2019-11-21MERIDIAN PLANNING AND
ZONING COMMISSION
MEETING AGENDA
City Council Chambers
33 East Broadway Avenue
Meridian, Idaho
Thursday, November 21, 2019 at 6:00 PM
1. Roll-Call Attendance
_X___Reid Olsen_X__Lisa Holland
_X__Andrew Seal _X__Ryan Fitzgerald
_X__Rhonda McCarvel __X__Bill Cassinelli
_____ Jessica Perreault - Chairperson
2. Adoption of Agenda
3.Consent Agenda [Action Item] - Approved
A. Approve Minutes of November 7, 2019 Planning and Zoning
Commission Meeting
4. Action Items
Land Use Public Hearing Process: After the Public Hearing is opened the staff report
will be presented by the assigned city planner. Following Staff's report the applicant
has up to 15 minutes to present their application. Each member of the public may
provide testimony up to 3 minutes or if they are representing a larger group, such as a
Homeowners Association, they may be allowed 10 minutes. The applicant is then
allowed 10 additional minutes to respond to the public's comments. No additional
public testimony is taken once the public hearing is closed.
A. Public Hearing for Silverstone Apartments (H-2019-0104) by Dave
Evans Construction, Located at 4107 E. Overland Rd.
Continued to December 5, 2019
1. Request: Modification to the Conditional Use Permit (H-2016-0060)
to increase the number of dwelling units in the multi-family
development from 112 to 204, increase the acreage from 5.61 to 10
acres, and update the development plan for the site.
B. Public Hearing for Skyward Subdivision (H-2019-0087) by The
Land Group, Inc., Located East of S. Eagle Rd., Approximately ¼
mile South of E. Lake Hazel Rd.
Continued to January 16, 2020
1. Request: Annexation and Zoning of 80.46 acres of land with an R-8
zoning district, and
- Adopted as Amended (Item 4C)
2. Request: Preliminary Plat consisting of 268 building lots and 17
common lots.
All materials presented at public meetings become property of the City of Meridian and are
considered part of the record of the meeting. Anyone desiring accommodations for disabilities
related to documents and/or the hearing are asked to contact the City Clerk's Office at 208-888-
4433 or cityclerk@meridiancity.org at least 48 hours prior to the public meeting.
C. Nomination and Vote for New Commission Chair and Vice Chair
1. Current Chair stepped down, requiring selection of new
chair and vice chair.
Commissioners voted for Ryan Fitzgerald as Chair, Lisa Holland
as Vice Chair
Meeting Adjourned at 6:15 p.m.
Meridian Planning and Zoning Meeting November 21, 2019.
Meeting of the Meridian Planning and Zoning Commission of November 21, 2019, was
called to order at 6:00 p.m. by Commissioner Ryan Fitzgerald.
Members Present: Commissioner Rhonda McCarvel, Commissioner Ryan Fitzgerald,
Commissioner Lisa Holland, Commissioner Andrew Seal, Commissioner Bill Cassinelli
and Commissioner Olsen..
Others Present: Adrienne Weatherly, Andrea Pogue, Bill Parsons, and Dean Willis.
Item 1: Roll-call Attendance
__X____ Lisa Holland ___X___ Reid Olsen
__X___ Andrew Seal ___X___ Ryan Fitzgerald
__X___ Rhonda McCarvel ___X___ Bill Cassinelli
________ Jessica Perreault - Chairman
Fitzgerald: Okay. At this time I would like to call to order the regularly scheduled meeting
of the Meridian Planning and Zoning for the date of November 21st, 2019, and let's start
with roll call, Madam Clerk.
Item 2: Adoption of Agenda
Fitzgerald: The first item on the agenda is the adoption of the agenda and I think there
has been some discussion -- as we all know we are very excited for our fellow
Commissioner who was recently elected to the Meridian City Council and so she has
informed our legal team that she is stepping down. So, for the next couple meetings we
need to fill her spot. I get to hang out as the vice-chair, so we were hoping to add
something to the agenda, probably at the end, so we can get our fine fellow applicants
tonight out the door, to add something on the agenda to fill that spot until the end of the
year and, then, we will do our regular scheduled election to the first meeting in January.
So, can I get a motion to amend the agenda somewhat in that manner?
Olsen: So moved.
Holland: Mr. Chairman?
Fitzgerald: Commissioner Holland.
Holland: Do we need to actually formalize that motion or can we just say so moved?
Fitzgerald: I think we have got a so moved over here.
Meridian City Council Meeting Agenda December 5, 2019 – Page 4 of 58
Meridian Planning & Zoning Commission
November 21, 2019
Page 2 of 8
Holland: Okay.
Fitzgerald: So --
Holland: Second.
Seal: Second.
Fitzgerald: Okay. I have a motion and a second to amend the agenda for the meeting of
November 21st, 2019. All those in favor say aye. Opposed same. Motion passes.
MOTION CARRIED: ALL AYES.
Item 3: Consent Agenda [Action Item]
A. Approve Minutes of November 7, 2019 Planning and Zoning
Commission Meeting
Fitzgerald: Next on the agenda is the Consent Agenda. We only have one item and that
is to approve the minutes of November 7th Planning and Zoning Commission meeting
and I don't see any reason to pull anything out, but let somebody else tell me if you wish
to do that, but -- and so can I get a motion to approve the Consent Agenda.
Seal: So moved.
McCarvel: Second.
Fitzgerald: I have a motion and a second to approve the Consent Agenda. All those in
favor say aye. Opposed same. Okay. Thank you.
MOTION CARRIED: ALL AYES.
Item 4: Action Items
A. Public Hearing for Silverstone Apartments (H-2019-0104) by Dave
Evans Construction, Located at 4107 E. Overland Rd.
1. Request: Modification to the Conditional Use Permit (H-2016-0060)
to increase the number of dwelling units in the multi-family
development from 112 to 204, increase the acreage from 5.61 to 10
acres, and update the development plan for the site
Fitzgerald: Okay. So, tonight we have two applications on our docket. Both are
requesting to be continued and so we are -- we will open them for the reason of
continuance only. So, we will start with the public hearing on H-2019-0104 Dave Evans
Construction, the Silverstone Apartments. Madam Clerk, do you -- do we need to do
Meridian City Council Meeting Agenda December 5, 2019 – Page 5 of 58
Meridian Planning & Zoning Commission
November 21, 2019
Page 3 of 8
anything for them or they here? Okay. Sir, will you come forward and introduce yourself
and, then, we will continue this -- just give us an idea why you guys are asking for a
continuance, so we could have that on the record.
Powell: My name is Rob Powell. My address is 7761 West Riverside, Suite No. 100,
Boise. 83714. We are asking for a continuance -- we have received a continuance from
City Council for the -- the development agreement that we have in for -- for our application
as well. That was granted to the 3rd of December. The reasons that we asked for that
are the same reasons we are asking for this. We got some late comments from ACHD
that we have been responding to. One of those comments made a pretty big difference
in the layout of our project moving our access onto a collector street. We have also been
very involved with the neighbors and we have had already a couple neighborhood
meetings since then, so we have needed that time for that as well. The third reason is
we have been trying to get some traffic information. ACHD is requiring us eventually to
-- provide a signal warrant analysis at the corner of Movado and Overland and so we
have not ordered a full study, it's very expensive, but we have -- we hired a traffic engineer
to do -- they are calling them early findings, which we think will kind of give us a pretty
good idea of whether -- whether or not we will have to provide a signal at that intersection.
So, that's kind of a big deal. It's something that the neighbors actually asked us to do as
well. So, it's going to benefit us and also give the neighbors an idea that that's going to
be coming in the near future.
Fitzgerald: Awesome. Bill, do we have anything for staff or are we good to move forward?
We do not have a staff report, obviously, for tonight, but I just want to make sure the
applicant had a chance to say --
Parsons: Yeah. Chairman, Members of the Commission, the staff report has been ready
several weeks ago, so you have that in the packet in front of you. Certainly our preference
is to have City Council act on the development agreement before you, act on the
conditional use permit, and that's why Rob is -- one of the main reasons why Rob is asking
for the continuance, because eventually if City Council doesn't grant the increase in the
number of dwelling units, he's, obviously, going to withdraw his application for the
conditional use permit, because he can't move forward with that. So, we don't want to
put the cart before the horse per se. So, in the interest of time this evening I think it's best
for this Commission to honor the continuance and see where we land on the 3rd with City
Council and see if we even have a hearing on the 5th. But I know the neighbors have
contacted me, they are informed of the continuance, they are pretty organized over there
and I have been keeping them apprised of this project as it moves through the public
hearing and I have noticed the signs were up, so they are aware of it as well and so kudos
to the applicant and staff and all of us, we are -- we are definitely keeping everyone
informed. So, I think the best thing to do this evening, again, is just recommend
continuance --
Fitzgerald: Okay.
Meridian City Council Meeting Agenda December 5, 2019 – Page 6 of 58
Meridian Planning & Zoning Commission
November 21, 2019
Page 4 of 8
Parsons: -- and let us get these things sorted out. I don't know by the 5th whether or not
you will have ACHD's comments on that analysis for the traffic signal or not. I had a
chance to go through the record. This project is pretty convoluted. It really started as a
piecemeal project and it ended up to where we are now. We are trying to get those pieces
all put back into a uniform piece, if you will, but it started in 2016. I had a chance to go
back, look at the record, and it looked like the traffic study was approved by ACHD on
this entire Movado project, which included the apartments, commercial, and the
residential that's out there. There is nothing in there that even discussed a signal at that
intersection where it intersects into Overland. One of the comments that I saw on the
ACHD staff report as I was reviewing it this afternoon dealt with a right turn lane into that
development off of Overland Road, but due to the cost of the relocation of the existing
Idaho Power poles ACHD did not require that improvement to be made. So, the developer
was given a pass for putting in that improvement. So, that's really all the information I
have as far as what was reviewed and approved with that project over the last couple of
years, both 2016 and 2017. So, if you feel like you need more time beyond that December
5th hearing, that's within your purview to ask for that this evening. But, again, if -- if
Council doesn't approve the development agreement modification, then, this project,
more than likely, isn't moving forward with anything other than what's currently approved
for the project, which is 112 units, which is currently under construction.
Fitzgerald: Okay. Are there any questions? I know there was some e-mails going back
and forth, so I wanted to make sure we give everybody a chance to -- any questions from
the Commissioners?
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: Bill, do you feel like December 5th is enough time for staff to react if this is
going in front of City Council on the 3rd and -- is it realistic?
Parsons: Yeah. Chairman, Members of the Commission, I have instructed Rob to get
me a revised layout, so that I can update any conditions of approval that may be
necessary to be changed, so that will happen as part of the DA mod and as part of the
CU mod. So, yes, I am confident if I have something here by the end of the week or early
part of next week that I can get a memo out to both bodies and -- representing those
changes to you. They are not very significant. I think it's, again, relocation of the access
point as Rob alluded to and, then, losing some units to make up some additional increase
-- actually increase the parking and lose a few units and add more open space is really
where we are at on this at this point.
Fitzgerald: Thank you. Commissioner Seal, do you have -- I know you had some e-mails
going back and forth and I know Commissioner Cassinelli did as well. Do you guys have
any questions, any further or are we good to move for a continuance?
Meridian City Council Meeting Agenda December 5, 2019 – Page 7 of 58
Meridian Planning & Zoning Commission
November 21, 2019
Page 5 of 8
Seal: I'm sorry, I'm trying to pull this up, but the bookmarks I had in here are gone. I
guess I read the ACHD report differently. To me it looked like part of the condition of
approving this would be to do that -- that light study. So, I mean that's -- that's what I read
in there, along with the COMPASS report that only included this -- essentially, it -- the
COMPASS report says that it works simply because it's a mixed use, not -- not adding in
the additional complexes in there. So, I just wanted to make sure that more -- if we are
going to do a continuance that we -- a continuance that we allow for extra time for that
light study to be completed. Because to me it seems like -- I mean what I read in there is
that it -- in order -- or in order to approve it that's what they want.
Fitzgerald: Rob, do you have a comment?
Powell: Well, I -- I guess I read that differently. I thought that they were pretty specific
about saying that that would be required when we submitted our design review and
certificate of zoning compliance. I'm looking at it now.
Parsons: Yeah. Chairman, Members of the Commission, I have the condition here and
that definitely says with the building permit they will review that traffic warrant. Under Site
Specific Condition of Approval No. 1 under the MCU application it says signal warrant
analysis should be reviewed and accepted prior to the issuance of a building permit for
the multi-family dwelling units.
Fitzgerald: So, they have got some time.
Parsons: They have some time.
Fitzgerald: Any other questions?. Thank you very much. We appreciate it, Rob.
Powell: Thank you.
Fitzgerald: With that a motion is in order to continue this. Keep the public hearing open.
So, I will entertain any motions.
Holland: Mr. Chair?
Fitzgerald: Commissioner Holland.
Holland: I move we continue H-2019-0104 for the Silverstone Apartments to the date of
December 5th for continuance for the stated reasons that the applicant would like some
more time for working out the development agreement with City Council and reviewing
that traffic impact.
McCarvel: Second.
Meridian City Council Meeting Agenda December 5, 2019 – Page 8 of 58
Meridian Planning & Zoning Commission
November 21, 2019
Page 6 of 8
Fitzgerald: I have a motion and a second to continue the public hearing on H-2019-0104.
All those in favor say aye. Opposed same. Motion passes. Thank you very much for
being here. We appreciate it.
MOTION CARRIED: ALL AYES.
B. Public Hearing for Skyward Subdivision (H-2019-0087) by The
Land Group, Inc., Located East of S. Eagle Rd., Approximately
¼ mile South of E. Lake Hazel Rd.
1. Request: Annexation and Zoning of 80.46 acres of land with
an R-8 zoning district, and
2. Request: Preliminary Plat consisting of 268 building lots and
17 common lots.
Fitzgerald: So, the second application out there that's also being requested -- or it has
requested a continuance is Skyward Subdivision, file number H-2019-0087 and we will
open it up for -- and I don't think the applicant is with us tonight, Bill.
Parsons: Chairman, Members of the Commission, he is not. He e-mailed me and I said
there wasn't a need for him to attend this evening, just for the fact that, again, it's -- they
need time to work on some of their design changes requested by staff. Also I received a
phone call from one of the adjacent neighbors and the applicant didn't even post the site,
so there is no way that we can even hear this this evening, because it hasn't met the
posting requirements of the code.
Fitzgerald: And do we have a date that --
Parsons: yeah. He is requesting it to January 16th of 2020.
Fitzgerald: Thank you very much. With that information anything -- any questions for
staff?
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: I move that we continue Item H-2019-0087, Skyward Subdivision, to the date
of January 16th.
Seal: Second.
Fitzgerald: I have a motion and a second to continue file number H-2019-0087, Skyward
Subdivision, until January 18th, 2020 -- 16th. Sorry. 2020. All those in favor say aye.
Opposed same. Motion passes. Thank you. Thanks, Bill.
Meridian City Council Meeting Agenda December 5, 2019 – Page 9 of 58
Meridian Planning & Zoning Commission
November 21, 2019
Page 7 of 8
MOTION CARRIED: ALL AYES.
C. Nomination and Vote for New Commission Chair and Vice Chair
1. Current Chair stepped down, requiring selection of new
chair and vice chair.Commission Elections
Fitzgerald: Okay. Last item on the agenda is -- I'm going to fill this fun seat that I'm sitting
in until the end of the year. So, I'm happy to do it if you guys would like me to. If someone
else wants to do it, too, I'm happy with that as well, so --
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: I move that you be chair for the remainder of our year.
Holland: I will second.
Seal: I will third.
Fitzgerald: I have a motion and a second, because I get to sit in this chair for longer --
for the rest of the year at least. All those in favor -- without any questions or comments,
all in favor say aye. Opposed same. Thank you. Appreciate it.
MOTION CARRIED: ALL AYES.
Seal: I will ask I guess a quick question.
Fitzgerald: Yes, sir.
Seal: Who becomes the vice?
Fitzgerald: That's the next one. We have to add that. So, we need to add a person that
can step in for me, so --
McCarvel: Who would like to be in the -- Mr. Chair?
Fitzgerald: Madam -- or former Madam Chair. Commissioner McCarvel.
McCarvel: With that being said, if she's in that chair she doesn't make motions.
Seal: Understood.
McCarvel: Okay. Mr. Chair, I would like to nominate Lisa Holland to be vice chair.
Meridian City Council Meeting Agenda December 5, 2019 – Page 10 of 58
Meridian Planning & Zoning Commission
November 21, 2019
Page 8 of 8
Fitzgerald: Was that a motion?
McCarvel: Yeah. I move.
Fitzgerald: I have a motion --
Seal: Second.
Fitzgerald: -- that Commissioner Holland remains the vice chair -- or, no, become the
vice chair. All those in favor say aye. Opposed same. Thanks, ma'am.
MOTION CARRIED: ALL AYES.
Fitzgerald: I need one more motion, please.
Olsen: Mr. Chairman?
Fitzgerald: Commissioner Olsen.
Olsen: I move we adjourn the meeting.
Fitzgerald: I have a motion to adjourn. Do I have a second?
Seal: Second.
Fitzgerald: Motion and second to adjourn. All those in favor say aye. Opposed same.
Yea, we are adjourned.
MOTION CARRIED: ALL AYES.
MEETING ADJOURNED AT 6:15 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
APPROVED
.,.,�, - —d1AA–M AN DATEAPPROVED
ATTEST:/ ,
2114
Pdrier eG,r►�,u Gex1c.
( �� /rE IDIZ IAN*,----
PLANNING AND ZONING MEETING AGENDA
November 21, 2019
Agenda Item Number: 3 A
Item Title: Approve Minutes of November 7, 2019 Planning and Zoning
Commission Meeting
Meeting Notes:
rte✓
I TEM SHEET
C ouncil Agenda I tem - 3.A .
Presenter:
Estimated Time f or P resentation: 0
Title of I tem - Approve M inutes of November 7, 2019 Planning and Zoning Commission
M eeting
AT TAC HM E NT S:
Description Type Upload D ate
Meeting Minutes Minutes 11/12/2019
Meridian City Council Meeting Agenda November 21, 2019 – Page 3 of 68
Meridian Planning & Zoning Commission
November 7, 2019
Page 45 of 45
things to approve a larger block length if they need to, but I think this makes sense. So,
someone want to make a motion?
Seal: Mr. Chair?
Fitzgerald: Commissioner Seal.
Seal: After considering all staff, applicant and public testimony, I move to recommend
approval to the City Council of file number H-2019-0107 as amended by staff in the staff
-- staff report for the hearing date of November 7th, 2019.
Cassinelli: Are you going to have the graphics?
Seal: With the -- with the following modifications: That we include the graphics with the
text changes.
Cassinelli: I will second that.
Fitzgerald: I have a motion and a second to approve -- or recommend approval of file H-
2019-0107, street length for cul-de-sacs UDC Text Amendment and all those in favor say
aye. Opposed same. Motion passes. Thank you, gentlemen. We appreciate you being
here.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Fitzgerald: I need one more motion.
Cassinelli: Mr. Chair?
Fitzgerald: Commissioner Cassinelli.
Cassinelli: I have a motion to adjourn.
McCarvel: Second.
Fitzgerald: I have a motion to adjourn. All those in favor say aye.
MOTION CARRIED: FOUR AYES. THREE ABSENT.
Fitzgerald: We are adjourned. Thank you all.
MEETING ADJOURNED AT 8:10 P.M.
(AUDIO RECOR OF THESE PROCEEDINGS.)
APPROVED
By Adrienn�leatherly, Pe�uty Clerk
Chris Johnson, City Clerk
�, 0 1 tq
MAN DATE APPROVED
r,Ucusr i,
P`vO 1963
O�
4
"00 w
i
Ss" Qom.
��6 CEh,TEF at �h e'(AE�SJ.
EIDIAN?- AH
PLANNING AND ZONING MEETING AGENDA
November 21, 2019
Planning and Zoning Public Hearing
Outline and Presentations
Meeting Notes:
EIDIAN,'+-
DAJ
PLANNING AND ZONING MEETING AGENDA
November 21, 2019
Agenda Item Number: 4 A
Item Title: Public Hearing for Silverstone Apartments (H-2019-0104)
By Dave Evans Construction. Located at 4107 E. Overland Rd.
1. Request for a Modification to the Conditional Use Permit (H-
2016-0060) to increase the number of dwelling units in the
multi -family development from 112 to 204, increase the
acreage from 5.61 to 10 acres and update the development
plan for the site.
Meeting Notes:
I TEM SHEET
C ouncil Agenda I tem - 4.A .
Presenter:
Estimated Time f or P resentation:
Title of I tem - Public Hearing for S ilverstone Apartments (H-2019-0104) by Dave Evans
C onstruction, L ocated at 4107 E . O verland Rd.
C lic k Here for Applic ation Materials
C lic k Here for P revious C UP Applic ation
AT TAC HM E NT S:
Description Type Upload D ate
S taff Report S taff Report 10/22/2019
Meridian City Council Meeting Agenda November 21, 2019 – Page 49 of 68
Page 1
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
DATE: 10/24/2019
TO: Planning & Zoning Commission
FROM: Kevin Holmes, Associate Planner
208-884-5533
Bruce Freckleton, Development Services
Manager
208-887-2211
SUBJECT: H-2019-0104
Silverstone Apartments MCU
PROPERTY LOCATION:
4107 E. Overland Rd., in the NW ¼ of
the NE ¼ of Section 21, Township 3N.,
Range 1E.
I. PROJECT DESCRIPTION
Modification to the Conditional Use Permit (H-2016-0060) to increase the number of dwelling units in
the multi-family development from 112 to 204, increase the acreage from 5.61 acres to 10 acres, and
update the development plan for the site.
NOTE: The applicant is currently processing a Development Agreement Modification application for
the subject property (H-2019-0099) which is scheduled for the October 22, 2019 City Council meeting.
Any approvals related to this Conditional Use Modification shall be dependent upon the MDA being
approved by Council. As part of that application submittal, staff recommended changes to the
development plan, specifically the loss of MF units and increase in open space. The requested changes
are also reflected in this report.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 10
Future Land Use Designation MU-RG
Existing Land Use Multi-Family Residential, Commercial
Proposed Land Use(s) Multi-Family Residential
Current Zoning C-G
Proposed Zoning N/A
Neighborhood meeting date; # of
attendees:
8/15/2019; 9 attendees
Meridian City Council Meeting Agenda November 21, 2019 – Page 50 of 68
Page 2
Description Details Page
History (previous approvals) H-2016-0060 (AZ, CPAM, CUP); H-2017-0104 (RZ, PP,
MDA, MCU); DA Instrument #2017-076698, 2017-024757 &
Addendum Instrument #2018-012457; H-2019-0054 (FP)
A CZC and DES (A-2019-0307) has been approved for the
construction of the first phase (112 units).
B. Community Metrics
Description Details Page
Ada County Highway District
Staff report (yes/no) No
Requires ACHD
Commission Action
(yes/no)
No
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
Access with the first phase was granted to Overland Road;
Phase 2 accesses from S. Movado Way, a collector roadway
C. Project Area Maps
Future Land Use Map
Aerial Map
Meridian City Council Meeting Agenda November 21, 2019 – Page 51 of 68
Page 3
Zoning Map
Planned Development Map
III. APPLICANT INFORMATION
A. Applicant:
Silverstone Apartments, LLC
7761 W. Riverside Dr., Suite 100
Boise, ID 83714
B. Owner(s):
Bienapel Family Limited Partnership
2674 S. Andros Way
Meridian, ID 83642
Silverstone Apartments, LLC
7761 W. Riverside Dr., Suite 100
Boise, ID 83714
C. Representative:
Evans Construction
7761 W. Riverside Dr., Suite 100
Boise, ID 83714
IV. NOTICING
A. Newspaper notification published on: 10/4/2019
B. Radius notice mailed to properties within 300 feet on: 10/1/2019
C. Applicant posted notice on site on: 10/10/2018
D. Nextdoor posting: 10/1/2019
Meridian City Council Meeting Agenda November 21, 2019 – Page 52 of 68
Page 4
V. STAFF ANALYSIS
This site consists of 10 acres, zoned C-G with a Future Land Use Map (FLUM) designation of
MU-RG. The western portion of the site (approximately 5.61 acres) is currently being developed
with 112 units consistent with previous approvals. Phase 2 consists of the eastern 4.39 acres is
proposed to develop with the additional 92 units.
The requested modifications to the development includes an increase in the number of approved
multi-family units from 112 to 204, increase the acreage from 5.61 acres to 10 acres, and update
the development plan for the site. With the increase in the number of units, the applicant is also
proposing to increase the amenity package to include the following: 1) clubhouse with fitness
facility, 2) children’s play structure, 3) sports court, 4) pool, 5) dog walk, and 6) an open grassy
area measuring 50’ x 100’. The clubhouse will contain the leasing office and mail center. The
units will be distributed among five (5) three-story 24-plexes, five (5) three-story 12-plexes, and
three (3) two-story 8-plexes. The bedroom count consists of 66 one-bedroom units and 138 two-
bedroom units.
NOTE: The site plan approved with the first phase depicts two multi-family structures in
the northeast corner. In the new plan, these two buildings have been consolidated into one
single structure. The CZC approved with the first phase may need to be revised to
incorporate the single structure or the site plan submitted with phase 2 can reflect the
change to the layout of the buildings as currently proposed.
A. Comprehensive Plan Policies
This site is designated Mixed Use – Regional (MU-RG) on the Comprehensive Plan
Future Land Use Map (FLUM).
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. Fox example, an employment center should have support
retail uses; a retail center should have supporting residential uses as well as support retail
uses; a retail center should have supporting residential uses as well as supportive
neighborhood and community services. The standards for the MU-RG designation
provide an incentive for larger public and quasi-public uses where they provide a
meaningful and appropriate mix to the developments.
This site is proposed to develop with 204 multi-family residential units at a gross density
of 20 dwelling units per acre (d.u./acre) in accord with the desired density of the MU-RG
designation of 6 to 40 dwelling units to the acre. Further, the high-density development
should contribute to the mix of residential uses in this area adjacent to retail, employment
and restaurant uses near major intersections (Eagle & Overland Roads and Eagle &
Cloverdale Roads).
Staff finds the following Comprehensive Plan policies to be applicable to this property and
apply to the proposed use (staff analysis in italics):
Meridian City Council Meeting Agenda November 21, 2019 – Page 53 of 68
Page 5
“Provide for a wide diversity of housing types (single-family, modular, mobile homes
and multi-family arrangements) and choices between ownership and rental dwelling units
for all income groups in a variety of locations suitable for residential development.”
(3.07.03B, pg. 56)
The proposed multi-family units will contribute to the variety of rental options available
within the City.
“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, pg. 45)
City services will be provided and extended with development of this site.
“Require new residential development to meet development standards regarding
landscaping, signage, fences and walls, etc.” (3.04.01H)
Street buffer landscaping is required adjacent to E. Overland Rd. and S. Movado Way in
accord with the standards listed in UDC 11-3B-7C. Separate permits shall be obtained
for signage in compliance with the standards listed in UDC 11-3D-5.
“Provide housing options close to employment and shopping centers.” (3.07.02D)
Because of its location close to the Silverstone Business Park, the El Dorado Business
Park, Gramercy commercial developments, and the future development of Eagle View
Landing, this property is ideal for providing higher density housing options.
“Require screening and landscape buffers on all development requests that are more
intense than adjacent residential properties.” (3.06.01G)
The proposed development abuts less intense single-family development at the south
boundary. With phase 1, the applicant received approval to construct a 10-foot wide
landscape buffer. Fencing has been constructed with the single family development along
the south boundary however, staff believes a 25-foot landscape buffer and trees that
touch at maturity should be installed along the west and southern portion of the phase 2.
B. 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:
A minimum of 80 square feet of private useable open space is required to be provided for
each unit. Private balconies or patios are proposed for each unit but floorplans have not
been provided to confirm they meet this requirement. The floor plans approved with
the first phase depicted patios and balconies that meet this requirement. At the time
of Certificate of Zoning Compliance submittal, the applicant shall provide
floorplans to confirm the balconies/patios meet this requirement.
Development with 20 units or more are required to provide a property management
office, maintenance storage area, central mailbox location (including provisions for
parcel mail) that provides safe 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 property management, leasing office, and mailboxes are located in
Meridian City Council Meeting Agenda November 21, 2019 – Page 54 of 68
Page 6
clubhouse, centrally located on the site. The site plan submitted with the Certificate of
Zoning Compliance application shall depict the location(s) of the directory map of
the development and the maintenance storage area.
At a minimum, 250 square feet (s.f.) of outdoor common open space is required for each
unit containing more than 500 and up to 1,200 s.f. of living area. All of the 204 proposed
units are within this range. Therefore, a minimum of 51,000 s.f. (or 1.17 acres) of
common open space is required in accord with the standards listed in UDC 11-4-3-27C.
The applicant has not provided an open space exhibit demonstrating compliance
with the above requirement. Further, staff has recommended the applicant reduce
the number of units by twelve to increase the open space within the development.
Prior to the Commission hearing, the applicant shall provide such an exhibit
showing calculations for open space meeting the following requirements:
1. A minimum area of outdoor common open space shall be provided as follows:
a. Two hundred fifty (250) square feet for each unit containing more than
five hundred (500) square feet and up to one thousand two hundred
(1,200) square feet of living area.
2. Common open space shall be not less than four hundred (400) square feet in
area, and shall have a minimum length and width dimension of twenty feet (20').
For multi-family developments with more than 100 units, the decision making body shall
require amenities commensurate to the size of the development. A total of 204 units are
proposed. Six (6) amenities proposed: 1) clubhouse with fitness facility, 2) children’s
play structure, 3) sports court, 4) pool, 5) dog walk, and 6) open grassy area measuring
50’ x 100’. Staff recommends that the 24-plex “Building J” shown on the proposed
site plan be replaced with a three-story 12-plex, located on the southern half of the
current building’s footprint. The northern half of the footprint should be revised to
show an open lawn area with landscaping along the eastern edge to provide
additional open space with the development. This is consistent with staff’s
recommendation of the development agreement modification.
Landscaping is required to comply with UDC 11-4-3-27E. All street facing elevations
shall have landscaping along their foundations as follows: the landscaped area shall be at
least three-feet wide and have an evergreen shrub with a minimum mature height of 24-
inches for every three linear feet of foundation. The remainder of the area shall be
landscaped with ground cover plans. The landscape plan submitted with this application
meets this requirement.
The development is required to record legally binding documents that state the
maintenance and ownership responsibilities for the management of the development,
including, but not limited to, structures, parking, common areas, and other development
features. The applicant shall submit documentation of compliance with this
requirement with submittal of the Certificate of Zoning Compliance.
C. Dimensional Standards
The proposed development is required to comply with the dimensional standards of the
C-G zoning district listed in UDC Table 11-2B-3 and for multi-family developments
listed in 11-4-3-27.
Meridian City Council Meeting Agenda November 21, 2019 – Page 55 of 68
Page 7
The setbacks in the C-G district are 0 feet, except for the 20-foot required street buffer
along S. Movado Way, 35-foot entryway corridor landscape buffer along E. Overland Rd.
and a 25-foot wide landscape buffer along a portion of the west and southern boundary of
phase 2 in accord with UDC Table 11-2B-3. In addition, the multi-family specific use
standards requires a 10-foot building setback along the perimeter unless a greater setback
is required by title 10 (International Building Code).
D. Access
Access is depicted on the site plan via: E. Overland Rd.(approved with Phase 1), an
arterial roadway; S. Movado Way, a collector street; emergency access only is proposed
via a connection to E Esperanto St. to the south. Meridian Fire Department has
commented on the access to the development and supports the applicant’s proposal. Staff
finds the access is sufficient to serve the proposed development.
E. Parking:
The UDC requires off-street vehicle parking to be provided on the site in accord with the
standards listed in Table 11-3C-6 for multi-family developments. Based on 66 one-
bedroom, 138 two-bedroom units, and the1,834 square foot clubhouse a minimum of 379
spaces are required. The applicant has provided 325 covered stalls and 52 uncovered
stalls for a total of 375, two short of the requirement. Staff is recommending that 12
units be removed from “Building J”. With this reduction, the site will meet the
requirements of code, 355 required and 377 provided.
Table 11-3C-5 lists the required parking stall and drive aisle dimensional standards. Per
this table, two-way drive aisles with 90 degree parking are to be 25-feet wide. In addition,
the Fire Department requires drive aisles to be 26’ around buildings over 30-feet in
height. At the time of Certificate of Zoning Compliance submittal, the applicant
shall provide a revised site plan demonstrating conformance with both of the above
requirements.
One bicycle parking space is required to be provided for every 25 proposed vehicle
spaces or portion thereof, per UDC 11-3C-6G. Based on a total of 377 proposed parking
spaces, a minimum of 15 bicycle parking spaces should be provided for the development.
The site plan depicts 70 bicycle parking spaces dispersed throughout the development, far
exceeding the City’s requirements.
F. Sidewalks/Parkways:
A five-foot wide detached sidewalk exists on this site along S. Movado Way and E.
Overland Rd. in accord with UDC 11-3A-17. Any existing curb cuts not being used
should be removed and reconstructed with landscaping and required sidewalk per ACHD
standards.
G. Landscaping:
A minimum 20-foot wide landscaped street buffer is already constructed along S.
Movado Way, a collector street, and a minimum 35-foot landscape buffer is required
Meridian City Council Meeting Agenda November 21, 2019 – Page 56 of 68
Page 8
along E. Overland Rd., an entryway corridor, landscaped per the standards listed in UDC
11-3B-7C.
In addition to the required street buffer landscaping, the applicant is required to
construct a 25-foot wide landscape buffer along a portion of the west and south
boundary of phase 2. To ensure adequate buffering from the more intense multi-
family project to the abutting single family residences, staff recommends that the
applicant construct the full 25-foot wide buffer width comprised of trees that touch
at maturity, unless waived by Council during the hearing of the MDA application.
H. Fencing:
All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing
shall only be permitted on the interior edge of the street buffer, not within it, in
accord with UDC 11-3B-7C.2(c).
I. Utilities and drainage:
All utilities and drainage facilities are required to comply with the standards listed in
UDC 11-3A-18 and UDC 11-3A-21.
J. Lighting:
All outdoor lighting shall comply with the standards listed in UDC 11-3A-11.
K. Building Elevations:
Building elevations were submitted for the multi-family structures and clubhouse.
Building materials for the multi-family structures and the clubhouse consist of fiber cement
horizontal lapped and board batten siding and stucco with architectural laminated fiberglass roof
shingles. Future structures built on the site are required to comply with the City’s design
standards and guidelines in effect at the time of development and obtain design review
approval.
Note: the elevations approved with phase 1 and identical with the ones proposed for
expansion.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit modification application
in accord with the Findings in Section IX per the provisions in Section VIII.
Meridian City Council Meeting Agenda November 21, 2019 – Page 57 of 68
Page 9
VII. EXHIBITS
A. Approved Site Plan (H-2017-0104)
Meridian City Council Meeting Agenda November 21, 2019 – Page 58 of 68
Page 10
B. Proposed Site Plan
Remove twelve units to include
more open space.
Construct 25’ landscape buffer
along a portion of the west and
south boundary.
Meridian City Council Meeting Agenda November 21, 2019 – Page 59 of 68
Page 11
C. Proposed Landscape Plan
Meridian City Council Meeting Agenda November 21, 2019 – Page 60 of 68
Page 12
D. Proposed Elevations (no change since previous approvals)
Meridian City Council Meeting Agenda November 21, 2019 – Page 61 of 68
Page 13
Meridian City Council Meeting Agenda November 21, 2019 – Page 62 of 68
Page 14
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
1. Development of the site shall substantially comply with the site plan, landscape plan,
and conceptual building elevations included in Exhibit A, with the conditions of
approval listed herein, and the provisions of the development agreement and any
modifications thereof.
2. The submitted site and landscape plan, included in Section VII, Exhibits C & D of the
shall be revised as follows:
a. Replace “Building J” with a three-story 12-plex to be located on the southern end
of the current buildings footprint. The northern half of the footprint shall be
revised to show an open lawn area with landscaping along the eastern edge.
a. The applicant shall construct a 25-foot wide landscape buffer to the residential
uses to the west and south boundary of phase 2 constructed to the standards of
UDC 11-3B-9 with trees touching at maturity, unless waived by City Council.
3. The architectural character of the proposed structures shall comply with the design
standards listed in the Architectural Standards Manual.
4. Prior to the Commission hearing, the applicant shall provide an exhibit showing
calculations for open space meeting the requirements of UDC 11-4-3-27C.
5. At the time of Certificate of Zoning Compliance submittal, the applicant shall provide
floorplans to confirm the balconies/patios are a minimum of 80 square feet.
6. At the time of Certificate of Zoning Compliance submittal, the applicant shall provide
a revised site plan depicting the locations of the directory & map of the development
and the maintenance storage shed.
7. The developer shall comply with the specific use standards for multi-family
developments listed in UDC 11-4-3-27, including but not limited to the following:
a. All on-site service areas, outdoor storage areas, waste storage, disposal facilities,
and transformer and utility vaults shall be located in an area not visible from a public
street, or shall be fully screened from view from a public street.
b. The development is required to record legally binding documents that state the
maintenance and ownership responsibilities for the management of the development,
including, but not limited to, structures, parking, common areas, and other
development features. The applicant shall submit documentation of compliance with
this requirement with submittal of the Certificate of Zoning Compliance.
Meridian City Council Meeting Agenda November 21, 2019 – Page 63 of 68
Page 15
8. The applicant shall provide amenities as proposed, in accord with UDC 11-4-3-27D.
9. Any fencing constructed on the site shall be consistent with the standards as set forth
in UDC 11-3A-7. Any fencing proposed along Overland Road and S. Movado
Way shall be installed along the interior edge of the 35-foot and 20-foot wide
landscape buffers.
10. The interior parking area shall comply with the required stall and drive aisle
dimensions listed in UDC Table 11-3C-5. These dimensions shall be depicted on the
site plan submitted with the Certificate of Zoning Compliance application.
11. The applicant is required to submit a Certificate of Zoning Compliance and Design
Review applications for approval from the Planning Division prior to submittal of a
building permit application. NOTE: The site plan approved with the first phase
depicts two multi-family structures in the northeast corner. In the new plan,
these two buildings have been consolidated into one single structure. The CZC
approved with the first phase may need to be revised to incorporate the single
structure or the site plan submitted with phase 2 can reflect the change to the
layout of the buildings as currently proposed.
12. The applicant shall submit a drainage plan to Meridian Land Development for review
and approval to ensure adequate drainage can be maintained on site in accord with
UDC 11-3A-18.
13. Staff’s failure to cite specific ordinance provisions or terms of the approved
conditional use does not relieve the applicant of responsibility for compliance.
14. 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.
15. 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.
16. Prior to development commencing with the development of phase 2 (4.39 acres), the
applicant shall record the development agreement that contains the provisions
approved with file #H-2019-0099.
17. The applicant shall comply with all conditions of approval approved with H-2016-
0060, H-2017-0104, H-2019-0054 and A-2018-0307.
18. The applicant shall record a final plat prior to obtaining occupancy of the first
structure. NOTE: City Council has approved a final plat for the boundary of the
first phase. The applicant can either submit a new final plat application for
review and approval or modify the boundary of the first phase to incorporate
the additional land area with a final plat modification application.
Meridian City Council Meeting Agenda November 21, 2019 – Page 64 of 68
Page 16
B. Public Works Division
1. A streetlight plan is required for this development. Type 1 streetlights are required
every 200' on Overland Road. Davit poles may be used to avoid overhead power
conflicts. Street light plan requirements are listed in section 6-5 of the Improvement
Standards for Street Lighting
http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer’s expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing
street lights. The contractor’s work and materials shall conform to the ISPWC and
the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of
Meridian Transportation and Utility Coordinator at 898-5500 for information on the
locations of existing street lighting.
For all other agency comments (CDHD, WASD, NMID, DEQ, ITD) click on the following
link: http://weblink.meridiancity.org/weblink8/Browse.aspx?dbid=0
Meridian City Council Meeting Agenda November 21, 2019 – Page 65 of 68
Page 17
IX. FINDINGS
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 and development regulations of the C-G district as required by the UDC
(see Analysis Section V 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 for this site.
C. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of the
same area. Staff finds that if the applicant complies with the conditions listed in this
report, the design, construction, operation and maintenance will be compatible with
other uses in the 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 (see Analysis Section V for more information).
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 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. Staff
finds there will not be excessive additional requirements at public cost and that the
proposed use will not be detrimental to the community’s economic welfare.
G. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
Staff finds the proposed use will not 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. (Ord. 05-1170, 8-30-
2005, eff. 9-15-2005). Staff finds that the proposed use will not result in the destruction,
Meridian City Council Meeting Agenda November 21, 2019 – Page 66 of 68
Page 18
loss or damage of any natural, scenic or historic feature of major importance in this
area.
Meridian City Council Meeting Agenda November 21, 2019 – Page 67 of 68
EIDIAN+�-
�J
PLANNING AND ZONING MEETING AGENDA
November 21, 2019
Agenda Item Number: 4 B
Item Title: Public Hearing for Skyward Subdivision (H-2019-0087)
By The Land Group Inc. Located East of S. Eagle Rd and
Approximately 1/4 mile South of E. Lake Hazel Rd.
• Applicant is requesting a continuance to January 16, 2020
• Request for an Annexation and Zoning of 80.46 acres of land
with an R-8
Request for a Preliminary Plat consisting of 268 building lots
and 17 common lots.
Meeting Notes:
I TEM SHEET
C ouncil Agenda I tem - 4.B .
Presenter:
Estimated Time f or P resentation:
Title of I tem - Public Hearing for S kyward S ubdivision (H-2019-0087) by T he L and Group,
Inc., L ocated E ast of S . E agle Rd., Approximately ¼ mile South of E . L ake Hazel Rd.
C lic k Here for Applic ation Materials
Meridian City Council Meeting Agenda November 21, 2019 – Page 68 of 68
�jQ/rE IDIANIZ?-
�
J
PLANNING AND ZONING MEETING AGENDA
November 21, 2019
Amended onto Agenda
Agenda Item Number: 4 C
Item Title: Nomination and Vote for New Commission Chair and Vice Chair
1. Current Chair Stepped down, requiring selection of new chair
and vice chair.
Voted in was Ryan Fitzgerald as Chair
Lisa Holland as Vice Chair
Meeting Notes: