PZ - Staff Report 5-6 STAFF REPORT E IDIANn-=-
COMMUNITY DEVELOPMENT DEPARTMENT A H O
HEARING 5/6/2021 Legend _{
DATE:
Po:ec- !occ'
TO: Planning&Zoning Commission
FROM: Alan Tiefenbach
.R .'
208-884-5533
Bruce Freckleton,Development ---—
Services Manager �.. .
208-887-2211 --
SUBJECT: H-2021-0018
Jump Creek North Fourplex CUP
LOCATION: The site is located on the west side of N.
Black Cat Road,midway between W.
McMillan Road and W. Chinden
Boulevard.
I. PROJECT DESCRIPTION
Conditional Use Permit(CUP)to allow 7 fourplexes(28 units) on 2.2 acres in the R-15 zone.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 2.2
Future Land Use Designation Medium Density Residential
Existing Land Use(s) Vacant
Proposed Land Use(s) Multifamily
Lots(#and type;bldg./common) 7 existing multifamily lots
Phasing Plan(#of phases) 1
Number of Residential Units(type 7 fourplex buildings;totaling 28 units
of units)
Density(gross&net) 12.72 gross density
Open Space(acres,total Jump Creek Subdivision approved with 13.54 acres of
[%]/buffer/qualified) common open space,which amounts to 15.73%.
Amenities 6 amenities approved with the Jump Creek Subdivisions.3
tot lots,multi-use pathway;connection to pathway systems
and 5%additional open space;2 amenities are required for
the proposed development.
Physical Features(waterways, N/A
hazards,flood plain,hillside)
Neighborhood meeting date;#of March 16,2021 —3 Attendees
attendees:
Pagel
Description Details Page
History(previous approvals) AZ-14-011,PP-14-013,DA Instr.2014-105206,H-2018-
0113
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) N
• Requires ACHD Commission No.Traffic impacts and associated improvements reviewed
Action es/no with preliminary and final plat.
Access(Arterial/Collectors/State Access will occur from W. Joseph Dr.,a local road,which
Hwy/Local)(Existing and Proposed) leads to N.Black Cat Rd via W.Malta.Dr.
Stub Street/Interconnectivity/Cross No stub streets proposed.
Access
Existing Road Network All roads serving this development phase(W.Joseph Dr.,
W.Malta Dr.)have been installed.
Existing Arterial Sidewalks/ N.Black Cat including 5'wide detached pathways and 25'
Buffers landscape buffer has already been installed.
Proposed Road Improvements All road improvements were installed with Jump Creek FP
Nos. 1,2 and 3.
Distance to nearest City Park(+ 1 mile+/-to Keith Bird Legacy Park
size
Fire Service
• Distance to Fire Station 2.8 miles from Station 5
• Fire Response Time Falls within 5-minute response times
• Resource Reliability 80%Reliability
• Risk Identification Risk Factor 4 because of firefighting in multistory
buildings and large amounts of people in one location
• Accessibility
• Special/resource needs No special needs
• Water Supply 2250 gpm estimated,but property less due to sprinkling.
• Other Resources None
Police Service
• Distance to Police Station 7.2 Miles
• Police Response Time P 1 <5 minutes
• Calls for Service 464
• %of calls for service split by P 1 -%73.7,P2—24.1%,PO—2.2%
priority
• Specialty/resource needs None listed
• Crimes 26
• Crashes 6
West Ada School District
• No comments submitted
Wastewater
• Distance to Sewer Services N/A
• Sewer Shed N.Black Cat Trunkshed
• Estimated Project Sewer See Application
ERU's
• WRRF Declining Balance 14.09
• Project Consistent with WW Yes
Master Plan/Facility Plan
Water
• Distance to Water Services 0
Page 2
Description Details Page
• Pressure Zone 1
• Estimated Project Water See application
ERU's
• Water Quality No concerns
• Project Consistent with Water Yes
Master Plan
• Impacts/Concerns Utilities have already been approved and built.
Page 3
C. Project Area Maps
Future Land Use Map Aerial Map
Legend + Legend +
W LADLE' W LAD
RAW DS D.4 RA Pr d5 d
G
T�'.
Slar }ri}j' r
rye r
I St ED
fVp751 p R `a, REEK DR
{REEK RS
ZoningMap Planned Development Map
Legend ; - Legend
IP•ejec� Lcca-iaR ILA DR --_ � F^aleC#Laca-rror%
— ft- i I: + meaty Um }
i -$ — P�3r•red For-e:s
k
TFUR
f 1511
R-4 J
R- - X,Ir
f —
_ f
- FRU-r-]I I I
III. APPLICANT INFORMATION
A. Applicant/Representative:
Kent Brown,Kent Brown Planning Services- 3161 E. Springwood Dr,Meridian,ID 83642
B. Owner:
Corey Barton, Open Door Rentals 1977 E. Overland Rd,Meridian,ID 83642
Page 4
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 4/16/2021
Radius notification mailed to
properties within 300 feet 4/13/2021
Nextdoor posting 4/14/2021
Sign Posting 4/17/2021
V. STAFF ANALYSIS
This proposal is for a conditional use permit to allow 7 fourplexes consisting of a total of 28 dwelling
units total on 2.2 acres in the R-15 zone. The subject property was annexed and zoned in 2014 as part
of the Jump Creek Subdivision(AZ-14-011,PP-14-013). The approved preliminary plat,final plat
(H-2018-0113) and associated development agreement(Instr. 2014-105206) specifically identifies the
subject property for a multi-family development. The required infrastructure and landscaping has
already been installed; improvements associated with this project would include asphalt driveways,
parking lots,and site landscaping. The internal parking lot sidewalks have been installed.
The proposal as submitted generally conforms to the site plan, landscape plan and conceptual
elevations included with the development agreement except that one of the fourplexes on the northern
side of the property is slightly reconfigured. The approved development agreement concept plan
reflects two fourplexes on either side of a drive aisle,whereas what was submitted indicates three
fourplexes on the west of the drive aisle, and a fourplex on the east side of the aisle. Two of the
fourplexes have also been rotated on their axis 90 degrees.
A. Future Land Use Map Designation(https:llwww.meridiancity.or /g compplan)
The Jump Creek property is designated" Medium Density Residential' (MDR) on the future land
use map. The MDR designation allows smaller lots for residential purposes within City limits.
Uses may include single-family homes at densities of 3 to 8 dwelling units per acre.
The subject property is one of two multi-family properties that was approved with the preliminary
plat(there is another designated multi-family property to the south of which the application for
the final plat has been submitted). These two areas conceptually depict nineteen(19)fourplex
structures on approximately 4.89 acres. The gross density for the multi-family portion of the
development is anticipated at 15.5 dwelling units to the acre which is higher than the MDR
designation of the Comprehensive Plan. The overall gross density for this project is 12.72
dwelling units to the acre. However, it was determined with the preliminary plat approval that
when combined with the entire development(which includes 318 single family lots)the overall
gross density is approximately 4.59 dwelling units to the acre which is consistent with the MDR
land use designation.
B. Comprehensive Plan Policies (https:llwww.meridiancity.or /�compplan):
• Encourage diverse housing options suitable for various income levels,household sizes, and
lifestyle preferences. (2.01.01)
This project proposes 7 fourplex units with 28 units total. This increases the diversity in
housing and meets the needs,preferences, and financial capabilities of Meridian's present
and future residents.
Page 5
Encourage a variety of housing types that meet the needs,preferences, and financial
capabilities of Meridian's present and future residents. (2.01.02D)
As mentioned above, allowing 7 fourplexes would contribute to a diversity in housing.
• Locate higher density housing near corridors with existing or planned transit,Downtown, and
in proximity to employment centers. (2.01.01H)
The proposed development will provide housing opportunities in close proximity to an
existing Walmart, Costco and an employment area at the southeast corner of Chinden
Boulevard and Linder Road. Future employment uses are planned a mile east of the proposed
subdivision along the west side off. Ten Mile Road.
• Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities. (3.03.03F)
City services were required to be extended to the properties upon development in accord with
UDC 11- 3A-21. Infrastructure was constructed with phases 1, 2, and 3. No additional
infrastructure is required with this proposal.
• 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.
This proposal was referred to fire and police services as well as WASD. There were no
additional comments beyond what were listed with the preliminary plat and final plat.
• "Require open space areas within all residential development."(6.01.01A)
For multifamily units, UDC 11-4-3-27C requires common open space based on the square
footage of the units. In addition, the development agreement approved with the annexation
required 15%total open space, and 15.3%was provided with the total development. The
landscape plan submitted with this application for this multifamily area is consistent with the
conceptual one approved with the annexation and preliminary plat.
C. Existing Structures/Site Improvements:
The subject property is presently vacant,but the sidewalks serving the fourplexes have been
constructed, and the unpaved configuration of the drive aisles and parking lot have already been
established with paving to be completed as part of this project.
D. Proposed Use Analysis:
This proposal is for 7 fourplexes,totaling 28 dwelling units. A fourplex(four units in one
building on one lot)is considered multifamily which requires procurement of a conditional use
permit in the R-15 zone.
E. Specific Use Standards(UDC 11-4-3):
Specific use standards for this multifamily project include a minimum setback of 10 feet, 80 sq.
ft. of private, common open space and site amenities per unit, and requirements for a management
office, central mailbox and maintenance storage for developments of more than 20 units.
The site plan and landscape plan indicate the minimum 10' setback is met along all perimeter
property lines. The submitted floorplans indicate patios and decks on the units that are slightly
less than the requirement. The applicant will need to submit floor plans at the time of CZC that
demonstrate this requirement is met.
Page 6
The applicant has noted the central mailbox already exists, although it is not indicated on the
plans. The applicant has not provided any information regarding the management office and
maintenance storage other than this will be built with the additional 44 units of multifamily that
may be part of Jump Creek No. 7 and requires a separate CUP approval. The Planning
Commission should determine whether this is acceptable request given Phase 7 has not been
approved through conditional use yet,or whether one of the 28 units proposed with this
particular phase(Phase 4)should be temporarily reserved for this purpose until Phase 7 is
constructed.
Requirements for common open space and amenities are discussed below.
F. Dimensional Standards(UDC 11-2):
The fourplexes meet the minimum dimensional requirements for the R-15 zone district. This
includes a minimum lot size of 2,000 sq. ft.,minimum setback of 25' from a collector road,rear
setback of 12'and side setback of 3' (although the specific use standards for multifamily requires
a minimum 10',which the fourplexes also meet.)The existing landscape buffer along N. Black
Cat Rd meets the minimum width of 25',and the buildings are approximately 28' in height,well
within the maximum building height of 40'.
G. Access(UDC 11-3A-3, 11-3H-4):
All access was previously approved with the Jump Creek preliminary plat. Primary access for this
project will occur from N. Elmstone Ave. which connects to N. Black Cat Rd via W. Gondola Rd.
There is additional access through numerous roads in the Jump Creek Subdivision which
eventually terminate at N. Rustic Oak providing access to W. McMillian Rd.
H. Parking(UDC 11-3C):
UDC 11-3C-A requires 2 parking spaces per 2-3-bedroom units,with at least one in a covered
carport or garage. With 28 units of 2-3 bedrooms,this amounts to 56 parking spaces, at least 28
of them covered.
The site indicates 65 parking spaces that are 18 feet in length with wheel stops and a one-foot
overhang onto a 6-foot sidewalk. The site plan shows 30 of these parking spaces to be covered,
and conceptual elevations have been submitted of the carports. However,the conceptual
elevations do not indicate architecture and materials other than prefinished metal. At the time of
Certificate of Zoning compliance,the applicant shall submit color elevations that reflect that the
architecture of the covered carports utilizing similar materials and architecture as that of the
fourplexes as well as meet all requirements of the Architectural Standards Manual(ASM).
I. Pathways( UDC 11-3A-8):
There is an existing 5' wide detached sidewalk along N. Black Cat Rd, at the eastern perimeter of
the subject property. As required per UDC 11-3A-19,the development includes a 5' wide
pedestrian connection to this sidewalk.
J. Sidewalks(UDC 11-3A-17):
The landscape plan depicts 6' wide sidewalks along both sides of the access road and parking
lots.
K. Landscaping(UDC 11-3B):
UDC 11-3B-8 requires a five-foot minimum landscape buffer adjacent to parking, loading, or
other paved vehicular use areas,with no grouping of parking spaces to exceed 12 in a row
without a parking island. The parking aisles and lot appears to meet all requirements,including
Page 7
minimum amount of landscape plantings. The foundations of all fourplexes are landscaped with
at least 3' of landscaping along their foundations as required by the Specific Use Standards listed
in 11-4-3-27.
L. Qualified Open Space(UDC 11-4-3-27):
The specific use standards for multifamily in UDC 11-4-3-27-C require two hundred fifty(250)
square feet of common open space 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. 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(20)feet. The building plans submitted with this application indicate
unit sizes of approximately 1,000 sq. ft. per unit. Based on this unit size,this requires 7,000 sq. ft.
Staff believes the landscape plan as submitted reflects this project far surpasses the requirements,
but staff will require an open space exhibit indicating the exact amount of qualifying common
open space with the Certificate of Zoning Compliance (CZC).
M. Qualified Site Amenities(UDC I1-3G):
Two amenities are required with this development. During the approval process for the entire
Jump Creek Subdivision(which included both multifamily portions), approved amenities
included three tot lots, an integrated pathway system, extension of the Meridian Pathway system
and 5%additional open space. All amenities have already been constructed except for one tot lot
and several trail connections to be built with Phases 5-7. However,it was not indicated in the
associated development agreement whether the residents of the multifamily properties were
entitled to use the same amenities as the rest of the Jump Creek subdivision.As a condition of
approval, staff recommends that two qualifying amenities be provided on the subject property.
N. Fencing(UDC 11-3A-6, I1-3A-7):
The landscape plan indicates there is existing fencing along the northern perimeter that is
proposed to be retained.No other fencing is shown with this development. Any fencing should
comply with UDC 11-3A-7.
O. Utilities(UDC 11-3A-21):
All utilities have already been reviewed and approved with the Jump Creek preliminary and final
plats. Street lighting is required to be installed in accord with the City's adopted standards,
specifications and ordinances. See Section VIII.B below for Public Works comments/conditions.
P. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The applicant submitted building elevations as well as building plans. The colored elevations
indicate pitched roofs and entry features,horizontal and board&batten siding, and rock accents.
Elevations of the multifamily units were included as part of the annexation development
agreement, and the elevations submitted with this conditional use generally comply with the
approved elevations.
Final design is required to comply with the design standards listed in the Architectural Standards
Manual. The building elevations submitted with the Certificate of Zoning Compliance and Design
Review applications should be consistent with those standards and the elevations attached as
Exhibit F and G below.
Page 8
VI. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions in
Section VIII per the Findings in Section IX.
Page 9
VII. EXHIBITS V
p
A. Final Plat for Phase 4(date: 10/14/2020) "
MAL PMT
UNPLATTED CF BEGINNINGS
--- --�------ __—SM'21'48•E 41US Neczl'+s3r
BLOCK }G a
54k67 SWZ 44r I m
tbryG RJIRBS OR.
i
2&7
9' i. BLOCK rs �Ta
12 11 +
JIIYP CREQS _ 1� 1{4 OF&F 9205-079240
SueaYMON ND. 3r,L 1 _ ----- ------ s+sw�9
1 � — — 2kv— 29 27
77.71'
5
5645'2S"Yf W, L�OFbOIA DR. W S+513d9.42,
` -.uMP CREEK - -- - - f
� , Stif3oiv151d {
B. Conceptual Site Plan Approved with Development Agreement(date: 11/25/2015)
E
# k • +
4 1APFUMIMN
f " ,i" ,,f i1kIL#la'�Y11rY whF�lh
A y A �¢
iA.
1 - ' CMWK el -
W.�e1��' TA
Page 10
C. Site Plan(date: 1/31/2020)
LLl 1 J
LOT 4 ; �J Ini
J I _KEG.5at
� r,
h I I i
WI BLG.0"4 9.
I I i o ®
a.. - z l r
13
OT
ou
TYPI
�� ��b'Fti">�A� I 'i,►,�1�—� _ __SLIWk�N L._ _ __, iLi-�'�P_ _ _ _ .� L,�Tj iW+s.T s' _ _ __ _+
I1 I !
I j 1� '� � '-- r ' �� y � — ■ I I
rddll
YS!lNB
lW is i OF AT TY4 LWF L'T'i
s-AW Luc fdl
1�1V DA [dYL �✓
1w"WnI,
ti
ti
I
Page I1
D. Landscape Plan(dutcl/3l/2020)
E. Floor Plans (date: 12/14/2020) Lu
_ - - f
L i i i
c-'.. _ �L S_2.. Ste•.
w �
l9 'a p
BUILDING TYPE 2-1 BUILDING TYPE 2-1
FIRST FLOOR PUN SECOND FLOOR PULN
F. Carport Elevations(date: 12/14/2020)
�— --- ---� m -----� ---
12aAY CARPORT PUN 23-BAY CARPORT PLAN -�_ 34-HAT CARPORT PUN r,,.. 3-my CARPORT PUN. .
5:_BAY CARPORT ELEVATION 63_DAYCARPORTELEMIGN 74-BAY CARPORT ELEVATION OWBAY CARPORT ELEVATION
V , f v
_ _____ ______ KEYNOTES
rm- 3 rffi
E.M
--
- GENERAL NOTES L
3-BAY CARPORT PLAN 10 B-BAY CARPORT PLANTTP.CARPORT END ELEVATION TYPICAL CARPORT SECTION
113-BAYS CARPORT E LEVATMM 129-BAY CARPORT I'iEVATEON
Page 13
G. Building 1 1.
— I��I� � � II■II —
Page 14
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
1. The applicant is to meet all terms of the approved annexation(AZ-14-011),preliminary plat(PP-
12-018, final plat H-2018-0113)and development agreement(Instrument#2014-105206) for this
development.
2. 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.
3. The site plan and landscape plan submitted with the Certificate of Zoning Compliance application
shall be revised to depict a management office,maintenance storage area and a directory map of
the development at an entrance or convenient location for those entering the development as set
forth in UDC 11-4-3-27B.7:
a. If a management office and maintenance storage area is not part of this development,the
applicant shall convert one of the units in the second phase of the multi-family
development currently being platted with Jump Creek No. 7 for such use including the
maintenance building OR construct a standalone property management office and
associated maintenance building in accord with UDC 11-4-3-27.
b. The site plan/landscape plan shall indicate the location of the central mailbox.
4. At the time of Certificate of Zoning Compliance (CZC),the Developer/Owner shall submit a
common open space exhibit that meets the requirements of UDC 11-4-3-27-C.
5. Two on-site amenities shall be provided which meet the requirements of UDC 11-4-3-27-D.
6. The Applicant shall comply with all bulk,use, and development standards of the applicable
district listed in UDC Chapter 2 District regulations.
7. At the time of Certificate of Zoning Compliance (CZC),the Developer/Owner shall submit
floorplans which comply with the private open space requirements of 11-4-3-27B.
8. All multi-family developments shall record legally binding documents that state the maintenance
and ownership responsibilities for the management of the development, including,but not limited
to, structures,parking, common areas, and other development features as set forth in UDC 11-4-
3-27F. A recorded copy of said documents shall be submitted to the Planning Division prior
to issuance of the first Certificate of Occupancy for the development.
9. All structures on the site shall be designed to comply with the design standards listed in the
Architectural Standards Manual. All carports shall complement the design of the fourplexes.A
Certificate of Zoning Compliance and Design Review application(s)is required to be submitted
to the Planning Division and approved prior to submittal of building permit applications.
B. Public Works
C. ACHD
https:llweblink.meridiancioy.org/WebLink/Doc View.aspx?id=225820&dbid=0&repo=M
eridianCity
Page 15
D. Meridian Police Department
https://weblink.meridianciU.org/WebLink/Doc View.aspx?id=226107&dbid=0&repo=Me
ridianCity
IX. FINDINGS
Conditional Use Permit(UDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit request upon the
following:
1. 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
dimensional and development regulations of the R-15 district. The number and type of buildings
and general site configuration was tentatively approved with the Jump Creek Subdivision
preliminary plat and annexation.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
Staff finds that the proposed multi-family development is consistent with the overall density
recommendations of the FLUM in the Comprehensive Plan and is allowed as a conditional use in
the R-15 zoning district per UDC Table 11-2A-2.
3. 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 the proposed design of the development, construction, operation and maintenance
should be compatible with the mix of other uses planned for this area and with the intended
character of the area and that such uses will not adversely change the character of the area.
4. 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. The Commission should weigh any public
testimony provided to determine if the development will adversely affect other properties in the
vicinity.
5. 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 essential public services are available to this property and that the use will be
adequately served by these facilities.
Page 16