PZ - Staff Report for Commission Hearing 1-6
Charlene Way
From:Joseph Dodson
Sent:Thursday, December 30, 2021 11:14 AM
To:Erin Anderson; Adrienne Weatherly; Bill Nary; Charlene Way; Chris Johnson; Kurt
Starman; Ted Baird
Cc:Bill Parsons
Subject:Staff Report - 1160 W. Ustick Annexation
Attachments:1160 W. Ustick AZ - (H-2021-0092) Staff Report.pdf
Attached is the staff report for the proposed Annexation and Zoning for 1160 W. Ustick AZ, H-2021-0092.
This item is scheduled to be on the Commission agenda on January 6, 2022. The public hearing will be held
at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Erin - Please submit any written response you may have to the staff report to the City Clerk’s office
(cityclerk@meridiancity.org) and myself (e-mail) as soon as possible. Also, please submit any presentation
for the public hearing to the City Clerk’s office no later than noon (12:00pm) the day of the hearing.
Joseph Dodson | Current Associate Planner
City of Meridian | Community Development
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.884.5533 |
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
1
STAFF REPORT C�I
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COMMUNITY DEVELOPMENT DEPARTMENT r A M O
HEARING 1/6/2022 Legend H IM INE
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FROM: Joe Dodson Associate Planner00
208-884-5533
SUBJECT: H-2021-0092
CALAMOU
1160 W.Ustick Annexation ['
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LOCATION: The site is located at 1160 W. Ustick ® �- ®
Road,on the north side of Ustick
between N. Linder Road and N. Venable ,
Avenue, in the SE 1/4 of the SW 1/4 of RF
FM
Section 36,Township 4N,Range 1 W.
I. PROJECT DESCRIPTION
Annexation and Zoning of 4.54 acres of land with a request for the R-15 zoning district for the future
purpose of constructing an affordable housing,multi-family residential project,by The Housing
Company.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage AZ—4.54 acres;Project Site—3.81 acres
Future Land Use Designation Mixed-Use Community(MU-C)and Medium Density
Residential MDR
Existing Land Uses Vacant
Proposed Land Use(s) Multi-family Residential,rent restricted
Lots #and type;bldg./common) One 1)building lot known at this time.
Phasing Plan(#ofphases) Proposed as one phase.
Physical Features(waterways, Lemp Canal runs along north boundary and is piped.
hazards,flood plain,hillside
Neighborhood meeting date;#of October 26,2021 —number of attendees unknown by Staff.
attendees:
History(previous approvals) N/A
Page 1
B. Community Metrics
Description Details Page
Ada County Highway
District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action
es/no
Access Access is proposed to W.Ustick Road(arterial)via construction of a new local
(Arterial/Collectors/State street connection at the very southeast corner of the site in alignment with N.
Hwy/Local)(Existing and Blairmore Way on the south side of W.Ustick Road.
Proposed)
Stub Applicant is proposing to extend a new local street from Ustick to the north
Street/Interconnectivity/Cross property boundary(length is approximately 100 feet).No other stub streets or are
Access proposed.
Existing Road Network Ustick Road is an existing 5-lane arterial street—4 lanes of travel plus a center
turn lane.
Existing Arterial Sidewalks/ Ustick Road is constructed with curb,gutter,and 5-foot detached sidewalk.
Buffers
Proposed Road ACHD staff report notes that no road improvements are required as Ustick Road is
Improvements currently built to its ultimate configuration adjacent to the site.
Fire Service
• Distance to Fire 1.8 miles to Fire Station#2; 1.9 miles to Fire Station#3.
Station
• Fire Response Time Project lies within 5-minute response time goal.
Police Service
• Concerns None/no comments
Wastewater
• Impacts/Concerns • Provide to-and-through to 3335 N Cooper Ln in a way that meets city
requirements.
• Ensure no permanent structures(trees,bushes,buildings,carports,trash
receptacle walls,fences,infiltration trenches,light poles,etc.)are built within
the utility easement.
• Ensure no sewer services cross infiltration trenches
Water
• Project Consistent Yes
with Water Master
Plan
• Impacts/Concerns • There are no changes to the water infrastructure shown in this record.A utility
plan will need to be reviewed and approved by PW.
• There is an existing water stub off of W Ustick Rd that will either need to be
used or abandoned.
Page 2
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IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 12/21/2021
Radius notification mailed to
properties within 500 feet 12/15/2021
Site Posting 12/21/2021
Nextdoor posting 12/16/2021
V. STAFF ANALYSIS
A. Future Land Use Map Designation(ht(ps://www.meridiancity.org/compplan)
The subject project site includes two future land use designations: Mixed-use Community is
shown on a majority of the site with Medium Density Residential being shown on the west
quarter of the site.
Mixed Use Community(MU-C)—The purpose of this designation is to allocate areas where
community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent
is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip
commercial type buildings.Non-residential buildings in these areas have a tendency to be larger
than in Mixed Use Neighborhood(MU-N) areas,but not as large as in Mixed Use Regional(MU-
R) areas. Goods and services in these areas tend to be of the variety that people will mainly travel
by car to,but also walk or bike to (up to three or four miles). Employment opportunities for those
living in and around the neighborhood are encouraged.
Medium Density Residential(MDR)—This designation allows for dwelling units at gross
densities of three to eight dwelling units per acre. Density bonuses may be considered with the
provision of additional public amenities such as a park, school, or land dedicated for public
services.
The subject site is approximately 3.8 acres in size and abuts W. Ustick Road along its entire
southern boundary. The property is widest at the west boundary and smallest at the east
boundary, approximately 390 feet versus 90 feet, respectively. There are no public streets
abutting the site except for approximately 11 feet of right-of-way at the very northwest corner of
the site for NW 11 th Avenue. The placement of this stub street is not in an ideal location as its
extension now relies on two different parcels to extend it or dedicate additional right-of-way.
Unfortunately, the placement of this stub street will likely dictate a majority or all of the public
road to be on the property to the west, 1250 W. Ustick Road, to connect to a stub street on its
west boundary from Tetherow Crossing Subdivision. In addition, at the northeast corner of the
site a relatively large residential lot exists (3335 N. Cooper Lane) that was annexed and zoned as
part of the adjacent Woodburn West Subdivision to the north but does not take access through
that subdivision. Instead, this property takes access via a private road easement through this
subject site to Ustick. Between this parcel and the Woodburn subdivision and running along the
entire northern boundary is a common lot owned by the Woodburn HOA which contains the
piped Lemp Canal. This common lot does not appear to be fenced off from the subject parcel but
the submitted concept plans do not contemplate this area either. Staff assumes this area will be
fenced off since there are two different property owners; Staff notes that if fencing is proposed in
the future, open vision fencing will be required for crime prevention purposes per the Unified
Development Code(UDC). Therefore, the property is a relatively odd-shaped parcel with its own
Page 4
set of challenges derived from previous planning decisions, its dimensions, and its general
location.
As briefly discussed, the majority of adjacent parcels are single-family residential with the
exception of the C-C property to the east that shares approximately 90 feet of property boundary.
This property, Settlers Square, recently received Development Agreement modification to include
multi family townhomes on the north half of their site.More importantly, that Applicant is
required to provide cross-access between their property and this one. In anticipation of this, the
submitted concept plan for this site should also depict an area of cross-access in reciprocation.
The proposed use for the subject site is multi family residential which is a conditional use in the
requested R-15 zoning district and is subject to specific use standards (UDC 11-4-3-27).
However, the Applicant is proposing this project with a couple notable differences to traditional
multi family residential seen elsewhere in the City of Meridian. First, the submitted concept plan
and conceptual elevations show 6 plexes and 8 plexes, no more than two-story in height, that are
accessed from one side of the building and look similar to a townhome instead of a garden style
apartment. Secondly, the Applicant proposes this multi family project to be affordable housing in
the form of deed restricted rents for the entire site. Stafffinds the specific use of affordable
housing, no matter the type, is greatly needed within the City and is essentially its own residential
use. Staff has worked with the City Attorney's office to propose adequate Development Agreement
(DA)provisions to ensure the proposed use of deed restricted housing units is maintained.
As noted above, the subject site contains two future land use designations, Mixed Use Community
(MU-C)and Medium Density Residential(MDR). Staff finds the proposed use to be in alignment
with the anticipated uses in both designations. Furthermore,future land use designations are not
always parcel specific when more than one exists on the same project area. In short, the City has
allowed Applicants to utilize one or both of the designations for their project site. However, in
order for the proposed 52 affordable multi family units to meet the gross density requirements,
the project must be analyzed against the MU-C designation which allows dwellings at a gross
density of 6-15 du/ac. Staff notes that a future Conditional Use Permit(CUP)will be required
and the number of units will be more thoroughly analyzed with that application. The subject MU-
C area is located around a mid-mile corridor and has minimal commercial uses currently
developed. Previous applications in the area have allowed a reduction in commercial areas due
to the viability of commercial being lower in these mid-mile locations than on the arterial
intersections. However, Staff anticipates most of the remaining unannexed land to the east that is
part of this MU-C bubble will be commercial because they directly abut Ustick Road which
drastically increases the visibility of future businesses. In addition, as seen on the future land use
map, the area to the north of subject parcel was specifically carved out of the MU-C area to
allow for more traditional residential uses. This choice, coupled with the existing stub street
locations and large annexed outparcels adjacent to the site, has created a site that cannot viably
meet the fundamental goals and policies outlined in the comprehensive plan for the previously
envisioned mixed use future land use. Minimal opportunities exist for shared spaces with other
MU-C parcels to the east and even cross-access to the C-C parcel to the east is only attainable
through 90 feet of shared property line. Because of these constraints to the site and nearby area,
Staff does not find it feasible for the Applicant to meet all of the mixed-use policies,provide
additional commercial area, and should instead be an affordable multi family housing
development.
Outside of the proposed use, the concept plan should also be analyzed against the Comprehensive
Plan. The submitted concept plan depicts six (6) 6 Alex building and two (2) 8 Alex buildings, all
two-story in height and the 8 plex buildings only proposed along Ustick. The proposed 6 plex
buildings are only two-story in the center of the building with the outer units being shown with an
elevated roofline and apparent bonus room or vaulted ceilings; no more than four(4) units are
Page 5
on the first floor of each building. The site is shown with a looping drive aisle due to the odd
shape of the parcel that has parking on both sides and the clubhouse and playground area in the
center of the project. Because of the existing common lot between this parcel and the Woodburn
Subdivision to the north, the two-story buildings are proposed with a relatively large physical
separation. In addition, at least three of the homes closest to the subject site are two-story in
height. The Applicant is also showing open space adjacent to the single-family home to the
northeast taking access via a private drive. Along the west boundary, the Applicant is showing a
1 S foot buffer that would be adjacent to a future road extension (NW 11 th Avenue)for a majority
of this shared property line—the existing single-family home on this adjacent property is located
on the west side of its lot, approximately 100 feet from the shared property line. Therefore, Staff
finds the Applicant has provided appropriate building massing, open space locations and buffer
widths, and appropriate transition of residential use and density to adjacent residential uses.
Because of this analysis, Stafffinds the proposed project and use of affordable multi family
residential to be generally consistent with the Comprehensive Plan. Specific Comprehensive Plan
policies are discussed and analyzed below.
The City may require a development agreement(DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A.In order to ensure the site develops as proposed with this
application and phasing plan, Staff recommends a DA as a provision of annexation with the
provisions included in Section VIII.A1. The DA is required to be signed by the property
owner(s)/developer and returned to the City within 6 months of the Council granting the
annexation for approval.
B. Comprehensive Plan Policies (https:llwww.meridiancioy.or /g compplan):
The applicable Comprehensive Plan policies are cited below with Staff analysis in italics.
"Consider providing incentives to developers that produce affordable housing units as defined by
federal and state agencies."(2.01.01I).Although the City does not provide economic or
dimensional relief to Applicants for affordable housing, Stafffinds it appropriate to analyze this
project outside of the mixed-use future land use vacuum. In addition, because the use of
affordable housing units is in great need within the City of Meridian, Staff has proposed DA
provisions to ensure the proposed use is maintained for many years to come.
"Establish and maintain levels of service for public facilities and services, including water, sewer,
police,transportation, schools, fire, and parks"(3.02.01G).All City services are available for the
subject site. West Ada School District(WASD) has submitted a letter noting that approximately
24 school aged children could be housed in the future development and all schools in the
applicable attendance areas currently have capacity to accommodate additional children.ACHD
has provided a staff report that analyzed the proposed project and has approved the submitted
conceptual plan, use, and transportation element.
"Avoid the concentration of any one housing type or lot size in any geographical area;provide for
diverse housing types throughout the City."(2.01.01 G). As noted above, the proposed use of
affordable multi family housing can be considered a separate residential use and Staff has
chosen to view it in this way. Traditional multi family residential exists to the southeast of the site
on the south side of Ustick and townhome style multi family is proposed on a portion of the C-C
property directly to the east; detached single-family residential exists to the south, west, and
north of the subject site and are all zoned R-8. The multi family component of the use would be a
new use on the north side of Ustick in this area; the affordable housing component of the use
would be a use the City of Meridian has not seen in many years in anyplace in the City. Staff
supports the proposed use.
Page 6
"Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity."(2.02.01D).Despite the project being on an odd shaped parcel with
many constraints, the submitted concept plan depicts robust pedestrian facilities throughout the
site and to adjacent parcels. The Applicant is showing multiple connections to the existing
arterial sidewalk as well as a pedestrian connection to the east property line and at the very
northwest corner of the site for future connectivity. Due to the requirements of the project to the
east, it is anticipated the pedestrian facilities will be continued within the commercial component
of that project. In addition, the connection at the northwest corner would connect to the attached
sidewalk along the future extension of NW 1Ph Avenue.Additional pedestrian connectivity may be
required with the future CUP application.
"Encourage a variety of housing types that meet the needs,preferences, and financial capabilities
of Meridian's present and future residents."(2.01.02D).Proposed use of affordable multi family
housing units is encouraged to assist in meeting the needs of present and future residents based
on their financial capabilities.
In addition to general comprehensive plan policies, Staff finds the following mixed-use policies
are also met with the proposed development:
• A mixed use project should include at least three types of land uses. Exceptions may be
granted for smaller sites on a case-by-case basis. This land use is not intended for high
density residential development alone.
• All mixed use projects should be accessible to adjacent neighborhoods by both vehicles and
pedestrians. Pedestrian circulation should be convenient and interconnect different land use
types. Vehicle connectivity should not rely on arterial streets for neighborhood access.
• All mixed use projects should be accessible to adjacent neighborhoods by both vehicles and
pedestrians. Pedestrian circulation should be convenient and interconnect different land use
types. Vehicle connectivity should not rely on arterial streets for neighborhood access.
• All mixed use projects should be accessible to adjacent neighborhoods by both vehicles and
pedestrians. Pedestrian circulation should be convenient and interconnect different land use
types. Vehicle connectivity should not rely on arterial streets for neighborhood access.
Staff finds this development to be generally consistent with the Comprehensive Plan.
C. Existing Structures/Site Improvements:
There is one existing structure on the property that appears to be a large concrete structure. This
structure will be removed upon project development. In addition,there is existing 5-foot wide
detached sidewalk along Ustick Road that will be protected and maintained during construction.
D. Proposed Use Analysis:
The proposed use of Multi-Family Residential is a conditional use in the requested R-15 zoning
district. Staff has included analysis on the proposed use in relation to adjacent properties and the
underlying future land use in the Comprehensive Plan section above.All required specific use
standards for the proposed use will be analyzed with the future CUP applications.
E. Dimensional Standards(UDC 11-2):
The Applicant is proposing to annex the subject property into the City with the R-15 zoning
district.As noted above,the proposed use is multi-family so the use is proposed on one lot and
will therefore meet the minimum lot size requirement of 2,500 square feet. In addition,multi-
family residential specific use standards require at least 10 feet of separation between buildings
and to any property line. According to the submitted concept plan,the Applicant is in compliance
with this dimensional standard.
Page 7
The R-15 zoning district has a minimum landscape buffer requirement of 25 feet to any adjacent
arterial street. The submitted concept plan shows this 25-foot landscape buffer to W. Ustick
compliant with the required dimensional standards.
The R-15 zoning district has a maximum height limit of 40 feet. The submitted conceptual
elevations do not depict measurements but all buildings are proposed as two-story in height so
Staff is not concerned with the Applicant meeting this standard. With a future CUP application,
Staff will confirm conformance with the required dimensional standards of the R-15 zone and the
multi-family residential project specific use standards(11-4-3-27).
F. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant has submitted conceptual elevations of the future multi-family 6-plex buildings but
not of the noted 8-plex buildings. Multi-family residential projects require Administrative Design
Review(DES) approval with future applications so Staff will perform a thorough analysis at that
time. The Applicant has the option to submit concurrently for design review with their future
CUP application.
Initial review of the conceptual elevations depicts a 6 plex building with varying roofprofiles and
materials including stone,fiber-cement lap siding, and board&batten in different layouts. The
elevations also depict the tallest portion of the buildings to face in towards the site which appears
to minimize the building massing facing adjacent properties.
G. Access(UDC 11-3A-3, I1-3H-4):
Access is proposed to W. Ustick Road(arterial)via construction of a new local street connection
at the very southeast corner of the site in alignment with N. Blairmore Way on the south side of
W.Ustick Road. The submitted plans show this new road to extend from Ustick and then
terminate at the north property boundary to be a total of approximately 100 feet in length. Access
to the multi-family residential buildings is proposed off of this new local street segment in the
form of a driveway connection on its west side. All parking and access to the proposed units are
off of this drive aisle that loops through the site.
There is an existing home at the northeast corner of the subject property that currently takes
access to Ustick Road via a private lane easement,N. Cooper Lane.According to the Applicant,
the existing location of this private lane and curb cut are not in the correct position per the
recorded easement. In fact,the Applicant has stated the easement is located further east and in
alignment with the proposed local street extension. Therefore,the Applicant does not have to
relocate the easement so long as access is still being provided as proposed. In addition,the
Applicant is proposing to construct a new segment of private driveway for this homeowner to
have access to the new local street. ACHD has offered their support of the proposed access and
driveway connections for the project.
Local street access is not currently available to serve this site. Further,the applicant should
provide cross access to the eastern parcel to allow access to the planned commercial uses and
reciprocate access as was required with the adjacent eastern property. The executed cross access
agreement should be submitted with the future CZC application.
As noted above, there is a small area of existing right-of-way for NW 11 th Avenue abutting the
subject site at the very northwest corner. It is anticipated this public road would be extended
wholly on the property to the west except for the sliver of right-of-way aforementioned(see
Page 8
exhibit to the right). The property to the west has an additional W
public street stub to their west boundary from Tetherow LU
Crossing Subdivision currently under development. Therefore, y
the property to the west would be responsible for two public =
street extensions within the MDR designation. Code calls for
cross-access between parcels but because of the proposed
development and site constraints, Staff does not find it necessary
to require a stub to the west boundary for future connectivity.
Further, Stafffinds if a connection were to be required, it would
promote cross-access through parking drive aisles meant to
serve the future residents of this site; this would create more of ,' §
b /
a thoroughfare for residential traffic through this drive aisle =
that is intended for parking and access to the multi family units.
Commission and Council should determine if cross-access to the
west is needed for this property in spite of these factors.
In general, Staff supports the proposed transportation element of
the subject project and site. PAM XA&
H. Parking(UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table H-
3C-6B for residential uses based on the number of bedrooms per unit and should include guest
spaces based on the ratio of one(1) space for every 10 dwelling units. Because this application
does not directly analyze unit count, Staff will confirm compliance with these standards with the
future CUP submittal for the proposed use. In anticipation of this review,the Applicant did
provide conceptual bedroom and parking counts on the conceptual site plan.According to these
numbers, a minimum of 105 parking spaces(at least 52 covered spaces)would be required for the
conceptual 52 units and includes the required five(5)guest spaces. The conceptual site plan
shows a total of 115 parking spaces, of which 52 are proposed to be covered.
Initial review of the concept plan does not give Staff concern over the amount of parking due to
the anticipated number of spaces being above the requirement and Staff sees a few areas on the
site plan to include a few additional spaces.
I. Sidewalks(UDC 11-3A-17):
A 5-foot wide detached sidewalk is existing along W.Ustick Road. The Applicant is also
proposing attached sidewalks and other micro-paths throughout the entire site. The proposed
sidewalks and micro-paths will be analyzed against UDC dimensional requirements with the
future CUP application.
In addition to the proposed sidewalks and micro paths shown on the concept plan, Staff is
recommending an additional pathway along the north boundary to help activate the approved
open space from the Woodburn Subdivision that is the area of the piped Lemp Canal directly
behind six(6) existing homes. Staff believes a gravel pathway suitable for at least walking should
meander through this area of the site, behind a few of the proposed buildings, so this open space
area is not walled off any more than it has been by the Woodburn Subdivision. Despite this area
not being apart of this project or property, this Applicant could work with the Woodburn
Subdivision to better utilize and access this space for a public benefit. Staff is not recommending
the Lemp Canal area be further improved but is recommending better access is provided from
within this project to this area so it could be utilized by both project areas. Staff is recommending
a DA provision in line with this discussion.
Page 9
J. Waterways(UDC 11-3A-6):
The Lemp Canal abuts the subject site along the north property boundary and is already piped. As
noted,this area is owned and maintained by the adjacent Woodburn Subdivision HOA but does
not appear to be fenced off from this subject site. Should this Applicant decide to fence this area
off, Staff will analyze any proposed fencing to ensure compliance with UDC standards for
fencing adjacent to irrigation common lots.
K. Pressurized Irrigation(UDC 11-3A-15):
The Applicant is required to provide a pressurized irrigation system for the development in
accord with 11-3A-15.No irrigation plans have been submitted for this use at this time but Staff
anticipates this will be handled with future development applications,most likely with the future
Certificate of Zoning Compliance that is required prior to building permit submittal. Land
Development will review these plans in more detail at a later date when specific irrigation plans
are submitted.
VI. DECISION
A. Staff:
Staff recommends approval of the requested annexation and zoning with the requirement of a
Development Agreement per the Findings in Section IX of this staff report.
B. Commission:
Enter Summary of Commission Decision.
C. City Council:
To be heard at future date.
Page 10
VII. EXHIBITS
A. Annexation and Zoning Legal Description and Exhibit Map
ANNEXATION
EXHIBIT A
LEGAL DESCRIPTION
Being a portion of the SW114 of the SEI/4 of the SW114 of Section 36, T 4N, R IW,
Boise Meridian, City of Meridian, Ada County, Idaho, more particularly described
as follows:
Commencing at the southwest corner of said Section 36 which bears N88"42'44"W a
distance of 2,662.13 feet from the south quarter corner of said Section 36; thence on
the south line of said Section 36 S88"42'44"E a distance of 1,331.05 feet to the west
sixteenth corner of said Section 36 also being the Point of Beginning; thence
continuing on said South line of Section 36 S88"42'44"E a distance of 665.55 feet;
thence N00"23'45"E a distance of 141.63 feet; thence N67"09'18"W a distance of
129.84 feet; thence N71"02'O1"W a distance of 75.67 feet; thence N66"36'48"W a
distance of 55.79 feet; thence N51"23'44"W a distance of 66.02 feet; thence
N47"26'23"W a distance of 78.17 feet; thence N38"28'47"W a distance of 31.20 feet;
thence N72"42'37"W a distance of 123.96 feet; thence N71"13'56"W a distance of
117.61 feet; thence N69"15'27"W a distance of 67.37 feet to a point on said sixteenth
line of Section 36; thence on said sixteenth line of Section 36 S00"20'32"W a distance
of 440.85 feet to the Point of Beginning.
Containing 4.54 Acres more or less
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Page 11
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Line# Length Bearing J i7 iwi
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L3 31 20' N36°28'47'W FOUND MONUMENT
B.O.B.BASIS OF BEARING
L4 123.96 N72'42'37"W P.O.B.POINT OF BEGINNING
L5 117.61' N71°13'56"W P.O.C.POINT OF COMMENCEMENT
L6 6737' N69°16'27"W CITY OF MERIDIAN
L7 129.84' N67°09'18'W
LE 75.67' N71'l)2'01'W
AREA TO BE ANNEXED
L9 55.79' N66°66'48"W
L10 66.02' N51°23 44"W
L11 141.63' ND'23'45"E
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Page 12
B. Proposed Concept Plan
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C. Conceptual Elevations
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D. Preliminary Open Space Exhibit
520P WENT UNTES 115PMMNGSPMO 000 UP --1 COVERED PAMINO SPACES
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Page 15
VIII. 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 and the property owner(s)at the time of annexation ordinance adoption.
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 approved
concept plans and conceptual elevations included in Section V11 and the
provisions contained herein.
b. Before the multi-family units are placed in service, Owner and/or Developer shall record
a low-income housing tax credit regulatory agreement with the Ada County Recorder's
Office to restrict the rental rates on the units for a minimum of thirty(30)years to ensure
the units are affordable to individuals and families earning no more than sixty percent
(60%)of the area median income. City shall be deemed to be a third-party beneficiary of
said regulatory agreement.
c. With the first phase of development, any existing structures on the property shall be
removed and all existing driveway curb-cuts to Ustick Road shall be closed.
d. Future structures proposed along the Ustick Road frontage shall provide modulation in
building placement as well as architectural elements.
e. With the future Conditional Use Permit application,the submitted site plan shall depict
the location of cross-access along the east property boundary to ensure cross-access with
Parcel SO436347150.
f. The Applicant shall record a cross-access agreement to the property to the east(Parcel
SO436347150)for easier access to and from the future commercial uses along W.Ustick
Road;the recorded agreement shall be submitted with the future Certificate of Zoning
Compliance application.
g. The Applicant shall deed the required right-of-way for N. Cooper Avenue to ACHD prior
to submitting for Certificate of Zoning Compliance approval.
h. Prior to submitting for Certificate of Zoning Compliance approval,the Applicant shall
deed the required future right-of-way to ACHD for the extension of NW 1 I'Avenue in
the northwest corner of the property.
i. With the future Conditional Use Permit application, an additional 5-foot wide pathway
shall be depicted along the north boundary of the site with connections to the internal
sidewalks. Said pathway shall be made of materials that can easily accommodate safe
pedestrian activities(i.e. asphalt,gravel, etc.).
j. Prior to commencement of the multi-family use on the property,the applicant shall obtain
approval of a conditional use permit and meet the specific use standards set forth in UDC
11-4-3-27.
Page 16
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 There are no changes to Public Works infrastructure shown with this application.A utility
plan must be submitted and reviewed by Public Works Engineering.
1.2 There is an existing water stub off West Ustick Road that must be utilized or abandoned,
per City Design Standards.
1.3 No permanent structures can be built within a City utility easement including but not
limited to trees, shrubs,buildings, carports,trash enclosures, fences, infiltration trenches,
light poles, etc.
1.4 No sewer services shall cross infiltration trenches.
1.5 A geotechnical report will be required to be submitted with the first building permit
application; any recommendations therein should be followed.
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 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. Submit an executed easement(on
the form available from Public Works), a legal description prepared by an Idaho Licensed
Professional Land Surveyor,which must include the area of the easement(marked
EXHIBIT A)and an 81/2"x 11"map with bearings and distances(marked EXHIBIT B)
for review. Both exhibits must be sealed, signed and dated by a Professional Land
Surveyor. DO NOT RECORD.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water(MCC 9-1-28.C). 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 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.
Page 17
2.7 Any wells that will not continue to be used must be properly abandoned according to
Idaho Well Construction Standards Rules administered by the Idaho Department of Water
Resources. The Developer's Engineer shall provide a statement addressing whether there
are any existing wells in the development, and if so,how they will continue to be used, or
provide record of their abandonment.
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 All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
2.10 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.
2.11 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.
2.12 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.13 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.14 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.
2.15 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.
2.16 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.
2.17 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.
2.18 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.meridianci ty.orglpublic_works.aVx?id=272.
2.19 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.
Page 18
C. NAMPA MERIDIAN IRRIGATION DISTRICT(NMID)
https://weblink.meridianciN.org/WebLink/DocView.gyp x?id=248514&dbid=0&repo=MeridianC
Lty
D. WEST ADA SCHOOL DISTRICT(WASD)
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=248414&dbid=0&repo=MeridianC
Lty
E. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridianciiy.org/WebLink/Doc View.aspx?id=248753&dbid=0&repo=MeridianC
Lty
IX. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
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;
Stafffinds the proposed zoning map amendment to annex the property into the City of
Meridian with the R-15 zoning district with the proposed affordable multi family residential
use and site design is consistent with the Comprehensive Plan, if all conditions of approval
are met.
2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
Stafffinds the proposed zoning map amendment and the requested development complies
with the regulations outlined in the requested R-15 zoning district and is consistent with the
purpose statement of the requested zone.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Stafffinds the proposed zoning map amendment should not be detrimental to the public
health, safety and welfare, especially if all conditions of approval are met.
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 the proposed zoning map amendment will not result in an adverse impact on the
delivery of services by any political subdivision providing public services within the City.
5. The annexation(as applicable)is in the best interest of city.
Stafffinds the annexation is in the best interest of the City, if the applicant enters into a
development agreement with the City and agrees to develop the property as an affordable
housing project as proposed.
Page 19