2018-04-05
M ER I D I A N P L A N N I N G A N D
Z ON I N G C OM M I SSI ON
M EET I N G A GEN D A
C ity C ouncil Chambers
33 E ast B roadway Avenue
M eridian, Idaho
T hursday, April 5, 2018 at 6:00 P M
Item 1:Roll-Call Attendance
__X __Lisa Holland __O__Steven Yearsley
__X __Gregory Wilson __O__Ryan F itzgerald
__O__J essica Perreault __X __Bill Cassinelli
__X __Rhonda M cCarvel - Chairperson
Item 2:Adoption of Agenda
Adopted
Item 3:Consent Agenda
Approved A.Approve M inutes of the M arch 1, 2018 P lanning and Zoning
Commission M eeting
Approved B.Approve M inutes of the M arch 15, 2018 Planning and Zoning
Commission M eeting
Item 4:Action Items
L and U se P ublic H earing P rocess: After the P ublic H earing is opened the staff
report will be presented by the assigned city planner. F ollowing S taff's report the
applicant has up to 15 minutes to present their application. E ach member of the
public may provide testimony up to 3 minutes or if they are representing a larger
group, such as a H omeowners Association, they are allowed 10 minutes. T he
applicant is then allowed 10 additional minutes to respond to the public's comments.
N o additional public testimony is taken once the public hearing is closed.
A.Public Hearing for T he Cottages (H-2018-0013) by J eff Likes
L ocated at 2134,2146,2158,2182,2170 and 2194 W. Everest Lane
1. Request: A Conditional Use Permit for an A ssisted L iving F acility
on 1.68 Acres of L and in and L -O Z oning District
Approved with M odifications
B.Public Hearing for Fire S tation No. 6 (H-2018-0016) by City of
M eridian Located at 1435 W. Overland Rd
1. Request: An Annexation and Zoning of 1.99 A cres of L and with an
R-8 Zoning District
Recommend Approval to City Council - S cheduled for 5/15/2018
C.Public Hearing for Wells S ubdivision (H-2018-0017) by Schultz
Development L L C L ocated at 2550 E. Amity Rd
1. Request: Annexation of 14.80 Acres of L and to the R-4 Zoning
District; and
2. Request: Application for a Preliminary P lat of 38 Single-F amily
Building L ots and 11 Common L ots on 14.8 A cres of L and in the
proposed R-4 Z oning District
Recommend Approval with M odifications to City Council - S cheduled
for 5/15/2018
Adjourned 7:03 P M
Meridian Planning and Zoning Meeting April 5, 2018.
Meeting of the Meridian Planning and Zoning Commission of April 5, 2018, was called
to order at 6:00 p.m. by Chairman Rhonda McCarvel.
Members Present: Chairman Rhonda McCarvel, Commissioner Gregory Wilson,
Commissioner Bill Cassinelli, and Commissioner Lisa Holland.
Members Absent: Commissioner Steven Yearsley, Commissioner Jessica Perreault,
and Commissioner Ryan Fitzgerald.
Others Present: Chris Johnson, Andrea Pogue, Bill Parsons, Josh Beach and Dean
Willis.
Item 1: Roll-call Attendance
__X____ Lisa Holland _______ Steven Yearsley
__X___ Gregory Wilson _______ Ryan Fitzgerald
______ Jessica Perreault ___X___ Bill Cassinelli
___X___ Rhonda McCarvel - Chairman
McCarvel: All right. Good evening, ladies and gentlemen. And at this time I would like
to call to order the regularly scheduled meeting of the Meridian Planning and Zoning
Commission on April 5th, 2018, and we will now begin with roll call.
Item 2: Adoption of Agenda
McCarvel: Thank you. The first item on the agenda is the adoption of the agenda.
Could I get a motion to adopt the agenda as presented?
Wilson: So moved.
Cassinelli: Second.
McCarvel: It has been moved and seconded to adopt the agenda. All those in favor
say aye. Opposed? Motion Carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Item 3: Consent Agenda
A. Approve Minutes of the March 1, 2018 Planning and Zoning
Commission Meeting
Meridian Planning & Zoning Commission
April 5, 2018
Page 2 of 21
B. Approve Minutes of the March 15, 2018 Planning and Zoning
Commission Meeting
McCarvel: The next item on the agenda -- and we have two items on the Consent
Agenda tonight, approval for minutes for the March 1st and the March 15th Planning
and Zoning meetings. Could I get a motion to accept the Consent Agenda as
presented?
Cassinelli: So moved.
Holland: Second.
McCarvel: It has been moved and seconded to adopt the Consent Agenda. All those in
favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: So, at this time I will briefly explain the public hearing process for this
evening. We will open each item individually and, then, start with the staff report. The
staff will report their findings regarding how the item adheres to our Comprehensive
Plan and Uniform Development Code, with the staff's recommendations. After the staff
has made their presentation, the applicant will come forward and present their case for
approval of their application and respond to any staff comments. The applicant will
have 15 minutes to do so. After the applicant has finished we will open to public
testimony and there is a sign-up sheet in the back as you entered for anyone wishing to
testify. Any person testifying will come forward and be allowed three minutes. If they
are speaking for a larger group, like an HOA, and there is a show of hands to represent
that group, they will be given up to ten minutes. There is a timer on the screen at the
podium, so you can watch
your time and there will be a bell at the end of your time. So, please, be respectful of
that. After all testimony has been heard the applicant will be given another ten minutes
and have the opportunity to come back and respond if they desire. After that we will
close the public hearing and the Commissioners will have the opportunity to discuss
and, hopefully, be able to make a recommendation to City Council.
Item 4: Action Items
A. Public Hearing for The Cottages (H-2018-0013) by Jeff Likes
Located at 2134,2146,2158,2182,2170 and 2194 W. Everest
Lane
1. Request: A Conditional Use Permit for an Assisted Living
Facility on 1.68 Acres of Land in and L-O Zoning District
McCarvel: So, at this time I would like to open the public hearing for Item H-2018-0013,
The Cottages, and we will begin with the staff report.
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April 5, 2018
Page 3 of 21
Parsons: Thank you, Madam Chair, Members of the Commission. The first item on the
-- on the agenda this evening is The Cottage project. It is a conditional use permit. The
site consists of 1.6 acres of land, currently zoned L-O, and is located at 2134, 2146,
2158, 2182, 2170 and 2194 West Everest Lane. Adjacent land uses. To the north we
have Chinden Boulevard and a golf course and single family property zoned R-8. To
the west is daycare and office uses, zoned L-O. To the south is West Everest Lane and
single family residential uses, zoned R-4. And, then, to the east is vacant, undeveloped
land, also zoned L-O. This property was officially annexing in 2002, but last year they
did come before the Commission with a combined primary-final plat for the commercial
lots that they are proposing to develop this evening. I also would like to mention as part
of that application they did take a development agreement, modification along with the
combined preliminary-final plat and the DA was recorded with the provision that the
curbing along the frontage of this road be colored or painted red and no parking signs
erected on the site, because there is some -- some parking issues with the office
complex in that area and along with the elementary school or private charter school that
is currently operating in the area. So, we have heard quite a few complaints from
business owners and residents in that area. So, the applicant here -- is here this
evening to discuss a conditional use permit on the site for a residential care facility in an
L-O zoning district. The site plan before you this evening demonstrates two -- or
consists of two structures, both 11,600 square feet. The northernmost building will be
an assisted care facility -- assisted care facility and the one southern-most building will
be for memory care. Both structures, the northern structure will have 16 beds, along
with the southern structure. So, a total of 32 beds as part of this overall development.
Access to the site is provided from West Everest Lane, which, again, is a private street
here. There is an access here and, then, one farther that -- I would also mention to you
that there is -- in speaking with the applicant before the meeting this evening there is a
shared parking agreement in place for this development and also a reciprocal cross-
access agreement for all the lots to have access to West Everest Lane, which is, again,
that private street. The minimum parking standards for the site -- these are unique
parking ratios for this type of use. The UDC requires 0.5 parking stalls for the number
of beds. So, currently, the way the site is designed or at least the minimum parking
required by the UDC is 16. The site plan before you this evening is -- shows 22. Staff
does have a condition in the staff report that we are requiring -- if you could see my
cursor here, we are requiring that the applicant provide additional parking located in this
area to mitigate some of the parking concerns that we have heard over the past several
months. A landscape plan is here for you. It does -- in compliance with the UDC
standards. I would also mention to you that in the -- in the staff report there is a
condition of approval where a portion of the southern building is encroaching within the
ten foot landscape buffer along West Everest Lane. So, the applicant has been
conditioned to shift that building farther to the north or at least turn -- twist it a little bit
more so that it is located outside of that landscape buffer and we will verify that with a
certificate of zoning compliance application. The applicant has provided conceptual
elevations for you this evening. Primary building materials consist of horizontal
HardiePlank siding and cedar shake siding, with stone veneer wainscot and asphalt
shingle roofing. The applicant also provided some conceptual renderings for you to
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April 5, 2018
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take in consideration. Staff is recommending approval with conditions. I would also
mention to you that we did receive written testimony from the applicant in agreement
with most of the conditions of approval. The only ones that they want you to take under
consideration is the one that I mentioned to you earlier. Currently there is a condition --
a 1.3E in the staff report that requires the additional parking that I shared with you in
that area east of the northernmost building. The applicant would like you to strike that
condition. With that I will conclude my presentation and stand for any questions you
may have.
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: How many additional parking spaces are you wanting to see out of there?
Parsons: Madam Chair, Members of the Commission, we haven't -- we haven't
specified an amount, but if you look -- if this landscaping were to be removed there is
some kind of structure located here. So, quick math, we could go one, two, three, four
and possibly five additional parking spaces could be provided on the site for a total of
27.
Cassinelli: Thank you.
Wilson: Madam Chair?
McCarvel: Commissioner Wilson.
Wilson: So, if we just go about halfway -- what you're proposing goes about halfway on
that side.
Parsons; That is correct.
Wilson: So, about five? Okay.
Holland: Madam Chair?
McCarvel: Commissioner Holland.
Holland: On the west side of the proposed landscape plan it looks like the building is
pretty close to the edge of that parcel. Is it pretty close to the adjacent buildings that are
going to be in that -- the daycare facility and some of those other office uses? Is there a
buffer between those?
Parsons: Madam Chair, Members of the Commission, this property is zoned L-O, so
the applicant will have to comply with those -- the setbacks in and that standard. I'm
trying to think if that's an interior lot line -- I believe -- I can look at the code real quick.
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April 5, 2018
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It's either a five or ten foot landscape -- or ten foot setback for the building. So, let me
verify that really quick in my -- in my book and, then, I will answer and I can get back to
you on that.
McCarvel: Okay. Any other questions for staff? Okay. Would the applicant like to
come forward? Please state your name and address for the record.
Likes: Jeff Likes. 1119 East State Street, Eagle, Idaho. I think while Bill looks that up,
the only -- the only thing we have a question on -- I think we brought it up a few times --
is just that parking along there -- along the additional parking -- does this work? Well,
there you go. So, right in here. That little square there is a clock tower. It's actually
been moved out to here now and in its place and through -- right around there we have
included an outdoor fountain seating area for the residents to come and sit and hang
out in. The reason we requested that that be striked is that currently there is 12
employees that will work here at a time and current code calls for 16 parking spaces.
So, we are currently at 22 parking spaces. So, we are already overparked. Even with
our 12 employees we have ten additional parking spaces for any -- anybody visiting.
Our residents don't drive, so there is really no need for extra parking for our 32 residents
either and, then, we just -- we would like this area to be more for the -- the residents
there. They can walk around, live in a nice landscape area. So, we have no problems
with everything else. We did already -- we caught the building on that south just after
we submitted this, so we have already shifted that out of the property line. We have the
two bike racks and we are gaining that -- we are getting the fencing. We gave that to a
builder in the CZC, so -- and we are okay with the no parking signs along Everest. So, I
will answer any questions.
McCarvel: Okay. Any questions for the applicant?
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: Is there room in between the two buildings to -- to put that fountain and
seating area, as opposed to it out where the clock tower was?
Likes: Sure. Madam Chair, Commissioner, not particularly. We do -- we have a
walking path that I can -- so, we do kind of promote a lot of walking with our residents
and they come here, they come out, and we have a walking path that kind of comes
along here and back down and this is -- again is just more landscaping to help buffer.
Here we have residents that live there and so we like to have landscape and that
buffers that between anything going on out there. So, we just list that as land -- just list
that as landscaping and we understand the parking and the neighbors' concern for
parking. Again, with this type of facility we don't necessarily want extra parking on the
site due to who lives there. You know, more family, friends, and employees that work
there.
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April 5, 2018
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McCarvel: Okay. So, you have 12 employees -- is that the height of your shifts? I
mean, obviously, there is probably fewer in the overnight, but --
Likes: Correct. That's at the height of the shift, the 12 employees.
McCarvel: And, then, you have the change of shift and 22 spaces.
Likes: Yeah.
Wilson: That's during the day; right? The height --
Likes: Yeah. Yeah.
McCarvel: Any other questions for the applicant?
Likes: Thank you.
McCarvel: Thank you.
Parsons: Madam Chair, I have got the answer for you.
McCarvel: Okay.
Parsons: So, looking through the ordinance, we could treat that as a rear setback in the
L-O district and that would require zero setback. So, the architect will have to design
the building separation per the building codes at this point, which I know he's aware of.
McCarvel: All right. At this time we will take any public testimony. Is there anyone here
to testify on this application? Okay. So, I'm assuming the applicant doesn't -- oh. Sure.
Maxwell: Madam Chair, my name is Mark Maxwell. I will be the owner-operator of the
business --
McCarvel: Okay.
Maxwell: -- or The Cottages. Just a point of clarification for the 12 staff. They will
never be there at the same time. That's how they would be there throughout a 24 hour
period with shifts.
McCarvel: Oh. Okay.
Maxwell: Yeah. More than ample parking. About four, maybe five staff at one time.
McCarvel: For both buildings?
Maxwell: Per building.
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April 5, 2018
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McCarvel: Per building.
Maxwell: Yeah. So --
McCarvel: Yeah. So, ten -- okay.
Maxwell: Not the 12 per building or -- for the site.
McCarvel: Yeah. So -- but ten employees at one time. So, half those parking spots are
gone -- are for employees.
Maxwell: It would be very rare, but --
McCarvel: Okay. Okay.
Maxwell: Yeah. We are traditionally about four at the peak time during some hours per
building. I would say five is a little buffer, but usually four and, then, two in the evenings
and, of course, one during the night per building, so --
McCarvel: Okay. All right. Any other questions? Okay.
Maxwell: Thank you.
McCarvel: Thank you. Okay. So, at this time could I get a motion to close the public
hearing for H-2018-0013.
Holland: So moved.
Wilson: Second.
Cassinelli: Second.
McCarvel: It has been moved and seconded to close the public hearing on H-2018-
0013. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: I know parking is one of our favorite issues.
Wilson: Well, I'm just going to play -- Madam Chair?
McCarvel: Commissioner Wilson.
Wilson: Okay. So -- I mean they are already -- you know, I know we don't like the
minimum here, but I mean they are, you know, about 30 percent over that minimum with
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April 5, 2018
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the 22 spots and, I don't know, the way I see it, I like that not having parking on that
side. I mean I think that that's an area where you can enjoy a visit, you can -- I don't
know, but I think it adds -- it detracts from the aesthetic if we add five parking spots in
that area. You know, again, I don't know, I don't want more cement over there. I like
the landscaping around the building. I think it, you know, makes it look nice and I think
they are 30 percent over as it is, so an additional five spots -- I mean that's another, you
know -- so I am -- I am -- I am leaning with the applicant, but I would like to hear what
my fellow commissioners have to say.
Holland: Madam Chair?
McCarvel: Commissioner Holland.
Holland: I think I tend to agree with Commissioner Wilson. I know I have -- I have had
a grandmother living in a facility like this in the memory care unit and I know that having
some green space and flowers really helps with the aesthetics. So, I think anytime you
have got the ability to have some green space is really nice for those residents and I
think they have done a good job of -- of meeting the minimum requirements that the city
has set for this kind of facility. So, I don't see a need to replace that in -- or turn that into
parking, though some of the neighboring businesses certainly could be a concern in the
future.
McCarvel: Yeah. I'm -- I'm still leaning towards a little more -- I'm just -- I'm wondering
why that landscape space can't be -- I mean between those buildings and make a nice
seating area there. I just think with -- I mean because the road along the south is no
parking. They have -- there is a fence on the west and, then, you have got -- so, ten
employees and shift change -- I don't know. And you know there is going to be -- I know
the residents don't have many cars, but they have visitors, so -- that is my two cents.
Cassinelli: I have -- actually a question for staff. Is -- with regards to parking.
Obviously it's all about -- it's all about parking. I think we are all happy with the design
and the layout and those sort of things and we know -- you know, as you mentioned we
have addressed this -- this area before with parking and it's -- it's going to get worse, it's
not going to get better. In that 22 spaces have we allotted for -- the minimum handicap
is in there? You have got that allotted for, those two that are in there, that's -- is that --
I'm not counting spaces here. Is that above the 22? Is that in addition to those 22 or is
that -- that's included in that.
Parsons: Madam Chair, Members of the Commission, that is included in the overall
parking ratio.
Cassinelli: So, obviously, staff won't be using those and probably a lot of visitors may
not be using those.
Parsons: Possibility.
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April 5, 2018
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Cassinelli: Possibility.
Parsons: Yeah.
Cassinelli: So, to tighten things up, I'm -- I like the green space. I hate giving up green
space. They are above the minimum. You know, on the flipside I hate to penalize them
for what's going on right now to the west and -- and I think further to the east with the --
with the school. I'm almost -- I would almost lean -- as much as we need that -- as that
area needs the parking, I don't know that they would be a big parking user, so I'm
almost -- I would almost lean towards the applicant to -- to not withhold that.
Wilson: I think I have guidance on a motion. So, you're saying you're -- you're in --
what the applicant is pushing or --
Cassinelli: Is to not -- to not -- sorry. To be more clear. Yeah. To be more clear to
what you were --
Wilson: I want to make a motion here, if no one else is -- after considering all staff,
applicant, and public testimony, I move to recommend approval to City Council of file
number H-2018-0013 as presented in the staff report for the hearing date of April 5,
2018, with the following modification: That we strike Condition 1.3E requiring that
additional row of parking.
Cassinelli: Second.
McCarvel: It has been moved and seconded to recommend approval on H-2018-0013,
The Cottages, with modifications. All those in favor say aye.
Parsons: Madam Chair, I'm sorry to interrupt, but you're approving the CUP tonight.
Sorry.
McCarvel: Oh. Yeah. Thank you.
Parsons: So, it's accurate, so --
McCarvel: So, we are approving, we are not recommending --
Parsons: Move to approve.
Wilson: Okay.
McCarvel: Yeah. Okay.
Wilson: So, I move to approve --
McCarvel: There you go.
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April 5, 2018
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Wilson: Do I need to say it all over -- approve file number H-2018-0013 for the hearing
date of April 5, 2018, with the following modification: That we strike Condition 1.3E.
Cassinelli: And I will still second that.
McCarvel: All right. It has been moved and seconded to approve file number H-2018-
0013, The Cottages. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
B. Public Hearing for Fire Station No. 6 (H-2018-0016) by City of
Meridian Located at 1435 W. Overland Rd
1. Request: An Annexation and Zoning of 1.99 Acres of Land
with an R-8 Zoning District
McCarvel: So, at this time we will open the public hearing for Item H-2018-0016, Fire
Station No. 6, and we will begin with the staff report.
Beach: Thank you, Madam Chair, Members of the Commission. As you said, this is for
the Fire Station No. 6. It is an application for annexation and zoning. This property
consists of 1.99 acres of land. It is currently zoned RUT within Ada county. It's located
at 1435 West Overland Road. To the north is West Overland Road and Camper World,
which is zoned I-L. To the east is a single family residence and what's called the Boise
Party Barn, zoned R-8. To the south is recently approved Star Point Apartments, also
known as Linder Road Apartments, zoned R-15. To the west is vacant or undeveloped
property also zoned RUT within Ada county. There is no current history on the property
within the City of Meridian. The Comprehensive Plan future land use map designation
is medium density residential. The applicant has applied for annexation and zoning of
1.99 acres of land with an R-8 zoning district. The proposed zoning is consistent with
the policies in the Comprehensive Plan and the future land use map designation of
media density residential. The applicant proposes to develop a new City of Meridian fire
station on the property, which includes an apparatus bay, housing areas for staff, and
offices. Once the property is annexed the applicant intends to apply for a conditional
use permit and a certificate of zoning compliance and administrative design review for
the property to establish the fire station use on the property. The applicant has provided
a conceptual site plan, indicating the access points, circulation, parking and building
footprint of the property. With the conditional use permit application the applicant will
need to submit a site and landscape plan that meets the applicable UDC sections.
There is a 20 foot -- 25 foot landscape buffer required along Overland Road. Internal
parking lot landscaping will also be required. We will have to narrow those details down
a little bit when we get a more detailed site plan for the project. Accessibility. The
applicant is -- and this is a conceptual site plan, but my understanding of how this site
plan will function is that the fire truck will come in here, the garage door on the south
side of the building, another garage door on the north side of the building, the fire trucks
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April 5, 2018
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will exit utilizing this for their exit when their sirens are on. This will be just to pull back
in in a non-emergency situation. As I said, this is conceptual. They are showing some
parking and some landscaping on the property. Staff is really minor condition with this -
- the applicant has an issue with staff's condition to kind of line up the access road, the
entrance, if you will, with Camping World to the north, to kind of make those line up a
little bit better or share an access with the property that's directly to the east that will
develop in the future. I, not being a fireman, don't know exactly how -- what issues
there may be and so I'm hoping that the applicant and anyone here from the fire
department can -- can answer some of those questions and maybe fill you in on how
that will work. With that staff is recommending approval and I will stand for any
questions you have.
McCarvel: Josh, the reason -- the reason you're looking at wanting to line that up is
because the land to the -- to the east when it develops there will be yet another access,
so that's -- basically there will be two right on top of each other, plus the --
Beach: Madam Chair -- I didn't explain that, but, yeah, typically staff -- and Overland is
a designated arterial road, heavy traffic, the fewer access points we have to those
arterial roads the less the traffic slows down and gets backed up. So, our -- our hope is
that we can share an access and that the existing access for that property will be
eliminated with a shared access point on the property line.
McCarvel: And I get it. Maybe this is a question for the applicant, but how does a
shared access work with a fire station?
Beach: Got it. And that's -- that's -- I'm sure they will want to cover that.
McCarvel: Okay. All right. Any other questions for staff? Okay. Would the applicant
like to come forward?
Butterfield: For the record, Charlie Butterfield, division chief of training -- or division
chief of planning, Meridian Fire Department. So, a little history on this piece of property.
It was purchased by the Meridian Rural Fire Protection District in 2012 for the purpose
of a fire station and now we have, essentially, gotten to the point with responses in the
area and future development that's been approved in the area that we need to build a
fire station there. So, we have learned with our other five fire stations that putting fire
stations on arterials is not the best business, so about a year and a half ago, as we
knew we were getting ready to put a fire station over here on this piece of property, we
started to actually look at trying to take it off the arterial and we had investigated putting
it over in Bear Creek Park on Stoddard and we got a lot of very -- I will say negative
responses from the community of placing a fire station in the park. So, we did come
back to this piece of property that has been owned, recognizing that we are putting it on
an arterial, but we do own the property. Some of the concerns with staff's
recommendation of wanting to move that is sharing access with fire apparatus and
unknown what that next piece of property is going to be developed as and having to
share that access with potential public is a concern. Fire apparatus are big, they are
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April 5, 2018
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heavy, and we don't really want people in the way of them when we are coming and
going 24 hours a day. So, we would prefer to keep this as noted here, recognizing that
what staff is trying to recommend, but we feel that with the emergency services that we
deliver it's just not applicable, so I would ask that that be stricken. With that I will stand
for questions.
McCarvel: Any questions for the applicant?
Cassinelli: I do have a question, Madam Chair.
McCarvel: Commissioner Cassinelli.
Cassinelli: When -- when you're returning with -- with fire engines and whatnot, do you
typically activate the emergency signals and turn them red?
Butterfield: No.
Cassinelli: When you're bringing -- obviously when you're leaving on a call you do, but
when you're coming back in do they typically --
Butterfield: We do not.
Cassinelli: Okay. Because I don't know if that would be -- if that would help that
situation that you're --
McCarvel: Yeah. I'm just wondering if we flipped the building and had the more
common in and out access a little farther away from the access we know is probably
coming on the other property and that emergency access be the only one that's close to
the one on the east property -- would be the lesser used one maybe. Because I can
see where Josh is coming from. I mean when that property develops you're going to
want those streets to line up, so there is not so much, you know, people trying to get out
in that left turn lane and meeting each other to get across, but -- is that -- is that an
acceptable thought or is this set in stone?
Butterfield: I still think -- Madam Chair, Members of the Commission, I think that either
way we still are going to have unknowns of who we are sharing that with.
McCarvel: No. I'm not saying share the access, I'm saying flip the building so your --
your exit where your fire trucks exit is the one that's closer to what will be their access,
because -- you know. So, you don't have your common -- you know, where you're
parking and everything is your common area coming in and out of cars so close to
where there is probably going to be another access to Overland.
Butterfield: Madam Chair, Members of the Commission, one concern with flipping
that is that we did have -- as we are exiting -- as it is right now we are exiting in an
emergency --
Meridian Planning & Zoning Commission
April 5, 2018
Page 13 of 21
McCarvel: Uh-huh.
Butterfield: -- we would -- if we flip that I think we would be, then, more poised to being
head onto campers coming out of Camping World.
McCarvel: Okay.
Butterfield: So, we had it in that way so that as we are coming out we are not directly --
McCarvel: Facing them.
Butterfield: -- facing campers coming out from Camping World and from their -- their
access point right across the street. And, then, also we would have signalization on
here as well, as we do with all of the other fire stations. So, the way that it is right now
we can stop traffic I think pretty well and, then, also stop traffic prior -- prior to the turn in
to Camping World, so we wouldn't be having issues with that. I think it would create
more challenges directly across from Camping World's entry --
McCarvel: Yeah.
Butterfield: -- to have our emergency apparatus responding.
Beach: Yeah. So, I guess going back to what -- what I was talking about, I have
absolutely no idea how any of this works and so I'm glad that we had somebody here
that does. Some of this goes back to -- the way you guys have looked at this and where
you're going to put your emergency signals on Overland Road and -- and I didn't have
any of that information and so that's --
McCarvel: Yeah. Because I'm --
Beach: Staff may have fallen short in our recommendations.
McCarvel: Okay. Yeah. Because the property to the east -- I mean we don't know that
they are going to have an exit close to right there -- because alls I'm trying to avoid is --
you know, you got somebody trying to -- in a non-emergency situation exiting, taking a
right out of the fire station and somebody -- you know, just to the east of there taking a
left and that's going to be our point of problem. But I mean I think the property to the
east -- if there is no plan there, then, they just don't have to navigate around that.
Parsons: Madam Chair, Members of the Commission, the reason why we are bringing
this up to you -- and we talked about it a little bit at our -- our earlier meeting we had, is
-- as Josh alluded to you, once annexation is done they only have to come back through
-- through a conditional use permit. Well, the access in our code is typically something
that the Council discusses and makes the waiver or acts on access points of arterials.
It's typically not a function of the Commission and so we wanted to at least daylight that
Meridian Planning & Zoning Commission
April 5, 2018
Page 14 of 21
issue for you as you make your recommendation, so that when Council -- this goes to
Council they can weigh in on the access. So, when the conditional use comes back to
you for approval, we have already worked out that and we are not bringing that up in
that staff report. So, that's -- that's really why we are bringing that up to you this
evening is because we just want to get that out on the table that with this annexation the
access has been addressed. If Council approves it the way this is, we have that on
record and we don't have to deal with that issue as we move through the conditional use
process.
McCarvel: Okay. Any more questions for the applicant? Thank you. I don't have
anybody signed up to testify on this application, but is there anybody in the room who
would like to do so? Just state your name and address for the record.
Gladics: For the record Gunnar Gladics at 1101 West Grove Street in Boise, Idaho.
Applicant's architect. I just wanted to point out a couple other small technical items.
Josh, if you could go to the auto turn radius drawing. That's it. One of the other -- one
of the other items that we were concerned about was the turning radius of the engines
coming back to the station. If we had queuing up in the right side lane to turn right out
of the shared access way, the engine coming back to the station wouldn't be able to
enter the site with the 25 foot width that we have been allowed from ACHD, so that
would be one of the other concerns that we would have in a shared access point would
be the ability to get in and provide good response times.
McCarvel: Okay.
Gladics: Thank you.
McCarvel: Thank you. Okay. With there being no other public testimony and I assume
no other applicant rebuttal, can I get a motion to close item -- the public hearing on Item
H-2018-0016.
Wilson: So moved.
Holland: Second.
McCarvel: It has been moved and seconded to close the public hearing on H-2018-
0016. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Wilson: Madam Chair?
McCarvel: Commissioner Wilson.
Wilson: I will lead off I suppose again. I -- I think it looks good. I -- now that I
understand the rationale for this design a bit better and the fact that this isn't -- you
Meridian Planning & Zoning Commission
April 5, 2018
Page 15 of 21
know, this isn't a typical access. I mean this is a -- this is a specialty access and there
is a specific reason why they need it this way, I'm leaning towards the applicant in
striking that condition, but I would like to hear what my fellow Commissioners have to
say.
McCarvel: Yeah. I agree. I think we let the fire department do what they do and I think
they know best on their accesses and, I agree, I don't think it's going to be a highly used
thing, so I guess our -- our -- so far are two cents to City Council is to let the accesses
be as they are.
Cassinelli: And I would -- I would agree and I think also that parcel to the east, when
that gets -- when that develops, when that's annexed, we can take the exit -- I mean
have to look at it making the access to that further to the east --
McCarvel: Yeah.
Cassinelli: -- to have some separation. So, I would agree to -- with my fellow
Commissioners.
Holland: Madam Chair, I tend to agree as well. I think if it was to share a driveway you
run the risk -- if it's a residential neighborhood or something, you have got kids that want
to go see a fire truck and kind of stall some things out. It could be dangerous.
McCarvel: Yeah.
Holland: I would like to make a motion.
McCarvel: Commissioner Holland.
Holland: After considering all staff, applicant, and public testimony, I move to
recommend approval to City Council of file number H-2018-0016 as presented in the
staff report for the hearing date of April 5th, 2018, with the following modification of
striking the staff recommendation to align that drive with the access point across the
street.
Cassinelli: Second.
McCarvel: It has been moved and seconded to recommend approval on H-2018-0016,
with modification. All those in favor say aye. Opposed? Motion carries. Thank you.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
C. Public Hearing for Wells Subdivision (H-2018-0017) by Schultz
Development LLC Located at 2550 E. Amity Rd
Meridian Planning & Zoning Commission
April 5, 2018
Page 16 of 21
1. Request: Annexation of 14.80 Acres of Land to the R-4
Zoning
District; and
2. Request: Application for a Preliminary Plat of 38 Single-
Family Building Lots and 11 Common Lots on 14.8 Acres of
Land in the proposed R-4 Zoning District
McCarvel: At this time I would like to open the public hearing for item H-2018-0017,
Wells Subdivision, and we will begin with the staff report. Good luck.
Beach: Madam Chair, Members of the Commission, this is an application for both
annexation and zoning and for a preliminary plat. This site consists of approximately
14.8 acres of land, currently zoned RUT, located at 2350 East Amity Road. To the
north are residential properties in the Messina Meadows Subdivision, zoned R-8. To
the east is the future Castle Creek Subdivision, zoned R-8. To the south is East Amity
Road and residential properties in the White Bark Subdivision, which are zoned R-4.
And to the west are single family residential properties in the Paisley Meadows
Subdivision, which are zoned R-4. Because this is annexation there is no current City
of Meridian history on this property. The future land use map designation is low density
residential. The applicant, as I said, is requesting for annexation of 14.8 acres of land
within an R-4 zoning district. The proposed zoning is consistent with the text of the
Comprehensive Plan and future land use map designation of low density residential and
the preliminary plat consists of 38 building lots and 11 common lots. The plat is
proposed to develop in one phase. Just for orientation's sake north is to the right. And,
then, your Amity -- Amity Road is over here on the left side of the page. So, the gross
density of the subdivision is 2.5 dwelling units per acre and the net density is 4.08
dwelling units per acre. The average lot size within the development is 10,664 square
feet. There is an existing home and outbuildings on the site. The home is proposed to
be included on a Lot 6, Block 1, in this subdivision. Any outbuildings that do not meet
the required setbacks for the R-4 zoning district shall be removed or relocated.
Development of this site is required to comply with the dimensional standards in UDC
11-2A-5 regarding the R-4 zoning district. Staff has reviewed those and found them to
be in compliance with those standards. An ACHD traffic impact study was not required
for this project. Access to the site is currently provided via -- currently provided via East
Amity Road, which is an arterial. The access for the existing home will be terminated
with the development of the proposed subdivision and the plat as submitted does not
depict direct lot access to Amity Road in accord with 11 -- UDC 11-3A-3. Access is
proposed from South Shapiro Avenue, East Melwood Street and East Daulby Street as
local -- all considered local residential streets, so -- top of the page here is an access
point to the currently being constructed Paisley Meadows Subdivision. It would be to
the east here on the south side -- on the bottom of the page to the Castle Creek
Subdivision and, then, through a bridge that will be constructed into the Messina
Meadows. Just out to Amity is a pedestrian access. So, as I said, there is no direct lot
or subdivision access to Amity Road. There are three common driveways on the plat
that serve a total of seven residential lots. A landscape plan was submitted with the
Meridian Planning & Zoning Commission
April 5, 2018
Page 17 of 21
application for the area proposed to be platted. A 25 foot wide landscape buffer is
required along East Amity Road. A resident -- which is considered a residential arterial.
A ten foot wide compacted gravel shoulder meeting the construction standards of the
transportation authority and landscaping or other vegetative ground cover is required
along East Amity Road. Multi-use pathway -- so, I guess just by way of explanation, the
staff report as it currently reads requires there to be a ten foot multi-use pathway along
the frontage of Amity Road. Our pathways master plan shows that there is a ten foot
multi-use pathway to be built. For whatever reason staff did not get a ten foot multi-use
pathway with Castle Creek on the east side of this project, nor did we get it with Paisley
Meadows on the west side of the project, so the condition in working with the Parks
Department and the pathways coordinator -- we have come to the conclusion that we do
not want to require there to be a ten foot multi-use pathway along this section, as it
would be rather silly. So, the condition should read: A five foot sidewalk along East
Amity Road, the length of the Amity frontage. So, that would be a condition -- and I can
tell you what number of that condition is here in just a second if you would like. We
would like to modify that condition to just be a five foot sidewalk. Open space for the
development. Ten percent qualified open space is required. The applicant is providing
1.48 acres, which is -- is ten -- let me back up. The site is 14.8 acres in size. So, a
minimum at 1.48 acres of qualified open space is required. A total of 1.85 acres or 12.5
percent qualified open space is being proposed, which consists of half the street buffer
along East Amity, a micro path, and internal common open space areas and parkways
that comply with that requirement. All development existing in the five acres or more
are required to provide a minimum of one site amenity. One additional site amenity is
required for each additional 20 acres. Because this is under 20 acres just one amenity
is required and the applicant is providing a shade structure or gazebo on Lot 9, Block 2,
and as well as pathways through internal common areas in accord with that
requirement. The applicant is in accordance with the Public Works Department on
street lighting along Amity Road. The applicant did provide conceptual elevations for
homes to be constructed within the development. They appear to meet the architectural
standards that the city has and should comply with these standards in UDC. Six foot tall
solid fencing is proposed along the south boundary of the site, the back edge of the
buffer along East Amity Road. Did not receive any written testimony on this application
and staff is recommending approval. I will stand for any questions you have.
McCarvel: Okay. Any questions for staff?
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: Did you have that condition that --
Beach: Yeah. Here right now.
Parsons: Madam Chair, you can go ahead and have that --
Meridian Planning & Zoning Commission
April 5, 2018
Page 18 of 21
McCarvel: Yeah. We will come back --
Parsons: We will circle back on what those conditions are.
McCarvel: Does the current plat as shown show a ten foot walkway there? It just
shows the five? Actually, where the -- after it comes out it might be nice to have a little
extended area there. Okay. Any other questions for staff? Okay. Would the applicant
like to come forward.
Schultz: Good evening, Commissioners. Matt Schultz. 8421 South Ten Mile in
Meridian. Here on behalf MWT, LLC. We are happy to be developing the -- Mr. Well's
property. It is R-4, which is a lot better than apartments, which I have been doing lately.
We are not talking about parking, which is good, and thanks, Josh, for catching that
condition, because it went right by me -- that that was in there or I would have said
something earlier. Along -- along Amity doesn't make sense to do a ten foot pathway
when there is nothing on either side of us. But we are -- we do have a little ten foot
connection between -- as you see they are going out to Amity, because there is a sewer
line through there. It goes to our site with some manholes. We are providing that for a
combined access slash, you know, manhole access slash pathway. So, that's why
that's ten. But it's an interesting site. When we first submitted it we -- we had an
extension out to Amity Road. You know, you connect to your frontage and that's what
you do and we were kind of over accessed in that we have four -- four different
connections, but for marketing and other things, that's just what we thought we would
do. When we did submit it ACHD called me and said, you know what, you can't connect
to Amity and my jaw dropped and I'm like really and they have a policy that says on
arterials, which this is, this will be a five lane someday, you have to prove that you need
that access to connect to it and, obviously, with two other -- two other existing and one
future stub streets that was -- that was a losing argument and then -- then she said, oh,
by the way, if it does go through, there will probably be a signal there, because we line
up across the street with the -- with the White Bark Subdivision, which connects into Sky
Mesa and beyond and it would be a very popular intersection with people coming out of
-- out of Tuscany and so I said, okay, okay, we will take it out. So, it's a little bit different
in that regard, a little quirky, but it still works, since we do have those three accesses.
We hope the developer to the -- you know, down to the east there. He has an approved
plat with 19 lots that has a connection to Amity, which would be good. And we are
building a bridge this fall to connect into Tuscany. That developer put up half in a trust
when they did Messina Meadows, or whatever phase, and with ACHD and we -- we
build it and combine those and it will be built for interconnectivity. But it blends right in.
The only quirkiness is Mr. Wells is staying. He has been there for 35 years and he
would like to continue to stay there. He's -- we bought everything but his acre around
his house and he's going to fix up. We are going to landscape buffer in front of him and
he's going to take access internal instead of external. It actually works pretty well, you
know, for him to stay there on a big lot. The utility -- there is a sewer line right through
the middle of our site and it's the developer of -- Scott Mason negotiated it. He didn't
want to buy his property, but he wanted to buy a sewer easement to free up some
capacity issues to the south. So, that's why that road on the east kind of adds a little bit
Meridian Planning & Zoning Commission
April 5, 2018
Page 19 of 21
of meander to it and there is actually a sewer line that was defined by somebody else
that we are following there that's underneath that road that goes up to that bridge
connection. So, we think it's good. They are big lots. It will be a nice complement to
the neighborhood. Very coveted area in South Meridian and we are anxious to -- to get
going with it being R-4, with deeper lots and wider lots, it's going to be a good little sub.
So, we agree with staff's recommendations for approval, striking that ten foot path along
-- along Amity, but other than that we are -- we are just asking that you -- that you
approve it as submitted. So, thanks.
McCarvel: Okay. Any questions for the applicant? All right.
Schultz: Thanks.
McCarvel: The people that I have signed in for this application have indicated they do
not wish to testify, but has anybody changed their mind and would like to testify on this
application? Okay. So, I assume the applicant does not want to come forward again.
All right. So, at this time could I get a motion to close the public hearing on item H-
2018-0017.
Cassinelli: So moved.
Wilson: Second.
McCarvel: It has been moved and seconded to close the public hearing. All those in
favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
McCarvel: I think this is a fairly straightforward application. Love it when we see R-4s.
Don't see them all that often. And I think -- I mean we go with ACHD's
recommendation. You know, there is not a lot -- there are those three other accesses
out of it, so we are good there.
Wilson: Madam Chair?
McCarvel: Commissioner Wilson.
Wilson: If you are finished.
McCarvel: Yes.
Wilson: I live in that area. I live in Bellingham Park, which doesn't necessarily connect
to it, but it's pretty gosh darn close and I'm glad that they are filing that out, that -- doing
that in-fill. I like that they are bigger lots. I think there is a nice mixture of all sorts of
different houses in that sort of area between -- sort of bungalow type houses in
Meridian Planning & Zoning Commission
April 5, 2018
Page 20 of 21
Tuscany, regular houses, some smaller lots. So, I like seeing kind of the bigger mixture
and, yeah, I like this project.
McCarvel: Yeah. I think we normally -- I mean would like to see a little heavier on
amenities, but, on the other hand, the Y is going right across from it. I mean there is
going to be plenty of things to go do. Plenty of space, so --
Holland: Madam Chair?
McCarvel: Commissioner Holland.
Holland: I don't see any concerns either. I think this is a pretty straightforward project.
Cassinelli: I would have to echo my -- my fellow commissioners and there was no --
one question I had was the existing structures, but there was no objection to that and so
I don't think that's a problem, so --
McCarvel: All right.
Cassinelli: Madam Chair?
McCarvel: Commissioner Cassinelli.
Cassinelli: I guess it's my turn tonight. Madam Chair, I -- after considering all staff,
applicant, and public testimony I move to recommend approval to City Council of file
number -- get the page back here H-2018-0017, Wells Subdivision, as presented in a
staff report on the hearing date of April 5th, 2018, with the following modifications --
what was that? Josh, what was the -- 6-1.3? 6.1.3 to go with the five foot sidewalk.
Beach: It should be 6.1 -- so all five of those highlighted conditions.
Cassinelli: Okay. So, it's conditions 6.11.2, 3, 4, 5 and 6.
McCarvel: To alter it to be a five foot pathway instead.
Cassinelli: Yes.
Holland: Second.
McCarvel: It has been moved and seconded to recommend approval of H-2018-0017
with modifications. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Parsons: Madam Chair, before we adjourn this evening I do want to bring up a couple
of items for -- for you. First one is June 7th is the city picnic, which all of you will be
Meridian Planning & Zoning Commission
April 5, 2018
Page 21 of 21
invited to, but that is our first hearing date for our June hearings and we are not going to
be scheduling that. So, as time moves -- as we get closer and closer to that date staff
will be monitoring as to whether or not we need to have a special meeting to -- to
address any land use applications that -- that come through our office. Currently right
now we are scheduling for the May 17th hearing. It's not -- not terribly heavy at this
point. When we met with the chair this -- today at 4:30 she had brought up another
excellent point about the July 5th P&Z hearing, which is the day after the Fourth of July
and so we would like all of the Commissioners to start thinking about your vacation,
your schedules, so that if we have to adjust our P&Z times in June we can act on that
and make sure to notify our friends in the clerk's office as to those special requirements.
We have several options. We can either have a special meeting on the 31st of May.
We could have it the 14th of June. There has also been talk that if we canceled the July
5th hearing that we would have two special meetings in June, the 14th and the 28th.
So, please, the next -- give you some homework this evening. Look at your calendars,
figure that out, and, then, hopefully, we can have a plan of attack during our next
Commission hearing or feel free to e-mail me and we will get something in the books
and get it scheduled. Thank you.
McCarvel: Chris, could you send out an e-mail to our fellow commissioners that aren't
here to check their calendars.
Wilson: It would be a good reminder to respond to your e-mail.
McCarvel: Yeah.
Wilson: Madam Chair?
McCarvel: Does anybody else have anything to say? Commissioner Wilson.
Wilson: I moved to adjourn this evening.
Cassinelli: Second.
Holland: Second.
McCarvel: It has been moved and seconded to adjourn. All those in favor say aye.
Opposed? Motion carries.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
MEETING ADJOURNED AT 7:03 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
APPROVED
Meridian Planning & Zoning Commission
April_5, 2018
Page 22 of 21
L - CHAIRMAN
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Planning and Zoning Meeting
Meeting Date: April 5, 2018
Agenda Item Number: 3A
Project/File Number:
Item Title:
Approve Minutes of the March 1, 2018 Planning and Zoning Commission Meeting
9 APPROVEO
Meetina Notes
Meridian Planning & Zoning Commission
March 1, 2018
Page 73 of 72
close the public hearing on H-2018-0011. All those in favor say aye. Oppose? Motion
carries.
MOTION CARRIED: ALL AYES.
Fitzgerald: Madam Chair?
McCarvel: Commissioner Fitzgerald.
Fitzgerald: After considering all staff, applicant, and public testimony, I move to
recommend approval to City Council of file number H-2018-0011 as presented in the
staff report for the hearing date of March 1 st, 2018.
Wilson: Second.
McCarvel: It has been moved and seconded to recommended approval for H-2018-
0011. All those in favor say aye. Opposed? Motion carries.
MOTION CARRIED: ALL AYES.
Wilson: Madam Chair?
McCarvel: Commissioner Wilson.
Wilson: I move to adjourn for the evening.
Cassinelli: Second.
McCarvel: It has been moved and seconded to adjourn. All those in favor say aye.
Opposed? Motion carries. Good night.
MEETING ADJOURNED AT 10:15 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
APPROVED
RHdNDA McCARVEL - CHAIRMAN DATE APPROVED
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Planning and Zoning Meeting
Meeting Date: April 5, 2018
Agenda Item Number: 3B
Project/File Number:
Item Title:
Approve Minutes of the March 15, 2018 Planning and Zoning Commission Meeting
9 APPROVES
Meeting Notes
Meridian Planning & Zoning Commission
March 15, 2018
Page 22 of 22
Fitzgerald: I move we adjourn.
Holland: Second.
McCarvel: It has been moved and seconded to adjourn the meeting. All those in favor
say aye. Opposed? Motion carries.
MOTION CARRIED: FIVE AYES. TWO ABSENT.
MEETING ADJOURNED AT 7:03 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
APPROVED
RHO DA McCARVEL - CHAIRMAN
ATTEST;
C. JAY C0LIN3�rTY CLERK
DATE APPROVED
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Planning and Zoning
Commission Meeting
April 5, 2018
Item #4A: The Cottages
Vicinity/Zoning Map
Proposed Site Plan
Proposed Landscape Plan
Proposed Elevations
Item #4B: Fire Station No. 6
Conceptual Site Plan
Conceptual Floor Plan
Item #4C: Wells Subdivision
Preliminary plat
Landscape Plan
Conceptual Elevations
Changes to Agenda: None
Item #4A: The Cottages - CUP (H-2018-0013)
Application(s):
➢ Conditional Use Permit
Size of property, existing zoning, and location: This site consists of 1.68 acres of land, zoned L-0, located at 2134, 2146, 2158,
2182, 2170 and 2194 W. Everest Ln.
Adjacent Land Use & Zoning:
North: SH 2O -26/W. Chinden Blvd. and a golf course & SFR properties, zoned R-8
West: Daycare & office uses, zoned L-0
South: W. Everest Ln. & SFR uses, zoned R-4
East: Vacant/undeveloped land, zoned L-0
History: The site was annexed in 2002 with the Lochsa Falls development and was included in a combined preliminary & final plat last
year.
Comprehensive Plan FLUM Designation: MU -C
Summary of Request: The applicant has submitted an application for a CUP for a residential care facility on 1.68 acres of land in the
L-0 zoning district. A site plan was submitted that demonstrates how the site is proposed to develop with (2) 11,600 square foot
residential care (assisted living) facility buildings with 16 beds per building are proposed to be constructed on this site. The building at
the north boundary of the site is proposed to be an assisted living facility; and the southern building is proposed to be a memory care
facility.
Access is proposed to this site via (2) drive aisles from the abutting property to the east under the same ownership, which has access
via Everest Ln.; there is an existing cross -access easement between these properties. Off-street parking is required to be provided in
accord with UDC standards for age restricted elderly housing at 0.5 of a space for 1 -bedroom units. Based a total of (32) 1 -bedroom
units, a minimum of 16 spaces are required; a total of 22 spaces are proposed. Because there is already insufficient parking in this
area which results in vehicles parking along W. Everest Ln. and blocking traffic, staff recommends additional parking is provided on the
site in the area east of the northern building where landscaping is proposed to result in a double instead of a single row of parking.
Conceptual building elevations were submitted for the proposed structures as shown that consist of horizontal Hardie lap and cedar
shake siding, with stone veneer wainscot and asphalt shingle roofing.
Written Testimony: Jeff Likes, ALC Architectures (Applicant's Representative) — In agreement with the staff report except for
condition #1.3E which requires an additional row of parking to be provided east of the northern building (to result in a double row of
parking) where the 31.5' wide landscape area is proposed.
Staff Recommendation: Approval w/conditions
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-
2018-0013, as presented in the staff report for the hearing date of April 5, 2018, with the following modifications: (Add any
proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2018-
0013, as presented during the hearing on April 5, 2018, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2018-0013 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
Item #413: Fire Station No. 6 (H-2018.0013)
Application(s):
➢ Annexation and Zoning
Size of property, existing zoning, and location: This site consists of 1.99 acres of land, zoned RUT, located at 1435 W. Overland
Road.
Adjacent Land Use & Zoning:
North: W. Overland Road and Camper World, zoned I -L
2. East: single family residence and Boise Party Barn, zoned R-8
3. South: Recently approved Star Point Apartments (a.k.a Linder Road Apatments), zoned R-15
4. West: Vacant/undeveloped property, zoned RUT in Ada County
History: None
Comprehensive Plan FLUM Designation: MDR
Summary of Request: The applicant has applied for annexation and zoning of 1.99 acres of land with an R-8 zoning district. The
proposed zoning is consistent with the policies in the Comprehensive Plan and the FLUM designation of Medium Density Residential.
The applicant proposes to develop a new City of Meridian Fire Station on the property which includes an apparatus bay, housing areas
for staff and offices.
Once the property is annexed, the applicant intends to apply for a conditional use permit, certificate of zoning compliance and
administrative design review for the property to establish the fire station use on the property.
Site Plan: The applicant has provided a concept plan indicating the access point, circulation, parking and building footprint of the
property. With the Conditional Use Permit application, the applicant will need to submit a site and landscape plan that meets the
applicable UDC sections as outlined below.
Landscaping: A 25 foot landscape buffer is required along W. Overland Road in accord with UDC 11-313-7. Internal parking lot
landscaping shall be in accordance with UDC 11-313-8. Although not required, the applicant shall install a 12 foot landscape buffer
along the southern boundary of the site against the recently approved Linder Road Apartments.
Access/Connectivity: The applicant shows to vehicular access points to Overland Road. Staff is of the opinion that the applicant
should relocate the eastern vehicular access to both line up with the drive access from Camper World, and to share an access with the
parcel to the east. Once the property to the east develops, further, that parcel will likely be required to eliminate their existing access
and share.
Additionally, the City Council will need to grant permission to have direct access to W. Overland Road.
Dimensional Standards: The R-8 zoning requested by the applicant requires a minimum lot size of 4,000 square specific lot sizes.
The applicant is advised to review section 11-2A-6 of the UDC and to ensure that any proposed development conforms to this section.
Future development of this site should comply with the dimensional standards set forth in UDC 11-2A-6.
Parking: The conceptual site plan indicates that there will be a total of 18 parking stalls on the property. UDC 11-3C-6 requires one
space for every 500 square feet of gross floor area. The applicant shall comply with this section of code or receive alternative
compliance approval to reduce the number of parking spaces.
The applicant is also required to provide one (1) bicycle parking stall for every 25 proposed parking stalls. The submitted site plan does
not show these items. The applicant will also need to meet any requirements for ADA stalls as dictated by the International Building
Code. Bike parking on the site must comply with the standards set forth in UDC 11 -3C -5C and 11 -3C -6G.
Building Elevations: Architectural elevations were not submitted for this application. Staff will review the architecture with the
Conditional Use Permit. The applicant however, is required to comply with the design review standards set forth in UDC 11-3A-19 and
the guidelines contained in the Architectural Standards Manual.
Written Testimony: None
Staff Recommendation: Approval with conditions
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-
2018-0016, as presented in the staff report for the hearing date of April 5, 2018, with the following modifications: (Add any
proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2018-
0016, as presented during the hearing on April 5, 2018, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2018-0016 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reasons) for continuance)
Item #4C: Wells Subdivision (H-2018-0017)
Application(s):
➢ Annexation and Zoning
➢ Preliminary Plat
Size of property, existing zoning, and location: This site consists of 14.8 acres of land, zoned RUT, located at 2350 E. Amity Road.
Adjacent Land Use & Zoning:
1. North: Residential properties in the Messina Meadows Subdivision, zoned R-8
2. East: Future Castle Creek Subdivision, zoned R-8
3. South: E. Amity Road; Residential properties in the Whitebark Subdivision, zoned R-4
4. West: Single-family residential properties in the Paisley Meadows Subdivision, zoned R-4
History: None
Comprehensive Plan FLUM Designation: LDR
Summary of Request:
Annexation & Zoning (AZ):
The applicant has applied to annex and zone 14.80 acres (two parcels) of land with an R-4 zoning district. The proposed zoning is
consistent with the text of the comprehensive plan and Future Land Use Map (FLUM) designation of LDR. Because the applicant is
developing the site consistent with the Comprehensive Plan and the surrounding developments, staff is not recommending a
development agreement as a provision of annexation,
Preliminary Plat (PP):
The proposed plat consists of 38 building lots, and 11 common lots. The plat is proposed to develop in one phase.
The gross density for the subdivision is 2.57 d.u./acre and the net density is 4.08 d.u.lacre. The average lot size within the development
is 10,664 square feet (s.f.).
Existing Structures: There is an existing home and outbuildings on this site. The home is proposed to be included on a Lot 6 and
Block 1 in the subdivision. Any outbuildings that do not meet the required setback of the R-4 zoning district shall be removed or
relocated.
Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC Table 11-2A-5
for the R-4 district and UDC 11-2A-3. Staff has reviewed the proposed plat and found it to be in compliance with these standards.
Traffic Impact Study (TIS): ACHD did not require a TIS for this development.
Access: Access to this site is currently provided via E. Amity Road, an arterial street. This access will be terminated with the
development of the proposed subdivision. The plat as submitted does not depicted direct lot access in accord with UDC 11-
3A-3. Access is proposed from S. Zopiro Avenue, E. Melwood Street, and E. Daulby St., all local residential streets.
Stub Streets: E. Melwood Street and S. Zopiro Avenue are stubbed to the site. The applicant is also proposing to stub to the property
to the east (parcel #S1129438465). Staff is supportive of the street layout proposed for this development.
Common Driveways: There are three common driveways on the plat that serve a total of 7 residential lots (Lots 10-11, Block 1; Lots 5
and 6, Block 2; and Lots 3 and 4, Block 3
Landscaping: A landscape plan was submitted with this application for the area proposed to be platted as shown in Exhibit A.3.
A 25 -foot wide street buffer (measured from the back of curb) is required along E. Amity Road, a residential arterial street, per UDC
Table 11-2A-5 and shall be landscaped in accord with the standards listed in UDC 11 -3B -7C. A 40 foot wide buffer is proposed.
A 10 -foot wide compacted gravel shoulder meeting the construction standards of the transportation authority and landscaping (lawn or
other vegetative groundcover) is required along E. Amity Road in accord with UDC 11 -3B -7C.5.
Landscaping should be provided within internal common areas as set forth in UDC 11-3G-3 as shown on the landscape plan.
Multi -use Pathway: A multi -use pathway is required in the 25 foot landscape buffer along E. Amity Road. The applicant should
coordinate with the City of Meridian Park Department on the width and location of the required easement.
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.
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 (14.8 acres), a minimum of 1.48 acres of qualified open space is required to be provided as
set forth in UDC 11 -3A -3B. A total of 1.85 acres of open space, or 12,5% of qualified open space is proposed consisting of 1/2 the street
buffer along E. Amity Road, the micropath lot, internal common open space areas (50' X 100') and internal parkways comply with this
requirement.
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 (14.8 acres), staff requires a minimum of 1 qualified site amenities be provided. The
applicant proposes to provide a gazebo within the northern common area on Lot 9, Block 2, and pathways through internal common
areas in accord with this requirement.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A minimum 5 -foot wide detached sidewalk is
required along E. Amity Road as depicted on the landscape plan.
Utilities: Street lighting is required to be installed within the development in accord with the City's adopted standards, specifications
and ordinances.
A street light plan is required 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
hftp://www.meridiancity.org/public_works.aspx?id=272. The plan will need to include the installation of Type 1 lights along Amity Road
in addition to type 2 lighting on internal streets. 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.
Building Elevations: The applicant has submitted six pictures of typical sample building elevations for future homes in this
development, included in Exhibit A.4. Building materials appear to consist of a mix of horizontal shake siding with stone accents.
Because homes on lots that back up to E. Amity Road will be highly visible, staff recommends the rear or sides of structures on lots
that face E. Amity Road (Lots 8-11, Block 1) incorporate articulation through changes in materials, color, modulation, and
architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines.
Fencing: All fencing should comply with the standards listed in UDC 11-3A-7. Six-foot tall solid fencing is proposed along the south
boundary of the site at the back edge of the buffer along E. Amity Road.
Written Testimony: None
Staff Recommendation: Approval with conditions
Notes:
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number [#], as
presented in the staff report for the hearing date of [date], with the following modifications: (Add any proposed modifications to
conditions)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number [#], as
presented during the hearing on [date], for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number [#] to the hearing date of (insert continued hearing date here) for the following reason(s): (You
should state specific reason(s) for continuance)
Planning and Zoning Commission Meeting
Meeting Date: April 5, 2018
Agenda Item Number: 4A
Project/File Number: H-2018-0013
Item Title The Cottages
1 .
Public Hearing for The Cottages (H-2018-0013) by Jeff Likes Located at
2134,2146,2158,2182,2170 and 2194 W. Everest Lane
1.Request: A Conditional Use Permit for an Assisted Living Facility on 1.68 Acres of
Land in and L -O Zoning District
U✓ APPRO �,Y
Meetina Notes
CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: April 5, 2018 Item #
Project Number:
H-2018-0013
Project Name: The Cottages
4C
Please print your name For Against Neutral Do you wish
to testify (Y/N)
The Cottages – CUP H-2018-0013 PAGE 1
STAFF REPORT
Hearing Date: April 5, 2018
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
SUBJECT: The Cottages – CUP (H-2018-0013)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Jeff Likes, has applied for a conditional use permit (CUP) for an assisted living facility
on 1.68 acres of land in the L-O zoning district. See Section IX Analysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the
Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-
0013 as presented in the staff report for the hearing date of April 5, 2018, with the following
modifications: (Add any proposed modifications.) I further move to direct Staff to prepare an
appropriate findings document to be considered at the next Planning and Zoning Commission hearing
on April 19, 2018.
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0013
as presented during the hearing on April 5, 2018, for the following reasons: (You should state specific
reasons for denial and what the applicant could do to gain your approval with another application.)
Continuance
I move to continue File Number H-2018-0013 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 at 2134, 2146, 2158, 2182, 2170 and 2194 W. Everest Ln., in the
NE ¼ of Section 26, Township 4 North, Range 1 West.
B. Owner(s):
Encore Development, LLC
63 W. Riverbridge Ln.
Eagle, ID 83616
C. Applicant:
Jeff Likes
1119 E. State, Ste. 120
Eagle, ID 83616
Meridian City Council Meeting Agenda April 5, 2018 – Page 101 of 161
The Cottages – CUP H-2018-0013 PAGE 2
D. Representative:
Jeff Likes, ALC Architecture
1119 E. State, Ste. 120
Eagle, ID 83616
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a conditional use permit. A public hearing is required before the
Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: March 16, 2018
C. Radius notices mailed to properties within 300 feet on: March 12, 2018
D. Applicant posted notice on site by: March 7, 2018
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property consists of vacant/undeveloped, zoned L-
O.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: SH 20-26/W. Chinden Blvd. and a golf course and single-family residential properties,
zoned R-8
West: Daycare and office uses, zoned L-O
South: W. Everest Ln. and single-family residential uses, zoned R-4
East: Vacant/undeveloped land, zoned L-O
C. History of Previous Actions:
In 2002, the larger Lochsa Falls development received the following approvals:
Annexation and zoning (AZ-02-010) with a development agreement recorded as
Instrument No. 103012598 and an addendum recorded as Instrument No. 104033484;
Preliminary plat (PP-02-009) for Lochsa Falls Subdivision;
Conditional use permit (CUP-02-012) for a planned development in an R-4 zoning
district; and,
In 2004, a final plat (FP-04-054) was approved for Lochsa Falls No. 12, which included the
subject property as Lots 44 and 45, Block 49.
In 2007, a rezone (RZ-06-008) was approved from R-4 to L-O; and a modification to the
conditional use permit/planned development (MCU-06-002) was approved to remove the
detailed conditional use permit approval on Lots 41-45, Block 49, Lochsa Falls Subdivision
No. 12.
In 2017, a development agreement modification (Inst. #2017-059161) and a combined
preliminary and final plat were approved that included this property (H-2017-0032).
Meridian City Council Meeting Agenda April 5, 2018 – Page 102 of 161
The Cottages – CUP H-2018-0013 PAGE 3
D. Utilities:
1. Public Works:
a. Location of sewer: Sewer service shall be provided to this lot with the development of
the subdivision.
b. Location of water: Water service shall be provided to this lot with the development of
the subdivision.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are no open waterways on this site.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site is not within a flood plain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Mixed Use –
Community (MU-C). The purpose of the MU-C designation is to allocate areas where community-
service uses and dwellings are seamlessly integrated into the urban fabric. The intent of the MU -C
designation is to integrate a variety of uses, including residential, and to avoid mainly single-use and
strip commercial type buildings. Development should comply with the general guidelines for
development in all mixed use areas and have a mix of at least 3 land use types. Residential uses
should comprise a minimum of 20% of the development area at densities ranging from 6 to 15
units/acre. See pages 27-28 in the Comprehensive Plan for more information.
The applicant proposes to develop this 1.68 acre site with a residential care (assisted living) facility,
consistent with the MU-C 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 10-foot wide landscape buffer and building setback will be required with development along W.
Everest Ln., a private street along the south boundary; landscaping should be installed 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.
The proposed assisted living facility will provide another housing option in this portion of the
City adjacent to existing single-family homes and office/commercial uses. Staff is unaware of how
“affordable” the units will be.
“Require neighborhood and community commercial areas to create a site design compatible with
surrounding uses (e.g. landscaping, fences, etc.).” (3.05.02A)
The site design for the proposed development should be consistent with existing and future uses in
the vicinity. A private street and solid fencing exists between this site and the existing single -
family residential properties to the south; a landscaped street buffer will also be provided along
Everest Lane.
Meridian City Council Meeting Agenda April 5, 2018 – Page 103 of 161
The Cottages – CUP H-2018-0013 PAGE 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 were required to be provided to each lot as a provision of the subdivision in accord
with UDC 11-3A-21.
“Plan for and encourage services like health care, daycare, grocery stores and recreational areas to
be built within walking distance of residential dwellings.” (2.01.01C)
The proposed assisted living facility will be within walking distance of existing residential,
commercial and office uses in the vicinity.
“Ensure that high-quality emergency care, primary, outpatient, home, and long-term care and
other types of health care are provided in the community.” (2.02.01)
The proposed assisted living facility will provide long-term care options in the northern part of
the City.
“Require screening and buffering of commercial and industrial properties to residential use with
transitional zoning.” (3.06.01E)
There are no abutting residential uses that required screening or buffering; W. Everest Ln.
separates the subject property from the residential neighborhood to the south.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: 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.
Allowed uses in the L-O district are office centers and adaptive re-use of residential structures
with limited hours of operation.
B. Schedule of Use: Unified Development Code (UDC) 11-2B-2 lists the permitted, accessory,
conditional, and prohibited uses in the L-O zoning district. A residential care facility is listed as a
conditional use in the L-O zoning district. Compliance with the specific use standards listed in
UDC 11-4-3-29, Nursing or Residential Care Facilities, is required.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the L-O
zoning district apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant has submitted an application for a conditional use permit (CUP) for a residential
care facility on 1.68 acres of land in the L-O zoning district, as required by UDC Table 11-2B-2.
Two (2) 11,600 square foot residential care (assisted living) facilities with 16 beds per building
are proposed to be constructed on this site. The building at the north boundary of the site is
proposed to be an assisted living facility; and the southern building is proposed to be a memory
care facility.
Site Plan: A site plan is included in Exhibit A.2 that depicts how the site is proposed to develop
with two structures, access, parking and drive-aisles.
Access: Access is proposed to this site via two (2) drive aisles from the abutting property to the
Meridian City Council Meeting Agenda April 5, 2018 – Page 104 of 161
The Cottages – CUP H-2018-0013 PAGE 5
east under the same ownership, which has access via W. Everest Ln. A reciprocal cross-access
easement exists between these properties as depicted on the subdivision plat for Hastings
Subdivision No. 3.
Parking: Off-street parking is required to be provided on the site in accord with UDC Table 11-
3C-6 for age restricted elderly housing. For a 1-bedroom unit, 0.5 of a space is required. For 32
beds, a minimum of 16 parking spaces are required; a total of 22 spaces are proposed, including 2
ADA stalls, in accord with this requirement.
Because this area already has insufficient parking and results in vehicles parking along W.
Everest Lane and blocking traffic, staff recommends additional parking is provided on the
site. Staff recommends another row of parking is provided (to result in a double row of
parking) to the east of Building A in the area where the 31.5’ wide landscape area is located.
Note: The development agreement for this property requires the property owner to install “No
Parking” signs along Everest Lane and paint the curb red signifying no parking adjacent to the
property.
Two-way drive-aisles adjacent to parking are required to be a minimum of 25 feet in width
per UDC 11-3B-8C; the plans should be revised accordingly. The landscape plan depicts a
24’ wide drive aisle but the site plan depicts a 25’ wide drive aisle as required.
Based on the number of vehicle parking stalls (22), a bicycle rack capable of holding a minimum
of one (1) bicycle is required to be provided per UDC 11-3C-6G in accord with the standards
listed in UDC 11-3C-5C. One bicycle rack is proposed at the entrance of the northern building;
staff recommends an additional rack is provided at the entrance of the southern building.
Landscaping: Landscaping is required to be installed on the site in accord with the standards
listed in UDC 11-3B.
A 10-foot wide street buffer is required along W. Everett Ln., a private street, as set forth in UDC
Table 11-2B-3, landscaped in accord with the standards listed in UDC 11-3B-7C. The buffer is
required to be measured from the back of sidewalk; the corner of the southern building
encroaches within this buffer and should be shifted to the north outside of the buffer.
Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. A
reciprocal cross-access easement exists between the subject property and the property to the east;
therefore, a perimeter buffer is not required along the east boundary of the site.
Trash Enclosure: A trash enclosure is depicted on the site plan at the southeast corner of the
building.
The color and material of the enclosure should complement that of the building. A detail of
the enclosure should be submitted with the Certificate of Zoning Compliance and Design
Review application. A detail of the enclosure should also be submitted to Bob Olson,
Republic Services, (208-345-1265 office, or 208-371-1745 cell; email:
rolson@republicservices.com ) for review and approval prior to submittal of the Certificate
of Zoning Compliance application.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC
11-4-3-29, Nursing or Residential Care Facilities, as follows:
A. General standards:
1. If the use results in more than ten (10) persons occupying a dwelling at any one time,
the applicant or owner shall concurrently apply for a change of occupancy7 as required
by the building code in accord with Title 10 of this code. This standard is not applicable.
2. The owner and/or operator of the facility shall secure and maintain a license from the
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The Cottages – CUP H-2018-0013 PAGE 6
State of Idaho Department of Health and Welfare, facility standards division. The
applicant shall comply with this requirement.
B. Additional standards for uses providing care to children and juveniles under the age of 18
years: This section is not applicable as care will not be provided to juveniles.
1. All outdoor play areas shall be completely enclosed by a minimum 6-foot non-
scalable fence to secure against exit/entry by small children and to screen abutting
properties. The fencing material shall meet the swimming pool fence requirements of the
building code in accord with Title 10 of this code.
2. Outdoor play equipment over 6-feet high shall not be located in a front yard or within
any required yard.
3. Outdoor play areas in residential district or uses adjacent to an existing residence
shall not be used after dusk.
C. Additional standards for uses providing care to patients who suffer from Alzheimer’s
disease, dementia or other similar disability that may cause disorientation: A barrier with
a minimum height of 6 feet, along the perimeter of any portion of the site that is
accessible to those patients shall be provided. The fencing material shall meet the
swimming pool fence requirements of the building code in accord with Title 10 of this
code. Staff recommends a detail of the proposed fencing be submitted with the
Certificate of Zoning Compliance application that complies with the aforementioned
requirement if outdoor recreation areas are proposed for the memory care facility.
Sidewalk: Sidewalks are required to be provided around buildings and along public streets in
accord with the standards listed in UDC 11-3A-17. A 5-foot wide sidewalk was recently
constructed on this site along W. Everest Ln. A 5-foot wide sidewalk is proposed internally
within the site.
Pathway: A pathway is not depicted on the Pathways Master Plan for this site.
Building Elevations: Building elevations were submitted with this application for the proposed
structures as shown in Exhibit A.4. Building materials consist of horizontal Hardie lap and cedar
shake siding, with stone veneer wainscot and asphalt shingle roofing. Note: The same symbol is
used for the asphalt shingle roofing and the cedar shake siding.
The future structures are required to comply with the design standards listed in UDC 11-3A-19
and the Architectural Standards Manual. The proposed elevations appear to comply with current
design standards. Any rooftop or ground level mechanical equipment is required to be
screened.
Certificate of Zoning Compliance (CZC): The applicant is required to submit a CZC
application for approval of the proposed use, site layout and building elevations from the
Planning Division prior to submittal of a building permit application.
Design Review: The applicant is required to submit a Design Review application concurrent with
the CZC application for final approval of the site layout and building elevations. The proposed
site layout and structures are required to comply with the design standards listed in UDC 11-3A-
19 and the Architectural Standards Manual.
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B.
X. EXHIBITS
A. Drawings
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The Cottages – CUP H-2018-0013 PAGE 7
1. Vicinity Map
2. Site Plan (dated: 1/15/18)
3. Landscape Plan (dated: 1/15/18)
4. Building Elevations (dated: 1/15/18)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
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The Cottages – CUP H-2018-0013 PAGE 8
Exhibit A.1: Vicinity Map
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The Cottages – CUP H-2018-0013 PAGE 9
Exhibit A.2: Site Plan (dated: 1/15/18)
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Exhibit A.3: Landscape Plan (dated: 1/15/18)
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Exhibit A.4: Building Elevations (dated: 1/15/18)
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B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 Development of the site shall substantially comply with the site plan, landscape plan and building
elevations included in Exhibit A, the conditions of approval listed herein, and the provisions of
the development agreement.
1.2 The applicant shall comply with the specific use standards listed in UDC 11-4-3-29, Nursing or
Residential Care Facilities. The site plan submitted with the Certificate of Zoning Compliance
application shall demonstrate compliance with these standards and the conditions of approval in
this report.
1.3 The site/landscape plans, dated 1/15/18, included in Exhibit A shall be revised as follows (as
applicable):
a. Depict and include a detail of the fence around the memory care facility that complies with
the standards listed in UDC 11-4-3-29C if an outdoor/exterior recreation area is proposed.
b. Depict a bicycle rack near the entry of the memory care facility and include a detail of the
rack that complies with the standards listed in UDC 11-3C-5C.
c. Widen the two-way drive-aisle that is adjacent to parking to be a minimum of 25 feet in width
per UDC 11-3B-8C.
d. Shift the memory care (southern) building to the north so that the building doesn’t encroach
within the 10-foot wide street buffer.
e. Depict an additional row of parking (to result in a double row of parking) to the east of
Building A in the area where the 31.5’ wide landscape area is depicted.
1.4 Submit a detail of the trash enclosure that meets the requirements of Republic Services; colors
and materials should complement the building.
1.5 Install “No Parking” signs along Everest Ln. and paint the curb red signifying no parking adjacent
to this site as required by the development agreement.
1.6 The applicant is required to submit a Certificate of Zoning Compliance application for approval
of the proposed use and site layout from the Planning Division prior to submittal of a building
permit application.
1.7 The applicant shall submit a Design Review application concurrent with the Certificate of Zoning
Compliance application for approval of the site layout and building elevations. The proposed site
layout and structures are required to comply with the design standards listed in UDC 11-3A-19
and the Architectural Standards Manual.
1.8 Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
1.9 The Applicant shall have a maximum of two (2) years to commence the use as permitted in
accord with the conditions of approval listed above. If the use has not begun within two (2) years
of approval, a new conditional use permit must be obtained prior to operation or a time extension
must be requested in accord with UDC 11-5B-6F.
1.10 The applicant shall complete all required improvements prior to issuance of a Certificate of
Occupancy. It is unlawful to use or occupy any building or structure until the Building Official
has issued a Certificate of Occupancy.
Meridian City Council Meeting Agenda April 5, 2018 – Page 112 of 161
The Cottages – CUP H-2018-0013 PAGE 13
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The applicant shall be responsible for the installation of water and sewer lines and services to the
proposed buildings.
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 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures.
2.2.5 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.
2.2.6 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.
2.2.7 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.8 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.9 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.10 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill mater ial.
2.2.11 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 April 5, 2018 – Page 113 of 161
The Cottages – CUP H-2018-0013 PAGE 14
2.2.12 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.
2.2.13 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.
2.2.14 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
3. FIRE DEPARTMENT
3.1 Additional parking is needed in this area.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns with this application.
5. REPUBLIC SERVICES
5.1 A detail of the enclosure should be submitted to Jay Markle, Republic Services, (208-345-1265)
for review and approval prior to submittal of the Certificate of Zoning Compliance application.
6. PARKS DEPARTMENT
6.1 The Park’s Department has no comment on this application.
7. ADA COUNTY HIGHWAY DISTRICT
ACHD has no facilities adjacent to this site.
8. CENTRAL DISTRICT HEALTH DEPARTMENT
9. NAMPA MERIDIAN IRRIGATION DISTRICT
Meridian City Council Meeting Agenda April 5, 2018 – Page 114 of 161
The Cottages – CUP H-2018-0013 PAGE 15
10. SETTLER’S IRRIGATION DISTRICT
11. IDAHO TRANSPORTATION DEPARTMENT (ITD)
Meridian City Council Meeting Agenda April 5, 2018 – Page 115 of 161
The Cottages – CUP H-2018-0013 PAGE 16
Meridian City Council Meeting Agenda April 5, 2018 – Page 116 of 161
The Cottages – CUP H-2018-0013 PAGE 17
C. Required Findings from Unified Development Code
1. Conditional Use Permit (UDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Staff finds that the subject property is large enough to accommodate the proposed use and the
dimensional & development regulations of the L-O district as required by the UDC (see
Analysis Section IX for more information).
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Staff finds that the proposed use is consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of MU-C for this site if designed in
accord with the conditions listed in Exhibit B.
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
Staff finds that if the applicant complies with the conditions outlined in this report, the
proposed use should be compatible with other existing and future uses in the general
neighborhood and with the existing and intended character of the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
Staff finds that if the applicant complies with the conditions outlined in this report, the
proposed use will not adversely affect other property in the area.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation will be
provided to the subject property. Staff finds that the proposed use will be served adequately
by all of the public facilities and services listed above.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the applicant will be financing any improvements required for development.
Staff finds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the community’s economic welfare.
Meridian City Council Meeting Agenda April 5, 2018 – Page 117 of 161
The Cottages – CUP H-2018-0013 PAGE 16
g. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
Staff finds the proposed use will not involve excessive traffic, noise, or odors that will be
detrimental to any persons, property or the general welfare.
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 use will not result in the destruction, loss or damage of any
natural, scenic or historic feature of major importance in this area.
Meridian City Council Meeting Agenda April 5, 2018 – Page 118 of 161
Planning and Zoning Commission Meeting
Meeting Date: April 5, 2018
Agenda Item Number: 4B
Project/File Number: H-2018-0016
Item Title Fire Station No. 6
Public Hearing for Fire Station No. 6 (H-2018-0016) by City of Meridian Located at 1435
W. Overland Rd
1.Request: An Annexation and Zoning of 1.99 Acres of Land with an R-8 Zoning
District
9 APPROVED
Meeting Notes
CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: April 5, 2018 Item #
Project Number: H-2018-0016
Project Name:
Fire Station No. 6
Please print your name For Against Neutral Do you wish
to testify (Y/N)
Meridian Fire Department
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P R O J E C T A D D R E S S- TBD
1
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0
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3 4 6
A
C
D
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104 SF
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104 SF
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104 SF
SLEEP
91 SF
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SHOWER
136 SF
GENERAL
STORAGE 81 SF
JANITOR
118 SF
IT / ELECTRIC
122 SF
CAPTAIN
OFFICE
576 SF
FIREFIGHTER
WORK AREA
169 SF
LOBBY
70 SF
RESTROOM
173 SF
SHOP
662 SF
FITNESS
146 SF
HALLWAY
276 SF
AIR ROOM
680 SF
DAY ROOM
257 SF
DINING
352 SF
KITCHEN
29 SF
COMMUNICATION
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31 SF
COMPRESSOR
34 SF
SPRINKLER
96 SF
LAUNDRY
111 SF
RESTROOM
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91 SF
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22
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353 SF
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88 SF
JANITOR
81 SF
RESTROOM
37 SF
WASH
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301 SF
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85
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2
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1 2
A
C
D
F
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S h e e t N o :
STAMP
PIVOT NORTH ARCHITECTURE
1101 W. GROVE STREET
BOISE, ID 83702
www.pivotnorthdesign.com
1 2 3 4 5 6
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CONCEPT FLOOR
PLAN
17 -047
RC
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03/23/2018
A2.01
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Y
D
R
A
W
I
N
G
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1/8" = 1'-0" A2.01
1 Level 1-working floor plan
1/8" = 1'-0" A2.01
2 Level Mezzanine-working floor plan
N
MERIDIAN FIRE STATION
MARCH 23, 2018
EXTERIOR PERSPECTIVES
Fire Station No. 6 – AZ H-2018-0016 PAGE 1
STAFF REPORT Hearing Date: April 5, 2018
TO: Planning & Zoning Commission
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Fire Station No. 6 – AZ (H-2018-0016)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, City of Meridian, has submitted an application for annexation and zoning (AZ) of 1.99
acres of land with an R-8 zoning district.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ application with the agency comments listed in
Exhibit B per the Findings of Fact and Conclusions of Law in Exhibit D.
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-2018-0016, as presented in the staff report for the hearing date of April 5,
2018, 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-2018-0016, as presented during the hearing on April 5, 2018, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2018-0016 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 1435 W. Overland Road, in the NW ¼ of Section 24, Township 3 North,
Range 1 West. (Parcel No.: S1224223380)
B. Owner:
Meridian Rural Fire Protection District
33 E. Broadway
Meridian, ID 83642
C. Applicant:
City of Meridian
33 E. Broadway
Meridian, ID 83642
Meridian City Council Meeting Agenda April 5, 2018 – Page 120 of 161
Fire Station No. 6 – AZ H-2018-0016 PAGE 2
D. Representative:
Pivot North Architecture
1101 W. Grove Street
Boise, ID 83702
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. 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: March 16, 2018
C. Radius notices mailed to properties within 300 feet on: March 9, 2018
D. Applicant posted notice on site(s) on: March 12, 2018
VI. LAND USE
A. Existing Land Use(s) and Zoning: The site is currently undeveloped and zoned RUT in Ada
County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: W. Overland Road and Camper World, zoned I-L
2. East: single family residence and Boise Party Barn, zoned R-8
3. South: Recently approved Star Point Apartments (a.k.a Linder Road Apatments), zoned R-15
4. West: Vacant/undeveloped property, zoned RUT in Ada County
C. History of Previous Actions: None
D. Utilities:
1. Location of sewer: A sanitary sewer service stub intended to provide service to the proposed
parcel currently exists on the subject site.
2. Location of water: A water service stub intended to provide service to the proposed parcel
currently exist on the subject site.
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 POLICIES AND GOALS
The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Medium Density
Residential (MDR). 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). While single-family residential uses are typical in the R-8 zoning district, this zoning does
allow for public or quasi-public uses with approval of a Conditional Use Permit. While this specific
Meridian City Council Meeting Agenda April 5, 2018 – Page 121 of 161
Fire Station No. 6 – AZ H-2018-0016 PAGE 3
application only applies to annexation of the subject property at this time, the applicant will be
required to obtain approval of a Conditional Use Permit and subsequent Certificate of Zoning
Compliance and Administrative Design Review prior to establishing the fire station use on the
property.
The applicant proposes to develop the 1.99 acre site with an approximately 12,000 square foot fire
station with associated site improvements.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
“Continuously provide essential services and utilities to all residents.”
(3.01.01H)
The proposed fire station will provide essential fire services to the south side of I-84. With the
growth of the city on the south side of the freeway, another fire station is necessary to keep up
with this growth.
“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.
“Implement the City’s Pathways Master Plan.” (5.03.01A)
A segment of the City’s multi-use pathway system is designated on the Master Pathways Plan
on this site along the south side of W. Overland Road. This segment of the pathway must be
10 feet wide and will be required to be paved in accord with UDC 11-3A-8 and landscaped in
accord with UDC 11-3B-12.
“Reduce the number of existing access points onto arterial streets by using methods such as
cross access agreements, access management and frontage/backage roads.” (3.03.02N)
The submitted concept plan depicts two (2) accesses to W. overland Road. Typically, staff
would require cross-access to adjacent parcels. Due to the potential issue this requirement
could have with the operational characteristics of a fire station, City staff is of the opinion
that cross-access may not be along the west boundary of this site. However, staff believes the
Rural Fire District should coordinate with the property owner of the adjacent eastern
property to share an access so the proposed eastern most access aligns with the access
constructed with Camping World on the north side of W. Overland Road.
“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.
“Require all commercial and industrial businesses to install and maintain landscaping.”
(2.01003B)
A fire station is similar to a commercial business in that property landscaping will be
required on the site, including a 25 foot landscape buffer along W. Overland Road. Internal
parking lot landscaping will be required with future development of the property.
“Require neighborhood and community commercial areas to create a site design compatible
with surrounding uses (e.g., landscaping, fencing, etc.).” (3.05.02A)
Meridian City Council Meeting Agenda April 5, 2018 – Page 122 of 161
Fire Station No. 6 – AZ H-2018-0016 PAGE 4
Even though the fire station will be located on a parcel that is zoned R-8, it will operate much
like a commercial business and could even be more impactful on the surrounding residences
than a commercial business due to the 24 hour operational characteristics. The UDC does
not require a landscape buffer to any abutting residential uses because this property is zoned
R-8. However staff feels that there should be at least a 12 foot landscape buffer against the
recently approved Linder Road Apartments as depicted on the submitted concept plan.
For the above stated reasons, staff finds the proposed project is generally consistent with the goals
and objectives in the Comprehensive Plan.
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. Residential land uses are also allowed within the O-T,
TN-C, and TN-R Districts as set forth in article D of this chapter.
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 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. Public or quasi-public uses such as fire
stations are a conditional use in the R-8 zoning district.
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-6B for
commercial uses.
F. 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
A. Analysis of Facts Leading to Staff Recommendation:
1. Annexation & Zoning
The applicant has applied for annexation and zoning of 1.99 acres of land with an R-8 zoning
district. As discussed above in Section VII, the proposed zoning is consistent with the policies in
the Comprehensive Plan and the FLUM designation of Medium Density Residential.
The applicant proposes to develop a new City of Meridian Fire Station on the property which
includes an apparatus bay, housing areas for staff and offices. (see the concept 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 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.
Once the property is annexed, the applicant intends to apply for a conditional use permit,
certificate of zoning compliance and administrative design review for the property to establish the
fire station use on the property.
Meridian City Council Meeting Agenda April 5, 2018 – Page 123 of 161
Fire Station No. 6 – AZ H-2018-0016 PAGE 5
Site Plan: The applicant has provided a concept plan indicating the access point, circulation,
parking and building footprint of the property. With the Conditional Use Permit application, the
applicant will need to submit a site and landscape plan that meets the applicable UDC sections as
outlined below.
Specific Use Standards: UDC 11-4-3-30 applies to the property in the following ways:
A. Public recreation and community centers: The use shall meet the standards in accord with
section 11-4-3-2, "Arts, Entertainment Or Recreation Facility, Indoors And Outdoors", of this
chapter.
This condition is not applicable to this development.
B. Public or quasi-public office: The use shall meet the standards for office use in accord with the
district in which the use is located. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
This condition is not applicable to this development.
Landscaping: A 25 foot landscape buffer is required along W. Overland Road in accord with
UDC 11-3B-7. Internal parking lot landscaping shall be in accordance with UDC 11-3B-8.
Although not required, the applicant shall install a 12 foot landscape buffer along the southern
boundary of the site against the recently approved Linder Road Apartments.
Access/Connectivity: The applicant shows to vehicular access points to Overland Road. Staff is
of the opinion that the applicant should relocate the eastern vehicular access to both line up with
the drive access from Camper World, and to share an access with the parcel to the east. Once the
property to the east develops, further, that parcel will likely be required to eliminate their existing
access and share.
Additionally, the City Council will need to grant permission to have direct access to W. Overland
Road.
Dimensional Standards: The R-8 zoning requested by the applicant requires a minimum lot size
of 4,000 square specific lot sizes. The applicant is advised to review section 11-2A-6 of the UDC
and to ensure that any proposed development conforms to this section. Future development of this
site should comply with the dimensional standards set forth in UDC 11-2A-6.
Parking: The conceptual site plan indicates that there will be a total of 18 parking stalls on the
property. UDC 11-3C-6 requires one space for every 500 square feet of gross floor area. The
applicant shall comply with this section of code or receive alternative compliance approval to
reduce the number of parking spaces.
The applicant is also required to provide one (1) bicycle parking stall for every 25 proposed
parking stalls. The submitted site plan does not show these items. The applicant will also need to
meet any requirements for ADA stalls as dictated by the International Building Code. Bike
parking on the site must comply with the standards set forth in UDC 11-3C-5C and 11-3C-6G.
Building Elevations: Architectural elevations were not submitted for this application. Staff will
review the architecture with the Conditional Use Permit. The applicant however, is required to
comply with the design review standards set forth in UDC 11 -3A-19 and the guidelines contained
in the Architectural Standards Manual.
In summary, Staff recommends approval of the proposed annexation and zoning request for this
site per the agency comments listed in Exhibit B of this report in accord with the findings
contained in Exhibit D.
Meridian City Council Meeting Agenda April 5, 2018 – Page 124 of 161
Fire Station No. 6 – AZ H-2018-0016 PAGE 6
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Proposed Conceptual Site Plan
3. Proposed Conceptual Floor Plan
B. Agency & Department Comments
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
Meridian City Council Meeting Agenda April 5, 2018 – Page 125 of 161
Exhibit A Page 1
EXHIBIT A: DRAWINGS
1. Vicinity/Zoning Map
Meridian City Council Meeting Agenda April 5, 2018 – Page 126 of 161
Exhibit A Page 2
2. Proposed Conceptual Site Plan
Meridian City Council Meeting Agenda April 5, 2018 – Page 127 of 161
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3. Proposed Conceptual Floor Plan
Meridian City Council Meeting Agenda April 5, 2018 – Page 128 of 161
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EXHIBIT B - AGENCY & DEPARTMENT COMMENTS
1. PLANNING DIVISION
1.1.1 The applicant shall submit and obtain approval of a conditional use permit to establish the
Public/Quasi Public use and comply with the specific use standards in UDC 11-4-3-30.Future
development of this site shall be generally consistent with the conceptual site plan and depicted in
Exhibit A and the conditions noted in the staff report.
1.1.2 The applicant shall comply with the landscape ordinance in accord with UDC 11-3B- 7 and 11-
3B-8.
1.1.3 The applicant shall install a 12 foot landscape buffer against the recently approved Linder Road
Apartments. The buffer shall meet the requirements of UDC 11-3B-9.
1.1.4 Future development of this site is required to comply with the design standards listed in UDC 11-
3A-19 and the Architectural Standards Manual.
1.1.5 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design
Review application prior to submittal of a building permit application(s).
1.1.6 The applicant shall relocate the eastern vehicular access to both line up with the drive access from
Camper World, and to share an access with the parcel to the east.
1.1.7 Access to site shall comply with UDC 11-3A-3 unless waived by City Council.
2. PUBLIC WORKS DEPARTMENT
2.1 The Public Works Department has no comment on this application.
3. POLICE DEPARTMENT
2.1 The Police Department has no comment on this application.
3. FIRE DEPARTMENT
3.1 The Fire Department has no comments on this application.
4. REPUBLIC SERVICES
4.1 Republic Services has no comments on this application.
5. PARKS DEPARTMENT
5.1 The Park’s Department has no comments on this application.
Meridian City Council Meeting Agenda April 5, 2018 – Page 129 of 161
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6. ADA COUNTY HIGHWAY DISTRICT
6.1 Site Specific Conditions of Approval
6.1.1 Repair or replace any damaged or deficient facilities, including curb, gutter and sidewalk on
Overland Road abutting the site.
6.1.2 Install standard warning signs, flashers and signals for the fire station on Overland Road. All
costs associated with these improvements shall be borne by the applicant. The applicant shall
submit plans to ACHD for review and approval.
6.1.3 Construct a 51-foot wide curb return type driveway from the site onto Overland Road located
393-feet east of Linder Road.
6.1.4 Construct a 25-foot wide curb return type driveway from the site onto Overland Road located
503-feet east of Linder Road.
6.1.5 Close the existing 26-foot wide driveway from the site onto Overland Road located
approximately 451-feet east of Linder Road with vertical curb, gutter, and 7-foot wide sidewalk.
6.1.6 Direct access is prohibited to Overland Road other than the access specifically approved with this
application.
6.1.7 Payment of impact fees is due prior to issuance of a building permit.
6.1.8 Comply with all Standard Conditions of Approval.
6.2 Standard Conditions of Approval
6.2.1 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).
6.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
6.2.3 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.
6.2.4 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.
6.2.5 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.
6.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
6.2.7 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 April 5, 2018 – Page 130 of 161
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6.2.8 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.
6.2.9 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.
6.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
6.2.11 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.
6.2.12 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 April 5, 2018 – Page 131 of 161
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EXHIBIT C: LEGAL DESCRIPTION & EXHIBIT MAP FOR ANNEXATION BOUNDARY
Meridian City Council Meeting Agenda April 5, 2018 – Page 132 of 161
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Meridian City Council Meeting Agenda April 5, 2018 – Page 133 of 161
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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 map amendment to R-8 is consistent with the MDR FLUM designation. The proposed
fire station use will complement adjoining residential uses and provide a needed fire station
on the south side of the freeway.
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-8 zoning district is consistent with the
purpose statement for the commercial 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 will be extended at the expense of the applicant. Staf f
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).
Staff finds annexing this property with an R-8 zoning district is in the best interest of the
City.
Meridian City Council Meeting Agenda April 5, 2018 – Page 134 of 161
Planning and Zoning Commission Meeting
Meeting Date: April 5, 2018
Agenda Item Number: 4C
Project/File Number: Wells Subdivision
Item Title H-2018-0017
Public Hearing for Wells Subdivision (H-2018-0017) by Schultz Development LLC
Located at 2550 E. Amity Rd
1.Request: Annexation of 14.80 Acres of Land to the R-4 Zoning District; and
2.Request: Application for a Preliminary Plat of 38 Single -Family Building Lots and 11
Common Lots on 14.8 Acres of Land in the proposed R-4 Zoning District
APPROVED
/
CITY OF MERIDIAN
PLANNING AND ZONING
PUBLIC HEARING SIGN -IN SHEET
Date: April 5, 2018 Item # 4A
Project Number: H-2018-0017
Project Name:
Wells Subdivision
Please print your name
For
Against
Neutral
Do you wish
to testify (Y/N)
Wells Subdivision H-2018-0017 PAGE 1
STAFF REPORT
Hearing Date: April 5, 2018
TO: Planning & Zoning Commission
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Wells Subdivision – AZ, PP (H-2018-0017)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Schultz Development, has submitted an application for annexation and zoning (AZ) of
14.80 acres of land with an R-4 zoning district; and a preliminary plat (PP) consisting of 38 building
lots and 11 common lots on 14.80 acres of land in the R-4 zoning district.
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.
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-2018-0017, as presented in the staff report for the hearing date of April 5,
2018, 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-2018-0017, as presented during the hearing on April 5, 2018, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2018-0017 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 2350 E. Amity Road, in the SW ¼ of Section 29, Township 3 North, Range
1 East.
B. Owners:
Dennis Wells
2350 E. Amity Road
Meridian, ID 83642
C. Applicant/Representative:
Meridian City Council Meeting Agenda April 5, 2018 – Page 136 of 161
Wells Subdivision H-2018-0017 PAGE 2
Matt Schultz, Schultz Development
P. O. Box 1115
Meridian, Idaho 83680
D. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation 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: March 16, 2018
C. Radius notices mailed to properties within 300 feet on: March 12, 2018
D. Applicant posted notice on site(s) on: March 22, 2018
VI. LAND USE
A. Existing Land Use(s) and Zoning: A residential home exists on this site; the home is proposed to
remain on the property and to be included on a Lot and Block within the proposed subdivision.
The property is zoned, RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Residential properties in the Messina Meadows Subdivision, zoned R-8
2. East: Future Castle Creek Subdivision, zoned R-8
3. South: E. Amity Road; Residential properties in the Whitebark Subdivision, zoned R-4
4. West: Single-family residential properties in the Paisley Meadows Subdivision, zoned R-4
C. History of Previous Actions: None
D. Utilities:
1. Location of sewer: A sanitary sewer mainline that is intended to provide service to the subject
parcel currently exists through the site in the in the alignment of S. Zopiro Way.
2. Location of water: Water mainline that are intended to provide service to the subject parcel
currently exists in E. Amity Road and S. Zopiro Way.
3. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There is an irrigation ditch (Ten Mile Drain) that runs through this
site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: 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.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
Land Use: This property is designated “Low Density Residential” on the Comprehensive Plan Future
Land Use Map. Low density residential areas are anticipated to contain single family residences at
Meridian City Council Meeting Agenda April 5, 2018 – Page 137 of 161
Wells Subdivision H-2018-0017 PAGE 3
densities up to three dwelling units per acre. The proposed preliminary plat includes 38 residential
building lots on 14.80 acres for a gross density of 2.57 dwelling units/acre and a net density of 4.08
dwelling units/acre, the project falls within the target density range outlined in the Comprehensive
Plan.
Policies: 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):
“Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc.” (3.05.02C)
A 25-foot wide street buffer is required along E. Amity Road, an arterial street, and shall be
landscaped in accord with the standards listed in UDC 11-3B-7C. Separate permits shall be
obtained for any new fencing.
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
The proposed single-family residential development should be compatible with adjacent
existing and future residential uses.
“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 applicant upon development of the site
in accord with UDC 11-3A-21.
“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 low density residential development should contribute to the variety of housing
opportunities that exist in this area which currently consist of low- and medium-density
residential developments.
“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 applicant proposes sidewalk connections to the west along E. Melwood Street, to the
north along S. Zopiro Ave. and to the east along E. Daulby Street. The applicant also
proposes to pedestrian connections from the proposed subdivision to the proposed sidewalk
along E. Amity Road. The applicant is also proposing an internal pedestrian pathway to
facilitate pedestrian connectivity.
“Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow.” (3.03.03C)
The applicant is proposing to connect to two existing stub streets, one from the Paisley
Meadows Subdivision (E. Melwood Street), and one from the Messina Meadows Subdivision
(S. Zopiro Way.)The applicant is also proposing to provide one stub street to the property to
the east (E. Daulby Street.) which will connect with the stub street approved with the Castle
Creek Subdivision.
“Support infill of vacant lots in substantially developed single-family areas at densities
similar to surrounding development. Increased densities on vacant lots may be considered if
structures are compatible with surrounding development.” (3.07.02I)
The proposed density for the subject property is compatible with surrounding densities.
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Wells Subdivision H-2018-0017 PAGE 4
“Require common area in all subdivisions.” (3.07.02F)
The proposed plat depicts a total of 1.85 acres (or 12.5%) of qualified open space in accord
with the requirements listed in UDC11-3G-3.
“Reduce the number of existing access points onto arterial streets by using methods such as
cross access agreements, access management and frontage/backage roads.” (3.03.02N)
The submitted plat depicts connections to two (2) existing stub streets, E. Melwood St., and S.
Zopiro Way for interconnectivity. The applicant is proposing to stub a street on the east
boundary for future extension. Direct lot access is not proposed or approved to Amity Road.
“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.
Analysis: Staff is supportive of the proposed development as it is generally consistent with the LDR
designation and policies in the Comprehensive Plan as noted above and should be compatible with
adjacent residential uses.
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
low-density residential (R-4) district allows a maximum gross density of 4 dwelling units per
acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-5 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 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 a principal permitted use in the R-4 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-5 for the R-4 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Tables 11-2A-5 for the R-4 zoning district.
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 in UDC 11-3G-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:
ANNEXATION & ZONING (AZ):
The applicant has applied to annex and zone 14.80 acres (two parcels) of land with an R-4 zoning
district. As discussed above in Section VII, the proposed zoning is consistent with the text of the
comprehensive plan and Future Land Use Map (FLUM) designation of LDR. Because the applicant is
developing the site consistent with the Comprehensive Plan and the surrounding developments, staff
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Wells Subdivision H-2018-0017 PAGE 5
is not recommending a development agreement as a provision of annexation.
Preliminary Plat
The proposed plat consists of 38 building lots, and 11 common lots. The plat is proposed to
develop in one phase.
The gross density for the subdivision is 2.57 d.u./acre and the net density is 4.08 d.u./acre. The
average lot size within the development is 10,664 square feet (s.f.).
Existing Structures: There is an existing home and outbuildings on this site. The home is
proposed to be included on a Lot 6 and Block 1 in the subdivision. Any outbuildings that do not
meet the required setback of the R-4 zoning district shall be removed or relocated.
Dimensional Standards: Development of this site is required to comply with the dimensional
standards listed in UDC Table 11-2A-5 for the R-4 district and UDC 11-2A-3. Staff has reviewed
the proposed plat and found it to be in compliance with these 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 in compliance with this standard.
Traffic Impact Study (TIS): ACHD did not require a TIS for this development.
Access: Access to this site is currently provided via E. Amity Road, an arterial street. This access
will be terminated with the development of the proposed subdivision. The plat as submitted
does not depicted direct lot access in accord with UDC 11-3A-3. Access is proposed from S.
Zopiro Avenue, E. Melwood Street, and E. Daulby St., all local residential streets.
Stub Streets: E. Melwood Street and S. Zopiro Avenue are stubbed to the site. The applicant is
also proposing to stub to the property to the east (parcel #S1129438465). Staff is supportive of
the street layout proposed for this development.
Parking: Off-street parking is required for each residential lot in accord with the standards listed
in UDC 11-3C-6.
Common Driveways: There are three common driveways on the plat that serve a total of 7
residential lots (Lots 10-11, Block 1; Lots 5 and 6, Block 2; and Lots 3 and 4, Block 3
Landscaping: A landscape plan was submitted with this application for the area proposed to be
platted as shown in Exhibit A.3.
A 25-foot wide street buffer (measured from the back of curb) is required along E. Amity Road, a
residential arterial street, per UDC Table 11-2A-5 and shall be landscaped in accord with the
standards listed in UDC 11-3B-7C. A 40 foot wide buffer is proposed.
A 10-foot wide compacted gravel shoulder meeting the construction standards of the
transportation authority and landscaping (lawn or other vegetative groundcover) is required along
E. Amity Road in accord with UDC 11-3B-7C.5.
Landscaping should be provided within internal common areas as set forth in UDC 11-3G-3 as
shown on the landscape plan.
Multi-use Pathway: A multi-use pathway is required in the 25 foot landscape buffer along E.
Amity Road. The applicant should coordinate with the City of Meridian Park Department on the
width and location of the required easement.
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Wells Subdivision H-2018-0017 PAGE 6
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.
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 (14.8
acres), a minimum of 1.48 acres of qualified open space is required to be provided as set forth in
UDC 11-3A-3B. A total of 1.85 acres of open space, or 12.5% of qualified open space is
proposed consisting of ½ the street buffer along E. Amity Road, the micropath lot, internal
common open space areas (50’ X 100’) and internal parkways comply with this requirement.
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 (14.8 acres), staff requires a minimum of 1 qualified site amenities be
provided. The applicant proposes to provide a gazebo within the northern common area on Lot 9,
Block 2, and pathways through internal common areas in accord with this requirement.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A
minimum 5-foot wide detached sidewalk is required along E. Amity Road as depicted on the
landscape plan.
Utilities: Street lighting is required to be installed within the development in accord with the
City’s adopted standards, specifications and ordinances.
A street light plan is required 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. The
plan will need to include the installation of Type 1 lights along Amity Road in addition to type 2
lighting on internal streets. 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 is required in accord with the appropriate fire district standards per UDC
11-3A-21.
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.
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.
Building Elevations: The applicant has submitted six pictures of typical sample building
elevations for future homes in this development, included in Exhibit A.4. Building materials
appear to consist of a mix of horizontal shake siding with stone accents.
Because homes on lots that back up to E. Amity Road will be highly visible, staff recommends
the rear or sides of structures on lots that face E. Amity Road (Lots 8-11, Block 1) incorporate
articulation through changes in materials, color, modulation, and architectural elements
(horizontal and vertical) to break up monotonous wall planes and roof lines.
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Wells Subdivision H-2018-0017 PAGE 7
Fencing: All fencing should comply with the standards listed in UDC 11-3A-7. Six-foot tall solid
fencing is proposed along the south boundary of the site at the back edge of the buffer along E.
Amity Road.
Staff recommends approval of the proposed preliminary plat request for this site with the
recommended conditions listed in Exhibit B of this report in accord with the Findings contained in
Exhibit D.
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Wells Subdivision H-2018-0017 PAGE 8
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Preliminary Plat (dated: 2/20/18)
3. Proposed Landscape Plan (dated: 2/20/18)
4. Proposed Conceptual Building Elevations
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation & Zoning Boundary
D. Required Findings from Unified Development Code
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Exhibit A Page 1
A. Drawings
1. Vicinity/Zoning Map
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Exhibit A Page 2
2. Proposed Preliminary Plat (dated: 2/20/18)
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Exhibit A Page 3
3. Proposed Landscape Plan (dated: 2/20/18)
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4. Conceptual Building Elevations
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DIVISION
1.1 Site Specific Conditions of Approval
1.1.1 The preliminary plat included in Exhibit A.2, dated 2/20/18, shall be revised as follows:
a. A note shall be placed on the face of the final plat prohibiting direct lot access to E. Amity
Road.
1.1.2 The landscape plan included in Exhibit A.3, dated 2/20/18, shall be revised as follows:
a. All internal pedestrian pathways shall be improved in accord with UDC 11-3A-8 and UDC
11-3B-12.
b. If the unimproved street right of way is ten feet (10') or greater from the edge of pavement to
edge of sidewalk or property line, the developer shall maintain a ten foot (10') compacted
shoulder meeting the construction standards of the transportation authority and landscape the
remainder with lawn or other vegetative ground cover
1.1.3 All existing structures on the site shall be removed or relocated to meet the setback requirements
of the R-8 district prior to signature on the final plat by the City Engineer.
1.1.4 A street light plan is required 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. The
plan will need to include the installation of Type 1 lights along Amity Road in addition to type 2
lighting on internal streets.
1.1.5 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-7 and 11-3A-6B.
1.1.6 The rear or sides of future structures on lots that face E. Amity Road on Lots 8-11, Block 1 shall
incorporate articulation through changes in materials, color, modulation, and architectural
elements (horizontal and vertical) to break up monotonous wall planes and roof lines.
1.1.7 Future homes constructed within this development shall comply with the conceptual building
elevations and materials shown in Exhibit A.4.
1.1.8 Prior to the City Council hearing the applicant shall provide an exhibit showing the orientation
and building footprint of all lots that take access from a common driveway.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-4 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.
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.
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1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.10 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5
and 11-3B-7C.
1.2.11 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.
1.2.12 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.
1.2.13 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.
1.3.6 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).
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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 The water main connection across Ten Mile Creek will not be necessary with the proposed
connection to Amity Road as part of the development.
2.1.2 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
2.1.3 A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any
development occurring in the Overlay District, a floodplain development permit application, and
demonstrated evidence of no rise shall be required for the bridge crossing over Tenmile Creek 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
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.
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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 bui lding
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.
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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.
4. FIRE DEPARTMENT
4.1.1 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.
4.1.2 Acceptance of the water supply for fire protection will be by the Meridian Fire
Department and water quality by the Meridian Water Department for bacteria
testing.
4.1.3 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 a Storz LDH connection in place of 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
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additions to existing buildings within 1,000 feet of the project.
4.1.4 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.
4.1.5 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.
4.1.6 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.
4.1.7 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 Section D103.6.1. and D103.6.2. The
roadway shall be able to accommodate an imposed load of 75,000
GVW.
4.1.8 Provide signage (“No Parking Fire Lane”) for all fire lanes in
accordance with International Fire Code Sections 503.3 & D103.6.
4.1.9 Ensure that all yet undeveloped parcels are maintained free of
combustible vegetation as set forth in International Fire Code
Section 304.1.2.
4.1.10 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.
4.1.11 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.
4.1.12 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.
4.1.13 Emergency response routes and fire lanes shall not be allowed to
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have traffic calming devices installed without prior approval of the
Fire Code Official. National Fire Protection IFC 503.4.1.
4.1.14 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.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments on this application.
6. PARKS DEPARTMENT
6.1.1 The applicant shall contact Elroy Huff, City Arborist, at 208-371-1755 to schedule an inspection
to determine mitigation requirements for healthy trees on the site, 4-inch caliper or greater, that
are proposed to be removed in accord with the provisions listed in UDC 11-3B-10C.
6.1.2 The project developer shall design and construct a multi-use pathway consistent with the location
and specifications set forth in the Meridian Pathways Master Plan (Chapter 3). Any proposed
adjustments to pathway alignment shall be coordinated through the Pathways Project Manager.
6.1.3 Prior to submittal of the final plat for City Engineer signature, the applicant shall su bmit a public
access easement for a multi-use pathway on the north side of E. Amity Road to the Planning
Division for Council approval and subsequent recordation. The easement shall be a minimum of
14’ wide (10’ pathway + 2’ shoulder each side). Easement checklist must accompany all
easement submittals. Use standard City template for public access easement.
6.1.4 Prior to City Engineer signature on the final plat, the applicant shall depict a public access
easement for the multi-use pathway along the north side of E. Amity Road on the final plat.
6.1.5 Construct pathway per typical paving section(s) shown in the Meridian Pathways Master Plan,
Chapter 3.
6.1.6 The owner (or representative association) of the property affected by the public access easement
shall have an ongoing obligation to maintain the multi-use pathway.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Dedicate 48-feet of right-of-way from centerline of Amity Road abutting the site. Right-of-way is
impact fee eligible for reimbursement.
7.1.2 Construct 5-foot wide sidewalk along Amity Road, located 42-feet from centerline to front face
of sidewalk abutting the site; and improve Amity Road with 17-feet of pavement, 3-foot wide
gravel shoulder and borrow ditch from centerline of Amity Road abutting the site..
7.1.3 Close the existing residential driveway onto Amity Road with 5-foot wide sidewalk.
7.1.4 Continue Melwood Street into the site as a 33-foot street section with curb, gutter, within 38-feet
of right-of-way and 5-foot wide detached sidewalk within an easement.
7.1.5 Construct Marsala Way, Marsala Place, Grayson Street, and Zopiro Way as 33-foot street
sections with curb, gutter, within 38-feet of right-of-way and 5-foot wide detached sidewalk
within an easement.
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7.1.6 Terminate Marsala Place in a cul-de-sac with a minimum 45-foot turning radius, 255-feet north of
Melwood Street.
7.1.7 Construct an 8-foot wide by 25-foot long landscape median, 260-feet north of Daulby Street on
Zopiro Way.
7.1.8 Provide a permanent right-of-way easement to 2-feet behind the back edge of sidewalk.
7.1.9 The landscape median on Zopiro Way should be platted as right-of-way owned by ACHD; and
the Developer or Homeowner’s Association apply for a license agreement if landscaping is to be
placed within the median.
7.1.10 Provide pedestrian facilities, in alignment, on both sides of Grayson Street.
7.1.11 IF Daulby Street is constructed prior to the proposed Fonthill Street in the Castle Creek
Subdivision; provide signage at the terminus of Daulby Street stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE.”
7.1.12 Submit the bridge plans for the crossing of the Ten Mile Creek (Zopiro Way) for review and
approval prior to the pre-construction meeting and final plat approval.
7.1.13 Payment of impact fees is due prior to issuance of a building permit.
7.2 Standard Conditions of Approval
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of
ADA compliance to District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for
details.
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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.
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C: Legal Description & Exhibit Map for Annexation & Zoning Boundary
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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 14.80 acre property with an R-4 zoning
district and develop 38 new single-family residential detached homes.
Staff finds 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;
Staff finds that the proposed map amendment to the R-4 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 will be extended at the expense of the applicant. Staff
recommends 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).
Staff finds annexing this property with an R-4 zoning district is in the best interest of the
City.
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;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation and will be
consistent with the density of the LDR FLUM designation if Council approves a step up in
density for this site. Please see Comprehensive Plan Policies and Goals, Section VII, of the
Staff Report for more information.
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b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services will be provided to the subject property upon development.
(See Exhibit B of the Staff Report for more details from public service providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City’s capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more
detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Commission’s or Council’s attention.
ACHD considers road safety issues in their analysis. Staff recommends that the Commission
and Council consider any public testimony that may be presented when determining whether
or not the proposed subdivision may cause health, safety or environmental problems of which
Staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Staff finds there are no significant natural, scenic or historic features associated with this
property that need to be preserved with development of this site.
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