PZ - Staff Report 8-20 STAFF REPORT C�
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COMMUNITY DEVELOPMENT DEPARTMENT
HEARING August 20,2020
Legend
DATE:
IffProject Lacfl-fian
TO: Planning&Zoning Commission
FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: H-2020-0065
Victory Apartments—CPAM,AZ
LOCATION: Southwest corner of S. Meridian Rd./SH-
69 and W.Victory Rd., in the NE '/4 ofr
Section 24,Township 3N.,Range 1 W.
------
I. PROJECT DESCRIPTION
The Applicant requests an amendment to the Future Land Use Map contained in the Comprehensive Plan to
change the designation on 18.45 acres of land from Medium Density Residential(MDR)to Medium High
Density Residential(MHDR); and annexation of 18.45 acres of land with an R-15 zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 17 acres
Future Land Use Designation Medium Density Residential(MDR)
Existing Land Use Vacant/undeveloped land
Proposed Land Use(s) Multi-family residential(MFR)
Current Zoning RUT in Ada County
Proposed Zoning R-15 (Medium High-Density Residential)
Lots(#and type;bldg/common) NA(property is not proposed to be subdivided)
Phasing plan(#of phases) NA
Number of Residential Units(type 170 multi-family apartment units(2-plex and 4-plex style)
of units)
Density(gross&net) 10.0 gross/13.01 net
Open Space(acres,total[%]/ NA
buffer/qualified)
Pagel
Amenities 10' wide multi-use pathway along Meridian Rd./SH-69
Physical Features(waterways, The Ridenbaugh Canal runs along the northern boundary of
hazards,flood plain,hillside) this site within a 100'wide easement(50' from centerline of
canal)
Neighborhood meeting date;#of April 16,2020; 7 attendees
attendees:
History(previous approvals) ROS#6419(2004)᲻ (2006)
B. Community Metrics
Description Details Page
Ada County Highway District _
• Staff report(yes/no) Yes(draft)
• Requires ACHD Commission No
Action es/no
• Existing Conditions S.Meridian Rd./SH-69 is improved with 4 travel lanes and a
center turn lane,with no curb,gutter or sidewalk;W.Victory
Rd. is improved with 2 travel lanes with no curb,gutter or
sidewalk.
• CIP/IFYWP Victory Rd.is listed in the CIP to be widened to 3-lanes from
Meridian to Locust Grove Roads between 2026 and 2030
Access(Arterial/Collectors/State One(1)access is proposed via W.Victory Rd.; one(1)
Hwy/Local)(Existing and Proposed) emergency access only is proposed via S.Meridian Rd./SH-69
Traffic Level of Service W.Victory Rd.—Better than"E"(acceptable)
Stub Street/Interconnectivity/Cross A stub street is proposed to the west boundary for future
Access extension and connectivity through the outparcel to Jocelyn
Park subdivision
Existing Road Network Public(W.Victory Rd. and S.Meridian Rd./SH-69)
Existing Arterial Sidewalks/ None
Buffers
Proposed Road Improvements None
Fire Service No comments were submitted as the project complies with Fire
Code requirements.
Police Service
Distance to Police Station 3 miles
Police Response Time 3 minutes(expected);4 minutes(average)
Nor-
Calls for Service 451 within a mile of the proposed development(between
6/1/19 and 5/31/20)
%of calls for service split by See Section IX.D -
priority
Accessibility No concerns with access
Specialty/resource needs No additional resources are required at this time—service is
already provided in this area.
Crimes 19(between 6/1/19 and 5/31/20)
Crashes 6(between 6/1/19 and 5/31/20)
Other Reports NA
Page 2
West Ada School District
Distance(elem,ins,hs) EnrDllm*nt
9IM
Capacity of Schools Mary rAcPhefsain Elernentaryr" 571 SW 1.7
#of Students Enrolled Victory Middle School 9Ar inns 11
Merldian IiighSchool zin 24W d,9
"budFkg the ZVZ1 school year Mary McPMkrwrl'F stwdt-t capacity will rorrr,iw w 575.d—TM t"l�W
expansloo underway."
Wastewater
Distance to Sewer Services Approximately 300'west of the subject site in Victory Rd.
Sewer Shed South Black Cat trunkshed
Estimated Project Sewer ERU's See application
WRRF Declining Balance 13.97
Project Consistent with WW Yes
Master Plan/Facility Plan
Impacts/Concerns No utility plans have been submitted for analysis,therefore no site specific
conditions have been provided with this application.Applicant shall be
required to submit utility designs as part of their CUP application and
conditions will be conveyed at that time.
Water
Distance to Water Services Directly adjacent to the subject site in Victory Rd.
Pressure Zone 4
Estimated Project Water ERU's See application
Water Quality I NA
Project Consistent with Water NA
Master Plan
Impacts/Concerns No utility plans have been submitted for analysis,therefore no site specific
conditions have been provided with this application.Applicant shall be
required to submit utility designs as part of their CUP application and
conditions will be conveyed at that time.
C. Project Maps
Future Land Use Map Aerial Map
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Zoning Map Planned Development Map
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III. APPLICANT INFORMATION
A. Applicant:
Wendy Shrief,J-U-B Engineers,Inc. —250 S. Beechwood Ave., Ste. 201,Boise, ID 83709
B. Owner:
SW Victory,LLC—P.O. Box 2020, Boise,ID 83701
C. Representative:
Same as Applicant
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper notification
published in newspaper 7/31/2020
Radius notification mailed to
property owners within 300 feet 7/29/2020
Public hearing notice sign posted
8/5/2020
on site
Nextdoor posting 7/28/2020
Page 4
V. COMPREHENSIVE PLAN ANALYSIS
LAND USE: This property is designated Medium Density Residential(MDR)on the Future Land Use Map
(FLUM)in the Comprehensive Plan. The MDR designation allows for dwelling units at gross densities of 3
to 8 dwelling units per acre.
The Applicant proposes an amendment to the FLUM to change the existing designation from MDR to
Medium High-Density Residential(MHDR). The MHDR designation allows for a mix of dwelling types
including townhouses, condominiums, and apartments. Residential gross densities should range from 8 to 12
dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and
are typically located around or near mixed use commercial or employment areas to provide convenient
access to services and jobs for residents. Developments need to incorporate high quality architectural design
and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity
with adjacent uses and area pathways, attractive landscaping and a project identity.
The Applicant proposes to develop the 17.01 acre site with a total of 170 multi-family apartments (two story
2-plex and 4-plex styles)at a gross density of 10.0 units per acre consistent with the density desired in
MHDR designated areas.
Transportation: The Master Street Map(MSM) does not depict any collector streets across this property.
Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable
to this application and apply to the proposed use of this property(staff analysis in italics):
• "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of
Meridian's present and future residents."(2.01.02D)
The proposed 2 plex and 4 plex style apartments will contribute to the variety of residential categories
in the City as desired.Single-family homes exist to the south(Meridian Heights),zoned R-8, and multi-
family apartments (Red Tail) exist across the street to the east, zoned R-I5.
• "Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services."(3.03.03F)
City water and sewer service is available and can be extended by the developer with development in
accord with UDC 11-3A-21.
• "Avoid the concentration of any one housing type or lot size in any geographical area;provide for
diverse housing types throughout the City." (2.01.01G)
The proposed apartments with the existing and future single-family detached homes in this area
should provide for diverse housing options in this area. Multi family apartments also exist across
Meridian Rd./SH--69 to the east.
• "Provide pathways, crosswalks,traffic signals and other improvements that encourage safe,physical
activity for pedestrians and bicyclists."(5.01.01B)
A 10 foot wide segment of the City s multi-use pathway system is proposed within the street buffer
along S. Meridian Rd./SH--69 in accord with the Pathways Master Plan.
• "Plan for transportation connectivity and the provision of adequate urban utilities and services for
county enclaves."(3.03.04)
A stub street is proposed from Victory Rd. to the out parcel at the southwest corner of the site for
future extension and access from the west and south. Urban utilities and services will be provided
with annexation and development of the property.
Page 5
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed multi family residential development and site design with 2 plex structures along the
perimeter boundary as a transition between proposed 4 plex structures and existing and future
single-family homes should be compatible.
• "Support infill development that does not negatively impact the abutting, existing development.
Infill projects in downtown should develop at higher densities, irrespective of existing
development." (2.02.02C)
The proposed residential infill development shouldn't negatively impact abutting development as
existing uses are also residential in nature.
• "Maintain a range of residential land use designations that allow diverse lot sizes,housing types, and
densities."(2.01.01 C)
The proposed MHDR FL UM designation for this property will contribute to the range of residential
land use designations in this area of the City which currently consist mainly of low and medium
density residential designations.
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of
Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A)
The proposed development will connect to City water and sewer systems; services are proposed to
be provided to and though this development in accord with current City plans.
• "Require appropriate landscaping,buffers, and noise mitigation with new development along
transportation corridors(setback,vegetation,low walls,berms, etc.)."(3.07.01C)
The proposed development is required to provide a minimum 35 foot wide landscaped street buffer
along S. Meridian Rd./SH--69 with noise mitigation in accord with the standards listed in UDC 11-
3H-4D.
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks are required to be provided
with development.
• "Encourage diverse housing options suitable for various income levels,household sizes, and lifestyle
preferences."(2.01.01)
The proposed multi family apartments in 2 plex and 4 plex configurations will contribute to the
diverse housing options available in the southern portion of the City.
• "Require all new development to create a site design compatible with surrounding uses through
buffering, screening,transitional densities and other best site design practices."(3.07.01A)
Because residential uses and zoning are proposed adjacent to existing and future residential uses
and zoning, screening and buffering is not required by the UDC. Transitional densities are proposed
(i.e. 2 Alex structures next to existing and future single-family homes).
• "Encourage the development of high quality, dense residential and mixed use areas near in and
around Downtown,near employment, large shopping centers,public open spaces and parks, and
along major transportation corridors, as shown on the Future Land Use Map."(2.02.01E)
The proposed medium high-density development is located along S. Meridian Rd./SH--69, a major
Page 6 —
transportation corridor, and in close proximity to office and future commercial uses to the north and
northeast.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe."(2.02.02)
Development of the subject infill parcels will maximize public services.
• "Annex lands into the corporate boundaries of the City only when the annexation proposal conforms
to the City's vision and the necessary extension of public services and infrastructure is provided."
(3.03.03)
The proposed development plan is not consistent with the City's existing vision in terms that this
property is designated for medium density residential uses but is consistent with the proposed
MHDR FL UM designation requested with this application. Public services and infrastructure are
proposed to be provided.
VI. STAFF ANALYSIS
A. COMPREHENSIVE PLAN MAP AMENDMENT(CPAM)
As discussed above,the Applicant requests an amendment to the FLUM to change the future land use
designation on 17.01 acres of land from MDR to MHDR for the development of 170 multi-family
apartments at a gross density of 10.0 units per acre. An exhibit map showing the existing and proposed
FLUM designations is included in Section VIII.A.
The Applicant's request for approval of an increase in density for development on this site is based on
recent market studies included in this application that corroborate the demand for housing in Meridian is
high and a range and diversity of housing types is needed.
As discussed above,the Comprehensive Plan encourages higher density residential uses adjacent to
major transportation corridors such as S. Meridian Rd./SH-69 which lies along the eastern boundary of
the site. Approval of the proposed amendment to MHDR will contribute to the range of residential land
use designations and diversity in housing types and densities in this area as desired. For these reasons,
Staff is in support of the request for a map amendment to MHDR.
B. ANNEXATION&ZONING
The Applicant proposes to annex 18.45 acres of land into the City with an R-15 (Medium High-Density
Residential)zoning district consistent with the proposed FLUM designation of MHDR.
A conceptual site plan and building elevations were submitted showing how the property is planned to
develop with(170)2-story multi-family apartment units consisting of 2-plex and 4-plex style structures
(see Section VIII.C). A total of(58)2-and 3-bedroom units in 2-plex and(112)2-and 3-bedroom units
in 4-plex configurations are proposed. The proposed gross density of the development is 10.0 units per
acre with a net density of 13.06 units per acre,which is consistent with that desired in the MHDR
designated areas.
This property along with the 4 acre rural residential out-parcel(Brewer/Schmidt) at the southwest corner
of the site are enclaves surrounded by City annexed land. Annexation of this property will leave one
parcel in the County. The Applicant states they have visited with that property owner about including
their land in the annexation and FLUM amendment application but they prefer to remain as-is in the
County. Remnant parcels such as this in the County create an inefficient provision of City services.
Multi-family developments are listed as a conditional use in the R-15 zoning district per UDC Table 1I-
2A-2. Future development is subject to the dimensional standards listed in UDC Table 11-2A-7 for the
Page 7
R-15 zoning district and the specific use standards for multi-family developments listed in UDC 11-4-3-
27.
The site plan depicts access to the proposed development via a public street from W. Victory Rd., an
arterial street; no stub streets exist to this property. Emergency access is proposed via S.Meridian
Rd./SH-69 in two possible locations(only one access is required). A stub street is proposed at the west
boundary for future extension and connectivity to an east/west local street planned in Jocelyn Park
subdivision; this street will also eventually provide a connection to Victory Rd. from S. Peoria Way to
the south if/when the out-parcel(Brewer/Schmidt)redevelops in the future. Direct access, except for one
emergency only access via S. Meridian Rd./SH-69, is prohibited per UDC 11-3H-4B.2. Right-of-way
for the public street should be dedicated to ACHD with development of the site through the
subdivision process or other alternative process as required by ACHD. The bridge across the
Ridenbaugh and other improvements noted in the ACHD report shall be completed to ACHD
standards with development.
Two-plex structures are proposed as a transition between the proposed 4-plex structures and the existing
and future single-family homes at the south and west boundaries of the site. Staff recommends a 2:1
transition in dwelling units along these boundaries; minor adjustments may be necessary with the
future CUP application to achieve this transition where more than 2 units abut each single-family
home/lot.
A total of 420 off-street parking spaces are depicted on the concept plan in garages, carports, surface and
driveway parking. Based on the standards listed in UDC Table 11-3C-6 for multi-family developments, a
minimum of 340 spaces are required with 170 of those in a covered carport or garage. A total of 50
spaces are proposed in excess of the minimum UDC standards.
There are existing power poles on this site that may be located in an Idaho Power easement; if so,
the easement should be vacated with redevelopment of the property.
The Pathways Master Plan depicts a segment of the City's regional pathway on this site along S.
Meridian Rd. The concept plan depicts a 10-foot wide pathway in accord with the Plan; landscaping is
required on either side of the pathway in accord with the standards listed in UDC 11-3B-12C. A
pedestrian bridge over the Ridenbaugh Canal is also proposed providing pedestrian access to a dog park
proposed at the northeast corner of the site.A detached minimum 5-foot wide sidewalk is required along
W.Victory Rd. in accord with UDC 11-3A-17.
Qualified open space and site amenities are required to be provided in residential developments in accord
with the standards listed in UDC 11-3G-3; these standards are in addition to the common open space,
private usable open space and site amenities required in UDC 11-4-3-27 for multi-family developments.
A minimum of 10% (1.7 acres)of qualified open space and one(1) site amenity is required. A central
common area is depicted on the concept plan with a clubhouse, swimming pool and tot lot; a dog park is
proposed at the northeast corner of the site across the Ridenbaugh Canal with access proposed via a
pedestrian bridge; and a 10-foot wide multi-use pathway is proposed along S. Meridian Rd./SH-55 as
amenities. A qualified open space exhibit is required to be submitted with the Conditional Use Permit
application to ensure compliance with the minimum standards.
With development, a minimum 35-foot wide street buffer is required to be constructed along S. Meridian
Rd./SH-69, an entryway corridor; and a minimum 25-foot wide street buffer is required along W.
Victory Rd., an arterial street, landscaped per the standards listed in UDC 11-3B-7C. Because there isn't
adequate area next to Victory Rd. for a sidewalk between the street and the Ridenbaugh Canal,ACHD is
requiring the sidewalk to be constructed on the south side of the canal in a permanent right-of-way
easement. If the buffer area is entirely encumbered by the easement for the canal, a minimum 5-
foot wide area outside of the easement is required for planting shrubs and trees.
Page 8
As part of the future development application,vertical curb, gutter and a 7-foot wide attached concrete
sidewalk to cross the Ridenbaugh Canal on both the west and east sides for pedestrian connectivity with
bridge railings will be required by ACHD. Plans for the bridge crossing over the canal are required to be
submitted to ACHD for review and approval as required in their staff report(see Section IX.L for more
information).
Noise abatement is required to be provided for residential uses adjacent to a state highway(SH-69)
in accord with the standards listed in UDC 11-311-41).
The Ridenbaugh Canal runs along the northern boundary of the site.All canals are required to be
piped unless used as a water amenity or linear open space as defined in UDC 11-1A-1 per UDC 11-
3A-6.Due to its large capacity,it's not feasible for the waterway to be piped.Therefore,the
Applicant requests a waiver from City Council to leave the waterway open.Council may approve
such a waiver if it finds that the public purpose requiring such will not be served and public safety
can be preserved.To preserve public safety,Staff recommends a 6-foot tall wrought iron fence is
provided adjacent to the canal.
Conceptual building elevations were submitted for the 4-plex structures that are the same or similar to
those constructed in Little Creek, east of Locust Grove Rd., south of Fairview Ave. (see Section VIII.D);
elevations for the 2-plex structures were not submitted but he Applicant stated they will be very similar
in design to the 4-plex structures. Building materials consist of a mix of vertical and horizontal siding
with stone or brick veneer accents. All future structures are required to comply with the design standards
listed in the Architectural Standards Manual. Detailed review of the elevations for compliance with these
standards will take place with the Certificate of Zoning Compliance and Design Review application prior
to application for building permits.
The proposed annexation area is contiguous to City annexed property and is within the Area of City
Impact Boundary.A legal description and exhibit map for the annexation area is included in Section
VIII.B.
The City may require a development agreement(DA)in conjunction with an annexation pursuant to
Idaho Code section 67-6511A. To ensure the site develops as proposed with this application, Staff
recommends a DA is required with the provisions discussed above and included in Section IX.A.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed amendment to the Future Land Use Map and Annexation&
Zoning with the requirement of a Development Agreement per the provisions in Section VIII in accord
with the Findings in Section IX.
Page 9
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B. Annexation&Zoning Legal Description and Exhibit Map
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EXHIBIT"A"
VICTORY APARTMENTS
ANNEXATION TO THE CITY OF MERIDIAN
LEGAL DESCRIPTION
Those portions of the Southeast Quarter of the Southeast Quarter of Section 24 and the Northeast
Quarter of the Northeast Quarter of Section 25,Township 3 North, Range 1 West,Boise Meridian,City
of Meridian,Ada County,Idaho,more particularly described as follows:
BEGINNING at the northeast cornerof Section 25,Township 3 North,Range 1 West, Boise Meridian,
from which the east quarter corner of said Section 25 bears South 00"25'44"West,2,642.97 feet;
Thence S00°25'44"W,926.51 feet along the east line of the Northeast Quarter of the Northeast Quarter
of said Section 25 to the northeast corner of Meridian Heights No.2 Subdivision according to the
official plat thereof filed in Book 41 of Plats at Pages 3353 through 3354,Ada County Records;
Thence along the northeasterly boundary of said Meridian Heights No.2 Subdivision the following four
(4)courses:
Thence N 89"21'10"W,25.00 feet;
Thence N 60"10'49"W,562.21 feet;
Thence N 58"42'19"W,210.37 feet;
Thence N 63"32'19"W,212.25 feet;
Thence N 00"30'08"E,452.66 feet departing from said northeasterly boundary to the south line of the
Southeast Quarter of the Southeast Quarter of said Section 24;
Thence N 89"21'43"W,434.41 feet along said south line to the southwest corner of said Southeast
Quarter of the Southeast Qua rte r;
Thence N 00"47'01"E,165.13 feet along the west line of said Southeast Quarter of the Southeast
Quarter to the centerline of W.Victory Road;
Thence along said centerline the following ten(10)courses:
Thence N 52"45'48"E,58.84 feet to the beginning of a non-tangent curve;
Thence along said non-tangent curve to the right an arc length of 27.08 feet,having a radius of 100.00
feet,a central angle of 15"30'48",a chord bearing of N 60"22'53" E and a chord length of 26.99
feet;
Thence N 68"08'17"E,44.82 feet to the beginning of a curve;
Thence along said curve to the right an arc length of 137.15 feet,having a radius of 250.00 feet,a central
angle of 31"26'00",a chord bearing of N 83°51'17"E and a chord length of 135.44 feet;
Page 1 of 2
VICTORYAPARTMENTS ANNEXATION TO THE CITY OF MERIDIAN
LEGAL DESCRIPTION
a 250 S.Beechwood Avenue,Suite 201,Boise,I❑83709 p 20&376-7330 a www.jub.com
Page 11
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Thence S 80"25'43"E,514.81 feet to the beginning of a non-tangent curve;
Thence along said non-tangent curve to the right an arc length of 89.16 feet,having a radius of 350.00
feet,a central angle of 14"35'45",a chord bearing of 5 73"07r49"E and a chord length of 88.92
feet to the beginning of a non-tangent curve;
Thence along said non-tangent curve to the right an arc length of 113.33 feet,having a radius of 319.41
feet,a central angle of 20"19'42",a chord bearing of 5 56"42'33"E and a chord length of 112.73
feet;
Thence 5 49"33'41"E,56.30 feet to the beginning of a curve;
Thence along said curve to the left an arc length of 138.93 feet,having a radius of 200.00 feet,a central
angle of 39"48'02",a chard bearing of 5 69"27'42"E and a chord length of 136.15 feet;
Thence 5 89"21'43"E,213.76 feet to the POINT OF BEGINNING,containing 18.45 acres,more or less.
END DESCRIPTION
This description was prepared by me or under my supervision. If any portion of this description is modified
or removed without the written consent of Robert L. Kazarinoff, PLS, all professional iiabiiity associated
with this document is hereby declared null and void.
Robert L.Kazarinoff,PLS 16642
0
Date
-41 0E l� Q
30 APR 2020
Page 2of2
VICTORY APARTMENTS/ANNEXATION TO THE CITY OF MERIDIAN
LEGAL DESCRIPTION
a250S.BeechwoodAvenue,Suite 201,Boise,1a837Ce p 208-37&7330 iq www.jub.com
Page 12
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Page 13
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Page 14
D. Conceptual Building Elevations
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Page 16
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Page 17
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to
approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the
property owner(s)at the time of annexation ordinance adoption, and the developer.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA shall,
at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the conceptual development
plan and building elevations included in Section VIII and the provisions contained herein.
b. Right-of-way for a public street extending from W.Victory Rd. through the site to the west
boundary shall be dedicated to ACHD with development of the site.
c. The bridge across the Ridenbaugh Canal and other improvements noted in the ACHD report
included in Section IX.L shall be constructed to ACHD standards with development of this site.
d. A conditional use permit application is required to be submitted and approved for the multi-
family development in the R-15 zoning district per UDC Table 11-2A-2.
e. Noise abatement shall be provided for residential uses adjoining State Highway 69 in accord
with the standards listed in UDC 11-3H-4D.
f. A 10-foot wide multi-use pathway is required within a 14-foot wide public pedestrian easement
in the street buffer along S. Meridian Rd./SH-69 in accord with the Pathways Master Plan;
landscaping is required on either side of the pathway in accord with the standards listed in UDC
11-3B-12C.
g. Future development shall comply with the design standards listed in the Architectural Standards
Manual. An application for Design Review shall be submitted and approved for the multi-family
structures prior to submittal of building permit applications.
h. All structures shall have fire sprinklers for fire protection; and secondary emergency access shall
be provided to the site with the first phase of development.
i. The Ridenbaugh Canal shall be piped as set forth in UDC 11-3A-613 unless otherwise waived by
City Council. If Council approves a waiver to allow the canal to remain open, a 6-foot tall
wrought iron fence shall be constructed along the canal to preserve public safety.
j. Direct access, except for one emergency access,via S.Meridian Rd./SH-69 is prohibited per
UDC 11-311413.2.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
None—No utility plans were submitted for analysis with this application.Utility designs shall be
submitted with the Conditional Use Permit application.
2. General Conditions of Approval
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
Page 18
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 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.
2.3 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 I I"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.
2.4 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.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation
and possible reassignment of street addressing to be in compliance with MCC.
2.6 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 addressed 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.
2.7 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.
2.8 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.
2.9 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.
2.10 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.
2.11 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.
Page 19
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.
2.13 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.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
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.
2.18 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.
2.19 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.
2.20 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.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.22 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.
2.23 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 887-2211.
C. FIRE DEPARTMENT
No comments were received.
Page 20
D. POLICE DEPARTMENT
https://weblink.meridianciiy.org/WebLink/DocView.aspx?id=192080&dbid=0&repo=MeridianCiiy
E. PARK'S DEPARTMENT
No comments were received.
F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
hllps://weblink.meridianciiy.or,e/WebLink/DocView.aspx?id=19203 8&dbid=0&repo=MeridianCiiy
G. CENTRAL DISTRICT HEALTH DEPARTMENT(CDHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=l 913 89&dbid=0&repo=MeridianCity
H. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancily.org/WebLink/DocView.aspx?id=191617&dbid=0&repo=MeridianCity
I. WEST ADA SCHOOL DISTRICT(WASD)
hllps://weblink.meridianci. .org/WebLink/DocView.aspx?id=192799&dbid=0&repo=Meridi4RCil y
J. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
https://weblink.meridianciiy.org/WebLink/DocView.aspx?id=192105&dbid=0&repo=MeridiagCity
K. ADA COUNTY DEVELOPMENT SERVICES
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=l91431&dbid=0&repo=MeridianCity
L. ADA COUNTY HIGHWAY DISTRICT(ACHD)-DRAFT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=193034&dbid=0&repo=MeridianCiiy
X. FINDINGS
A. Comprehensive Plan Map Amendment
Upon recommendation from the Commission,the Council shall make a full investigation and shall, at the
public hearing,review the application. In order to grant an amendment to the Comprehensive Plan,the
Council shall make the following findings:
1. The proposed amendment is consistent with the other elements of the Comprehensive Plan.
Stafffinds the proposed amendment to MHDR is consistent with the Comprehensive Plan in that
higher density residential uses are desired along major transportation corridors (i.e. SH-69) and a
diversity in housing types is desired in all areas of the City.
2. The proposed amendment provides an improved guide to future growth and development of
the city.
Stafffinds that the proposal to change the FL UM designation from MDR to MHDR will allow a
higher density of residential development to occur in this area adjacent to SH-69, a major
transportation corridor and in close proximity to I-84, which will provide an improved guide to
future growth and development of the City.
Page 21
3. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the
Comprehensive Plan.
Stafffinds that the proposed amendment is consistent with the Goals, Objectives, and Policies of the
Comprehensive Plan as noted in Section V.
4. The proposed amendment is consistent with the Unified Development Code.
Stafffinds that the proposed amendment is consistent with the Unified Development Code.
5. The amendment will be compatible with existing and planned surrounding land uses.
Stafffinds the proposed amendment will be compatible with abutting existing andfuture residential
land uses and existing office and future commercial uses across Victory Rd. to the north and across
SH-69 to the east.
6. The proposed amendment will not burden existing and planned service capabilities.
Stafffinds that the proposed amendment will not burden existing andplanned service capabilities in
this portion of the city. Sewer and water services are available to be extended to this site.
7. The proposed map amendment(as applicable)provides a logical juxtaposition of uses that
allows sufficient area to mitigate any anticipated impact associated with the development of
the area.
Stafffinds the proposed map amendment provides a logical juxtaposition of uses and sufficient area
to mitigate any development impacts to adjacent properties.
8. The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Section V and the subject findings above, Stafffinds that the proposed
amendment is in the best interest of the City.
B. Annexation and/or Rezone(UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall,at the public hearing,review the application. In order to grant an annexation
and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Applicant is proposing to annex the subject 18.45 acre property with R-15 zoning and develop
multi family apartments on the site at a gross density of 10.0 units per acre consistent with the
proposed MHDR FLUM designation for this property. (See section V above for more information)
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Stafffinds the proposed map amendment to R-I5 and development generally complies with the
purpose statement of the residential districts in that it will contribute to the range of housing
opportunities available in the City consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health,safety, and
welfare;
Stafffinds the proposed map amendment should not be detrimental to the public health, safety and
welfare as the proposed multi family residential uses should be compatible with adjacent single-
family uses in the area.
Page 22
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including,but not limited to,
school districts; and
Stafffinds City services are available to be provided to this development.
5. The annexation(as applicable)is in the best interest of city.
Staff finds the proposed annexation is in the best interest of the City.
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