed sub-surface facilities.
Staff recommends approval of the subject applications with the requirement of a development
agreement with the provisions listed in Exhibit B per the Findings in Exhibit D.
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X. EXHIBITS
A. Drawings
1. Vicinity/Zoning & Aerial Map
2. Preliminary Plat (dated: 12/5/17)
3. Final Plat (dated: 12/12/17)
4. Site/Landscape Plan (dated: 12/13/17) & Open Space Exhibit (dated: 12/5/17)
5. 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. Parks Department
7. Ada County Highway District
C. Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
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Exhibit A.1: Vicinity/Zoning & Aerial Map
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Exhibit A.2: Preliminary Plat (dated: 12/5/17)
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Exhibit A.3: Final Plat (dated: 12/12/17)
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Exhibit A.4: Site/Landscape Plan (dated: 12/13/17) & Open Space Exhibit (dated: 12/5/17)
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Bicycle Storage
Community Garden
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Exhibit A.5: Proposed Building Elevations & Floor Plans
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Meridian City Council Meeting Agenda March 6, 2018 – Page 586 of 605
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LOT TABLE
LOTS BUILDING BUILDING TYPE SF OF LIVING AREA NUMBER OF BEDROOMS
1 COMMON AREA
2 A 4PLEX 953 SF 2
3 A 4PLEX 953 SF 2
4 A 4PLEX 953 SF 2
5 A 4PLEX 953 SF 2
6 A 4PLEX 953 SF 2
7 COMMON AREA
8 B 4PLEX 1037 SF 2
9 B 4PLEX 1037 SF 2
10 B 4PLEX 1037 SF 2
11 B 4PLEX 1037 SF 2
12 A 4PLEX 953 SF 2
13 A 4PLEX 953 SF 2
14 COMMON AREA
15 C 8PLEX 631 SF 1
16 B 4PLEX 1037 SF 2
17 A 4PLEX 953 SF 2
18 A 4PLEX 953 SF 2
19 A 4PLEX 953 SF 2
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B. Agency Comments/Conditions
1. PLANNING DIVISION
1.1 A Development Agreement (DA) is required as a provision of rezone of this property. Prior to the
rezone ordinance approval, a DA shall be entered into between the City of Meridian, the property
owner(s) at the time of rezone ordinance adoption, and the developer.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting the rezone. The DA shall, at
minimum, incorporate the following provisions:
a. Future development of this site shall substantially comply with the preliminary plat , final plat
and site/landscape plan included in Exhibit A and the conditions contained herein.
b. Future development shall comply with the design standards listed in UDC 11-3A-19 and the
City of Meridian Architectural Standards Manual.
1.2 Site Specific Conditions of Approval – Preliminary/Final Plat
1.2.1 The final plat included in Exhibit A.3, dated 12/12/17, shall be revised prior to signature on the
plat by the City Engineer as follows:
a. Graphically depict a permanent dedicated 25-foot wide street buffer along W. Pine Avenue
within Lot 1, Block 1 in accord with UDC 11-3B-7C.2b.
c. Include a note stating, “The bottom elevation of structural footings shall be set a minimum of
12-inches above the highest established normal ground water elevation.”
d. Include a note pertaining to the location of the floodplain on a portion of this property.
e. Include a note on the plat that references the access easement on this site via W. Pine Avenue
across Lot 1, Block 1 for Tramore subdivision (parcel #R8521560010).
1.2.2 Submit a public pedestrian easement for the multi-use pathways proposed on this site that meets
the Park’s Department’s standards to the Planning Division for approval by City Council and
subsequent recordation.
1.2.3 Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized, as well as the signatures of the Ada
County Highway District and the Central District Health Department.
1.2.4 A floodplain development permit application is required to be submitted for development within
the floodplain.
1.3 General Conditions of Approval – Preliminary/Final Plat
1.3.1 Comply with all bulk, use, and development standards of the R-15 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.
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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.
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 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3.14 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.3.15 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.
1.3.16 100 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 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.
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1.5.5 The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
1.6 Site Specific Conditions – Conditional Use Permit
1.6.1 The applicant shall comply with the specific use standards listed in UDC 11-4-3-27, Multi-Family
Development.
1.6.2 Comply with the structure and site design standards listed in UDC 11-3A-19 and the standards
listed in the City of Meridian Architectural Standards Manual.
1.6.3 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
is required to be provided as set forth in UDC 11-4-3-27B.7; depict on the site plan submitted
with the Certificate of Zoning Compliance application.
1.6.4 Submit a detail of the children’s play equipment with the Certificate of Zoning Compliance
application.
1.6.5 The development is required to record legally binding documents that state the maintenance and
ownership responsibilities for the management of the development, including, but not limited to,
structures, parking, common areas, and other development features. The entire complex shall be
subject to the same maintenance agreement.
1.6.6 The property shall be subdivided prior to applying for a Certificate of Zoning Compliance
application to ensure buildings comply with the required setbacks of the R-15 district listed in
UDC Table 11-2A-7.
1.6.7 The site/landscape plan included in Exhibit A.4, dated 12/13/17, shall be revised as follows:
a. Depict landscaping within planter islands within the parking lot in accord with the standards
listed in UDC 11-3B-8C.
b. Depict the proposed 10-foot wide pathway along the south side of the creek if allowed by
Nampa Meridian Irrigation District.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Correct the orientation of the north arrow on the final plat mapping.
2.1.2 The Whistle Stop Subdivision will need a floodplain development permit application submitted.
The PDF titled “floodplain data” depicts the Ninemile Creek preliminary maps published by
FEMA as part of an Ada County update. These maps are set to be effective sometime in 2019 due
to appeals. The other document depicts the current effective floodplain maps. The current
effective map have Ninmile Creek in this section as an undefined “A” zone and we would require
a detailed study of this reach. FEMA has already done this for you with the preliminary map
revisions, so we will accept this study as “best available data”. However we do not have any
information on the bridge and it appears it was constructed without a floodplain permit. We have
a “no rise” and drawings for the Rockcreek bridge east adjacent to this development but nothing
for Tramore bridge/culvert section. With the permit application you will need to submit details of
the bridge and a “no rise” certification. Your engineer can use the FEMA study as the basis for
this determination.
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
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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 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
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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.
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
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3.1 Any newly installed Fire Department connections for sprinkler or standpipes will require
locking Fire Department plugs.
3.2 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 a Storz LDH connection in place of the the 4 ½” outlet. The
Storz connection may be integrated into the hydrant or an approved adapter may be used on
the 4 1/2" outlet.
b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle.
c. Fire hydrants shall be placed on corners when spacing permits.
d. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet.
f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept.
Standards.
g. Show all proposed or existing hydrants for all new construction or
additions to existing buildings within 1,000 feet of the project.
3.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius
of 28’ inside and 48’ outside, per International Fire Code Section 503.2.4.
3.4 Private Alleys and Fire Lanes shall have a 20’ wide improved surface
capable of supporting an imposed load of 75,000 lbs. All roadways shall be
marked in accordance with Appendix D Section D103.6 Signs.
3.5 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with
International Fire Code Sections 503.3 & D103.6.
3.6 Ensure that all yet undeveloped parcels are maintained free of combustible
vegetation as set forth in International Fire Code Section 304.1.2.
3.7 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.
3.8 Commercial and office occupancies will require a fire-flow consistent with
International Fire Code Appendix B to service the proposed project. Fire
hydrants shall be placed per Appendix C.
3.9 Maintain a separation of 5’ from the building to the dumpster enclosure as set
forth in International Fire Code Section 304.3.3.
3.10 Provide a Fire Department Key box entry system for the complex prior to
occupancy as set forth in International Fire Code Section 506.
3.11 The first digit of the Apartment/Office Suite shall correspond to the floor level as
set forth in International Fire Code Section 505.1 and Meridian Amendment 10-4-1.
3.12 The applicant shall work with Public Works and Planning Department staff to provide
an address identification plan and a sign which meets the requirements of the City of
Meridian sign ordinance and is placed in a position that is plainly legible and visible
from the street or road fronting the property, as set forth in International Fire Code
Section 505.1 and Meridian Amendment 104-4-1.
3.13 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.
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3.14 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.
3.15 There shall be a fire hydrant within 100’ of all fire department connections as set
forth in local amendment to the International Fire Code 10-4-1.
3.16 The Fire Department will require Fire Department locking Connection caps on all
FDC inlets. IFC 102.9.
3.17 Buildings over 30’ in height are required to have access roads in accordance
with the International Fire Code Appendix D Section D105.
3.18 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 IFC 503.4.1.
3.19 As set forth in International Fire Code Section 504.1, multi-family and
commercial projects shall be required to provide an additional sixty inches (60”)
wide access point to the building from the fire lane to allow for the movement of
manual fire suppression equipment and gurney operations. The unobstructed
breaks in the parking stalls shall be provided so that building access is provided
in such a manner that the most remote part of a building can be reached with a
length of 150' fire hose as measured around the perimeter of the building from
the fire lane. Code compliant handicap parking stalls may be included to assist
meeting this requirement. Contact the Meridian Fire Department for details.
4. POLICE DEPARTMENT
4.1 The Police Department has no comment on this application.
5. REPUBLIC SERVICES
5.1 No comments were received from Republic Services on this application.
6. PARKS DEPARTMENT
6.1 Construct a 10’ multi-use pathway to provide pedestrian connection from proposed sidewalk at
western parking lot edge north to W. Pine Avenue, west of existing access road. Provide fencing
and landscaping consistent with the standards as set forth in UDC 11-3A-7A7 and 11-3B-12C
respectively. Pathway may taper to match sidewalk width where it meets parking lot.
6.2 The applicant shall design and construct the multi-use pathway(s) consistent with the location and
specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise
approved by the Parks and Recreation Director.
6.3 Prior to City Engineer signature on the final plat, the applicant shall depict public access
easements for future multi-use pathways on the final plat: one abutting and running parallel to the
railroad right-of-way at the south property line, and one abutting the north property line, north of
the Nine Mile Drain and continuing across access road to west property line.
6.4 Prior to Certificate of Occupancy, the applicant shall record public access easements for
constructed and future multi-use pathways as noted above, and submit copies of said easements to
the Planning Division.
6.5 The applicant shall have an ongoing obligation to maintain all pathways.
6.6 Prior to City Engineer signature on the final plat, applicant shall submit materials testing reports
documenting that construction of multi-use pathway complies with the City’s pathway design
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standards.
7. ADA COUNTY HIGHWAY DISTRICT
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C. Legal Description & Exhibit Map
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Exhibit D: Required Findings from Unified Development Code
1. REZONE:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant proposes to rezone the subject property from the L-O to the R-15 zoning
district in order to develop the site with multi-family dwellings at a gross density of 11.92
units per acre, consistent with the requested step down in density from HDR to MHDR. The
Commission finds the proposed map amendment complies with the applicable provisions of
the Comprehensive Plan (See section VII above for more information.)
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed map amendment from the L-O to the R-15 zoning
district is consistent with the purpose statement for the residential districts as detailed in
Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission finds that the proposed map amendment will not be detrimental to the
public health, safety, or welfare. City utilities will be extended at the expense of the
developer. The Commission recommends that the Council consider any oral or written
testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The Commission finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
This finding is not applicable as the application request is for a rezone, not annexation.
2. 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;
The Commission finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation if a step down in
density is approved as requested. Please see Comprehensive Plan Policies and Goals, Section
VII, of the Staff Report for more information.
Meridian City Council Meeting Agenda March 6, 2018 – Page 602 of 605
Whistle Stop – RZ, CUP, PFP H-2017-0167 PAGE 21
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission 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, the Commission 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;
The Commission recommends the 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
The Commission is not aware of any health, safety, or environmental problems associated
with the platting of this property that should be brought to the Council’s attention. ACHD
considers road safety issues in their analysis. The Commission recommends that the 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 the
Commission is unaware.
f. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any significant natural, scenic or historic features that exist on
this site.
3. 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.
The Commission finds that if the site is designed according to 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 multi-family
development 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.
The Commission finds that if Council approves a step down in density from HDR to MHDR,
the proposed multi-family development in the R-15 zone will meet the objectives of the
Comprehensive Plan. Multi-family developments are a desired use in both the HDR and
MHDR designations.
Meridian City Council Meeting Agenda March 6, 2018 – Page 603 of 605
Whistle Stop – RZ, CUP, PFP H-2017-0167 PAGE 22
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
The Commission finds that the proposed multi-family development is compatible with other
uses in the general area and will not adversely change the character of the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
The 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.
The Commission finds that sanitary sewer, domestic water and irrigation can be made
available to the subject property. Please refer to comments prepared by the Public Works
Department, Fire Department and other agencies.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
The 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 highway impact fees.
g. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
The 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.
The Commission recognizes the fact that traffic and noise will increase with the approval of
this development; however, the Commission does not believe that the amount generated will
be detrimental to the general welfare of the public.
h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
The Commission finds that the proposed development will not result in the destruction, loss
or damage of any natural feature(s) of major importance. The Commission recommends that
the Council reference any public testimony that may be presented to determine whether or not
the proposed development may destroy or damage a natural or scenic feature(s) of major
importance of which the Commission is unaware.
Meridian City Council Meeting Agenda March 6, 2018 – Page 604 of 605
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 10A
Project/File Number:
Item Title: Mayor's Office
Mayor's Office: City's Position on Proposed Legislation
Meetina Notes
City Council Meeting
Meeting Date: March 6, 2018
Agenda Item Number: 11
Project/File Number:
Item Title: Future Meeting Topics
Future Meeting Topics
Meetina Notes