Pavillion at Windsong H-2021-0102 Findings CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION& ORDER
In the Matter of the Request for Rezoning of 3.42 Acres of Land from the CC Zoning District to the
R-40 Zoning District,Preliminary Plat on the Entire 4.77-Acre Property to allow 33 Residential
Lots,2 Lots for 2 Vertically-Integrated Buildings Containing 12 Residential Units, and One
Commercial Lot,Conditional Use Permit to allow Townhouses in the R-40 Zoning District,and
Development Agreement Modification to Enter into a New DA to allow the Proposed Development,
by Kent Brown.
Case No(s). H-2021-0102
For the City Council Hearing Date of: May 18,2022 (Findings on June 7,2022)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of May 18,2022,incorporated by
reference)
2. Process Facts(see attached Staff Report for the hearing date of May 18,2022, incorporated by
reference)
3. Application and Property Facts(see attached Staff Report for the hearing date of May 18, 2022,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of May 18,2022, 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 City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17, 2019,Resolution No. 19-2179 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 Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(PAVILION AT WINDSONG-FILE#H-2021-0102)
- 1 -
Community Development Department,the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of May 18,2022, 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 City Council'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 rezoning,preliminary plat,conditional use permit and development
agreement modification is hereby approved per the conditions of approval in the Staff Report
for the hearing date of May 18,2022, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two (2)years. Additional time extensions up
to two (2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 11-
613-7C).
Notice of 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. 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.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(PAVILION AT WINDSONG-FILE#H-2021-0102)
-2-
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.G.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 City Council may be granted.With all extensions,the Director
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title I I(UDC 11-5B-6F).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s)and returned to the city within six(6)months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Judicial Review
Pursuant to Idaho Code § 67-6521(1)(d), if this final decision concerns a matter enumerated in Idaho
Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted, including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67,Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-6521(1)(d)and 67-8003, an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
G. Attached: Staff Report for the hearing date of May 18,2022
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(PAVILION AT WINDSONG-FILE#H-2021-0102)
-3-
By action of the City Council at its regular meeting held on the 7th day of
June , 2022.
COUNCIL PRESIDENT BRAD HOAGLUN VOTED
COUNCIL VICE PRESIDENT JOE BORTON VOTED
COUNCIL MEMBER JESSICA PERREAULT VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER TREG BERNT VOTED
COUNCIL MEMBER LIZ STRADER VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison 6-7-2022
Attest:
Chris Johnson 6-7-2022
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 6-7-2022
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(PAVILION AT WINDSONG—FILE#H-2021-0102)
-4 Page 164
►tem#,o. EX H I BIT A
STAFF REPORTC�WE IDIANn-=-
COMMUNITY DEVELOPMENT DEPARTMENT A H O
HEARING 5/18/2022 Legend
DATE:
Pro.ev oc❑L o� -
TO: Mayor&City Council IL�IJJ T ---
FROM: Alan Tiefenbach,Associate Planner
208-884-5533 �J
z
SUBJECT: H-2021-0102
Pavilion at Windsong W Sn CK-RD --
E-76
LOCATION: 1680 W.Ustick Rd. ._
'E W - -
ia
Z
I�,J
W C Lea
I. PROJECT DESCRIPTION
The applicant proposes the following:
• Rezone of 3.42 acres of land from the CC zone to R-40 zone;
• Preliminary Plat on the entire 4.77-acre property to allow 33 residential lots,2 lots for 2
vertically-integrated buildings containing 12 residential units, and one commercial lot;
• Conditional Use Permit to allow townhouses in R-40 zoning district; and,
• Development Agreement Modification to enter into a new DA to allow the proposed
development.
Note: The Applicant is also applying for private streets in a portion of the project. This application
is reviewed and approved by the Director, Council action is not required.Analysis of the private
street design is provided below in section Y.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 4.77 acres
Future Land Use Designation Mixed Use Community
Existing Land Use(s) Vacant
Proposed Land Use(s) Multifamily,Vertically Integrated Residential Project,
Commercial
Lots(#and type;bldg./common) 33 residential lots,2 lots for 2 vertically-integrated
buildings, 1 commercial lot, 10 common lots
Phasing Plan(#of phases) One
Page 1
Page 165
Item#10.
Description Details Page
Number of Residential Units(type 33 townhouses, 12 vertically-integrated units.
of units)
Density(gross&net) 9.4 du/acre
Open Space(acres,total 16.1%(0.77 ac)
[%]/buffer/qualified)
Amenities Neighborhood Park, 10 ft.wide regional pathway
Physical Features(waterways, Five-mile creek floodway is at the southwest corner of the
hazards,flood plain,hillside) property to the south and west(but not on the property).
Creason Lateral traverses a small portion of the site at the
southwest corner. The lateral has already been piped in this
area
Neighborhood meeting date;#of November 29,20216—neighbors opposed W. Crosswind
attendees: St.being connected.
History(previous approvals) AZ-09-005,DA Inst# 11031366,Buyrite Apartments(H-
2018-0096);MDA H-2019-0092(not recorded),CUP H-
2019-0094
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action
es/no
• Traffic Impact Stud es/no No
Access(Arterial/Collectors/State Access will occur from N.Linder Rd(arterial),W.
Hwy/Local)(Existing and Proposed) Crosswind St(local)and N.Wafting Ln(northern stub).
Traffic Level of Service Better than"E"
Stub Street/Interconnectivity/Cross A northern stub is provided(N.Wafting Ln)
Access
Existing Road Network W.Ustick Rd.,N.Linder Rd.,W.Crosswind St.
Existing Arterial Sidewalks/ N.Linder Rd.and W.Ustick Rd.have 7 ft.wide sidewalk.
Buffers
Proposed Road Improvements Both W.Ustick Rd and N.Linder Rd are fully improved,
although the applicant will be required to install 25 ft.wide
landscape buffers.
Distance to nearest City Park(+ 115 mile to Settlers Park
size
Fire Service
• Distance to Fire Station 1.6 miles from Station 2
• Fire Response Time <5 minutes
• Resource Reliability >80%
• Risk Identification 2
• Accessibility Acceptable
• Special/resource needs Aerial device will be needed
• Water Supply r 1,000 gpm per hour
• Other Resources
Police Service
No comments
Wastewater
• Comments • Flow is committed
Page 2
Page 166
Item#10.
Description Details Page
• Sewer must have at a minimum 3'of cover over top of
the pipe.This is not met at manhole SSMH A6.
• Water and sewer in parallel require a 30'easement.24'
road does not provide adequate space.
• 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 pass through infiltration
trenches.
Water
• Distance to Water Services 0
• Pressure Zone 2
• Water Quality No concerns
• Project Consistent with Yes
Water Master Plan
• Impacts/Concerns • Eliminate the deadend water main in W Wind Gust Ln
by ending the water main at N Twister Ln and then
running water services to the remaining units off of W
Wind Gust Ln.
• Eliminate the deadend water main in W Whirl Wind
Ln by ending the water main at N Quall Ln and then
running water services to the remaining units off of W
Whirl Wind Ln.
• Eliminate the water main in the"drive through"within
the CC zoning.
• Eliminate the water main that is cutting through
Building B
• Connect water to the existing stub off Linder Road.
Grocery Store 1.5 mile+/-to grocery store and other goods and services.
Page 3
Page 167
u■ �� � _ I .I � I
r'-
-
=1i�a
■
��I� 111.1111NI�
iil' w■I " '
■■■IrH�j■iMlhi��r 1111� - _
�a ■ N ■H■■
N !�■ 10 ■ a = II jig r. '�✓L' a T.� -
i_ ■■, toli-• �s•II■ IN II ;;
■
■ !■■I �IIIIIIlI�
mail
■.�..•-_
MEN
son
WIN
■ ■
�� I■■ ai
a■ ■
a
■
a fpa ill al A IIII
a;:aT r1 II II INI� it
����� 1111111 =iil-a•
Ed #■111' 1 =ija. \iia u'w a IIIII Yi
■ IIS+Ia IIIII
• IIti!I° = IIII IIIII � _
MMI�N FHBO, N■■ _■ i ' r
■rYrtiinAN owI�II■rr■ an ■■■�_ ss ;a,=`f�[.
■� ■ !!. ■N■■ �'�� a lid ■� ■ �Il�s���
■■ _■■■■ ■■ rr �II;�ti�
■ I p _� I III �
'+�l.i■ � fa�llii'� � t� � sll���
■ ■ ■■■ Ii ■ rr Ii „�
I++�n.,. ■■■ a I+qtoon. .
Imp 0 tom
■■IIfI INVA■ : ■■N■■■■■■ ■■ ■■ I ■nommon
IN
■ ■l'.'J■ Y�■rY ■■ ■■
on
■ ■ ■ ■
Item#10.
III. APPLICANT INFORMATION
A. Applicant/Representative:
Kent Brown—3161 E. Springwood Dr,Meridian,ID 83642
B. Owner:
Rama Group LLC— 1548 W. Cayuse Creek Cr, Ste 100,Meridian,ID 83646
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Notification published in
3/1/2022 5/1/2022
newspaper
Notification mailed to property
owners within 500' 3/28/2022 4/27/2022
Applicant posted public hearing
notice sign on site 3/7/2022 5/6/2022
Nextdoor posting 2/28/2022 4/27/2022
V. STAFF ANALYSIS
The subject property is 4.77 acres and is presently zoned C-C. The property was annexed into the City
and zoned to C-C in 2009(Inst. #110031366,JJA Land,AZ-09-005). At the time of annexation
approval, specific details for how the site was to develop were not provided. The recorded
development agreement requires those details to be provided when the property is subdivided.
In 2019,the property was proposed for a Development Agreement Modification and conditional use
to allow a mix of uses including multi-family, a self-service storage facility, office and retail uses.
During the October 1,2019 City Council meeting,there were concerns discussed with the multi-
family component in regard to transition in density,height of buildings(3 stories), overcrowding of
schools,traffic, and desire for more neighborhood serving uses to be provided in the area. The
Planning Commission did approve the self-storage use but strongly recommended retail uses at the
northeast corner of the site. Council approved the development agreement modification only for the
self-storage and commercial uses, and prohibited multifamily on the site. The development agreement
modification was never recorded and no construction has occurred on the property.
This proposal is to rezone 3.42 acres of the subject property from CC to R-40, and a preliminary plat
for 33 townhouse lots, 2 lots for 2 vertically-integrated buildings with 6 residential units each
(commercial and residential), 1 commercial lot, and 10 common lots. A conditional use is also
required for townhouses in the R-40 zoning district. As mentioned above,because specific details
regarding development were not provided with the annexation, a development agreement
modification is required for any development of the site. This proposal also includes a request for
private streets because some of the units front on a mew.
Page 5
Page 169
Item#10.
A. Development Agreement Modification
The existing Development Agreement(DA) (Inst. #110031366, JJA Land,AZ-09-005)was
approved in 2009. At the time of annexation approval, specific details for how the site was to
develop were not provided. The recorded development agreement requires those details when the
property is subdivided. The terms of the existing DA are included below in Section VI.B. A legal
description and exhibit map subject to the new DA are included below in Section VI.A.
The Applicant desires to enter into a new DA to allow a development consisting of 33
townhouses on 33 lots,2 vertically-integrated buildings on two lots(12 residential units total),
and one 18,236 sq. ft. commercial lot with a 2,000 sq. ft. +/-building. The applicant has
submitted a preliminary plat, conceptual site plan, landscape plan and building elevations for all
proposed buildings. These will be included as part of the new development agreement.
B. Zoning
The property is presently zoned C-C. The applicant proposes to rezone approximately 3.42 acres
at the north and west to R-40 to allow townhomes. Townhomes are allowed in the R-40 zoning
district by conditional use. The applicant proposes to retain the remaining 1.28 acres+/-as C-C to
construct two 9,200 sq. ft.vertically-integrated buildings, each with 6 residential units as well as
commercial uses. The applicant also proposes an approximately 2,000 sq. ft. commercial building
at the southwest corner of W. Crosswinds St. and N. Linder Rd. Both of the uses are principally
permitted in the C-C zoning district.
C. Future Land Use Map Designation(https:llwww.meridiancitE.or lccoompplan)
The FLUM designates the property for Mixed Use Community. 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. Employment opportunities for those living in and
around the neighborhood are encouraged.
The Comprehensive Plan describes components of what would be considered mixed use.
Elements pertinent to this proposal include:
• At least three types of land uses;
• Higher density residential development is encouraged when there is a potential for an
employment center;
• Mixed Use areas typically being developed under a master or conceptual plan; during an
annexation or rezone request, a development agreement;
• Transitional uses and/or landscaped buffering between commercial and existing low-or
medium-density residential development;
• Being centered around spaces that are well-designed public and quasi public centers of
activity. Spaces should be activated and incorporate permanent design elements and
amenities that foster a wide variety of interests ranging from leisure to play. These areas
should be thoughtfully integrated into the development and further placemaking
opportunities considered; and,
• All mixed-use projects being accessible to adjacent neighborhoods by both vehicles and
pedestrians. Pedestrian circulation should be convenient and interconnect different land
Page 6
Page 170
Item#10.
use types. Vehicle connectivity should not rely on arterial streets for neighborhood
access.
In addition,the Plan discusses the following additional pertinent requirements for mixed use
community:
• Residential uses should comprise a minimum of 20%of the development area at gross
densities ranging from 6 to 15 units/acre;
• Vertically integrated structures are encouraged;
• Unless a structure contains a mix of both residential and office, or residential and
commercial land uses, maximum building size should be limited to a 30,000 square foot
building footprint. For community grocery stores, the maximum building size should be
limited to a 60,000 square foot building footprint;
The applicant submitted a conceptual plan as part of this application. The application reflects
three types of uses,with the majority of the residential portion of the development clustered
around a central open space. Two of the buildings (Buildings G&H) are proposed as
vertically-integrated structures. More than 20%of the development area is proposed as
residential at a gross density of 9.4 du/acre,A 2,000 sq. ft. commercial building with a drive
through establishment is also proposed(shown as a pad site). The development is connected
to adjacent neighbors through sidewalks, green spaces and the Five Mile Pathway.
Staff supports the inclusion of vertically integrated projects into this development. This is a
unique style of housing, is characteristic of a mixed-use development, and would provide
employment opportunities for those living in and around the neighborhood. However, staff
believes the vertically-integrated structures would be more appropriate on the north side of
W. Crosswind St.where Buildings A and B are presently shown. This would better integrate
with the commercial pad and reduce the impact of traffic in the townhome portion of this
development.
Staff does have concerns that the vertically integrated buildings could build out in the future
as merely townhouses with no commercial component,resulting in this development being
only a residential development with a drive-through establishment. As the property is
presently zoned C-C, staff is also concerned about the loss of additional commercially-viable
property. As a condition of approval,staff recommends a requirement that at time of
building permit,the ground floors of all vertically-integrated buildings meet occupancy
class requirements for commercial structures.
The concept plans show a townhouse row indicated as"Building D"along the western
property line as close as 30 feet from existing residences. Staff does have concerns with the
impact of a"wall effect"of these townhomes on the Windsong No 2 Subdivision. As a
condition of approval,staff recommends Building D be broken into at least two groups
of buildings,with the break occurring approximately in the vicinity of Lot 19,Block 3 of
the Windsong Subdivision No 2.
D. Comprehensive Plan Policies (https://www.meridianciU.orglcompplan):
• Encourage diverse housing options suitable for various income levels,household sizes, and
lifestyle preferences. (2.01.01)
This development proposes 33 townhouses and 12 residential units within vertically-
integrated buildings. This would increase the housing diversity in the area.
Page 7
Page 171
Item#10.
• 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)
This development proposes townhouses and vertically-integrated residential units within an
area comprised of a large amount of single family detached to the south, east and west, a
commercial center directly across N. Linder Rd to the east(Sawtooth Landing) and a newly
developing mixed density residential development at the southeast corner off. Linder Rd and
W. Ustick Rd(Lennon Pointe).
• Establish and maintain levels of service for public facilities and services, including water,
sewer,police,transportation, schools, fire, and parks (3. 02.01 G).
All public utilities are available for this project site due to existing facilities abutting the site.
This project also lies within the Fire Department response time goal of S minutes. Linder and
Ustick Roads are currently built at their ultimate anticipated widths directly abutting the site.
• Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity(2.02.01D).
As will be discussed below, sidewalks are included on both sides of the public roads (W.
Crosswind Street and the northern stub) but only sections of the private roads include
sidewalk. Staff does not object because the development is aligned around a central open
space and other green spaces in such a manner that all portions of the development and
surrounding neighborhoods can be accessed by foot with a minimum of walking in the private
streets. The applicant is also providing a 10 ft. wide pathway connecting to the Five-Mile
Pathway.
• Encourage infill development. (3.03.01E)
The subject property is located on an arterial intersection, and is surrounded by the City of
Meridian to the east, west and south. Land uses in the area include detached single family,
multifamily (Lennon Point Community to the southeast) and multiple office buildings directly
across N. Linder Rd to the east(Sawtooth Landing). This would be considered an infill
development.
• Encourage and support mixed-use areas that provide the benefits of being able to live, shop,
dine,play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall
livability and sustainability. (3.06.02B)
As this development is comprised of three different uses, including vertically integrated
residential buildings, it would be considered a mixed-use development. Numerous
commercial uses are within a mile of the property.
E. Existing Structures/Site Improvements:
The property is currently vacant.
F. Proposed Use Analysis:
Townhouses are allowed by conditional use in the R-40 zoning district and vertically-integrated
structures are a principally-permitted use in the C-C zoning district.Although it has not been
determined what type of future use would occur on the commercial lot at the southwest corner of
W. Crosswinds St and N. Linder Rd,the concept plan suggests a drive through establishment. If
this drive-through is proposed in the future, it will require the approval a conditional use permit.
Page 8
Page 172
Item#10.
G. Specific Use Standards (UDC 11-4-3):
UDC 11-4-3-41 requires vertically integrated residential projects to be at least two stories,with at
least 25%of the gross floor area being residential.None of the required parking is to be located in
the front of the structure. The minimum footprint is 2,400 sq. ft.,and the specific use standards
lists the types of uses that are allowed.
The site plan and building elevations reflect two 9,200 sq ft. +/-three-story vertically-integrated
buildings fronting W.Ustick Rd. and N. Linder Rd,with parking provided within the
development, not in front of the buildings.
As mentioned above, staff believes the vertically-integrated buildings would be more appropriate
on the north side of W. Crosswind St.verses located at the southwest portion, directly on the
intersection. This would allow the mixed-use buildings to provide a better transition between
commercial and residential uses,promote better walkability with the residential to the west, and
minimize traffic in the townhome area.
Also,based on the building elevations submitted, staff is unsure what is being proposed is
"vertically integrated residential buildings"as much as additional townhouses or a"work/live"
arrangement that could remain entirely residential. As a condition of approval, staff recommends
a requirement that at time of building permit,the ground floors of vertically-integrated buildings
meet occupancy class requirements for commercial structures.
The concept plan suggests a drive through establishment. As it will be within 300 feet of a
residential zone district, a drive through establishment in this location will need approval through
a conditional use permit per UDC 11-4-3-11.
H. Dimensional Standards(UDC 11-2):
The R-40 zoning district requires a minimum lot size of 1,000 sq. ft., 25 ft.wide landscape
buffers along arterial roads (W.Ustick Rd. and N. Linder Rd.)a 10 ft. street setback from local
streets(W. Crosswinds St.), internal side setbacks of 3 ft.rear setback of 12 ft. and allows
building heights of up to 60 ft. The C-C zoning district has the same landscape buffer requirement
and limits building heights to 50 ft. Staff notes it does not appear the 10 ft. landscape buffer
requirement is met along W. Crosswind St in the location of the commercial pad.
In the area proposed for R-40,the preliminary plat indicates lot sizes of at least 1,600 sq. ft., all
setbacks are satisfied,the buffer is shown on the landscape plan, and the heights of the
townhouses do not exceed 35 ft. The building elevations of the vertically-integrated buildings
appear to be within the 50 ft. height limitation, although it is not specified on the elevations.
Design will be assessed in detail at time of design review or certificate of zoning compliance.
I. Access (UDC 11-3A-3, 11-3H-4):
The subject property is located at the northwest corner of N. Linder Rd and W. Ustick Rd.,both
arterials. There is an existing local road,W. Crosswind St.,which serves the adjacent Windsong
Subdivision to the west and presently stubs to the subject property.
The sections of N. Linder Road and W.Ustick Rd abutting the subject property are improved
with 5-travel lanes, curb, gutter, and 7-foot wide attached concrete sidewalk. Both presently
operate at a Level of Service"B",which is considered acceptable. W.Ustick Road is scheduled to
be widened to 5-lanes from Ten Mile Road to Linder Road in 2024. Design for widening N.
Linder Rd. to 5-lanes from Chevy Road to Ustick Road is planned for 2025, although a
Page 9
Page 173
Item#10.
construction year is not in the IFYWP at this point.ACHD has noted this development is
estimated to generate 341 vehicle trips per day.
This development would include closing an existing access on N. Linder Rd and creating a new
access from W. Ustick Rd. approximately 250 ft. to the north. This would occur by extending W.
Crosswind St. across the subject property to N. Linder Rd. Although ACHD typically discourages
new local streets from intersecting arterials,ACHD supports the connection noting it would
provide additional access for emergency services and circulation for the site and existing
subdivisions located north and west of the site. There is also a northern stub proposed to the
property at the north,which is not presently in the City.
Except for W. Crosswinds St,which would be a local street built to the typical 33-foot wide local
street section, all the remaining roads in this development are proposed to be private roads. The
preliminary plat reflects the private roads south of W. Crosswind St. meet the 24 ft. minimum
required width. Required findings for private roads are discussed in the findings in Section IX.
On the north side of W. Crosswind St.,the plat indicates a private alley(east-west) and N. Puff
Ln(north-south).Neither of these roadways meet minimum requirements. Alleys need to connect
on both ends to serve as fire lanes,whereas the alley that is shown north of Buildings A&B
dead-ends to the east. Also,N. Puff Ln is shown to be 23 ft. in width whereas 24' ft is the
minimum. The applicant should revise this portion of the plat to meet the requirements of UDC
11-6C. This could be done by widening the alley and N. Puff Ln to at least 24 ft. in width, or
converting the"alley"to a common drive and removing units to comply with the maximum
allowed number of units allowed per UDC 11-6C-3-D(4 total,with no more than 3 on one side).
The applicant should note if Buildings A&B were converted to vertically-integrated
residential projects fronting along W. Crosswind St.,the alley could be redesigned as a 25-
foot wide commercial drive aisle as long as it met the requirements of UDC 11-3C-5. This
would increase the commercial uses desired in the area. If the applicant is amenable to this
request, staff would recommend that the concept plan be modified prior to the City Council
hearing.
NOTE: If additional Vertically Integrated Residential is proposed at the north,it will
require the applicant to submit revised legal description to reduce the proposed R-40 zoned
area because vertically-integrated residential projects are a conditional use in this zone.
J. Parking(UDC 11-K):
For townhouses of 2 bedrooms or less,2 parking spaces are required, at least 1 in an enclosed
garage. For townhouses of 3-4 bedrooms,4 per dwelling unit is required,with two of them being
in an enclosed garage. Parking for vertically integrated residential units ranges from 1 to 4
parking spaces depending on the number of bedrooms(not required to be covered) in addition to
one space for every five hundred(500) square feet of gross floor area for the commercial portion.
The site plan and elevations reflect all townhouse units are wide enough to have 2-car garages,
and most have a pad in the front that meets minimum dimensional requirements for 2 cars (20 ft.
by 20 ft.). Buildings A and B on the north side of W. Crosswind St. do not have pads that meet
the minimum requirement to be counted as parking and therefore should be no more than 2-
bedrooms each. There are 8 additional parking spaces shown on either side of the central open
space to account for guest parking.
The commercial lot indicates a building of approximately 2,000 sq. ft.,which would require 4
parking spaces; 11 parking spaces are provided at the west and south sides of the building. The
12 vertically-integrated units would require at least 12 parking spaces if all residential units were
one bedroom,but the commercial spaces will also require parking spaces based on the amount of
gross floor area dedicated to commercial. The elevations show all vertically-integrated units
Page 10
Page 174
Item#10.
contain a two-car garage with 14 additional parking spaces provided directly adjacent to an across
from the buildings. A shared-parking agreement between the commercial use and the vertically-
integrated buildings should be submitted at time of Certificate of Zoning Compliance(CZC).
Parking will be reviewed in detail at time of certificate of zoning compliance or building permit.
K. Pathways( UDC 11-3A-8):
There are 7 ft. wide attached sidewalks existing along N. Linder Rd. and W. Ustick Rd. The Five
Mile Pathway parallels the creek at the west terminating at the subject property. This proposal
includes 10 ft. wide pathways along both N. Linder Rd and W. Ustick Rd., connecting to the
existing Five Mile Pathway.
Staff supports providing multiuse pathways but finds the configuration as proposed redundant and
unnecessary. At the east along N. Linder Rd.,the plans propose a 10 ft. wide pathway directly
adjacent to the existing 7 ft.wide sidewalk. Similarly,the applicant proposes to provide a 10 ft.
wide pathway slightly offset from the existing sidewalk on W.Ustick Rd. In order to reduce
impervious surfacing, unnecessary construction and increase landscaping, staff believes it is
unnecessary to provide the additional pathway along N.Linder Rd and that the existing 7
ft.wide attached sidewalk should remain. The sidewalk along W.Ustick Rd should be
widened to 10 ft.wide,the pathway shown directly south of Building H should be
eliminated,and the connection between the existing Five Mile Creek Pathway and the W.
Ustick Road Pathway should be shifted further to the west(this has been red-marked on the
concept plan shown in Exhibit IX).Also,staff has concerns with the multiple walkways
connecting Buildings G and H to the pathways.For less conflict points,staff recommends
the plans be revised to include only one walkway connection to the pathways from each
building.
L. Sidewalks (UDC 11-3A-17):
This proposal includes private streets within this development except for W. Crosswind St
(collector)and what is shown as an alley at the northern perimeter or the property.UDC 11-3F-4
does not require sidewalks along private street streets in residential areas. Although the concept
plan shows only portions of the private streets contain 4 ft. wide sidewalks,the development is
clustered in such a way that pedestrian access is possible throughout the development by either
pathways, sidewalks or across green space without the need to walk in the street.
5 ft.wide sidewalks are provided along both sides of W. Crosswind St., and the stub street to the
north. As discussed in the pathways section above, 10 ft. wide multi-use pathways are being
provided along W. Ustick Rd. and N. Linder Rd.
M. Parkways(UDC 11-3A-17):
No parkways are proposed with this development.
N. Landscaping(UDC 11-3B):
A 25-foot wide street buffer is required adjacent to N. Linder Road and W. Ustick Road. Buffers
are required to be landscaped per the standards listed in UDC 11-313- 7C.UDC 11-313-7 requires
all residential subdivision street buffers to be on a common lot,maintained by a homeowners'
association. Pathways are required to be landscaped with a landscape strip a minimum of five(5)
feet wide along each side of the pathway. It does appear landscape buffers of at least 25 ft. in
width are provided along both arterials although they are not dimensioned. However,it does not
appear either landscape buffer meets the minimum landscaping standards of at least one tree per
every 35 ft. as there are long sections of arterial buffer without trees. It is also ambiguous
regarding whether a common lot(s)has been included for the entire length of both landscape
buffers,particularly along the N. Linder Rd frontage.
Page 11
Page 175
Item#10.
The concept plan as submitted indicates an alley or private drive directly abutting the
residentially-zoned parcel to the north.To provide buffering and a softer transition, staff
recommends a 5 ft.wide landscape buffer in this area,landscaped as required by UDC 11-
313-8.
O. Qualified Open Space(UDC 11-3G):
As the property is less than 5 acres in size, it is exempt from required qualified open space.
However,the applicant has provided an open space exhibit, and the plat indicates 16%of
qualified open space is provided. This includes a 9,500 sq. ft. central open space with a gazebo,
although it appears some of what is shown as"qualified open space"does not meet the minimum
dimensional requirements, such as parking spaces included into the exhibit.
P. Qualified Site Amenities(UDC 11-3G):
As mentioned above,the property is less than 5 acres in size so it is exempt from the qualified
open space requirements. Townhouses (each unit on an individual lot)are considered single
family residential, so the multifamily amenity requirements do not apply. However, an
approximately 9,500 sq. ft. central open space is provided with a gazebo. As one of the objectives
of the Mixed-Use Community designation is for open spaces to be centered around spaces that
are well-designed public and quasi-public centers of activity, at time of CZC or plat public
accessibility should be specified in the CC&Rs, maintenance agreement or property owner's
association agreement.
Q. Waterways(UDC 11-3A-6):
The Creason Lateral traverses a small portion of the site at the southwest corner. The lateral has
already been piped in this area, and it is within a common lot on the Plat.
R. Utilities(UDC 11-3A-21):
Public utilities will be provided from the Windsong Subdivision to the east. A public utilities plan
was submitted with this development. The Applicant is required to provide a pressurized
irrigation system for the development in accord with 11-3A-15.
S. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
Building elevations has been submitted with this application. The elevations show townhouses
comprised of materials consisting of rock, cement board and hardie board, lap siding,with
pitched roofs, exposed timber frame and trellis features,with stone bases. Windows are included
on many of the garage doors. The elevations demonstrate significant fenestration and modulation
as well as a variety of roofline variation. Most buildings also include first floor covered porches
and second story decks.
Staff finds the elevations as proposed demonstrate high quality design,but the elevations of the
vertically-integrated structures reflect a townhouse design rather than a commercial business. If
the Planning Commission and City Council believe it important for vertically integrated
buildings to include at least some portion of commercial use, as already mentioned,staff
recommends a condition that at time of building permit,the ground floors of all vertically-
integrated units meet occupancy class requirements for commercial structures.
Page 12
Page 176
Item#10.
VI. DECISION
A. Staff:
Staff recommends approval of the requested rezone,preliminary plat, development agreement
modification and conditional use permit with the provisions as noted in Section VII.A per the
findings in Section IX of this staff report.
B. This application was originally scheduled for the March 17,2022 Planning Commission
meeting.It was continued to April 7,2022 at the request of the applicant so the applicant
could address staffs recommendations.At the April 7,2022 Planning Commission meeting,
the Commission moved to recommend approval to the City Council of the subiect
development agreement modification,rezoning,preliminary plat and conditional use
request.
1. Summary of the Commission public hearing:
a. In favor: Kent Brown,Kevin Amar
b. In opposition: Kristen Schiller(citizen),Melinda Akhbari(citizen)
c. Commenting: Kent Brown,Kevin Amar
d. Written testimony: Mike and Sandi Archibald
K. Staff presenting application: Alan Tiefenbach
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a. Density
b. Traffic impacts to the Windsong Neighborhood associated with connecting W.
Crosswind St. and whether any traffic calming could be implemented.
3. Key issue(s) of discussion by Commission:
a. Size of the office space in the vertically integrated buildings
b. Whether the vertically integrated buildings were for sale or for rent.
C. Whether the commercial spaces have direct access into the house.
d. Discussion regarding stacking of the drive through establishment
e. Whether the density proposed was appropriate
f. Commission decided they preferred the vertically integrated buildings in the
locations proposed by applicant.
4. Commission changes)to Staff recommendation:
a. A short plat to condominiumize the vertically integrated buildings shall be
required prior to certificate of zoning compliance.
b. Delete staffs recommendation to move vertically integrated buildings on north
side of W. Crosswind St.
c. Exterior facades of vertically integrated buildings shall integrate brick or stone on
the bottom level.
C The Meridian City Council heard these items on May 18,2022.At the public hearing, the
Council moved to approve the subject rezoning, preliminary plat. conditional use
permit and development agreement modification requests.
1 Summary of the City Council public hearing:
a In favor: Jeremy Amar,Biltmore Company, Kent Brown
1h In opposition: None
c, Commenting: Jeremy Amar,Biltmore Company,Kent Brown
d. Written testimony: None
& Staff presenting application: Alan Tiefmnch
f. Other Staff commenting on application: None
Page 13
Page 177
Item#10.
I Key issue(s) of public testimony:
& None
_ key issues) of discussion by City Counc'
& Questions regarding narking
h.. Discussions regarding code requirement prohibiting narking from being in front
f vertically-integrated structures.
-c, Discussion regarding number of lots that could be subdivided under a condo plat.
d. Reservations regarding giving up additional commercial land for residential.
-e� Concerns with whether there were plans for a drinking establishment in the
vertically integrated buildings.
4 City Council change(s)to Commission recommendation:
Revised Condition 1.C. to require condo plat prior to certificate of occupancy.
h Added DA prohibition on drinking establishments in the vertically integrated
it in
Page 14
Page 178
Item#10.
VII. EXHIBITS
A. Rezone Legal Description and Exhibit
Le-gal Description
PAIN Subdivision Prop" Rezone—R-40
A parcel located in the SE Ya of the SE'/d of Section 35. Township 4 North, Range 1 Writ, Boise
Meridian..Ada County. Idaho. arid more particurarly desObed as follows:
Commencing at a Brass Cap monument rnarkrng the southeast corner of said SE 1/4 et the SE
V..from which a 5/0 inch rebar marking the southwest corner of the 6E l of said Section 35 bears
N Sg°14'45-VV a distanw of 2643.85 feet;
Thence N 89'14'46" VV aloog the southerly boundary 4�)f said SE 'It of the SE 'K8 a distance of
244.80 feet to the POINT OF BMNNING.
Thence continuing N 59`14'45' VV song the southerly boundary of said SE Y< of the SE N a
distance of 145.20 feet to a point,
Thence leaving said southerly boundary N 0'1519' E along the easterly boundary and the
extension thereof of indsong Subdivision No_2 as shown in Book 100 or Plats an Pages 13M
thru 13024, records of Ada County, Idaho, a distance of 657.50 feet to a 518 inch rebar marking
t#re northeast corner c)f said tiNkndsong Subdmwin No. 2
Thence leaving said easterly boundary S 99c31'02" E a distance of 369.94 feet to a point on the
easterly boondefy of said SE '1/d of the SE'/,I
Thence S 0"15'0+4" VV aioog said easterly boundary a distance of 125.00 fret to a paint;
Thence leaving said boundary N 89`3V02"W a distance of 231 84 feet to a point:
ThencL-S 11"28'58"bV a distance of 121.50 feet to a paint;
Thence S 80°31 02" E a distance of 47.21 feet to a paint of curvature;
Thence a distance of 42.30 feat along the arc of s 27.00 foot radius curve right, said curve ha%nnq
a central angle of W46'05"and a long chord bearing S 44°37'59' E a distance of 38.1 1 feet to a
point of tangency;
Thence S 0"1604"W a distance of 223.18 feet to a Point;
Thence N 90'00'ff VV a diatatce of 87 15 fleet to a point
Therice S 0000'00"VY a distance of 160.98 feet to the POINT OF BEGINNING.
This parcel contains 3.42 acres and iT,subject to any easements G1
existing or in use. r�
Clmtan W. Wanseri, PLS 0
Land Solutions. PC y� o� ?
aacember 14,2021 OF
Page 15
Page 179
Item#10.
PAW SUBDIVISION
REZONE EXHIBIT 5 .5
UNPLATIE4
5&9'31'42'E 389.94'
ry
W. CRMS00 5T. 231.9+'
—-�- 584'31•d2'�
LAlra
47.21'
' DF C-C t4NE
W
o r
" R-0 20NE 53
3.42 ACRES w
I r o
W
a ea f.
87-15'
S9[S'Q4'Od�
dp cc
o �
i
�25J.S5' 14&20' 4,84' 35 J6
PORT OF i3fUNN11 ���S OF SEARING POINT 4F' BEGMING
R-40 20W C 24NE
0 50 100 200
CURVE TABLE dlutirj
CURE LENGTH RADIUS DELTA BEARING I CHORD � allrVVjft and Consulting
'JAI L 5TN gT STE F
CI 4 _�D 27.44' 99`A6'OS' N+#'37'S9"i4 3�11• s.wr, o aWu
",M,'M.2y4} f279J 2B9-Y=rl�
- x.r.rrcuuy 6a
Page 16
Page 180
Item#10.
B. Preliminary Plat Legal Description(date: 9/23/2021)
Legal Description
PAVIY Subdivision
A pared located in the SE IA of the SE-K of Section 35,Towtlship 4 Noah, Range 1 Wast, Boise
Meridian.Ada County, Idaho. and more particularly described a5 follows:
Cnrnmencino at a Brass Cap monument marking the southeast corner of said SE 'le of the SE
A from which a 516 inch rebar marking the southwest corner of the 5E'f said Section 35 beam
N 89'14'45"VV a distance of 23 35 feet;
Thence along the southerly houndary of safd SE '/, of the SE % N 69`14 45" VV a distance of
390.00 feet to a point.
Thorne leaving said southerly b❑undary N 0"15:19' E a distanw of 45 00 feet to a paint on the
northerly right-of-way of VV. Ustick Road and the POINT OF BEGINNING,
Thence coQntrming N 0"151R' E along the easterly boundary and the extension thereof of
indsong Subdivision No, 2 as shown in Book 100 of Plats on Pages 13022 thru 13024, records
of Ada County, Idaho, a distance of 61112.60 teet#o a 51e inch rebar marking the northeast comer
of said Windaong Subdivision No. 2:
Thence Ieaving said easterly boundary S 85'31'02' E a distance of 344.93 feet to a point orf the
westerily right-af-way of N. Linder Road;
Thence along sasb westerly right-of-war the fallowing described murses:
Ttlerice S 0°t 5'0.!V"VV along a line being 45.00 feet westerly of and parallel to the easterly
boundary of said SE'b of the SE '/4 a distance of 291A6 feet i4 a point;
Thence S 7-22'34"W a a stanne of 96.75 feet to a point;
Thence S 0'15'W VV along a line being 57 00 feet westerly of and parallel to the easterly
boundary of said SE'/.of the SE'/4 a distance of 191.60 feet to a point;
Thence S 45`30'09'W a distance of 49.28 feet to a point on the northeeiy 6ghl�f-way of
VV- Usttck road;
Ttrenca along said northarly right-rf-way, being 48-00 Feet northerly of and parallel to the southerly
boundary of said SE 'f4.of the 5E '1¢, N 89°14'46'W-3 distance of 297 99 feet to the PRINT OF
BEGINNING.
This parcel contains 4.77 acres and is sublectto any easernests ��KL LA NN ,
existing or in use. $T�7 p
a {
a � 1118 M
Clinton V11. Hans en. PLS ,
Land Solutions, PC -Y
September 23. 2021 PO VJ
Page 17
Page 181
Item#10.
C. Existing Development Agreement
5. CONDITIONS GOVERNING DIE ELOPMENT OF SUBJECT
PROPERTY:
5.1. Owner/Developer shall develop the Property in accordance with the
following special conditions.
1. Future conStruetion and development of the site shall comply with the
standards listed in UDC 11-3A-19 and the objectives and guidelines of the
Meridian Design Manual in effect at the time of development.
2. Certificate of Zoning Compliance, Design Review and Alternative Compliance
applications are rewired if the applicant proposes a change of use for the
existing single family home to a non-residential use.
3. One(1)Certificate of Zoning Compliance(CZC) may be issued for the
portion of the property that is located south of the right-in/right-out access
point to Linder Road provided the existing home is removed. Additional
CZ.C°s shall not be issued until a concept plan is suhrnitted and approved
for the subject property.A concept plan shall be reviewed)with a future
DEVEWPMENT AGREEMENT—JJA AWFxATKoN(AZ 09-005) PAGE 3 OF I I
Page 18
Page 182
Item#10.
preliminary plat applicatiorr_ The following requirements shall apply to the
development of the parcel:
a. coordinate,design and cnnstructthe extension of W. Crossroad Street
(public street) to Linder Roars and stub a public street to the
undeveloped parcel to the north(# G435449905)with ACHD and the
City of Meridian.
b. }provide a 5'public accesslreereational casement in favor of the City of
Meridian measured from the back edge of 7-foot wide attached
sidewalk starting at the western edge of the existing access on Ustick
Road and continuing to the east property line,
c_ depict a 25-foot wide landscape casement along Ustick road and
Linder road.
4. At the time of development for either portion(north or south)of the property,
the applicant shall construct a 10-foot wide multi-use pathway beginning on
the western edge of the existing access to Ustick Road, proceeding
northYnorthwest connecting to the existing service road on A HD°s drainage
site located at the weslem boundary_ An easement shall be provided for
public access to and maintenance of the pathways; contained within an
easerent agreement or noted on the plat. The City will not assume
maintenance of the pathway until it connects from one major arterial road to
another, unless otherwise agracd to by the Parrs& Recreation Department.
5, The applicant shall be responsible for obtaining a Flocdplain Development
Permit and secure approval prior to any construction beginning on the site_
6. Development of the subject property shall comply with the U-Cr standards
listed in UDC 11-2B-3 and the allowed uses in Table 11-2H-2.
7_ All future development of the subject property shall comply with City of
Meridian ordinances in effect at the time of development.
S. The applicant shall be responsible for all cosh associated with sewer and
water service installation.
9. The applicant shall construct a 5-foot pathway within the subject property
providing int=onnwivity to the 10-foot pathway planned for the party
along Ustick ]load, The applicant shall provide a pedestrian circulation plan
for review and approval by the planning Department with the submission of a
concept plan or the first CZC application.
Page 19
Page 183
Item#10.
D. Preliminary Plat(date: 9,12ZQ0 1 4/5/2022)
ser-,-oft
r
y
I ti
— I 4
• . �wr ar.r
h• !nzrM mhr C
z
1
!J ! .a
Ilk
3
—�YR�iRSS a�a—•+r.._ .—��e�� ..-..
Y
-1-RUE TWU
r.o.Gm nax.e �Ta acaw,� a��rc ti
I
•_ a fi �
m
Page 20
Page 184
Item#10.
E. Concept Plan—Remarked(date: 12/20/2021)
off.
z.;
CROSSWINDS STREET CROSSWINDS STRE.
EDINGTON COMMONS
- I -
i R-15 ZONING
_ s 4
i E
u Only one walkway i pathway
D G _ connection per building
k ■ SAWTOOTH LANDING OFFICE
CONDOMINIUMS
a
Staff recommends this CC
pathway segment be Lu I; CC ZONING
removed F z
H J
Connection be provided here -
Page 21
Page 185
Item#10.
E. Landscape Plan(date: 9,19,QO21 4/5/2022)
1 — -- ------- ---- __ I E I 1
Fr
LY
.rae a=;
RUILf1 Plla Fi VVV
"Ism
I i
I
I 4� ,'I.ETHRpL•-H
1 6.. I.'IL41 r I'
1 � iou jLi
PATIO
1
1 4 1
1 I�" N G.J�r L..?1•.:ri�`., �i � - i I 1
w
'rl 1�
f
� y I I
f � AL
I.qL'o
�? r7 T—i T
Page 22
Page 186
Item#10.
W A 11 El
L
m 221je I
3 ,IL F,
Ll
F-
IF 4 -A-4-1-$
w wl� WINP N-1
771f11
-
IL I H 91
Ti I TE -7E E I E TI-L
Page 23
Item#10.
F. Building Elevations: 12/20/2021)
rgo
R .
No
BUILDING 'A'
Fr
FF-ONT ELEVATION
T- ter; — _— ❑o ❑❑❑
® MUL o00 ee oo y --y' of ee' o00 �� >31
BJM[-�- B B ® B of ❑� ,
i
KEAK ELEVATION
'u � v u ,�, u
L Ef7 ELEVATION I I hT ELEVATION
Page 24
Page 188
Item#10.
oil
RIM -
t MR
son
BUILDING 'C'
}-I fli Y� n
BUILDING 'D'
IF Jill
_ 1
Page 25
Page 189
Item#10.
Vertically Integrated Building Facing Linder Rd
looms
mom ME
BUILDING
Vertically Integrated building facing Ustick.
- ■■ mom
■■long nl 1 mom—
�,1� ` �■ \
lot
11
BUILDING 'H'
Page 26
Page 190
Item#10.
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
Site Specific Conditions of Approval
1. Prior to approval of the rezoning ordinance, a new DA shall be entered into between the City of
Meridian,the property owner(s)at the time of rezone ordinance adoption,and the developer.
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 rezoning and DA modification. The DA shall, at
minimum, incorporate the following provisions:
a. Future development of the site shall be generally consistent with the conceptual site plan,
landscape plan, and elevations submitted with the rezone application contained herein.
b. At time of building permit, floor plans shall be submitted that indicate the ground floors of all
units shown as vertically integrated structures meet occupancy class requirements for
commercial structures.
c. A short plat to condominiumize the vertically integrated buildings shall be required
prior to eer-ti eate ^F,^,,ing eomplianee certificate of occupani:�
d. Exterior facades of vertically integrated buildings shall integrate brick or stone on the
bottom level.
e. Drinking establishments are prohibited in the vertically-integrated buildings.
fl. Buildings on the nei4h side of W. Cr-esswind St. shall be veAieally integr-a4ed buildings.
OR t nh
g. At time of CZC or plat,public accessibility for the central open space shall be specified in the
CC&Rs,maintenance agreement or property owner's association agreement.
h. At the time of CZC or plat, an executed shared-parking agreement between the commercial
lots and the vertically integrated structures shall be submitted.
i. Building D along the western property line shall be broken into at least two groups of
buildings,with the break occurring approximately in the vicinity of Lot 19,Block 3 of the
Windsong Subdivision No 2.
2. All private streets shall meet the requirements of UDC 11-3F-4.
3. All common lots, streets and alleys shall meet the requirements of UDC 11-6C-3.
4. There should be a consistent architectural theme throughout the development. Administrative
design review will be required for all new attached residential structures containing two(2)or
more dwelling units. Design review and certificate of zoning compliance will be required for any
commercial buildings or vertically-integrated buildings.
Page 27
Page 191
Item#10.
5. The Director has approved a request for private streets as required per UDC 11-3F-4.
6. The preliminary plat, dated 9/22/2021, shall be revised as follows:
a. Per UDC 11-3B-7, all arterial street buffers shall be on a common lot or on a permanent
dedicated buffer,maintained by the property owner or business owners' association.
b. Residential street buffers shall be on a common lot,maintained by a homeowners'
association.
c. The development table shall be updated to indicate 2 vertically integrated residential lots,
verses 12.
d. Parking spaces shall be subtracted out of all areas indicated as useable open space.
7. The landscape shall be revised as follows:
a. The additional pathway along the south perimeter shall be removed, and the sidewalk along
W. Ustick Rd shall be widened to a 10 ft.wide pathway along the property line,with a 10 ft.
wide connection to the Five Mile Creek Pathway at the west perimeter of the site.
b. The pathway shown along N. Linder Rd shall be revised to include only the existing 7 ft.
wide sidewalk.
c. There shall be no more than one walkway per building connecting to the pathways and
sidewalks along W.Ustick Rd. and N. Linder Rd.
d. A landscape buffer of at least 5 ft. in width,meeting the planting requirements of UDC 11-
313-9, shall be required along the northern property line or as otherwise required by UDC 11-
3B.
8. The developer shall comply with the specific use standards for vertically-integrated projects as
listed in UDC 11-4-3-41.
9. A conditional use permit shall be required for the drive through establishment shown on the
commercial lot.
10. Off-street vehicle parking shall be provided on the site in accord with UDC 11-3C-4 for
townhouses, commercial buildings and vertically integrated projects.
11. Direct access to N. Linder Rd. and W.Ustick Rd. is prohibited.All existing curb cuts shall be
replaced with curb, gutter and sidewalk.
GENERAL CONDITIONS OF APPROVAL
1. 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 11-513-617.
2. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain
the City Engineer signature on a final plat within two years of the date of the approved findings;
or 2)obtain approval of a time extension as set forth in UDC 11-6B-7.
3. Any fencing constructed on the site shall be consistent with the standards as set forth in UDC 11-
3A-6, 11-3A-7.
4. Comply with all bulk,use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
5. Install lighting consistent with the provisions as set forth in UDC 1 1-3A-
Page 28
Page 192
Item#10.
4. Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-1.
5. Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-313-10.
B. PUBLIC WORKS DEPARTMENT
Site Specific Conditions of Approval
1. Easements for combined water/sewer mains outside of right-of-way must be a minimum of 30-
foot-wide with the minimum separation between mains; additional width may be required if
minimum distance is not maintained.
2. No permanent structures can be placed within a City easement including but not limited to
buildings, carports, overhangs/eaves,trees,bushes, light poles, infiltration trenches,trash
enclosures, etc.
General Conditions of Approval
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. 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.
3. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way(include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat,but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement(on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor,which must include the area of the easement(marked
EXHIBIT A)and an 81/2"x 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. Add a note to the plat referencing this document. All easements must be
submitted,reviewed, and approved prior to development plan approval.
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.
5. All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and
possible reassignment of street addressing to be in compliance with MCC.
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
Page 29
Page 193
Item#10.
UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207
and any other applicable law or regulation.
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.
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.
9. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded,prior to applying for building permits.
10. A letter of credit or cash surety in the amount of 110%will be required for all uncompleted
fencing, landscaping, amenities, etc.,prior to signature on the final plat.
11. All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
12. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process,prior to the issuance of a plan
approval letter.
13. It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
14. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
15. Developer shall coordinate mailbox locations with the Meridian Post Office.
16. 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.
17. 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.
18. 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.
Page 30
Page 194
Item#10.
19. 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.
20. 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.meridianciU.oMIgublic_works.aspx?id=272.
21. The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety,which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
22. The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20%of the total construction cost for all completed sewer,water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety,which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
C. MERIDIAN FIRE DEPARTMENT
https://weblink.meridiancioy.org/WebLinkIDocView.aspx?id=250947&dbid=0&repo=MeridianC
Lty
D. ACHD
https://weblink.meridianciby.org/WebLink/Doc View.aspx?id=253599&dbid=0&repo=Meridian C
Lty-
E. WEST ADA SCHOOL DISTRICT
https://weblink.meridianciby.org/WebLink/Doc View.aspx?id=255 718&dbid=0&repo=MeridianC
F. NMID
https://weblink.meridianciU.or_/WebLink/DocView.aspx?id=251526&dbid=0&repo=MeridianC
Lty
G. DEPARTMENT OF ENVIRONMENTAL QUALITY
https://weblink.meridianciU.or lWebLinkIDocView.aspx?id=251853&dbid=0&repo=MeridianC
Lty
Page 31
Page 195
Item#10.
IX. FINDINGS
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:
A. ZONING
1. The map amendment complies with the applicable provisions of the comprehensive plan;
This is a proposal for rezoning of 3.42 acres of subject property from CC to R-40 to allow
townhouses. This complies with the applicable provisions of the comprehensive plan,particularly
to provide a diversity in housing opportunities and to encourage infill development.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Council finds the proposed map amendment to R-40 and the development generally complies with
the purpose statement of the residential districts in that it will contribute to the range of housing
opportunities available in the City consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety,and
welfare;
Council finds with the recommended conditions of approval the proposed R-40 map amendment
should not be detrimental to the public health, safety and welfare as the property is on an arterial
intersection, sufficient buffering and parking is provided, and the property is surrounded by
single family attached, multifamily, and commercial uses.
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
Council finds that the proposed zoning amendment will not result in any adverse impact upon the
delivery of services by any political subdivision providing services to this site.
5. The map amendment(as applicable)is in the best interest of city.
Council finds the proposed rezoning is in the best interest of the City if the property is developed
in accord with the provisions in Section VII.
B. PRELIMINARY PLAT
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,the
decision-making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-
2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372,7-8-2008,eff. 7-8-2008).
Page 32
Page 196
Item#10.
Council finds the proposed plat is generally in conformance with the UDC if the Applicant
complies with the conditions of approval in Section VII.
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Council finds public services can be made available to the subject property and will be adequate
to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Council finds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City's CIP.
4. There is public financial capability of supporting services for the proposed development;
Council finds there is public financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Council finds the proposed development will not be detrimental to the public health, safety or
general welfare.
6. The development preserves significant natural,scenic or historic features. (Ord.05-1170, 8-
30-2005,eff.9-15-2005)
There is an existing floodplain and Five Mile Creek at the southwest portion of the property.
These features are shown to be preserved in a common lot.
C. CONDITIONAL USE
The Commission and Council shall review the particular facts and circumstances of each proposed
conditional use in terms of the following, and may approve a conditional use permit if they shall find
evidence presented at the hearing(s)is adequate to establish:
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.
Council finds that if the site is designed in accord with the site plan and landscape plan shown in
the exhibits and the conditions of approval, the site will be large enough to accommodate the
proposed use and meet the dimensional and development regulations of the R-40 zoning district
for townhouses.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title.
As described in the staff report, the proposed multi family residential use in the R-40 zone meets
the objectives of the Comprehensive Plan and UDC.
Page 33
Page 197
Item#10.
3. 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.
This proposal would allow 33 townhouses on an arterial intersection, surrounded by multi family
detached and attached, commercial and multifamily uses. Sufficient buffering and landscaping
has been provided, there is satisfactory parking, and the elevations reflect high quality design.
The general design, construction, operation and maintenance of the use will be compatible with
other residential and commercial uses in the general neighborhood and with the existing and
intended character of the vicinity and 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.
As mentioned above, Council finds the proposed townhouses will not adversely affect other
property 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.
Essential public facilities and services are presently serving the existing development. Sanitary
sewer, domestic water and irrigation can be made available to additional property. Please refer
to comments prepared by the Public Works Department, Fire Department, Police Department
and other agencies.
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 applicant will pay to extend the sanitary sewer and water mains into the site. No additional
capital facility costs are expected from the City. The applicant and/or future property owners will
be required to pay impact fees.
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.
Council finds that the proposed development will not involve uses that will create nuisances that
would be detrimental to the general welfare of the surrounding area. Council recognizes there
will be a small increase of traffic and noise with the approval of this development; whenever
undeveloped property is developed the amount of traffic generation does increase
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.
Council finds that the proposed development will not result in the destruction, loss or damage of
any natural feature(s)of major importance.
Page 34
Page 198
Item#10.
D. PRIVATE STREETS (UDC 11-3F-5):
In order to approve the application,the Director shall find the following:
1. 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.
No additional capital facility costs are expected from the City. The applicant and/or future
property owners will be required to pay impact fees.
2. The design of the private street meets the requirements of this article;
The private streets meet the design requirements of not connecting to an arterial street,
allowing sufficient maneuvering for emergency vehicles, not serving more than 50 units and
meeting the minimum width of 24 feet.
3. Granting approval of the private street would not cause damage,hazard, or nuisance, or
other detriment to persons,property, or uses in the vicinity
As these are private streets internally contained within this development connected to adjacent
properties by public streets, there is adequate parking provided and Meridian Fire and Police
have not expressed objections, the Director finds approval of the private street would not cause
damage, hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity.
C. The use and location of the private street shall not conflict with the comprehensive plan
and/or the regional transportation plan.
As listed above in the Comprehensive Plan analysis, the Director finds the use and location of
the private street shall not conflict with the comprehensive plan and/or the regional
transportation plan.
D. The proposed residential development(if applicable)is a mew or gated development.
The majority of the townhouses are clustered around a mew with their entrances facing the
open space. This would be considered a mew development.
Page 35
Page 199