Stapleton Apartments CUP H-2023-0033 Findings CITY OF MERIDIAN C�
E IDIAN ---
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND ",A H O
DECISION& ORDER
In the Matter of the Request for Conditional Use Permit for Stapleton Apartments consisting of 5
two-story buildings and 19 multi-family units on 2.07 acres of land,Located at the Northwest
corner of S.Meridian Road and W.Harris Street(Parcel#R8107431420)in the R-15 Zoning
District,by The Architects Office,PLLC.
Case No(s).H-2023-0033
For the Planning& Zoning Commission Hearing Date of: July 20,2023 (Findings on August 3,
2023)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of July 20,2023, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of July 20, 2023, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 20,2023,
incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of July 20, 2023, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503).
2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code,and all current zoning maps thereof. The City of
Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision,which shall be
signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). [STAPLETON APARTMENTS-FILE H-2023-0033]
Page 1
upon the applicant,the Planning Department,the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of July 20,2023,incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the Planning &Zoning Commission's authority as provided in Meridian City Code § I I-
5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's request for Conditional Use Permit is hereby approved in accord with the
conditions of approval in the staff report for the hearing date of July 20,2023,attached as Exhibit
A.
D. Notice of Applicable Time Limits
Notice of Two(2)Year Conditional Use Permit Duration
Please take notice that the conditional use permit,when granted, shall be valid for a maximum
period of two(2)years unless otherwise approved by the City in accord with UDC 11-5B-6F.1.
During this time,the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting,the final plat must be
signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-513-6.F.1,the Director may authorize a single extension of the time to commence the
use not to exceed one(1)two(2)year period.Additional time extensions up to two(2)years as
determined and approved by the Commission may be granted. With all extensions,the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho
Code § 67-6521(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.
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). [STAPLETON APARTMENTS-FILE H-2023-0033]
Page 2
G. Attached: Staff Report for the hearing date of 2023
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). [STAPLETON APARTMENTS-FILE H-2023-0033]
Page 3
By action of the Planning&Zoning Commission at its regular meeting held on the 3rd day of
August ,2023.
COMMISSIONER ANDREW SEAL, CHAIRMAN VOTED
COMMISSIONER MARIA LORCHER,VICE CHAIRMAN VOTED
COMMISSIONER NATE WHEELER VOTED
COMMISSIONER JARED SMITH VOTED
COMMISSIONER PATRICK GRACE VOTED
COMMISSIONER MANDI STODDARD VOTED
COMMISSIONER ENRIQUE RIVERA VOTED
Andrew Seal, Chairman 8-3-2023
Attest:
Chris Johnson, City Clerk 8-3-2023
Copy served upon the Applicant,the Planning and Development Services divisions of the Community
Development Department,the Public Works Department and the City Attorney.
By: Dated: 8-3-2023
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
CASE NO(S). [STAPLETON APARTMENTS-FILE H-2023-0033]
Page 4
EXHIBIT A
fE COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT i4 H O
HEARING July 20,2023 Legend '
DATE: t
Project Location
TO: Planning&Zoning Commission
FROM: Stacy Hersh,Associate Planner
208-884-5533 {
SUBJECT: Stapleton Apartments CUP
- a
H-2023-0033
LOCATION: Northwest corner of S. Meridian
Road and W. Harris Street in the i
SE '/4 of Section 25,T.3N.,R.1W. f3 ;
(Parcel#R8107431420).
o
I. PROJECT DESCRIPTION
Conditional use permit for a multifamily development consisting of 5 two-story buildings and 19
multi-family units on 2.07 acres of land in the R-15 zoning district which is part of the overall
Stapleton Subdivision community.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 2.07-acres(R-15 zoning district)
Future Land Use Designation Medium-High Density Residential(MHDR)
Existing Land Use(s) Vacant
Proposed Land Use(s) Multi-Family Residential
Lots(#and type;bldg./common) One(1)multi-family residential building lot
Number of Residential Units 19 multi-family units—Five(5)two-story buildings
(type of units)
Density Gross—9.18 du/ac.
Open Space(acres,total Stapleton Subdivision was approved with 4.95 acres of common
[%]/buffer/qualified) open space which amounts to 13.9%
Amenities At a minimum,2 amenities are required—See the amenity
Exhibit in Section VII below. Basketball court,dog park for
small dogs,24'x 36'children's play structure,swings,rock
climbing boulders and a climbing dome structure,big wheel
track,benches,pedestrian pathways,and segment of the multi-
use pathway system is provided for the overall Stapleton
Subdivision
Neighborhood Meeting date 5/4/2023
Page 1
EXHIBIT A
Description Details Page
History(previous approvals) Stapleton Subdivision AZ,PP,VAR H-2018-0129
(Development Agreement Inst.#2019-110907);Stapleton
Subdivision H-2019-001; Stapleton No. 1 FP H-2019-0117;FP-
2020-0014;FP-2023-0003;FP-2023-0006)7.
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 Access is proposed to S.Meridian Road(SH-69)via W.Harris Street,a
(Arterial/Collectors/State collector street connection at the very northeast corner of the site via N.Lone
Hwy/Local)(Existing and Pine Way.
Proposed) _
Existing Road Network W.Harris Street and N. an existing 2-lane collector street and N. Lone
Pine Way an existing collector street.
Existing Arterial Sidewalks/ The sidewalks along the W.Harris Street and N.Lone Pine Way
Buffers frontages are complete;buffers are existing along W.Harris Street and
the parkway is completed along N.Lone Pine Way.
Proposed Road Victory Road is listed in the CIP to be widened to 3-lanes from Linder
Improvements Road to Meridian Road between 2022 and 2026 is scheduled in the
IFWP. Victory Road is listed in the CIP to be widened to 3-lanes from
SH-69 to Locust Grove Road between 2026 and 2030. The intersection
of Amity Road and SH-69 is listed on the CIP to be widened and
si nalized between 2026 and 2030.
Police Service No comments received.
• Development Location
• Police Response Time
• Response Time Goal
• Calls for Service
• Other
Wastewater •Flow is committed
•Ensure no sewer services pass through infiltration trenches.
Water
•Distance to Service-Water available at site
•Pressure Zone-5
•Estimated ERU-See Application
•Water Quality Concerns-None
•Project Consistent with Master Plan-Yes
Impacts/Concerns-
-No public water infrastructure shown in record.Any changes must be
reviewed by public works.
•Provide water connection to the SW property.
•Ensure no permanent structures(trees,bushes,buildings,carports,trash
receptacle walls,fences,infiltration trenches,light poles,etc.)are built
within the utility easement.
•Fire Hydrants and water meters required 20'easement up to and 10'
beyond the hydrant/meter.
Page 2
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EXHIBIT A
IV. NOTICING
Planning& Zoning
Posting Date
Newspaper Notification 7/3/2023
Radius notification mailed to
properties within 500 feet 6/30/2023
Public hearing notice sign posted
7/10/2023
on site
Nextdoor posting 6/29/2023
V. STAFF ANALYSIS
A. PROPERTY HISTORY&COMPREHENSIVE PLAN ANALYSIS:
Land Use:
This property is designated Medium High-Density Residential(MHDR)on the Future Land Use
Map(FLUM).
LAND USE: MHDR areas are locations recommended primarily for relatively dense multi-family
housing types, such as row houses,townhouses, and condominium and apartment buildings and
complexes. These areas should have a mix of housing types that achieve an overall average
density target of 12 dwelling units per gross acre with densities ranging from 8-15 units per acre.
MHDR areas typically are relatively compact areas within a larger neighborhood and generally
should be located around and near more intensely developed areas, such as Mixed Use
Commercial or Employment areas,in order to provide convenient access to these commercial
activity and employment centers for the greatest number of residents.Apartment buildings are
desired to be accessed via shared entrances and hallways.
Proposed Use:
A two-story multi-family development containing 19 dwelling units consisting of five(5)
residential apartment buildings with a gross density of 9.18 units per acre consistent with the
density in the MHDR designation. The conceptual development plan included in the
Development Agreement initially proposed 28 units. However,the Applicant believes that this
location would be better served with larger units instead, and therefore,reduced the number of
total units thereby increasing the square footage for each unit. The Applicants decision took into
consideration the proximity of a larger future multi-family project planned directly to the west of
this site.
COMPREHENSIVE PLAN POLICIES(https://www.meridiancitV.org/compplan):
Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be
applicable to this application and apply to the proposed use of this property(staff analysis in
italics):
• Encourage diverse housing options suitable for various income levels, household sizes, and
lifestyle preferences. (2.01.01).
This projectproposes S buildings units with 19 units total. This increases the diversity in
housing and meets the needs,preferences, and financial capabilities ofMeridian's present
and future residents.
• "Encourage a variety of housing types that meet the needs, preferences, and financial
capabilities of Meridian's present and future residents."(2.01.02D)
Page 4
EXHIBIT A
The proposed multi family apartments will contribute to the diversity of housing options in
both the City as a whole and specifically in this area.
• "Avoid the concentration of any one housing type or lot size in any geographical area;
provide for diverse housing types throughout the City."(2.01.01G)
The proposed multi family apartments will contribute to the mix of housing types available in
the City. There is currently a mix of single family detached, single-family attached dwellings,
and a future multi family development in this area.
• `Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development."
(3.03.03A)
The proposed development will connect to City water and sewer systems;services are
required to be provided to and through this development in accord with current City plans.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped
parcels within the City over parcels on the fringe."(2.02.02)
The area surrounding this site has redeveloped except for the properties to the west.
Development of this vacant site will result in more efficient provision ofpublic services.
• "Require urban infrastructure be provided for all new developments, including curb and
gutter, sidewalks,water and sewer utilities."(3.03.03G)
Approved with the development of Stapleton Subdivision No. 2.
• "Slow the outward progression of the City's limits by discouraging fringe area development;
encourage development of vacant or underutilized parcels currently within City limits."
(4.05.03B)
Development of the subject vacant land, currently in the City limits, is encouraged over
parcels on the fringe of the City. The development of this property will result in better
provision of City services.
Staff finds this development to be generally consistent with the Comprehensive Plan.
B. UNIFIED DEVELOPMENT CODE(UDC)ANALYSIS
Conditional Use Permit(CUP)—Multi-family Development(UDC 11-4-3-2 Specific Use
Standards:
A. Purpose.
1. To implement the goals and policies of the Comprehensive Plan:
a. Plan for safe, attractive, and well-maintained neighborhoods that have ample open space,
and generous amenities that provide varied lifestyle choices.
b. Require the design and construction of pathways connections, easy pedestrian and bicycle
access to parks, safe routes to schools, and the incorporation of usable open space with
quality amenities as part of new multi-family residential and mixed-use developments.
2. To create multi-family housing that is safe and convenient and that enhances the quality of life
of its residents.
Page 5
EXHIBIT A
a. To create quality buildings and designs for multi-family development that enhance the
visual character of the community.
b. To create building and site design in multi-family development that is sensitive to and
well-integrated with the surrounding neighborhood.
c. To create open space areas that contribute to the aesthetics of the community,provide an
attractive setting for buildings, and provide safe,interesting outdoor spaces for residents.
B. Site design.
1. Buildings shall provide a minimum setback of ten (10) feet unless a greater setback is
otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into
account windows, entrances,porches, and patios, and how they impact adjacent properties.
The proposed site plan complies with this standard
2. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and
transformer and utility vaults shall be located in an area not visible from a public street, or
shall be fully screened from view from a public street. The site plan depicts screened trash
standards for only one (1) trash enclosure provided for the multi family development.
Staff recommends that the Applicant work with Republic Services to establish an approved
location for the trash enclosures,as well as,an adequate quantity of trash and recycle bins
to service this development prior to the submittal of the CZC Application. All proposed
transformer/utility vaults and other service areas shall comply with this requirement.
3. A minimum of eighty (80) square feet of private, usable open space shall be provided for
each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed
yards.Landscaping,entryway,and other accessways shall not count toward this requirement.
In circumstances where strict adherence to such standards would create an inconsistency
with the purpose statements of this section,the Director may consider an alternative design
proposal through the alternative compliance provisions as outlined in section 1 I-5B-5 of this
title. The submitted elevations depict several outdoor patios and balconies that may qualify
for the requirement. However, without floor plans, Staff cannot verify if each unit is
proposed with the minimum required area. Compliance with this standard will occur with
the future Certificate of Zoning Compliance(CZC)application;the Applicant is required
to comply with this requirement or submit an Alternative Compliance application to seek
a reduction to the required private open space standards.
4. For this section, vehicular circulation areas, parking areas, and private usable open space
shall not be considered common open space. None of these areas were used in the open
space calculation.
5. No recreational vehicles, snowmobiles,boats, or other personal recreation vehicles shall be
stored on the site unless provided for in a separate, designated and screened area. The
Applicant shall adhere to this standard.
6. The parking shall meet the requirements outlined in chapter 3, "regulations applying to all
districts",of this title.See the parking section in the general analysis below.
7. Developments with twenty(20)units or more shall provide the following:
a. A property management office.
b. A maintenance storage area.
C. A central mailbox location, including provisions for parcel mail, that provides safe
pedestrian and/or vehicular access.
Page 6
EXHIBIT A
d. A directory and map of the development at an entrance or convenient location for those
entering the development.
The Applicant is not proposing more than 20 units (19 units) so the Applicant is not
required to provide the items above in compliance with this standard.
C. Common open space design requirements.
1. The total baseline land area of all qualified common open spaces shall equal or exceed ten
(10)percent of the gross land area for multi-family developments of five (5) acres or more.
Because the site is only 2.07 acres, this standard does not apply.
2. All common open spaces shall meet the following standards:
a. The development plan shall demonstrate that the open space has been integrated into the
development as a priority and not for land use after all other development elements have
been designed.Open space areas that have been given priority in the development design
have:
(1) Direct pedestrian access;
(2) High visibility;
(3) Comply with Crime Prevention through Environmental Design(CTED) standards;
and
(4) Support a range of leisure and play activities and uses.
b. Open space shall be accessible and well-connected throughout the development. This
quality can be shown with open spaces that are centrally located within the development,
accessible by pathway and visually accessible along collector streets or as a terminal
view from a street.
c. The open space promotes the health and well-being of its residents. Open space shall
support active and passive uses for recreation, social gathering, and relaxation to serve
the development.
Staff finds the proposed open space areas within the Stapleton development complies with
these standards by providing open space that is well connected, highly visible, and
promotes health and well-being by supporting a range of leisure and play activities with
the proposed amenities and general design of the open space within the Stapleton
Development.
3. All multi-family projects over twenty(20)units shall provide at least one(1)common grassy
area integrated into the site design allowing for general activities by all ages. This area may
be included in the minimum required open space total. Projects that provide safe access to
adjacent public parks or parks under a common HOA,without crossing an arterial roadway,
are exempt from this standard.
a. Minimum size of the common grassy area shall be at least five thousand(5,000) square
feet in area.This area shall increase proportionately as the number of units increase and
shall be commensurate to the size of the multi-family development as determined by
the decision-making body. Where this area cannot be increased due to site constraints,
it may be included elsewhere in the development.
b. Alternative compliance is available for these standards if a project has a unique targeted
demographic; utilizes other place-making design elements in Old-Town or mixed-use
future land-use designations with collectively integrated and shared open space areas.
Page 7
EXHIBIT A
Because the site is only 2.07 acres, this standard does not apply. The submitted plans
include several open common grassy areas, each looking to be under 5,000 square feet in
size. These areas are situated next to buildings B, C, and D. According to the Stapleton
Annexation and Development Agreement(Inst.#2019-110907);H-2018-0129),the site was
required to develop with a minimum of 10% open space (4.95 acres) to include the
following amenities: centrally located half-acre park with children's play structures
consisting of a 24'x 36'play structure, swings, climbing dome, rock climbing boulders,
basketball court,big wheel track, and seating with a 4-foot tall wrought iron fencing with
a gated entry surrounding the park for children's safety; and a dog park for small dogs
with seating areas., internal walking paths, a 10 foot wide multi-use pathway within the
street buffer along SH-69.
4. In addition to the baseline open space requirement,a minimum area of outdoor common open
space shall be provided as follows:
a. One hundred fifty(150)square feet for each unit containing five hundred(500)or fewer
square feet of living area. None of the units are below 500 square feet (sf.) of living
area.
b. Two hundred fifty (250) square feet for each unit containing more than five hundred
(500)square feet and up to one thousand two hundred(1,200)square feet of living area.
Floor plans were not submitted to verify the square footage for the units.
c. Three hundred fifty(350) square feet for each unit containing more than one thousand
two hundred(1,200)square feet of living area. Floor plans were not submitted to verify
the square footage for the units.
The Applicant is required to provide common open space based on the square footage for
each unit type. The submitted plans do not depict the square footage for each unit type(19
three-bedroom units are included on the plans). Staff recommends that the Applicant
revise the plans submitted with the future Certificate of Zoning (CZC) application that
meets the requirements of UDC Code 11-4-3-27.C for the site.
5. Common open space shall be not less than four hundred(400) square feet in area, and shall
have a minimum length and width dimension of twenty(20)feet.
The common open space areas depicted/approved for the overall Stapleton development meet
this requirement.
6. In phased developments, common open space shall be provided in each phase of the
development consistent with the requirements for the size and number of dwelling units.
Staff is not aware of any phasing for the proposed project.
7. Unless otherwise approved through the conditional use process, common open space areas
shall not be adjacent to a collector or arterial streets unless separated from the street by a berm
or constructed barrier at least four (4) feet in height, with breaks in the berm or barrier to
allow for pedestrian access.
The Applicant is not including or requesting that the required 20 feet street buffer along W.
Harris (collector roadway)and N.Lone Pine Way(local roadway)be included as part of the
open space calculations.
D. Site development amenities.
1. All multifamily developments shall provide for quality of life, open space, and recreation
amenities to meet the particular needs of the residents as follows:
Page 8
EXHIBIT A
a. Quality of life.
(1) Clubhouse.
(2) Fitness facilities.
(3) Enclosed bike storage.
(4) Public art such as a statue.
(5) Dog park with a waste station.
(6) Commercial outdoor kitchen.
(7) Fitness course.
(8) Enclosed storage
b. Open space.
(1) Community garden.
(2) Ponds or water features.
(3) Plaza.
(4) Picnic area including tables, benches, landscaping, and a structure for shade.
c. Recreation.
(1) Pool.
(2) Walking trails.
(3) Children's play structures.
(4) Sports courts.
d. Multi-modal amenity standards.
(1) Bicycle repair station.
(2) Park and ride lot.
(3) Sheltered transit stop.
(4) Charging stations for electric vehicles.
2. The number of amenities shall depend on the size of the multifamily development as follows:
a. For multifamily developments with less than twenty(20)units,two (2)amenities shall
be provided from two(2) separate categories.
b. For multifamily development between twenty (20) and seventy-five (75) units, three
(3) amenities shall be provided,with one(1) from each category.
c. For multifamily development with seventy-five (75) units or more, four (4) amenities
shall be provided,with at least one(1)from each category.
d. For multifamily developments with more than one hundred (100) units, the decision-
making body shall require additional amenities commensurate to the size of the
proposed development.
3. The decision-making body shall be authorized to consider other improvements in addition
to those provided under this subsection (D), provided that these improvements provide a
similar level of amenity.
Page 9
EXHIBIT A
To satisfy the specific use standards for the proposed 19 multi family units,a minimum of
two amenities, one from each category, must be provided According to the submitted
plans and narrative,the Applicant has notprovided any amenities within this development.
The Applicant should revise the plans submitted with the future Certificate of Zoning
(CZC) application that meets the requirements of UDC Code 11-4-3-27.D for the site.
E. Landscaping requirements.
1. Development shall meet the minimum landscaping requirements by chapter 3, "regulations
applying to all districts",of this title.
2. All street-facing elevations shall have landscaping along their foundation. The foundation
landscaping shall meet the following minimum standards:
a. The landscaped area shall be at least three(3) feet wide.
b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum
mature height of twenty-four(24)inches shall be planted.
c. Ground cover plants shall be planted in the remainder of the landscaped area.
According to the submitted landscape plans, the Applicant is showing compliance with
this standard.
F. Maintenance and ownership responsibilities. All multifamily developments shall record legally
binding documents that state the maintenance and ownership responsibilities for the management
of the development, including, but not limited to, structures, parking, common areas, and other
development features.
The applicant shall comply with this requirement and provide said document at the time of
CZC submittal.
Code Analysis—
Dimensional Standards (UDC 11-2A):
The proposed development is required to comply with the dimensional standards listed in UDC
Table 11-213-3 for the R-15 zoning district and those within the specific use standards for Multi-
family Development discussed above(UDC 11-4-3-27).
The R-15 zoning district has a minimum landscape buffer requirement of 20 feet to any adjacent
collector street . According to the submitted concept plan,the 20-foot landscape buffer to W.
Harris Street and N. Lone Pine Way are compliant with the required dimensional standards.
The R-15 zoning district has a maximum height limit of 40 feet. The submitted conceptual
elevations depict 35 feet for all buildings proposed as two-story in height. The Applicant meets
this standard. With a future CZC application, Staff will confirm conformance with the required
dimensional standards of the R-15 zone.
The submitted plans show compliance with all dimensional and specific use standards, including
but not limited to, building height, setbacks, and accesses.
Existing Structures/Site Improvements:
There are no existing structures on the property. In addition,there are existing 5-foot wide
detached sidewalks along W. Harris Street and N. Lone Pine Way that will be protected and
maintained during construction.
Access(UDC 11-3A-3):
All-access was previously approved with the Stapleton preliminary plat. There are two primary
accesses for this project that will occur from N. Lone Pine Way via W. Harris Street.which
Page 10
EXHIBIT A
connects to S. Meridian Road. There is additional access through numerous roads in the Stapleton
Subdivision. According to the Development Agreement(Inst. #2019-110907),the Applicant is
required to provide an emergency vehicular connection between this site and the planned
multi family development to the west for interconnectivity. The submitted plans depict a drive
aisle on the south side that stubs to the R-40 property to the west. Prior to CZC submittal the
applicant shall submit and record an emergency access easement.
Off-street Parking(UDC 11-3C-0-
Off-street parking for multi-family developments is required to be provided per the table in UDC
11-3C-6 based on the number of bedrooms per unit. The Applicant is proposing 19 units
consisting of nineteen(19) 3-bedroom units. In addition, one(1) guest space for every 10 units is
required per UDC 11-3C-6.
Based on the total number of units proposed and the bedroom count distribution, a minimum of
59 parking spaces, with a minimum of 19 of these spaces to be covered in a garage or by a
carport.According to the submitted site plan, the Applicant is proposing 58 spaces with 24 of
these spaces to be covered by a carport. The proposed parking is short I stall from meeting the
minimum code requirements; nevertheless, one additional parking stall should be added.
Additionally, the plan submitted is deficient in trash enclosures for this site, which may impact
the proposed parking. The trash enclosure shown on the plan should be designed to
accommodate recycling. The applicant is required to obtain Republic Services approval of the
trash enclosure prior to the submittal of the CZC application.
Bicycle parking is required per the standards listed in UDC 11-3C-6G and should comply with
the standards listed in UDC 11-3C-5C. One bicycle parking space is required for every 25
proposed vehicle parking spaces or portion thereof. Based on 59 spaces, a minimum of 2 spaces
are required, a total of 4 spaces are proposed in excess of UDC standards. A detail of the
bicycle rack is not included on the plans submitted. Staff recommends that the Applicant
include an additional parking stall to meet the parking requirements in UDC 11-3C-6 and
allocate additional parking spaces within close proximity to the development to accommodate
overflow parking needs.Additionally, a detail of the bicycle rack should be included on the
plans submitted with the CZC Application.
Sidewalks (UDC 11-3A-1 and pedestrian walkways(UDC 11-3A-19):
A 5-foot wide detached sidewalk is existing along W. Harris Street and N. Lone Pine Way
connecting to the multi-family development. The Applicant is also proposing attached sidewalks
and other pedestrian walkways throughout the entire site. Internal pedestrian walkways are
required to be distinguished from the vehicular driving surfaces through the use of pavers,
colored or scored concrete, or bricks per UDC 11-3A-19B.4b. The proposed pedestrian
sidewalks shall be constructed with a different material than the driving surface with the plans
submitted the CZC Application.
Landscaping(UDC 11-3B):
The Applicant is required to construct a 20-foot wide street buffer along W. Harris Street and N.
Lone Pine Way,both are collector streets, in accordance with UDC 11-313-7.3. Landscaping is
required within parking lots in accordance with the standards listed in UDC 11-313-8C.
According to the submitted landscape plans, all required landscaping appears to be shown
including the required number of trees adjacent to W. Harris Street, N. Lone Pine Way, within the
parking lot islands, and next to drive aisles. Any existing landsping installed with Stapleton No. 2
should remain protected during construction on the site.
Page 11
EXHIBIT A
Fencing(UDC 11-3A-6,11-3A- •
All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-
7. A 5-foot tall solid wrought iron fence is proposed along the west side of the development,an
existing 6-foot vinyl fence is located on the north and south side of the development as shown
on the landscape plan. The landscape plan appears to be in compliance with this requirement.
Storm Drainage(UDC 11-3A-18 :
An adequate storm drainage system is required in all developments by the City's adopted
standards, specifications, and ordinances. Design and construction shall follow best management
practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed
with a future Certificate of Zoning Compliance application and shall be constructed to City and
ACHD design criteria.
Pressurized Irrigation(UDC 11-3A-IS):
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 the CUP Application at this time
but Staff anticipates this will be handled 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.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant has submitted conceptual elevations of the future multi-family buildings. Multi-
family residential projects require Administrative Design Review(DES) approval with future
applications so Staff will perform a thorough analysis at that time against the requirements in the
Architectural Standards Manual. Further,an application for a Certificate of Zoning Compliance
(CZC)will also be required to be submitted for this entire development before the building permit
submission.
Initial review of the conceptual elevations depicts multiple buildings with varying roofprofiles
and materials including stone, horizontal lap siding, vertical board and batten siding, stained
wood, and fenestration.
VI. DECISION
A. Staff:
Staff recommends approval of the requested Conditional Use Permit per the conditions of
approval included in Section VIII in accord accordance with Findings in Section IX
B. The Meridian Planning&Zoning Commission heard this item on July 20,2023. At the public
hearing.the Commission moved to approve the subject Conditional Use Permit request.
1. Summary of the Commission public hearing:
a. In favor: David Ruby,The Architects Office.PLLC
b. In opposition: Mary Scheller,Natalie Knighton, Georgia Konkoly,Ruth Brogdon.Linda
Stevens.Mitchell Johnson,Karen Helms, Cameo Rogers, Steele Stone
c. Commenting: David Ruby, The Architects Office.PLLC
d. Written testimony: Stacy Cable
e. Staff presenting application: Stacy Hersh.Associate Planner
f. Other Staff commenting on application: Bill Parsons,Planning Supervisor
2. Key issue(s)of public testimony:
a. Concerns regarding the increase in traffic on W. Harris Street and through
neighborhoods,as well as traffic safety due to the lack of a traffic signal on W. Harris
Street to turn on Meridian Road out of the nearby developments.
Page 12
EXHIBIT A
b. The Developer failed to disclose the Stapleton Apartments project to the adjacent
homeowners in Stapleton Subdivision,nor did they inform them that the apartments are
part of the overall Stapleton Community's CC&Rs.
3. Key issue(s)of discussion by Commission:
a. Safety concerns with crossing the road from the apartments to access the amenities
within the overall Stapleton Community.
4. Commission change(s)to Staff recommendation:
a. Ensure that the additional amenity recommended by Staff is accessible by the overall
Stapleton Subdivision community consistent with the development agreement.
VII. EXHIBITS
A. Site Plan(dated: May 30,2023):
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Page 13
EXHIBIT A
B. Landscape Plan(dated: May 30,2023):
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Page 14
EXHIBIT A
C. Conceptual Building Elevations
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Page 15
EXHIBIT A
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
Conditional Use Permit:
1. The Applicant shall comply with the provisions in the existing Development Agreement H-
2018-0129 (DA Inst. #2019-110907); Stapleton No. I FP H-2019-0117; FP-2020-0014; FP-
2023-0003; FP-2023-0006)and all other previous conditions of approval.
2. The multi-family development shall have an ongoing obligation to comply with the specific
use standards listed in UDC 11-4-3-27.
3. With the future CZC application,the site plan included in Section VII.A, shall be revised as
follows:
a. Internal pedestrian walkways are required to be distinguished from the vehicular driving
surfaces through the use of pavers,colored or scored concrete,or bricks in accord with
UDC 11-3A-1913.4b. The proposed pedestrian sidewalks shall be constructed with a
different material than the driving surface with the plans submitted the CZC
Application.
b. Record an emergency access easement for the vehicular connection between this site and
the planned multi-family development to the west per the recorded development
agreement.
c. Revise the site plan to include an additional parking stall to meet the parking
requirements in UDC 11-3C-6 and allocate additional parking spaces within close
proximity to the development to accommodate overflow parking.
d. All transformer and utility vaults and other service areas shall be located in an area not
visible from a public street,or shall be fully screened from view from a public street in
accord with UDC 11-4-3-27B.2.
e. Applicant shall work with Republic Services to establish an approved location for the
trash enclosure,as well as,an adequate quantity of trash and recycle bins to service this
development prior to submittal of the CZC Application.
f. Include two amenities, one from each category on the plans submitted with the future
CZC application that meet the requirements of UDC Code 11-4-3-27.1)for this site;
ensure that one of the required amenities is accessible by the overall Stapleton
Subdivision community
g. Include a detail of the bicycle rack should on the plans submitted with the CZC
Application.
e. The Applicant shall submit a floor plan of the units and revise the plans submitted with
the future Certificate of Zoning(CZC)application that demonstrates compliance with the
private opens space standards and common open space standards in UDC 11-4-3-27.B
and 11-4-3-27.C.
4. With the future CZC application,the landscape plan included in Section VII.B shall be
revised as follows:
a. Include two amenities, one from each category on the plans submitted with the future
Page 16
EXHIBIT A
CZC application that meet the requirements of UDC Code 11-4-3-27.D for this site; ;
ensure that one amenity is accessible by the overall Stapleton Subdivision community.
b. The Applicant shall submit a floor plan of the units and revise the plans submitted with
the future Certificate of Zoning(CZC)application that demonstrates compliance with the
private opens space standards and common open space standards in UDC 11-4-3-27.B
and 11-4-3-27.C.
c. Revise the site plan to include an additional parking stall to meet the parking
requirements in UDC 11-3C-6 and allocate additional parking spaces within close
proximity to the development to accommodate overflow parking.
d. Any existing landscaping installed with Stapleton No. 2 should remain protected during
construction on the site per UDC 11-3B-10.
5. The Applicant shall comply with all specific use standards for the proposed use of Multi-
family Residential Development(UDC 11-4-3-27).
6. The Applicant shall obtain a Certificate of Zoning Compliance(CZC) and Administrative
Design Review(DES)approvals before submitting for any building permit within this
development along with providing elevations for the carports with the first CZC.
7. At the time of Certificate of Zoning Compliance submittal,the Applicant shall submit a
recorded and legally binding document(s)that state the maintenance and ownership
responsibilities for the management of the development, including,but not limited to,
structures,parking, common areas, and other development features,per UDC 11-4-3-27F
standards.
8. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-7 for the R-15 zoning district.
9. Off-street parking is required to be provided by both the standards listed in UDC Table 11-
3C-6 for multi-family dwellings based on the number of bedrooms per unit.
10. The Applicant shall comply with all ACHD conditions of approval.
11. Provide a pressurized irrigation system consistent with the standards as outlined in UDC 11-
3A-15,UDC 11-3B-6, and MCC 9-1-28.
12. Upon completion of the landscape installation, a written Certificate of Completion shall be
submitted to the Planning Division verifying all landscape improvements are in substantial
compliance with the approved landscape plan as outlined in UDC 11-3B-14.
14. The conditional use approval shall become null and void unless otherwise approved by the
City if the applicant fails to 1)commence the use, satisfy the requirements,acquire building
permits and commence construction within two years as outlined in UDC 11-5B-6F.1; or 2)
obtain approval of a time extension as outlined in UDC 11-5B-6F.4.
B. PUBLIC WORKS DEPARTMENT
https:llweblink.meridianciV.org/WebLink/DocView.aspx?id=300198&dbid=0&r0o=MeridianC
hty
C. ADA COUNTY HIGHWAY DISTRICT(ACHD)
No comments received.
Page 17
EXHIBIT A
D. BOISE-KUNA IRRIGATION DISTRICT
https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=300456&dbid=0&r0o=MeridianC
hty
E. NAMPA MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridianciU.org/WebLink/Doc View.aspx?id=301361&dbid=0&r0o=MeridianC
ky
F. BOISE PROJECT BOARD OF CONTROL
https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=300664&dbid=0&repo=MeridianC
hty
G. MERIDIAN FIRE DEPARTMENT(MFD)
No comments received.
H. MERIDIAN POLICE DEPARTMENT(MPD)
https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=297378&dbid=0&repo=MeridianC
ky
I. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=297935&dbid=0&repo=MeridianC
ky
J. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https:llweblink.meridianciU.oL-glWebLinkIDocView.aspx?id=300731&dbid=0&repo=MeridianC
ky
IX. FINDINGS
A. Conditional Use Permit Findings (UDC 11-5B-6D:
The commission shall base its determination on the conditional use permit request upon the
following:
1. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
Staff finds the submitted site plan shows compliance with all dimensional and development
regulations in the R-1 S zoning district in which it resides.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in
accord with the requirements of this title.
Stafffinds that the proposed multi family development is consistent with the overall density
recommendations of the FL UM in the Comprehensive Plan and is allowed as a conditional
use in the R-1 S zoning district per UDC Table 11-2A-2.
Page 18
EXHIBIT A
3. That the design, construction,operation, and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
Despite the proposed use being different from the residential uses to the north and east, Staff
finds the site design, construction, and proposed operation and maintenance will be
compatible with other uses in the general neighborhood and should not adversely change the
essential character of the same area, so long as the Applicant constructs the site as proposed.
4. That the proposed use,if it complies with all conditions of the approval imposed,will
not adversely affect other property in the vicinity.
Staff finds the proposed use, if it complies with all conditions of approval imposed, 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.
Staff finds the proposed use will be served adequately by essential public facilities and
services because all services are readily available and ACHD have reviewed and approved
the proposed layout and traffic generation with the Stapleton Development Annexation and
Preliminary Plat.
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.
All public facilities and services are readily available for the subject site so Stafffinds that
the proposed use will not be detrimental to the economic welfare of the community or create
excessive additional costs for public facilities and services.
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 because of excessive production of traffic,noise,smoke,fumes,glare,or odors.
Although traffic will increase in the vicinity with the addition of more residential units, Staff
finds the proposed use will not be detrimental to any persons,property, or the general
welfare.
8. That the proposed use will not result in the destruction,loss,or damage of a natural,
scenic,or historic feature considered to be of major importance.(Ord. 05-1170,8-30-
2005,eff. 9-15-2005).
Staff is unaware of any natural, scenic, or historic features within the development area,
therefore, Staff finds the proposed use should not result in damage to any such features.
Page 19