Village at Meridian Apartments H-2018-0036 CUPCITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0036
Page 1
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
In the Matter of the Request for Conditional Use Permit for a Multi-Family Development
Consisting of (166) Age-Restricted Dwelling Units on 2.44 Acres of Land in the C-G Zoning
District, Located at the Southwest Corner of N. Records Way and E. River Valley St., by Brighton
Village, LLC.
Case No(s). H-2018-0036
For the Planning & Zoning Commission Hearing Date of: May 17, 2018 (Findings on June 6, 2018)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of May 17, 2018, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of May 17, 2018, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of May 17, 2018,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of May 17, 2018, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use
Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision, which shall be
signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk
Meridian City Council Meeting Agenda June 6, 2018 – Page 46 of 139
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0036
Page 2
upon the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of May 17, 2018, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission’s authority as provided in Meridian City Code § 11-
5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant’s request for conditional use permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of May 17, 2018, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City in accord with UDC 11-5B-6F.1.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting, the final plat must be
signed by the City Engineer within this two (2) year period in accord with UDC 11-5B-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.F.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the Commission may be granted. With all extensions, the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional
use permit entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff report for the hearing date of May 17, 2018
Meridian City Council Meeting Agenda June 6, 2018 – Page 47 of 139
By qctioll of the Planning & Zoning Commission at its regular meeting held on the � day of
� P__y�+ , 2018.
COMMISSIONER RHONDA MCCARVEL, CHAIRMAN VOTED
COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN VOTED
COMMISSIONER STEVEN YEARSLEY VOTED_
COMMISSIONER GREGORY WILSON VOTED
COMMISSIONER LISA HOLLAND VOTED
COMMISSIONER WILLIAM CASSINELLI VOTED l3
COMMISSIONER JESSICA PERREAULT VOTED U
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Attest; z
City of `
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:.Jay Col s) ty Clerk SEAL \�
Copy served upon the Applicant, the Planning and Development Services divisions of the Community
Development Department, the Public Works Department and the City Attorney.
By: Dated:
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0036
Page 3
Village at Meridian Apartments – CUP (H-2018-0036) PAGE 1
STAFF REPORT
HEARING DATE: May 17, 2018
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Village at Meridian Apartments – CUP (H-2018-0036)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Brighton Village, LLC, has submitted an application for a Conditional Use Permit (CUP) for
a multi-family development consisting of 166 age restricted (55+) dwelling units on 2.44 acres of land in the
C-G zoning district.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP application based on the Findings of Fact and Conclusions
of Law in Exhibit C of this report.
The Meridian Planning and Zoning Commission heard this item on May 17, 2018. At the public
hearing, the Commission moved to approve the subject CUP request.
a. Summary of Commission Public Hearing:
i. In favor: Jon Wardle, David Turnbull – Brighton Corporation
ii. In opposition: Steve Smylie
iii. Commenting: None
iv. Written testimony: Jon Wardle, Brighton Corporation (response to the staff report)
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: Bill Parsons
b. Key Issues of Public Testimony:
i. The amount of density proposed and impact on traffic in the vicinity; and,
ii. Concern regarding inadequacy of parking for the proposed use.
c. Key Issues of Discussion by Commission:
i. The provision of a bus stop on the site;
ii. The provision of adequate parking on the site for the proposed use
iii. The adequacy of the proposed common open space in relation to required amount.
d. Key Commission Changes to Staff Recommendation:
i. Removed condition #1.1.3 pertaining to the requirement for a bus stop to be provided if
determined needed by Valley Regional Transit (VRT submitted a letter stating one was not
needed at this time but one could be accommodated in the future if needed).
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0036, as
presented in the staff report for the hearing date of May 17, 2018, with the following modifications: (Add
any proposed modifications.)
EXHIBIT A
Meridian City Council Meeting Agenda June 6, 2018 – Page 49 of 139
Village at Meridian Apartments – CUP (H-2018-0036) PAGE 2
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0036, as
presented during the hearing on May 17, 2018, for the following reasons: (You should state specific reasons
for denial.)
Continuance
I move to continue File Number H-2018-0036 to the hearing date of (insert continued hearing date here) for
the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at the southwest corner of N. Records Way and E. River Valley St., in the southwest
¼ of Section 4, Township 3 North, Range 1 East.
B. Applicant:
Brighton Village, LLC
12601 W. Explorer Dr., Ste. 200
Boise, ID 83713
C. Owners:
Same as Applicant
D. Representative:
Mike Wardle, Brighton Corporation
12601 W. Explorer Dr., Ste. 200
Boise, ID 83713
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a conditional use permit. A public hearing is required before the Planning
& Zoning Commission and the Commission is the decision-making body, consistent with Meridian City
Code Title 11, Chapter 5.
B. Newspaper notifications published on: April 27, 2018
C. Radius notices mailed to properties within 300 feet on: April 20, 2018
D. Applicant posted notice on site(s) on: April 30, 2018
VI. LAND USE
A. Existing Land Use(s): The site consists of vacant/undeveloped land, zoned C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: E. River Valley St. and multi-family residential (apartments), zoned R-40
South: Parking lot, zoned C-G
East: Kleiner Park, zoned C-G
West: Commercial (retail/grocery store) uses, zoned C-G
C. History of Previous Actions:
Meridian City Council Meeting Agenda June 6, 2018 – Page 50 of 139
Village at Meridian Apartments – CUP (H-2018-0036) PAGE 3
In 2007, the subject property was a portion of one of three properties included in the Meridian Town
Center annexation (AZ-07-012). The subject property is governed under development agreement
Instrument No. 108131103. At the time of the annexation hearing, the subject property was within
the Kleiner Family Trust ownership (Instrument No. 109009630).
In 2011, a development agreement modification (MDA-11-002) was approved to include a new
conceptual development plan and changes to the text of the agreement (Instrument No. 111052692).
Later in 2011, a second amendment to the development agreement (MDA-11-012) was approved at
the request of the Idaho Transportation Department to clarify that land use applications are subject to
their project specific comments and to include limitations on certificates of occupancy that tie
improvements on Eagle Road to phasing of development.
In 2012, a plat was recorded that included the subject property as Lot 3, Block 1, CenterCal
Subdivision.
In 2018, a property boundary adjustment (A-2017-0236) was approved that created the subject
parcel (ROS #11184).
D. Utilities:
1. Location of sewer: Sanitary sewer mains intended to provide service to the subject site currently
exists adjacent to the site.
2. Location of water: Water mains intended to provide service to the subject site currently exists
adjacent to the site.
3. Issues or concerns: The applicant shall be responsible for the installation of any additional water and
sewer mains and services to the project.
E. Physical Features:
1. Canals/Ditches Irrigation: NA
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site does not lie within the floodplain overlay district.
VII. COMPREHENSIVE PLAN
The subject property is designated Mixed Use – Regional (MU-R) on the Future Land Use Map (FLUM)
contained in the Comprehensive Plan.
The purpose of this designation is to provide a mix of employment, retail, and residential dwellings and
public uses near major arterial intersections. The intent is to integrate a variety of uses together, including
residential, and to avoid predominantly single use developments such as a regional retail center with only
restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw
with the appropriate supporting uses. Residential uses should comprise a minimum of 10% of the
development area at densities ranging from 6 to 40 units/acre.
The applicant proposes a multi-family development consisting of 166 age restricted (55+) residential units
on this site at a gross density of 68.03 units per acre. The proposed housing type and demographic is unique
to this area and will provide high density residential housing as desired in the MU-R designation in close
proximity to shopping, grocery stores, restaurants, employment, and Kleiner Park, a 60-acre City park
directly across the street to the east. Although slightly above the maximum number of units (i.e. 40)
anticipated in the MU-R designation, staff feels the higher density is appropriate in this area and will assist in
supporting the surrounding commercial uses.
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Village at Meridian Apartments – CUP (H-2018-0036) PAGE 4
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed use (staff analysis in italics):
“Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-
family arrangements) and choices between ownership and rental dwelling units for all income
groups in a variety of locations suitable for residential development.” (3.07.03B)
The proposed age-restricted multi-family residential development will provide housing options for
55 and older residents; all of the units will be rentals.
“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 high density residential age-restricted development will contribute to the variety of
residential categories available within the City; staff is unaware of how “affordable” they will be.
“Provide housing options close to employment and shopping centers.” (3.07.02D)
This site is located on the back side of a strip commercial area overlooking a City park. Many
employment, shopping, grocery and restaurant options exist to the west and south of this site. The
proposed development will provide housing options in close proximity to these uses.
“Require open space areas within all development.” (6.01.01A)
The proposed development is required to comply with the minimum common open space design
standards listed in 11-4-3-27C for multi-family developments. The proposed common open space
complies with UDC standards if approved by the Commission with the CUP application (see
Analysis below in Section IX for more information).
“Permit new development only where urban services can be reasonably provided at the time of final
approval and development is contiguous to the City.” (3.01.01F)
City sewer and water services are available to be extended to the subject property with development
of the site.
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
Only one access is proposed via N. Records Way, a collector street, for this site.
“Locate high-density development, where possible, near open space corridors or other permanent
major open space and park facilities, Old Town, and near major access thoroughfares.” (3.07.02, pg.
55)
The proposed development is located near a major access thoroughfare (Eagle Rd./SH-55 and
Fairview Ave.) and a 60-acre City park (Kleiner Memorial Park).
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
There are existing multi-family residential apartments to the north of this site across E. River Valley
St.; no other residential uses are adjacent to this site.
Meridian City Council Meeting Agenda June 6, 2018 – Page 52 of 139
Village at Meridian Apartments – CUP (H-2018-0036) PAGE 5
“Work with ACHD, COMPASS, and VRT on bringing public transportation to and through
Meridian.” (3.03.04H)
Comments received from COMPASS state Valley Regional Transit’s (VRT) Valley Connect 2.0
Growth Scenario Conceptual Network proposes two Express Bus routes and one secondary route
near this location (see Exhibit B.9). The applicant should coordinate with VRT to determine if a bus
stop should be provided in this location.
In accord with the above policies and for the above-stated reasons, staff believes the proposed use is
appropriate in this location.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: Per UDC 11-2B-1, the purpose of the commercial districts is to provide for
the retail and service needs of the community in accordance with the Meridian Comprehensive Plan.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the permitted, accessory,
conditional, and prohibited uses in the C-G zoning district. A multi-family development is listed as a
conditional use in the C-G zoning district.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning
district apply to development of this site.
D. Landscaping: Street buffer landscaping is required to be installed in accordance with the standards listed
in UDC Table 11-2B-3 for the C-G district. Parking lot landscaping is not required because parking is
proposed within a structure; and a buffer to adjoining uses is not required.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for age-restricted
housing.
F. Structure and Site Design Standards: Development of this site must comply with the design standards
listed in UDC 11-3A-19 and in the Architectural Standards Manual.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
CONDITIONAL USE PERMIT (CUP): A CUP is requested for a multi-family development consisting of
166 age-restricted (55+) dwelling units. One (1) 5-story structure is proposed with the 1st floor consisting
of covered parking and the 2nd-5th floors consisting of dwelling units. A 9,900+/- square foot clubhouse
and open space area with amenities is proposed on the 2nd story.
The concept master plan included in the development agreement for the Village at Meridian depicts
“future residential” on this site; the proposed development plan is consistent with the approved master
plan and the development agreement.
Specific Use Standards: The specific use standards for multi-family developments listed in UDC 11-4-
3-27 apply to development of this site as follows: (Staff’s comments in italics)
A minimum of 80 square feet (s.f.) of private useable open space is required to be provided for
each unit.
Floor plans were not submitted for the proposed units demonstrating compliance with this
requirement. The applicant should comply with this requirement or submit an application and
obtain approval for alternative compliance to this requirement.
Developments with 20 units or more shall provide a property management office, a maintenance
storage area, a central mailbox location with provisions for parcel mail that provides safe
Meridian City Council Meeting Agenda June 6, 2018 – Page 53 of 139
Village at Meridian Apartments – CUP (H-2018-0036) PAGE 6
pedestrian and/or vehicular access and a directory and map of the development at an entrance or
convenient location for those entering the development.
The site plan in Exhibit A.2 depicts a leasing office, storage room, and mailroom with provisions
for parcel mail that provide safe pedestrian access on the first floor. A directory and map of the
development should be depicted on the site plan submitted with the Certificate of Zoning
Compliance application.
A minimum of 250 square feet of common area is required for each unit containing more than 500
and up to 1,200 square feet; and a minimum of 350 square feet of common open space is required
for each unit containing more than 1,200 square feet of living area.
All 166 of the units are between 500 and 1,200 square feet; therefore, a minimum of 41,500 s.f. (or
0.95 of an acre) of common open space is required consistent with the standards listed in UDC 11-
4-3-27C. A total of 49,820 s.f. (or 1.14 acres) is proposed; 21,394 s.f. (or 0.49 of an acre) is
located on the second floor on either side of the clubhouse with the remaining 28,430 s.f. (or 0.65
of an acre) consisting of the landscaped area around the first floor of the building adjacent to the
abutting collector streets and the side and rear of the building.
Typically, the area around the building and adjacent to collector streets (i.e. River Valley &
Records) would not qualify toward the minimum requirement unless it’s at least 400 square feet
in area with a minimum length and width dimension of 20 feet and separated from the street by
a berm or constructed barrier at least 4 feet in height, with breaks in the berm or barrier to
allow for pedestrian access (per UDC 11-4-3-27C). However, the UDC does include a clause
that states, “unless otherwise approved through the conditional use process.” The applicant
requests the proposed common open space is approved through the subject CUP.
Because a 60-acre City Park (i.e. Kleiner Memorial Park) exists directly across the street from
the proposed development, staff is amenable to the applicant’s request and recommends the
Commission approve the proposed open space in Exhibit A.5.
For multi-family developments with 75 units or more, 4 site amenities are required to be provided
with at least one from each category listed in UDC 11-4-3-27D. For developments with more than
100 units, the decision making body shall require additional amenities commensurate to the size of
the proposed development.
The applicant proposes a clubhouse containing the following: a media room, business center,
kitchen, game lounge, yoga studio, fitness studio, changing facilities, conference room, and a
private dining area. An outdoor swimming pool, hot tub, dedicated pet area, kitchen, lounge area
with a fireplace, numerous seating areas and plazas for social interaction, enclosed bicycle
storage, and a bocce ball court are also proposed. These amenities fall within the quality of life,
open space and recreation categories as required and Staff feels they are commensurate for the
proposed development.
Landscaping is required to comply with UDC 11-4-3-27-F. All street facing elevations shall have
landscaping along their foundation as follows: the landscaped area shall be at least 3-feet wide and
have an evergreen shrub with a minimum mature height of 24 inches for every 3 linear feet of
foundation. The remainder of the area shall be landscaped with ground cover plants.
The landscape plan submitted with the Certificate of Zoning Compliance application should
demonstrate compliance with this requirement.
The development is required to record legally binding documents that state the maintenance and
ownership responsibilities for the management of the development, including, but not limited to,
structures, parking, common areas, and other development features.
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Village at Meridian Apartments – CUP (H-2018-0036) PAGE 7
The applicant should comply with this requirement and submit a recorded copy of the agreement
to the Planning Division prior to issuance of Certificate of Occupancy.
A minimum building setback of 10 feet is required unless a greater setback is otherwise required
per UDC 11-4-3-27B.1.
The site plan demonstrates compliance with this requirement.
All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer
and utility vaults shall be located in areas not visible from a public street, or shall be fully screened
from view from a public street.
The applicant should comply with this requirement.
Access: Access is required to comply with the standards listed in UDC 11-3A-3.
One access to the site is proposed via N. Records Way, a collector street; local street access is not
available to this site. A cross-access easement was granted between all lots within CenterCal Subdivision
on the plat; however, because the only access to this site leads into and out of the parking structure,
cross-access between the subject property and the property to the south and west is not feasible. The
existing driveway/alley at the west side of the building is accessible via the cross-access easement.
Parking: Off-street parking is required in accord with the standards listed in UDC Table 11-3C-6. For
age-restricted elderly housing such as this (as determined by the Director), a minimum of 0.5 of a
parking space is required to be provided per bed and 2 spaces per dwelling unit (with at least one in an
enclosed garage) is required for 2+ bedrooms.
Based on the number of bedroom units proposed [(96) 1-bedroom and (70) 2-bedroom units), a
minimum of 188 parking spaces are required with at least 70 of those being in an enclosed garage. A
total of 209 covered spaces are proposed (21 over the minimum required), which equates to 1.3 parking
spaces per dwelling unit, located on the first floor of the building accessed by internal stairways and
elevators in accord with UDC standards. An additional 9 parallel spaces are proposed along N. Records
Way for guests and/or deliveries along with parallel loading areas (i.e. 9+/- spaces) adjacent to the alley
on the west side of the building, which can be utilized for/by deliveries, maintenance and service
employees. Note: The applicant does not have a shared parking agreement with the other Village users;
the adjacent parking area to the south is not for this development.
The applicant submitted a request for alternative compliance to the parking standards as set forth in
UDC 11-3C-7E; however, because the proposed parking complies with the minimum standards, it is not
required.
Although Staff feels the provision of additional parking spaces beyond those proposed may be a good
idea, Staff is amenable to the proposed parking due to the following reasons: 1) it’s anticipated that the
age restricted units will only house one person or a couple regardless of the number of bedrooms; and 2)
with various shopping, restaurant and service uses, including a grocery store, in close proximity to this
site, and likely a transit stop, it’s possible that some residents may not have a vehicle at all or only have
one, which would reduce the parking count actually needed for each dwelling unit.
A minimum of one bicycle parking space for every 25 proposed vehicle spaces or portion thereof is
required to be provided on the site per UDC 11-3C-6G in accord with the standards listed in UDC 11-
3C-5C. Based on 209 off-street vehicle spaces proposed, a minimum of 9 bicycle spaces are required; a
total of 12 spaces are proposed in accord with this requirement.
Transit: Comments received from COMPASS state Valley Regional Transit’s (VRT) Valley Connect
2.0 Growth Scenario Conceptual Network proposes two Express Bus routes and one secondary route
near this location (see Exhibit B.9). The applicant should coordinate with VRT to determine if a bus
stop is needed in this location and provide one if deemed appropriate.
Meridian City Council Meeting Agenda June 6, 2018 – Page 55 of 139
Village at Meridian Apartments – CUP (H-2018-0036) PAGE 8
Landscaping: Street buffer landscaping is required as set forth in UDC Table 11-2B-3 in accord with
the standards listed in UDC 11-3B-7C; the landscape plan submitted with the Certificate of Zoning
Compliance application should include a calculations table demonstrating compliance with the required
standards.
Per UDC 11-3B-7C.6, the only impervious surfaces allowed within the landscape buffer include
driveways, outdoor seating, signs and walkways. There appears to be impervious surfaces within the
buffer that may not comply with this requirement; the plan submitted with the Certificate of Zoning
Compliance should be revised if necessary to comply.
The purpose of parking lot landscaping is to soften and mitigate the visual effect of a large expanse of
asphalt in parking lots. Because the parking area is proposed on the first level of the structure underneath
the dwelling units and integrated into the design of the building, the landscape requirements listed in
UDC 11-3B-8C do not apply.
A buffer to adjoining residential uses is not required as there are no residential uses or zoning abutting
this site.
Trash Enclosure: The design and locations of the trash enclosures are required to be approved by
Republic Services. A stamped approved plan is required to be submitted with the Certificate of Zoning
Compliance application for the proposed trash enclosures.
Building Elevations: Conceptual building elevations were submitted for the proposed structure as
shown in Exhibit A.6. Building materials consist of stucco and brick veneer.
The architectural character of the structures is required to comply with the standards listed in the City of
Meridian Architectural Standards Manual. The elevations submitted with the Certificate of Zoning
Compliance application should demonstrate compliance with those standards and should be substantially
consistent with the concept elevations submitted with this application.
Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of
Zoning Compliance application for establishment of the new use and to ensure all site improvements and
structures comply with the provisions of the UDC and the conditions in this report, in accord with UDC
11-5B-1.
Design Review: The applicant is required to submit an application for Design Review concurrent with
the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and building
design is required to be generally consistent with the elevations, site plan and landscape plan submitted
with this application, the standards listed in UDC 11-3A-19 and the City of Meridian Architectural
Standards Manual and conditions of approval in Exhibit B.
Staff recommends approval of the subject application with the conditions listed in Exhibit B per the
Findings in Exhibit C.
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Proposed Site Plan (dated: 4/20/ 2018)
3. Proposed Preliminary Plat & Phasing Plan (dated: March 23, 2018)
4. Landscape Plan (date: March 26, 2018) & Site Amenities
5. Open Space Exhibits
6. Proposed Building Elevations & Floor Plans
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B. Agency Comments/Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Park’s Department
6. Central District Health Department
7. Ada County Highway District
8. Idaho Transportation Department
9. Community Planning Association of Southwest Idaho
C. Required Findings from Unified Development Code
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Exhibit A.1: Vicinity/Zoning Map
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Exhibit A.2: Proposed Site Plan (dated: 4/20/2018)
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Exhibit A.3: Landscape Plan (dated: 4/20/2018) & Site Amenities
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Exhibit A.4: Open Space Exhibits
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Exhibit A.5: Proposed Building Elevations
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B. Agency Comments/Conditions
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval – Conditional Use Permit
1.1.1 The site plan included in Exhibit A.4, dated 4/20/2018, shall be revised as follows:
a. Depict the property management office, maintenance storage area, central mailbox locations
(including provisions for parcel mail) that provide safe pedestrian and/or vehicle access, and a directory
and map of the development at an entrance or convenient location for those entering the development in
accord with UDC 11-4-3-27B.7.
b. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer
and utility vaults shall be depicted on the site plan and shall be located in areas not visible from a public
street, or shall be fully screened from view from a public street.
1.1.2 The landscape plan included in Exhibit A.5, dated 4/20/2018, shall be revised as follows:
a. Depict landscaping along all street facing elevations in accord with the standards listed in UDC 11-
4-3-27-F.
b. The only impervious surfaces allowed within the street buffer are those included in UDC 11-3B-
7C.6.
c. Include a calculations table that demonstrates compliance with the standards in UDC 11-3B-7C,
Landscape Buffers Along Streets.
1.1.3 The applicant shall provide a bus stop on the site if determined by Valley Regional Transit (VRT) that
one is needed in this location.
1.1.4 A minimum of 80 square feet of private usable open space shall be provided for each unit in accord with
UDC 11-4-3-27B.3; or, request and obtain approval of alternative compliance to this requirement as set
forth in UDC 11-5B-5.
1.1.5 The following site amenities shall be provided within this development as proposed: a 9,900+/- square
foot clubhouse with a media room, business center, kitchen, game lounge, yoga studio, fitness studio,
changing facilities, conference room, and a private dining area; an outdoor swimming pool, hot tub,
dedicated pet area, kitchen, lounge area with a fireplace, numerous seating areas and plazas for social
interaction, enclosed bicycle storage, and a bocce ball court. Any variation from these amenities should
be comparable, as determined by the Director.
1.1.6 The common open space depicted in Exhibit A.4 is approved with this application, unless otherwise
approved/required by the Commission.
1.1.7 Dwelling units in the proposed development are restricted to 1- and 2-bedroom units as proposed.
1.1.8 The development is required to record legally binding documents that state the maintenance and
ownership responsibilities for the management of the development, including, but not limited to,
structures, parking, common areas, and other development features. A copy of this document shall be
submitted to the Planning Division prior to issuance of Certificate of Occupancy for this
development.
1.1.9 The design and locations of the trash enclosures are required to be approved by Republic Services
(phone: 208-345-1265). A stamped approved plan is required to be submitted with the Certificate of
Zoning Compliance application for the proposed trash enclosures.
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1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the C-G zoning district listed in UDC Chapter
2 District regulations.
1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in
UDC 11-3A-6.
1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-15,
UDC 11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I, 11-3B-
8C, and Chapter 3 Article C.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-7C
(streets).
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-11C.
1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate
for the loss of such trees as set forth in UDC 11-3B-10.
1.3.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design standards as set
forth in UDC 11-3C-5C.
1.3.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.3.13 Construct all required landscape areas used for storm water integration consistent with the standards as
set forth in UDC 11-3B-11C.
1.3.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set
forth in the City of Meridian Architectural Standards Manual.
1.3.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.3.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7 and 11-
3A-6B as applicable.
1.3.18 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per
the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at
developer’s expense. Final design shall be submitted as part of the development plan set for approval.
Applicant shall also include the location of any existing street lights in the development plan set. Street
lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that
outlined in the Standards. The contractor’s work and materials shall conform to the ISPWC and the City
of Meridian Supplemental Specifications to the ISPWC.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum
height of six feet above the ground or sidewalk surface to afford greater visibility of the area.
1.3.2 The project is subject to all current City of Meridian ordinances and previous conditions of approval
associated with this site.
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1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant
shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and
receive approval for such signs.
1.4.2 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design
Review application for all future structures proposed on the site from the Planning Division, prior
to submittal of any building permit applications.
1.4.3 The applicant shall complete all improvements related to public life, safety, and health as set forth in
UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-
5C-3C.
1.4.4 The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Applicant shall be responsible for the abandonment of any unused sanitary sewer and /or water mains or
services that are on site per Meridian Public Works Department Standards.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department,
and execute standard forms of easements for any mains that are required to provide service outside of a
public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-
grade is less than three feet than alternate materials shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to
and through this development. Applicant may be eligible for a reimbursement agreement for
infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way
(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility,
or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside
the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted
on the plat for reference purposes. Submit an executed easement (on the form available from Public
Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must
include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All
easements must be submitted, reviewed, and approved prior to development plan approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of
water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for
the primary source. If a surface or well source is not available, a single-point connection to the culinary
water system shall be required. If a single-point connection is utilized, the developer will be responsible
for the payment of assessments for the common areas prior to prior to receiving development plan
approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the
City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible
reassignment of street addressing to be in compliance with MCC.
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2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or
laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In
performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable
law or regulation.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City
Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-
5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as
landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at
(208)334-2190.
2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections
(208)375-5211.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road
base approved by the Ada County Highway District and the Final Plat for this subdivision shall be
recorded, prior to applying for building permits.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing,
landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the
structures. Where approved by the City Engineer, an owner may post a performance surety for such
improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B.
2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection
fees, as determined during the plan review process, prior to the issuance of a plan approval letter.
2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the
Americans with Disabilities Act and the Fair Housing Act.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may
be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads
receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The
design engineer shall provide certification that the facilities have been installed in accordance with the
approved design plans. This certification will be required before a certificate of occupancy is issued for
any structures within the project.
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.
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2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of
125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final
plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City.
The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant
must file an application for surety, which can be found on the Community Development Department
website. Please contact Land Development Service for more information at 887-2211.
2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of
the total construction cost for all completed sewer, water and reuse infrastructure for duration of two
years. This surety will be verified by a line item cost estimate provided by the owner to the City. The
surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must
file an application for surety, which can be found on the Community Development Department website.
Please contact Land Development Service for more information at 887-221.
3. FIRE DEPARTMENT
1.1 Any newly installed Fire Department connections for sprinkler or standpipes will require
locking Fire Department plugs.
1.2 Based on the size of new construction and the location of the sprinkler room in relation
to the address side of the structure, the AHJ may require separate Fire Department
key box locations. One being at the main, address side entrance and the other at the
entrance to the sprinkler riser room.
1.3 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.
1.4 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in
accordance with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have a Storz LDH connection in place of the the 4 ½” outlet. The
Storz connection may be integrated into the hydrant or an approved adapter may be used on
the 4 1/2" outlet.
b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle.
c. Fire hydrants shall be placed on corners when spacing permits.
d. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet.
f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept. Standards.
g. Show all proposed or existing hydrants for all new construction or
additions to existing buildings within 1,000 feet of the project.
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.
1.6 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.3 & D103.6.
1.7 Commercial and office occupancies will require a fire-flow consistent with International Fire Code
Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
1.8 The fire department requests that any future signalization installed as the result of the development of
this project be equipped with Opticom sensors to ensure a safe and efficient response by fire
and emergency medical service vehicles. The cost of this installation is to be borne by the
developer. (National Fire Protection Association 1141 Section 5.2.9-2017 Edition)
1.9 Provide a Fire Department Key box entry system for the complex prior to occupancy as set forth
in International Fire Code Section 506.
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1.10 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in
International Fire Code Section 505.1 and Meridian Amendment 10-4-1.
1.11 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is
placed in a position that is plainly legible and visible from the street or road fronting the property, as set
forth in International Fire Code Section 505.1 and Meridian Amendment 104-4-1.
1.12 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in
International Fire Code Section 903.2.8.
1.13 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local amendment
to the International Fire Code 10-4-1.
1.14 The Fire Department will require Fire Department locking Connection caps on all FDC inlets. IFC 102.9.
1.15 Buildings over 30’ in height are required to have access roads in accordance with the International Fire
Code Appendix D Section D105.
1.16 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices installed
without prior approval of the Fire Code Official. National Fire Protection IFC 503.4.1.
1.17 COMMERCIAL AND INDUSTRIAL - Buildings or facilities exceeding 30 feet (9144mm) or three
stories in height shall have at least two means of fire apparatus access for each structure. The access roads
shall be placed a distance apart equal to not less than one half of the length of the overall diagonal
dimension of the property or area to be served, measured in a straight line as set forth in International Fire
Code Appendix D104.1.
1.18 As set forth in International Fire Code Section 504.1, multi-family and commercial projects shall be
required to provide an additional sixty inches (60”) wide access point to the building from the fire lane to
allow for the movement of manual fire suppression equipment and gurney operations. The unobstructed
breaks in the parking stalls shall be provided so that building access is provided in such a manner that the
most remote part of a building can be reached with a length of 150' fire hose as measured around the
perimeter of the building from the fire lane. Code compliant handicap parking stalls may be included to
assist meeting this requirement. Contact the Meridian Fire Department for details.
4. POLICE DEPARTMENT
4.1 The Police Department is concerned there is not sufficient parking for this development and that parking
should be increased.
4.2 Lighting (24 hour) shall be provided within the parking area.
5. PARKS DEPARTMENT
5.1 The Park’s Department has no comment on this application.
6. ADA COUNTY HIGHWAY DISTRICT
6.1 Site Specific Conditions of Approval
6.1.1 Relocate and reconstruct the existing curb line on Records Way to allow for the construction of 9 on-
street parallel parking stalls abutting the site. Construct the on-street parallel parking stalls to to be 8-feet
wide (measured from the current back of curb to the new back of curb).
6.1.2 Reconstruct the curb line and sidewalk on Records Way with vertical curb, gutter, and a minimum 7-foot
wide attached concrete sidewalk. Provide a permanent right-of-way easement for sidewalks located
outside of the dedicated right-of-way.
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6.1.3 Replace any broken or deteriorated portions of curb, gutter, and sidewalk on River Valley Street abutting
the site.
6.1.4 Construct one 27-foot wide full access driveway onto Records Way located approximately 290-feet
south of River Valley Street and 200-feet north of an existing driveway for Kleiner Park, as proposed.
6.1.5 Construct the driveway as a curb return type driveway and paved the driveway its full width at least 30-
feet into the site beyond the edge of pavement of Records Way.
6.1.6 If the driveway is to be gated, the gate or key pad should be located a minimum of 50-feet from the edge
of Records Way.
6.1.7 Submit a striping plan for Records Way for review and approval prior to plan approval.
6.1.8 Payment of impact fees is due prior to issuance of a building permit.
6.1.9 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.
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.
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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.
7. IDAHO TRANSPORTATION DEPARTMENT (ITD)
8. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
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9. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
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Exhibit C: Required Findings from Unified Development Code
1. CONDITIONAL USE PERMIT (UDC 11-5B-6E)
The Commission and Council shall base its determination on the Conditional Use Permit
request upon the following:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
The Commission finds that the subject property is large enough to accommodate the proposed
use and the dimensional & development regulations of the C-G zoning district (see Analysis
Section IX for more information).
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
The Commission finds that the proposed use is consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of MU-R for this site.
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
The Commission finds that the design of the proposed development and use of the property
will be compatible with existing residential and commercial uses in the area and should be
compatible 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.
The Commission 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.
The Commission finds that sanitary sewer, domestic water, refuse disposal, and irrigation are
currently available to the subject property. The Commission finds that the proposed use will
be served adequately by all of the public facilities and services listed above.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the applicant will be financing any improvements required for development. The
Commission finds there will not be excessive additional requirements at public cost and that
the proposed use will not be detrimental to the community’s economic welfare.
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g. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
The Commission finds the proposed use will not be detrimental to any persons, property or
the general welfare of the area.
h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
The Commission finds that there should not be any health, safety or environmental problems
associated with the proposed use. Further, the Commission finds that the proposed use will
not result in the destruction, loss or damage of any natural, scenic or historic feature of major
importance.
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