Z - Signed Findings Item 4. F58
CITY OF MERIDIAN V IDIAN;---
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND ! DAHO
DECISION& ORDER
In the Matter of the Request for a Modification to the Conditional Use Permit to Revise the Site
Layout for the Northeast 11.22-Acre Portion of the Development to Include a Consolidation of
Common Open Space into more Usable Areas,the Addition of a Clubhouse and Other Amenities,
and a Change to the Mix of Unit Types within the Development for Pine 43 Apartments,by Pivot
North Design.
Case No(s).MCU-2021-0002
For the Planning&Zoning Commission Hearing Date of: April 15,2021 (Findings on May 6, 2021)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of April 15,2021, incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of April 15, 2021, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of April 15,2021,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of April 15,2021,incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code(I.C. §67-6503).
2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision,which shall be
signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).PINE 43 APARTMENTS—MCU-2021-0002
Page 1
Item 4. 59
upon the applicant,the Planning Department,the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of April 15,2021, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § 11-
5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's request for conditional use permit modification is hereby approved in accord with
the conditions of approval in the staff report for the hearing date of April 15, 2021, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two(2)Year Conditional Use Permit Duration
Please take notice that the conditional use permit,when granted, shall be valid for a maximum
period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-6F.1.
During this time,the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting,the final plat must be
signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the
use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as
determined and approved by the Commission may be granted. With all extensions,the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight(28)days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67,Idaho Code.
F. Attached: Staff report for the hearing date of April 15,2021
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).PINE 43 APARTMENTS—MCU-2021-0002
Page 2
Item 4. 60
By action of the Planning&Zoning Commission at its regular meeting held on the 6th day of
May ,2021.
COMMISSIONER RHONDA MCCARVEL, CHAIRMAN VOTED
COMMISSIONER ANDREW SEAL,VICE CHAIRMAN VOTED
COMMISSIONER LISA HOLLAND VOTED
COMMISSIONER STEVEN YEARSLEY VOTED
COMMISSIONER WILLIAM CASSINELLI VOTED
COMMISSIONER NICK GROVE VOTED
COMMISSIONER MARIA LORCHER VOTED
Rhonda McCarvel, Chairman
Attest:
Chris Johnson, City Clerk
Copy served upon the Applicant, the Planning and Development Services divisions of the Community
Development Department,the Public Works Department and the City Attorney.
By: Dated: 5-6-2021
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S).PINE 43 APARTMENTS—MCU-2021-0002
Page 3
Item 4. ■
EXHIBIT A
C�
E IDIAN�--
STAFF REPORT f D A H 0
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 4/15/2021 Legend 0
DATE: +
Proleot Lflcfltor
TO: Planning&Zoning Commission
FROM: Sonya Allen,Associate Planner --
208-884-5533
SUBJECT: MCU-2021-0002 i
Pine 43 Apartments—MCU
I
LOCATION: 2255 E. Fairview Ave., in the NW 1/4 of
Section 8,T.3N.,R.IE.
I. PROJECT DESCRIPTION
Modification to the previously approved Conditional Use Permit(H-2018-0001)to revise the site
layout for the northeast 11.22-acre portion of the development to include a consolidation of common
open space into more usable areas,the addition of a clubhouse and other amenities, and a change to
the mix of unit types within the development.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 11.22(site);26.17 acres(overall)
Future Land Use Designation Mixed Use Community(MU-C)
Existing Land Use Multi-family development in the development process
(apartments)
Proposed Land Use(s) Multi-family residential
Current Zoning R-40 High-Density Residential
Physical Features(waterways, The Jackson Drain runs along the southern boundary and
hazards,flood plain,hillside) the Settler's Canal bisects this site
Neighborhood meeting date;#of 2/8/21; 1 attendee
attendees:
History(previous approvals) H-2017-0058(Pine 43 DA Inst. #2018-000751);H-2018-
0001 (Pine 43 Apartments—CUP);A-2018-0054(Property
Boundary Adjustment);A-2020-0143 (CZC,DES for 1 St
phase);FP-2021-0006
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Item 4. F63
EXHIBIT A
C. Representative:
Patrick Boel, Roundhouse— 1109 W. Main St., Ste. 390,Boise, ID 83702
IV. NOTICING
Planning&Zoning
Posting Date
Newspaper Notification 3/26/2021
Radius notification mailed to 3/24/2021
properties within 300 feet
Site Posting Date 4/1/2021
Next Door posting 3/24/2021
V. STAFF ANALYSIS
The existing Conditional Use Permit(H-2018-0001)approved for the overall site is for a 480-unit
multi-family development on 27.48-acres of land in the R-40 zoning district. This application
proposes to update the site layout on the northeast 11.22-acres to include a consolidation of common
open space into more usable areas,the addition of a 1-story 7,047 square foot(s.£)clubhouse and
other amenities, and a change to the mix of unit types within the development.No changes are
proposed to the number of residential units or structures.
Unit Types: The approved plan was for 240-units in ten(10) structures consisting of(60) 1-bedroom
units, (120)2-bedroom units and(60) 3-bedroom units. The proposed plan is also for 240-units
consisting of(80) 1-bedroom units, (110)2-bedroom units and(50) 3-bedroom units,which provides
a better mix of unit types available for rent.
Common Open Space: The approved plan required 66,800 square feet(s.f.) of common open space
and proposed 87,224 s.f. The proposed plan requires 65,000 s.f. based on 190-units containing
between 500-1,200 s.f. of living area and 50-units in excess of 1,200 s.f. and proposes 118,363 s.£,in
excess of UDC standards. The proposed change results in an increase in common open space of
31,139 s.f. (or 0.71-acre)and consolidated common areas for better use.
Amenities: Site amenities approved for this phase consisted of a fitness building and/or sports
court/play equipment and plaza, and community grill areas with park style charcoal grills with an
optional shade structure or cover dispersed throughout the development. Proposed amenities consist
of a clubhouse, swimming pool with recreation deck and two (2) spas, BBQ deck, covered outdoor
seating and beach volleyball court in the common area along Webb Way; and a dog run&dog wash,
playground structure and community garden on the eastern portion of the development. Details of the
proposed amenities should be submitted with the Certificate of Zoning Compliance application.
The proposed changes result in more and a higher quality of amenities for the development.
Off-Street Vehicle&Bicycle Parking: The approved plan required 450 vehicle spaces (210
covered)and provided 462 spaces (245 in covered carports and garages)for the residential units. The
proposed plan requires 440 vehicle spaces(200 covered) for the residential units and 14 spaces for the
clubhouse for a total of 454 spaces; and provides 462 spaces(248 in covered carports)in excess of
UDC standards.
Garages were originally proposed along the east boundary of the site which provided a buffer
between the residential structures and the adjacent industrial uses to the east but have now
Page 3
Item 4. F64
EXHIBIT A
been changed to carports. This change should ultimately provide more needed parking for the
development since some garages are typically used for storage and not parking; however, it will
not provide a needed buffer between the different uses.The interface between the proposed
residential uses and existing industrial uses was a topic of discussion and concern at the public
hearing for the original conditional use permit. Therefore, Staff recommends a 6-foot tall closed
vision/solid fence is installed along the east boundary with a fairly dense landscape buffer,as
proposed.
The approved plan required and proposed 20 bicycle parking spaces. The proposed plan requires 19
and provides 20 spaces in excess of UDC standards. Bicycle parking is required to comply with the
standards listed in UDC 11-3C-5C.
Specific Use Standards: The proposed multi-family development is subject to the specific use
standards listed in UDC 11-4-3-27,Multi-Family Development. Plans submitted with the Certificate
of Zoning Compliance application should demonstrate compliance with these standards and those in
the development agreement rL-2017-0058(Pine 43 DA Inst. #2018-000751)].
Landscaping: Landscaping proposed for the site is depicted on the landscape plan in Section VII.D.
Street buffers and parkways are required to be landscaped in accord with the standards listed in UDC
11-3B-7C. Internal common open space areas are required to be landscaped in accord with the
standards listed in UDC 11-3G-3E. Parking lot and perimeter landscaping is required per the
standards listed in UDC 11-3B-8C. Landscaping is required along all pathways in accord with the
standards listed in UDC 11-3B-12C.
Fairly dense landscaping(approximately 1 tree per 25-linear feet)is proposed in the perimeter buffer
along the eastern boundary of the site adjacent to parking and industrial uses to the east. Staff
recommends a mix of evergreen and deciduous trees,shrubs,lawn or other vegetative
groundcover is provided in the buffer accord with the standards listed in UDC 11-3B-9C.1.
Mitigation is required for any existing trees removed from the site per the standards listed in UDC 11-
3B-IOCS; the landscape plan in Section VII.D depicts the existing trees proposed for removal. Prior
to removal of any trees from the site,coordinate with Matt Perkins,City Arborist,to determine
mitigation requirements(208-371-1755). Calculations should be included on the plan
demonstrating compliance with UDC mitigation standards.
Pathways: A 10-foot wide multi-use pathway is proposed within the street buffer along N. Webb
Way ang along the north side of the Jackson Drain, in accord with the Pathways Master Plan. 5. A
public pedestrian easement is required to be submitted for the multi-use pathway along N. Webb Way
prior to issuance of the first Certificate of Occupancy for the site. If the pathway is in the right-of-
way, it should be covered under a pedestrian easement with ACHD.
Pedestrian connections should be provided between buildings in the form of pathways
distinguished from vehicular driving surfaces through the use of pavers,colored or scored
concrete,or bricks in accord with the Development Agreement(provision#5.1.4b).
Pathway/sidewalk connections should also be provided to the main building entrances along N.
Webb Way from the multi-use pathway along N.Webb Way.
Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7. The Applicant
states there is existing fencing along the project's east boundary that consists of a combination of
chain-link and barbed wire;no fencing is proposed. Because the garages have been removed from
the plan that were previously proposed along the project's eastern boundary, Staff recommends
a 6-foot tall closed vision/solid fence is provided along the eastern boundary,with landscaping
as depicted on the landscape plan(approximately one tree per 25-linear feet and a mix of
evergreen& deciduous trees),as a buffer.
Page 4
Item 4. F65
EXHIBIT A
Stormwater: An adequate storm drainage system shall be required in all developments in accord
with the City's adopted standards, specifications and ordinances. Design and construction shall follow
Best Management Practice as adopted by the City. There are some above-ground retention areas
proposed along the eastern and southern boundaries of the site for stormwater management as
depicted on the landscape plan in Section VII.D.
Waterways/Ditches: There is an existing irrigation ditch(Settler's Canal)that runs east/west across
this site that is proposed to be relocated and piped in alignment with the new entry driveway via N.
Webb Way in accord with UDC 11-3A-6. Buildings and trees should not be located within the
easement/piped area.
Ownership&Maintenance: The first phase(i.e. Jasper Apartments) and proposed second phase of
development will have shared ownership and amenities for the overall development. The clubhouse
proposed in this phase is sized to accommodate users from both phases. A pedestrian bridge will link
the projects internally. Staff recommends both phases are under the same management company
for consistent maintenance of the overall development.
Building Elevations: Conceptual building elevations and perspective drawings were submitted for
the proposed 3-story multi-family structures and the single-story clubhouse as shown in Section
VII.F. Building materials for the residential structures consist of a mix of horizontal&vertical fiber
cement board/batten siding with gable roofs and asphalt shingles;three primary color schemes are
proposed for variety. Building materials for the clubhouse consist of vertical metal siding with
vertical wood cladding, glazing, dimensional wood slat accents, a gable roof and metal roofing.
Prefabricated steel siding is only allowed to be used as an accent material per the development
agreement(see definition on pg.E-5 of the Architectural Standards Manual and#R5.1E)—
revisions should be made to comply.Additionally,per the DA, exterior building walls should
demonstrate the appearance of high-quality materials of stone,brick,wood, or other native materials
(acceptable materials include tinted or textured masonry block,textured masonry block,textured
architectural coated concrete panels, or stucco or stucco-like synthetic materials—smooth faced
concrete block,tilt-up concrete panels, or prefabricated steel panels are prohibited except as accent
materials. The building design shall incorporate at least two(2) changes in one or a combination of
the following: color,texture and materials. Rooflines shall demonstrate two(2)or more of the
following: overhanging eaves, sloped roofs with two or more roof planes, flat roofs with varying
parapet heights, or cornices.
Administrative Design Review of the proposed structures is required.All structures shall
comply with the design standards listed in the Architectural Standards Manual. The elevations
submitted with this application are not approved and will likely require further modifications
to comply with design standards.Per the Architectural Standards Manual(ASM), architectural
elements should be provided to clearly distinguish between the ground level and upper stories(ASM
Goal#R3.IE);visually heavier and more massive elements or materials should be provided at the
base of buildings with lighter elements and materials above(#R3.1F); horizontal and vertical
elements should be integrated into facades to break up monotonous wall planes(#R3.20);25%or
more of the non-roof surface area of the clubhouse(i.e. accessory structure)must utilize a like
material of the primary structures(#R3.3B); locate focal points as key elements within the building
design to enhance architectural character(#R4.20); incorporate a trim color and an accent color or
unique material into the color scheme as integrated details of the building design(#R.5.2A); modulate
and articulate roof form of the clubhouse to create building profile interest and to reduce the
appearance of building mass and scale(#R3.4).
The elevations in the first phase of the multi-family development lying directly to the southwest of
this site(i.e. Jasper Apartments) are a different architectural style(flat roofs with parapets and more
of a modern style—see Section VILE) and color palette but the proposed structures incorporate
Page 5
Item 4. F66
EXHIBIT A
several orientations of fiber cement board siding which assist in unifying the structures. The
Applicant anticipates the existing structures will be re-painted in the future to coincide with the
proposed color scheme. While different architecturally, Staff feels the similar use of materials and
colors will offer variety within the development.
Wayfinding signage and clear addressing should be provided on buildings for emergency
responders; coordinate with Joe Bongiorno,Fire Dept. and Terri Ricks,Land Development.
The Applicant should coordinate with the Police Dept. on emergency access for the secured
buildings.
Certificate of Zoning Compliance/Design Review: A Certificate of Zoning Compliance and Design
Review application(s)is required to be submitted for the proposed use prior to submittal of building
permit applications to ensure consistency with the provisions in the development agreement,
conditions in Section VIII,UDC standards and design standards in the Architectural Standards
Manual.
VI. DECISION
A. Staff:
Staff finds the proposed changes result in more diversity in rental options, larger and more
consolidated/usable common open space areas and a higher quality and more site amenities.
Therefore, Staff recommends approval of the proposed conditional use permit modification with
the conditions included in Section VIII per the Findings in Section IX.
B. The Meridian Planning&Zoning Commission heard this item on April 15,2021.At the public
hearing.the Commission moved to approve the subject MCU request.
1. Summary of the Commission public hearing:
a. In favor: Gary Sorensen,Applicant's Representative
b. In opposition:None
c. Commenting: None
d. Written testimony: Brian Wenzel,Applicant's Representative
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by Commission:
a. In favor of the proposed change from garages to carports as it will provide more parking
for the development and the increase in common open space area and amenities.
4. Commission change(s)to Staff recommendation:
a. None
Page 6
Item 4. F67
EXHIBIT A
VII. EXHIBITS
A. Approved Site Plan(dated: 1/5/2018)
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Item 4. F68
EXHIBIT A
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Item 4. F78
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Page 20
Item 4. F81
EXHIBIT A
F. Proposed Conceptual Building Elevations&Perspective Drawings for Multi-Family&Clubhouse
Structures NOT APPROVED—SUBJECT TO DESIGN REVIEW APPROVAL
VERT.FIRER DEMENTRDARDIRATTEN SIDING
2 TEMRES FOR NTEREST
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TYP.BUILDING(BUILDING 3)ELEVATIONS 04.06 21
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Page 21
Item 4. F82]
EXHIBIT A
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VIEW 1 AERIAL LOOKING EAST FROM WEBS WAY
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PERSPECTIVE VIEWS o-a.os.zari
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Page 22
Item 4. F83
EXHIBIT A
ri
VkY11,LO0pNO EAST TO VEHICUURENTRY FROM WEBS WAY09
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PERSPECTIVE VIEWS
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Page 23
Item 4. F84
EXHIBIT A
Potential Color Schemes:
NOTE.COLOR SCHEME SHOWS ARTISTS INTERPRETATION OF POTENTIAL COLOR
PALATTE.POTENTIAL RECOLORING OF PHASE 1 WILL BE REVIEWED WITH CITY
■ ■ ■ ■ i 11
PINE 43 PHASE 4 COLOR 1 PINE 43 PHASE 4 COLOR 2
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i
PINE 43 PHASE 1 EXISTING BUILDING
PINE 43 PHASE 1-EXISTING BUILDING 1
El
i
PINE 43 PHASE 1-BUILDING 2 E
- I
POTENTIAL RE-COLOR INOOF PHASE 1(JASPER APARTMENYS) PINE 43 PHASE I-BUILDING 1
TO MORE-CLOSELY ALIGN Wild PROPOSED PHASE 4 PROJECT
USE SIMILAR COLORS IN DISTINCT WAYS FOR COHESIVE ALIGNMENT 04
ELEVATION CONCEPT-PHASE 1 FIELD OCLOR OF PHASE 4 BECOMES ACCFJR DF PHASE I,VICE VERSA
61.Q92Q21
Pine 43 Multifamily Pine Subdivision,Meridian,ID PINE 43 PHASE I COLOR STUDY RIVOT NORTH
'Na JOB#20-052 arch itectu ne
Page 24
Item 4. F85]
EXHIBIT A
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. All future development shall comply with the provisions in the existing Development
Agreement(Inst. #2018-000751),preliminary plat(H-2017-0058), final plat(FP-2021-0006)
and the site/landscape plan, including amenities, submitted with this application and with the
associated conditions of approval contained herein.
2. The site/landscape plan submitted with the Certificate of Zoning Compliance application
shall include the following:
a. Demonstrate compliance with the specific use standards listed in UDC 11-4-3-27 Multi-
Family Development, as follows:
(1) All on-site service areas, outdoor storage areas,waste storage, disposal facilities, and
transformer and utility vaults shall be depicted on the plan and be located in areas not
visible from a public street,or shall be fully screened from view from a public street
as set forth in UDC 11-4-3-27B.2.
(2) Depict the location of the property management office,maintenance storage area, a
central mailbox location(including provisions for parcel mail)that provide safe
pedestrian and/or vehicle access, and a directory and map of the development at an
entrance or convenient location for those entering the development.
(3) Depict landscaping along the foundations of all street facing elevations as set forth in
UDC 11-4-3-27E.2, as follows: the landscaped area shall be at least 3-feet wide and
have an evergreen shrub with a minimum mature height of 24 inches for every 3
linear feet of foundation. The remainder of the area shall be landscaped with ground
cover plants.
b. Depict landscaping along the multi-use pathways along N. Webb Way and the Jackson
Drain in accord with the standards listed in UDC 11-3B-12C.
c. Depict pedestrian connections between buildings in the form of pathways distinguished
from vehicular driving surfaces through the use of pavers,colored or scored concrete,or
bricks in accord with the Development Agreement(provision#5.1.4b).
d. Depict pathway/sidewalk connections to the main building entrances along N. Webb Way
from the multi-use pathway along N. Webb Way.
e. Include mitigation information for the existing trees being removed from the site in
accord with the standards listed in UDC 11-3B-I005. Coordinate with Matt Perkins,
City Arborist,to determine mitigation requirements (208-371-1755).
£ Depict the boundary of the minimum 20-foot wide street buffer(future common lot)
along N. Webb Way,measured from back of curb,to ensure compliance with building
setback requirements.
g. Include a calculations table that demonstrates compliance with the landscape standards
listed in UDC 11-3B-7C(street buffer/parkway), 11-3B-8C(parking lot), 11-3B-12C
(pathway), and 11-3G-3E(common open space).
h. Parkways planted with Class II trees shall be a minimum of 8-feet wide(Class II trees are
preferred) as set forth in UDC 11-3A-17E. If less than 8-feet wide,root barriers shall be
constructed.
i. Depict all stormwater retention areas on the plan.
Page 25
Item 4. F86
EXHIBIT A
j. Depict 6-foot tall closed vision/solid fencing along the project's eastern boundary.
k. Include details for the playground equipment,BBQ's,covered seating area(s),
community garden and dog wash facilities.
1. Depict landscaping within the perimeter buffer along the eastern boundary of the site as
proposed(i.e. a minimum density of one tree per 25-linear feet).A mix of evergreen and
deciduous trees, shrubs,lawn or other vegetative groundcover shall be provided in accord
with the standards listed in UDC 11-3B-9C.
3. Submit floor plans for the units with the Certificate of Zoning Compliance application that
demonstrate compliance with the private usable open space requirements in UDC 11-4-3-
27B.3 (a minimum of 80 square feet is required for each unit).
4. The Settler's Canal shall be piped as proposed in accord with UDC 11-3A-613.
5. Submit a public pedestrian easement to the Planning Division in accord with Park's
Department requirements for the multi-use pathway along N. Webb Way prior to issuance of
the first Certificate of Occupancy for the site.If the pathway is in the right-of-way, it should
be covered under a pedestrian easement with ACHD.
6. 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 as set forth in
UDC 11-4-3-27F; submit a copy of this recorded document to the Planning Division with the
first Certificate of Zoning Compliance application.
7. Compliance with the qualified open space and site amenity standards listed in UDC 11-3G-3
and 11-4-3-27 is required. Plans submitted with the Certificate of Zoning Compliance
application shall demonstrate compliance with these standards and be consistent with those
proposed with this application.
8. Phases I and 11 shall be managed by the same company to ensure consistent maintenance of
the overall site.
9. Wayfinding signage and clear addressing shall be provided on buildings for emergency
responders. Coordinate with Joe Bongiorno, Fire Dept. and Terri Ricks,Land Development.
10. Coordinate with the Police Dept. on emergency access to the secured buildings.
11. The subject property shall be subdivided prior to submittal of any building permit applications
for structures on this site.
12. All future structures shall comply with the design standards in the Architectural Standards
Manual and in the Development Agreement. Exterior building walls should demonstrate the
appearance of high-quality materials of stone, brick, wood, or other native materials
(acceptable materials include tinted or textured masonry block, textured masonry block,
textured architectural coated concrete panels, or stucco or stucco-like synthetic materials —
smooth faced concrete block, tilt-up concrete panels, or pre-fabricated steel panels are
prohibited except as accent materials as set forth in the Development Agreement (provision
#5.1.4h). See notes in Section V under Building Elevations.
13. A Certificate of Zoning Compliance(CZC)application shall be submitted and approved for the
proposed use prior to submittal of a building permit application. An Administrative Design
Review application shall be submitted concurrently with the CZC application.
Page 26
Item 4. F87
EXHIBIT A
B. PUBLIC WORKS SITE SPECIFIC CONDITIONS
1. A manhole will be required at the 90-degree sewer bend in sewer located East of Building 7.
2. Sewer services are private and should not be within utility easements,remove the easement
around the sewer service located North of Building 7.
3. Upsize the water line South of Building 7 to an 8" main and connect the Clubhouse water
meter and fire line from that main extension.
4. Provide a water utility easement near the Southeast corner of Building 1 to the East property
line for a future water connection to the East.
C. ADA COUNTY HIGHWAY DISTRICT(ACHD)
hgps://weblink.meridianciU.org/WebLink/DocView.aspx?id=223662&dbid=0&repo=MeridianC
Lty
D. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=224331&dbid=0&repo=Meridian C
hty
E. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=224004&dbid=0&repo=MeridianC
Lty
IX. FINDINGS
Conditional Use(UDC 11-5B-6)
Findings: 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.
The Commission finds the site is large enough to accommodate the proposed development and
meet all dimensional and development regulations of the R-40 zoning district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord
with the requirements of this title.
The Commission finds the proposed use will be harmonious with the Comprehensive Plan and is
consistent with applicable UDC standards with the conditions noted in Section VIII of this report.
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.
The Commission finds the design, construction, operation and maintenance of the proposed use
should be compatible with other uses in the general neighborhood, with the existing and intended
character of the vicinity and will not adversely change the essential 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.
The Commission finds the proposed use will not adversely affect other properties in the vicinity if
it complies with the conditions in Section VIII of this report.
Page 27
Item 4. F88
EXHIBIT A
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.
The Commission finds the proposed use will be served by essential public facilities and services
as required.
6. 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.
The Commission finds the proposed use will not create additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
7. That the proposed use will not involve activities or processes,materials, equipment and
conditions of operation that will be detrimental to any persons,property or the general welfare by
reason of excessive production of traffic,noise, smoke, fumes, glare or odors.
The Commission finds the proposed use will not be detrimental to any persons,property or the
general welfare by the reasons noted above.
8. 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)
The Commission finds the proposed use will not result in the destruction, loss or damage of any
such features.
9. Additional findings for the alteration or extension of a nonconforming use:
a. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
b. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
Page 28