PZ Recs/Staff ReportSTAFF REPORT
HEARING DATE: July 23, 2013 E IDIAN~--
TO: Mayor and City Council ' ~ ~ B Q
FROM: Bill Parsons, Associate City Planner
208-884-5533
SUBJECT: PP-13-009, CUP-13-003 and MDA 13-011- Touchstone Place
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Iron Mountain Real Estate, LLC, has applied for a preliminary plat consisting of
sixteen (16) multi-family lots and six (6) common lots on approximately 4.38 acres in an R-15
zoning district. A conditional use permit (CUP) is also being requested for amulti-family
development consisting of sixteen four-plex structures, totaling sixty-four (64) dwelling units. To
accommodate the applicant's proposal to increase the unit count from 48 units to 64 units, the
applicant must amend the recorded development agreement (Instrument # 106187189). (See Section 9
for further analysis.)
NOTE: The preliminary plat submitted with this application does not include the entire boundary
of the parcel. A sliver along the northwest boundary of the parcel (adjacent Fairview Avenue) has
been split off from the proposed development since the previous approvals in 2006. For this reason,
the parcel must be made whole and the adjacent property must consent to his property being a lot
and block in the proposed subdivision. Staff anticipates a revised plat prior to the City Council
hearing however, staffs recommendation of approval on the preliminary plat is contingent on the
applicant obtaining the property owner's consent.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PP, CUP and MDA with the conditions listed in Exhibit
B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report. The
Meridian Planning & Zoning Commission heard these items on June 20, 2013. At the public
hearing, the Commission moved to recommend approval of the subiect PP, CUP and MDA
requests.
a. Summary of Commission Public Hearing:
i. In favor: Kent Brown and Jeremy Amar
ii. In opposition: None
iii. Commentin • Dustin Bristol and Richard Verschoor
iv. Written testimony: None
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: Bruce Freckleton
b. Kev Issue(s) of Discussion by Commission:
i. Additional landscaping along the east and south boundary;
ii. Requiring the construction of PRV station with this development;
iii. Inclusion of the Morgan property (parcel #51107120605) as a lot and block within the
proposed subdivision.
c. Kev Commission Change(s) to Staff Recommendation:
i. Modified condition 1 5 3, bullet #2 striking the requirement for a gable carport.
d. Outstanding Issue(s) for City Council:
i. None
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-O11 PAGE 1
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers PP-13-
009, CUP-13-003 and MDA-13-011, as presented in the staff report for the hearing date of July 23,
2013, with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers PP-13-009,
CUP-13-003 and MDA-13-011, as presented during the hearing on July 23, 2013, for the following
reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Numbers PP-13-009, CUP-13-003 and MDA-13-O1 lto the hearing date of
(insert continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance. )
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located on the south side of E. Fairview Avenue and west of N. Stonehenge Way in the
NE '/4 of Section 07, Township 3 North, Range 1 East. (Parcel No. S 1107120615)
B. Applicant/Owner:
Iron Mountain Real Estate Inc.
3681 N. Locust Grove Road, Suite #100
Meridian, ID 83646
C. Representative:
Kent Brown
3161 E. Springwood Drive
Meridian, ID 83642
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject applications are for a preliminary plat, conditional use permit and a development
agreement modification. A public hearing is required before the Planning and Zoning
Commission and City Council on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: June 3, and 17, 2013 (Commission); Julv 1 and 15, 2013
(Gifu Council)
C. Radius notices mailed to properties within 300 feet on: May 23, 2013 (Commission); June 27,
2013 (City Council)
D. Applicant posted notice on site by: June 10, 2013 (Commission); July 12 2013 (City Council)
VI. LAND USE
A. Existing Land Use(s): The property is currently developed with a single family home. The
existing home will be removed upon development of the multi-family project.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 2
North: Undeveloped and developed commercial property, zoned R1M in Ada County and C-G
South: Single family residences, zoned R-8
East: Single family residences and animal care facility, zoned R-8 and C-G
West: Partially developed commercial property, zoned C-G
C. History of Previous Actions: In 2006, the property received annexation (AZ-06-028), preliminary
plat (PP-06-028) and conditional use permit (CUP-06-021) approval to develop a 48-unit multi-
family development. A development agreement was required with the annexation approval and
recorded as instrument # 106187189. The previous developer did not complete the subdivision
process or commence the multi-family use thus the PP and CUP have expired. The development
agreement remains in effect for the property.
D. Utilities:
a. Location of sewer: Sanitary sewer mains that are intended to provide service to this
development is existing in N. Sandlin Avenue to the south.
b. Location of water: Domestic water mains that are intended to provide service to this
development are existing to the north in E. Fairview Avenue and in N. Sandlin Avenue to
the south.
c. Issues or concerns: Sanitary sewer and domestic water services must be extended though
this development to the north subdivision boundary in N. Sandlin Lane, and west
subdivision boundary W. Wilson Street. The development also falls on a domestic water
pressure zone boundary, and therefore will be required to install a pressure reducing
station in the vicinity of their south connection.
E. Physical Features:
1. Canals/Ditches Irrigation: No major facilities impact the proposed development. However, a
small sliver of the Settlers Canal bisects the northeast corner of the development adjacent to
Fairview Avenue. If it has not already been tiled, the applicant shall responsible for tiling this
portion of the canal.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: NA
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated ``Commercial" on the Comprehensive Plan Future Land Use Map.
Chapter III (pg. 21-22) of the Comprehensive Plan contains a definition of the commercial
designation. This definition includes multi-family residential as an acceptable use in commercial
areas. As such the property was annexed with the R-15 zone to support the proposed multi-family
use. The intent of the development is to increase density along the Fairview Corridor to support the
various commercial uses in the area.
Although the Comprehensive does not specify a maximum density for the proposed development
within the Commercial designation, the underlying R-15 zoning district allows a maximum density of
15 dwelling units to the acre. The previous CUP approved 48 dwelling units with a gross density of
10.83 dwelling units to the acre. The new plan consists of 64-units with a gross density of 14.6
dwelling units to the acre. The gross density of the proposed development, albeit higher than the
previous plan, is still consistent with the maximum density allowed in the R-15 zone.
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 3
Because the commercial designation encourages multi-family development and the requested density
is consistent with the R-15 zone, staff finds that the proposed development is consistent with the
Comprehensive Plan and the UDC.
Staff also finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed use (staff analysis in italics):
• "Provide for a wide diversity of housing types (single-family, modular, mobile homes and
multi-family arrangements) and choices between ownership and rental dwelling units for all
income groups in a variety of locations suitable for residential development." (3.07.03B, pg.
56)
Stafffinds that this location is favorable for a multi family development because of its
proximity to services along Fairview Avenue. Staff also recognizes the importance of
providing diverse housing types throughout the community. The proposed development
should help meet some of that demand.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.O1F, pg. 45)
City services will be provide and extended with the development of this site.
"Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.O1F, pg. 53)
Stafffinds that this project acts as a good buffer between the commercial uses on Fairview
Avenue and the existing single family residential properties to the south and east of the
proposed development.
The scale and bulk of these buildings are less than the previous ones which were three and
four story structures. All of the proposed four plexes will be two-story in height and have a
2, 000 square building footprint similar to a single family home. The applicant is also
proposing a 14 foot building setback along the boundaries of the single family homes which
is more than the minimum of lOfeet required by the multi family standards. Stafffinds the
proposed development should be compatible with the adjacent single family uses.
• ``Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system." (3.03.03B, pg.
48)
A stub street is constructed along the south boundary of the proposed development. A small
segment ofpublic street will be constructed and stub to the partially developed commercial
property to the west. The applicant is responsible for constructing a S foot wide attached
sidewalk along this roadway. The submitted plat depicts the required S foot wide sidewalk
along the east side of N. Sandlin Avenue and the north side of E. Wilson Street. On the south
side of E. Wilson Street the applicant must construct a 10 foot multi-use pathway per the
City's Master Pathways plan. With the development of the multi family project, the applicant
is proposing to construct a combination of 5 foot wide sidewalks and 7 foot wide sidewalks.
The internal sidewalks extend through the development and along the east side of the
proposed driveway providing a connection to Fairview Avenue. Staff is supportive of the
proposed pedestrian connections.
• "Encourage infill development in vacant/undeveloped areas within the City over fringe area
development to halt the outward progression of urban development.:" (5.01.02B, pg. 69)
The proposed development is an infill project consistent with this objective.
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 4
• "Elevate quality of design for houses and apartments; evaluate the need for design review
guidelines for single-family homes." (3.07.020, pg. 56)
The structures within the proposed development will be subject to the design standards in
UDC I1-3A-19 and the guidelines in the Meridian Design Manual.
• Reduce the number of existing access points onto arterial streets by using methods such as
cross access agreements, access management and frontage/backage roads (3.03.02N, Chapter
3, page 48).
The applicant is proposing a driveway connection to Fairview in lieu of the public street
which was previously approved. The recorded development agreement requires cross access
to the County parcel to the west. However, a sliver has been split of from this property which
could impact the cross access to the westerly County parcel. Staff is concerned this sliver
could become a spite strip in the future and restricts the access from occurring. Since the
parcel was part of the original parcel of record the applicant must coordinate with the
adjacent property to include the parcel as a lot and block within the proposed development. If
this is accomplished cross access to the county property could proceed as approved under the
recorded development agreement. The submitted plat also shows cross access to the
commercial property to the east. Providing cross access to both of these properties should
help reduce driveways to Fairview Avenue.
Based on the above analysis, staff is supportive of the proposed development as it is generally
consistent with the comprehensive plan.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone:
The purpose of the residential districts is to provide for a range of housing opportunities
consistent with the Meridian Comprehensive Plan. Residential districts are distinguished by the
allowable density of dwelling units per acre and corresponding housing types that can be
accommodated within the density range.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-21ists the permitted,
accessory, conditional, and prohibited uses in the R-15 zoning district respectively. The proposed
multi-family development is listed as a conditional use in the R-15 zoning district. The specific
use standards listed in UDC 11-4-3-27 for multi-family developments apply to development of
this site.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-7 for the R-15
zoning district apply to development of this site.
D. Landscaping Standards:
1. Parking Lot Landscaping: All parking lot landscaping must comply with the standards set
forth in UDC 11-3B-8C.
2. A 25-foot wide landscape buffer is required adjacent to E. Fairview Avenue in accord with
UDC Table 11-2A-7. Said buffer must comply with the standards set forth in UDC 11-3B-
7C.
E. Parking Standards: UDC 11-3C-6A requires off-street vehicle parking to be provided on the site.
For one bedroom units, 1.5 vehicle parking spaces are required per dwelling unit; at least one in a
covered carport or garage. For 2-3 bedroom units, 2 parking spaces; at least one in a covered
carport or garage.
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 5
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
DEVELOPMENT AGREEMENT MODIFICATION (MDA): The subject property is governed by a
development agreement (DA) recorded as instrument #106187189. Currently, the recorded DA
restricts the development of this site to 48 dwelling units and two (2) residential building lots.
The applicant is proposing sixteen (16) multi-family lots and 64 dwelling units. In order to move
forward with the proposed development the recorded DA must be amended. Further analysis of
the plat and the conditional use permit is provided below. See Exhibit B for the recommended
changes to the development agreement.
PRELIMINARY PLAT (PP): In 2006, a preliminary plat for this site was approved by the
City. A final plat was never recorded. After the previous approvals, a sliver of the property
along the west boundary of the driveway connection to Fairview Avenue was split from the
subject parcel without proper subdivision approval from Ada County or the City of
Meridian. The applicant is aware of this issue and has been given the contact information
for the owner of the split property. Prior to the City Council hearing, Staff is requiring an
amended plat to include the sliver (parcel #51107120605) as part of a lot and block within
the subdivision.
The proposed preliminary plat consists of sixteen (16) buildable lots and six (6) common lots on
approximately 4.38 acres. The sixteen (16) lots are proposed to develop with sixteen (16) two
story four-plex structures containing sixty-four (64) two bedroom units. Lot sizes range in size
between 3,700 square feet and 5,757 square feet. The proposed lots must be a minimum of 2,400
square feet per dwelling. All of the lots comply with the minimum lot size of the R-15 zone (see
Exhibit A.2). NOTE: For the purposes of this application an aggregate total of the plat area was
a factor for determining the plats conformance with the R-1 S dimensional standards (64 X 2, 400
= 3.52 acres). As noted above, the plat exceeds the aforementioned acreage.
Access: Access to the proposed development is provided from the extension of the public street
(N. Sandlin Avenue) stubbed at the south boundary and a driveway connection to E. Fairview
Avenue. The proposed public street will also stub to the partially developed commercial property
to the west for future connectivity. The parking area and the internal drive aisles are proposed as a
common lot (Lot 16, Block 1) within the development. Since this common lot provides the public
street connections, Staff recommends the applicant add a note on the face of the plat or record a
separate document and reference the recorded document number on the face of the plat that
identifies a blanket cross access agreement and shared parking agreement for the entire complex.
The driveway extension to E. Fairview Avenue is the critical extension with this project.
The submitted plat depicts cross access to both adjacent properties to use the driveway
connection. Staff is supportive of the proposed cross access between all properties however;
if the parcel split issues (as described above) are not resolved with this application Staff is
concerned that the split parcel could become a spite strip restricting the driveway access
if/when the Ada County parcel to the west develops.
On the east boundary of the driveway is an animal care facility. In 2009, the City approved
a certificate of zoning compliance (CZC) for the expansion of that facility. A condition of
approval of the CZC requires that land owner to vacate its Fairview access and take access
from the applicant's proposed driveway. The animal clinic owner signed an agreement with
the City to take access from the driveway once it was constructed. Staff recommends the
applicant coordinate with this property owner, grant cross access to the property and
construct the driveway to the eastern property boundary in the location approved with the
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 6
animal clinic CZC.
Landscaping: UDC Table 11-2A-7 requires a 25-foot wide landscape buffer adjacent to
Fairview Avenue. A portion of this buffer is being provided via Lot 1, Block 1. As
previously mentioned, the property along the west boundary of the Fairview driveway
needs to be part of a lot and block of the proposed development. Once this parcel is
included into the plat, a 25-foot wide landscape buffer must be provided adjacent to
Fairview Avenue. Since this parcel is not viable to develop, staff recommends the applicant
include this parcel as a common lot and landscape it consistent with the buffer on the east
side of the driveway (Lot 1, Block 1). With the submittal of the final plat, parcel #
51107120605 should be included as a common lot as discussed above and landscaped in
accord with UDC 11-3B-7C.
Multi-use Pathway: The City's Master Pathways Plan designates a 10-foot multi-use pathway to
on the subject property. Per discussions with the Parks Department, the applicant is proposing a
10-foot multi-use pathway adjacent to the south side of E. Wilson Street. Currently, the submitted
plat depicts both a 5-foot wide sidewalk and the 10-foot wide multi-use pathway. Staff
recommends the applicant coordinate with ACHD to see if the required pathway can replace the
requirement for the sidewalk. Removing the 5-foot wide sidewalk would allow additional
landscaping to be installed in the common lot (Lot 8, Block 1). Staff is supportive of the pathway
becoming part of ACHD right-of--way. The pathway must comply with the standards set forth
UDC I 1-3A-8 and UDC 11-3B-12.
Tree Mitigation: The submitted landscape plan indicates that several trees exist on the property.
The applicant intends on preserving as many trees as possible. Staff is supportive of existing trees
remaining part of the project. The applicant must coordinate with the City Arborist to determine
which trees need to be mitigated. With final plat submittal, the submitted landscape plan must
detail the mitigation plan coordinated with the City Arborist and demonstrate compliance with the
tree mitigation standards in accord with UDC 11-3B-10.
Fencing: The applicant is proposing to construct a 6-foot tall cedar fence along the east, north
and segment along the south and west boundaries. Staff is supportive of the proposed fencing
plan. All fencing constructed with this development must comply with UDC 11-3A-7.
Ditches, Laterals, and Canals: The Settlers Canal traverses along E. Fairview Avenue east of
the proposed Fairview driveway. Per UDC 11-3A-6 the Canal must be piped or otherwise
covered. It appears the facility was piped during the expansion of the animal care facility
developed to the east. If it is not the applicant must pipe the facility. With final plat submittal,
staff recommends the applicant verify the canal is tiled.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize any existing
surface or well water for the primary source. If a surface or well source is not available, asingle-
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 signature on the final plat by the City Engineer. An underground, pressurized irrigation
system should be installed to all landscape areas per the approved specifications and in
accordance with UDC 11-3A-15 and MCC 9-1-28.
Existing Structure: An existing home will be removed from the property to make way for the
proposed multi-family development.
CONDITIONAL USE PERMIT (CUP): A conditional use permit is requested for amulti-family
development in an R-15 zoning district in accord with UDC Table 11-2A-2. The proposed multi-
family development consists of sixteen (16) two-story four-plex structures containing a total of
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 7
sixty-four (64) dwelling units. Unit mix includes all two-bedroom units.
The specific use standards for multi-family developments are contained in UDC 11-4-3-27. These
standards apply to site design, common open space, site amenities, architectural character,
landscaping, and maintenance. The proposed project generally complies with the following
standards.
a. Setbacks: Buildings shall provide a minimum setback of 10 feet, unless a greater
setback is otherwise required by the UDC. (UDC Table 11-2A-7 requires a greater
setback of 12 feet in the rear.) The setback depicted on the plan shows a minimum
setback of 14 feet which complies with this requirement.
b. Service areas: On-site service areas, outdoor storage areas, waste storage, disposal
facilities, and transformer or utility vaults shall be fully screened from view from any
public street. The proposed trash enclosures are internal to the proposed development
and will have limited visibility from the site. The trash enclosure adjacent to Lot I5,
Block 1 encroaches into a 20 foot wide sanitary sewer easement that will be required
with the platting of the property. Because the enclosure cannot encroach into the future
easement, it must be relocated elsewhere on the site. If the enclosure is placed where it is
visible from a public street, said enclosure must be screened in accord with the
aforementioned standard. The applicant should also coordinate with Republic Services
on appropriate location for the enclosure.
c. Private, usable open space: A minimum of 80 square feet of private, usable open space
is required for each unit. This requirement can be satisfied through porches, patios, decks,
and/or enclosed yards. Landscaping, entryway and other access ways shall not count
toward this requirement. All of the units have 80 square feet ofpatio space (see Exhibit
A.5).
d. Developments with 20 units or more shall provide the following: A property
management office, a maintenance storage area, a central mailbox location (including
provisions for parcel mail), and a directory and map of the development at a convenient
location. The applicant is not proposing to construct a property management office
building. One of the units constructed on Lot 2, Block 1 will serve as the property
manager's office. Except for the maintenance storage area, all other items are accounted
for on the submitted site plan. With the submittal of certificate of zoning compliance
application, the applicant must revise the site plan to include a maintenance storage
area. The storage area should be incorporated as a cohesive part of the development and
not placed on the central open space.
e. Parking: UDC 11-3C-6A requires off-street vehicle parking to be provided on the site.
For 2-3 bedroom units, 2 parking spaces; at least one in a covered carport or garage is
required. Based on the unit mix (64- 2-bedroom units), a combined total of 128 covered
and uncovered parking stalls are required. The applicant is proposing a 64covered
parking stalls and 73uncovered parking stalls which exceed this requirement.
UDC I1-3C-6G requires one bicycle parking space per every 25 parking spaces. Based
on this calculation; only five (S) bike parks are required by ordinance. On submitted site
plan, three bike racks are proposed; each capable of supporting seven (7) bikes. In
reviewing the floor plan for the units, the applicant has not provided any additional
storage area for the units. Because storage space is limited on the site, staff recommends
additional bike racks be provided in the development. With the submittal of certificate of
zoning compliance application, the site plan must be revised to include two (2) bike racks
capable of supporting seven (7) bikes; one on the east side and one on the south side of
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 8
the proposed development.
f. Common Open Space Design Requirements: UDC 11-4-3.27C requires a minimum of
250 square feet of outdoor common open space for each unit containing more than 500
square feet and up to 1,200 square feet of living area. (The common open space shall be
not less than 400 square feet in area, and shall have a minimum length and width
dimension of 20 feet.) Based on the proposed unit size (986 square feet), a minimum of
16, 000 square feet of common open space is required. The proposed project includes a
centralized open space (12, 713 square feet) which is approximately 79 percent of the
required open space. Additional passive open space is provided along the perimeter of
the proposed development. The project complies with the open space requirements.
g. Amenities: All multi-family developments shall provide for quality of life, open space
and recreation amenities to meet the particular needs of the residents. UDC 11-4-3-27
requires multi-family developments between 20 and 75 units provide a minimum of three
(3) amenities; one from each of the aforementioned categories. The applicant is
proposing the following qualifying amenities: 1) covered picnic area, 2) central open
grassy area and 3) a play structure. Although the applicant is providing three (3)
amenities, an amenity addressing the quality of life component of the ordinance has not
been met. With the submittal of certificate of zoning compliance application, the site plan
must be revised to include a quality of life amenity set forth in UDC 11-4-3-27D1.a.
h. Elevations: Elevations are required to meet the architectural standards set forth in UDC
11-4-3-27E. The applicant is proposing to construct sixteen (16) four plexes with the
same architectural design. The proposed buildings provide variations in the roofplanes
and provide modulation in the facades. All of the structures are proposed to incorporate
a mix of building materials to include the following: stone wainscot on the front facade,
and three (3) wood siding materials (board and batten, horizontal lap and shake) (see
Exhibit A.5). The same building materials are proposed to screen the second story patios
which staff believes enhances the architecture of the structures. The applicant is also
proposing four (4) distinct color palettes of earth tone colors for the proposed
development to provide color variation. While staff is supportive of the proposed material
changes and the proposed color palette, staff is concerned that the development will have
a monotonous design concept. Staff recommends the applicant incorporate a second
building design that uses the same form and building materials but orient the materials
differently on the facade of the structure providing a minimum of two variations in
elevations. Staff also recommends the applicant place additional windows on the side
elevations of the units for each master bedroom and dining area as depicted on the
submitted floor plans.
The site will also house fourteen (14) carport structures. The applicant has submitted a
carport design which staff does not support. The Meridian Design Manual (E-2.3.2.4.)
encourages carport designs that complement the design of residential structures. Since
the proposed four plexes incorporate a gable roof, staff recommends a similar designed
carport. The proposed carports should be painted or powder coated to complement the
overall color scheme for the development.
Compliance with the aforementioned design changes will be required with the submittal
of a certificate of zoning compliance application.
i. Landscaping: Staff has reviewed the submitted landscape for compliance with the UDC.
The landscape plan, labeled Landscape Concept Plan, is approved with the following
modifications/notes:
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 9
• With CZC submittal, the applicant provide a landscape plan that is designed by a
landscape architect, landscape designer or qualified nurseryman in accord with UDC
11-3B-3.
• Parking lot landscaping is required to be provided in accord with the standards listed
in UDC 11-3B-8C. Each planter island that serves a single row of parking spaces is
required to be landscaped with at least one tree and shall be covered with low shrubs,
lawn, or other vegetative groundcover.
• A written certificate of completion shall be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan and submitted
prior to City Engineer's signature on the Final Plat. All standards of installation
shall apply as listed in UDC 11-3B-14.
j. Maintenance and Ownership Responsibilities: Per UDC 11-4-3-27G, a legally binding
document shall be recorded that states 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 must comply with this
requirement and a single entity must manage the entire development.
Certificate of Zoning Compliance: The applicant is required to submit an application for
Certificate of Zoning Compliance for the proposed use prior to establishment of the new use in
accord with UDC 11-SB-1. The final plat must be recorded prior to issuance of a building permit
for any of the proposed structures.
Design Review: The applicant is required to submit an application for Design Review
concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-SB-8.
The proposed site design and structures shall be consistent with the standards listed in UDC 11-
3A-19 and the guidelines listed in the Meridian Design Manual.
In summary staff finds the proposed project complies with the future land use map, applicable
policies of the Comprehensive plan and is conditioned to comply with the applicable
development standards in the UDC. Based on the aforementioned analysis, staff recommends
approval of the subject application.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Proposed Preliminary Plat (REVISED) (dated: 3 07/16/13)
3. Proposed Site Plan
4. Proposed Landscape Plan
5. Proposed Building Elevations and Floor Plans
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Republic Services
6. Parks Department
7. Ada County Highway District
C. Required Findings from Unified Development Code
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 10
'Touchstone Place PP-13-009. CUP-13-003 and MDA-13-011 PnGE 1 1
Exhibit A.1: Vicinity Map
Exhibit A.2: Proposed Preliminary Plat (REVISED) (dated: ~^'~,'~ 07/16/13)
~~ ~- ~ '- ~ - ~ \
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Touchstone Place PP-13-009, CUP-13-003 and MDA-13-O1 l PAGE 12
Exhibit A.3: Proposed Site Plan
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-O1 l PAGI? 13
Touchstone Place PP-13-009, CUP-13-003 and MDA-I3-OLl PAGI; 14
Exhibit A.4: Proposed Landscape Plan and Amenity Details
"Touchstone Place PP-13-009. CUP-13-003 and MDA-13-011 PAGE 15
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Touchstone Place PP-13-009, CUP-13-003 and MDA-13-O1 1 PAUL: 16
Exhibit A.S: Proposed Building Elevations and Floor Plans
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Touchstone Place PP-13-009, CUP-13-003 and MDM13-Ol l PAGE 19
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 DEVELOPMENT AGREEMENT MODIFCATION
1.1.1 The development agreement (DA) shall be signed by the property owner(s) and returned to
the City within two years of the City Council granting approval. The amended DA shall
include the following provisions:
DA Instrument # 106187189 -Modify Section 4.1: strike through construction and
development ofmulti-family development consisting of 48 dwelling units, 2 residential
building lots and 2 common lots in a proposed R-15 zone on 4.55 acres pertinent to this AZ-
06-028 application. Insert: For the construction of a 64-unit multi family development
consisting of 16 residential building lots and 7common lots in an R-15 zoning district
pertinent to file number PP-13-009 and CUP-13-011.
Modify Section 5.1, provision #6 to read: the maximum of 64 units shall be constructed on
the site.
Modify provision #9: add parcel #S 1 1 07 1 20605 and #S 1107120620.
Add the following new provisions:
Provision #11: The applicant shall grant cross access to parcel #S1107110527 and construct
the access driveway to the eastern property boundary in the location approved with the CZC-
09-056. The driveway shall be constructed prior to issuance of certificate of occupancy for
the first structure.
Provision #12: Development of the site shall substantially comply with the plat, site and
landscape plans in Exhibits A.2, A.3, A. 4 and the building elevations included in Exhibit
A.S, the conditions of approval listed herein, the design standards listed in UDC 11-3A-19,
and the guidelines contained in the City of Meridian Design Manual.
Provision #13: The development falls on a domestic water pressure zone boundary, and
therefore the applicant shall be required to install a pressure reducing station in the vicinity of
their south connection in N. Sandlin Avenue. Applicant shall coordinate the design criteria
with the Meridian Public Works Department.
1.2 PRELIMINARY PLAT -SITE SPECIFIC CONDITIONS OF APPROVAL
1.2.1 Applicant shall meet all terms of the approved annexation (AZ-06-028) and any applicable
provisions of the recorded development agreement (instrument #106187189).
1.2.2 The preliminary plat, prepared by Bailey Engineering, dated 06/07/12, labeled C-lshall be
revised as follows:
• The applicant shall add a note on the face of the plat or record a separate document and
reference the recorded document number on the face of the plat that identifies a blanket
cross access agreement and shared parking agreement for the entire multi-family complex
(Lot16, Block 1) and the recorded cross access agreements as noted in the DA provisions
# 9 and #11 above.
• Maintenance of all multi-family common areas shall be the responsibility of the
Touchstone Place Subdivision Homeowners' Association.
• Prior to the City Council hearing, the applicant shall revise the plat and include
parcel #51107120605 to the west as part of a lot and block within the proposed
subdivision.
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 20
• Other than the driveway access approved by ACHD, direct lot access to E. Fairview
Avenue is prohibited.
• Depict parcel #S 1 1 07 1 20605 as common lot within the subdivision. Said lot shall be
landscaped in accord with UDC 11-3B-7C.
1.2.3 The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7.
1.2.4 The applicant shall record a final plat prior to obtaining a building permit for the proposed
multi-family development.
1.2.5 Construct a 10-foot wide multi-use on the south side of E. Wilson Street. Said pathway shall
be constructed in accord with UDC 11-3A-8 and UDC 11-3B-12. Coordinate with ACHD
regarding incorporating the 10-foot pathway as part of the right-of--way.
1.2.6 The existing residence shall be removed prior to City Engineer signature of the final plat.
1.2.7 Comply with all ACRD conditions of approval.
1.2.8 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as
set forth in UDC 11-3A-6. With final plat submittal, the applicant shall verify the canal is
tiled.
1.3 General Conditions of Approval
1.3.1 Comply with all bulk, use, and development standards of the R-15 zoning district listed in
UDC Chapter 2 District regulations.
1.3.2 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-
3A-15, UDC 11-3B-6 and MCC 9-1-28.
1.3.3 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.3.4 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ.
1.4 Process Conditions of Approval
1.4.2 The final plat, and any phase thereof, shall substantially comply with the approved
preliminary plat as set forth in UDC 11-6B-3C2.
1.4.3 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain
the City Engineer signature on a final plat within two years, or 2) gain approval of a time
extension as set forth in UDC 11-6B-7.
1.4.4 Staff failure to cite any specific ordinance provisions does not relieve the applicant from
responsibility of compliance.
1.5 CONDITIONAL USE PERMIT -Site Specific Conditions of Approval
1.5.1 The site plan, labeled "Site Plan" is approved with the following changes:
• The site plan must include two (2) more bike racks capable of supporting seven (7) bikes;
one on the east side and one on the south side of the proposed development.
• The applicant must revise the site plan to include a maintenance storage area. Said
storage area shall be incorporated as cohesive part of the development and not placed on
the central open space.
• The trash enclosure adjacent to Lot 15, Block 1 encroaches into a 20-foot wide sanitary
sewer easement that will be required with the platting of the property. Because the
enclosure cannot encroach into the future easement, it must be relocated elsewhere on the
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 21
site. If the enclosure is placed where it is visible from a public street, it must be screened.
The applicant shall coordinate with Republic Services on appropriate location for the
enclosure.
• The minimum setback to the adjacent residences (east and south boundary) shall be 14
feet as proposed.
1.5.2 The landscape plan, labeled "Landscape Concept Plan" is approved with the following
changes:
• Landscaping along the foundation of the buildings shall comply with UDC 11-4-3-27-F.
• Provide a minimum of 0.76 acres of common open space as proposed. The applicant is
shall provide the following qualifying amenities: 1) covered picnic area, central open
grassy area, 3) a play structure and include a quality of life amenity as set forth in UDC
11-4-3-27D l .a.
• Depict parcel #S1107120605 as common lot within the subdivision. Said lot shall be
landscaped in accord with Lot 1, Block 1.
• With final plat submittal, the submitted landscape plan must detail the mitigation plan
coordinated with the City Arborist and demonstrate compliance with the tree mitigation
standards in accord with UDC 11-3B-10.
• With CZC submittal, the applicant shall provide a landscape plan that is designed by a
landscape architect, landscape designer or qualified nurseryman in accord with UDC 11-
3B-3.
1.5.3 The building elevations attached in Exhibit A.S, are approved with the following changes:
• The applicant should incorporate a second building design that uses the same form
and building materials but orient the materials differently on the fagade of the
structure providing a minimum of two variations in elevations. The applicant shall
provide windows on the side elevations of the units for each master bedroom and
dining area depicted on the submitted floor plans. At a minimum the applicant shall
provide four color schemes as proposed.
• The applicant has submitted a carport design which staff does not support. The
Meridian Design Manual (E-2.3.2.4.) encourages carport designs that complement
the design of residential structures. Carports for the proposed development shall
be painted or powder coated to complement the
overall color scheme for the development.
1.5.4 The developer shall comply with the specific use standards for multi-family developments
listed in UDC 11-4-3-27. One of the units constructed on Lot 2, Block 1 must serve as the
property manager's office as proposed.
1.5.5 Any fencing constructed on the site shall be consistent with the standards as set forth in UDC
11-3A-7 and 11-3A-6B.
1.5.6 All roof and wall-mounted mechanical, electrical, communications, and service equipment
shall be screened from public streets and properties by the use of parapets, walls, fences,
enclosures, or by other suitable means.
1.5.7 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.5.8 Maintenance of all common areas shall be the responsibility of the developer or assigns.
Record legally binding documents that state the maintenance and ownership responsibilities
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 22
for the management of the development, including but not limited to structures, parking,
common areas, private streets, and other development features. A copy of the recorded
document shall be submitted with the first Certificate of Zoning Compliance (CZC). The
responsible party shall be a single entity overseeing the entire multi-family development.
1.5.9 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-
3B-SI, 11-3B-8C, and Chapter 3 Article C. Provide 137 parking stalls as proposed. At a
minimum 64 of the 137 stalls proposed stalls must be covered.
1.5.10 Provide at least 80 square feet of private, useable open space, such as a patio or balcony/deck,
for each multi-family dwelling unit in accordance with UDC 11-4-3-27B-3.
1.6 General Conditions of Approval
1.6.2 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. The outdoor
lighting shall have downward shielding on the building and the perimeter lighting shall
not impact the surrounding single family residences.
1.6.4 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.6.6 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-
12. All HVAC equipment shall be screened from the street.
1.6.7 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Design Manual.
1.b.8 The conditional use approval shall be null and void if the applicant fails to 1) commence the
use within two years as set forth in UDC 11-SB-6F1 or 2) gain approval of a time extension
as set forth in UDC 11-SB-6F4.
1.6.9 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance
application and Design Review from the Planning Department, prior to submittal of building
permit application. NOTE: A CZC application may include one or more multi-family units on
a lot/parcel.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service for this development shall be from an extension of the existing main in
N. Sandlin Avenue. Per Meridian City Code, the applicant shall install mains to and through
this subdivision; to the north subdivision boundary in N. Sandlin Lane, and to the west
subdivision boundary in W. Wilson Street. Applicant shall coordinate main size and routing
with the Public Works Department, and execute standard forms of easements for any mains
that are required to provide service outside of a public right-of--way. Minimum cover over
sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than
alternate materials shall be used in conformance of City of Meridian Public Works
Departments Standard Specifications.
2.2 Domestic water mains to provide service to this development will be from an extension of the
existing main in N. Sandlin Avenue and E. Fairview Avenue. Per Meridian City Code, the
applicant shall install mains to and through this subdivision; to the north subdivision
boundary in N. Sandlin Lane, and to the west subdivision boundary in W. Wilson Street.
Applicant shall coordinate 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.
2.3 The development falls on a domestic water pressure zone boundary, and therefore the
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 23
applicant shall be required to install a pressure reducing station in the vicinity of their south
connection in N. Sandlin Avenue. Applicant shall coordinate the design criteria with the
Meridian Public Works Department.
2.4 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.
2.5 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.6 It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
2.7 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.8 Applicant shall be responsible for application and compliance with and NPDES permitting
that may be required by the Environmental Protection Agency.
2.9 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.10 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.11 The engineer shall be required to certify that the roadway 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 said
groundwater elevation.
2.12 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have been
installed in accordance with the approved design plans. This certification will be required
before a certificate of occupancy is issued for any structures within the project.
2.13 Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
2.14 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.15 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street
lights shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street
lights. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 24
does not exceed that outlined in the Standards. The contractor's work and materials shall
conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.16 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. Please contact Land Development Service
for more information at 887-2211.
2.17 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. Please contact Land Development Service for more information at 887-
2211.
3. FIRE DEPARTMENT
3.1 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and
48' outside, per International Fire Code Section 503.2.4.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in
accordance with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4'/z" outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 ''/z" outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to
existing buildings within 1,000 feet of the project.
3.3 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set
forth in International Fire Code Section 304.1.2.
3.4 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a
vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
3.5 Provide a Knox box entry system for the complex prior to occupancy as set forth in International
Fire Code Section 506.
3.6 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in
International Fire Code Section 505.1.
3.7 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building as set forth in International Fire Code Section
503.1.1.
3.8 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official as set forth in
Intemational Fire Code Section 507.5.1. For buildings equipped throughout with an approved
automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the
distance requirement shall be 600 feet (183).
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 25
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
3.9 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in
International Fire Code Section 903.2.8.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site designs submitted with the
application.
5. REPUBLIC SERVICES
5.1 The applicant shall submit a scaled site plan stamped approved by Republic Services verifying
compliance with Republic Service's requirements with the CZC application.
6. PARKS DEPARTMENT
6.1 Construct a 10-foot wide multi-use pathway consistent with standards set forth in UDC 11-
3A-8. Said pathway shall be constructed along the south side of W. Wilson Street in lieu of
the 5-foot wide attached sidewalk.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Dedicate 60-feet ofright-of--way from centerline of Fairview Avenue abutting the site. The
right-of-wadpurchase and sale agreement and deed must be completed and si ng ed by the
applicant prior to schedulin>; the final plat for signature by the ACHD Commission or prior to
issuance of a buildingpermit (or other required permits), whichever occurs first. Allow up to
30 business dam to process the right-of-way dedication after receipt of all requested material.
The District will purchase the right-of--way which is in addition to existing right-of-wa f
available Corridor Preservation Funds.
7.1.2 The applicant should be reauired to construct a 5-foot wide sidewalk, 53-feet from centerline
of Fairview Avenue abuttinu the site.
7.1.3 Provide the District with a permanent right-of--way easement for any sidewalk located outside
of the dedicated right-of-wad
7.1.4 Extend and construct Sandlin Avenue 45-feet north into the site then 124-feet west to the
adioining.property as a 29-foot street section with curb, gutter and 5-foot wide sidewalk on
the north side of the street and 10-foot wide sidewalk on the south side of the street within
46-feet of right of way, as pro on sed•
7.1.5 Construct a 30-foot wide private local roadway, Jericho Lane, to intersect Fairview Avenue
approximately 1,364-feet west of Locust Grove, 375-feet west of Stonehenge Way, 110-feet
west of the Pet Care Clinic driveway, and 122-feet east of the nearest residential driveway,
onto Fairview Avenue from the site.
7.1.6 Provide a 40-foot maximum wide driveway access a minimum of 75-feet (measured
centerline-to-centerline) from Fairview Avenue to the east abutting_property, the Pet Care
Clinic, as previously required.
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 26
7.1.7 Construct a 124-feet long stub street, located approximately 678-feet south from Fairview
Avenue (centerline to centerline), west to the abutting_propert~
7.1.8 Install a sign at the terminus of the stub street statingthat, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
7.1.9 Construct a 30-foot wide private local roadway, Wilson Lane, to intersect Wilson Street
approximatel,~ 28-feet east of the west property line and 390-feet west of Penrith Place.
7.1.10 Pave the private roadways a minimum of 20 to 24-feet wide and at least 30-feet into the site
beyond the edge of pavement of all public streets.
7.1.11 Payment of impacts fees are due prior to issuance of a building_permit.
7.1.12 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 Anv existing irrigation facilities shall be relocated outside of the ACHD right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within the ACHD right-of-
way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current Americans
with Disabilities Act (ADA) requirements. The applicant's engineer should provide
documentation of ADA compliance to District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during
the construction of the proposed development. Contact Construction Services at 387-6280
(with file number) for details.
7.2.5 A license agreement and compliance with the District's Tree Planter polic inquired for all
landscaping_proposed within ACHD ri t-of--way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-wad
The applicant at no cost to ACHD shall repair existing_utilities damaged b t~pplicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business
days prior to breakinp1ground within ACHD right-of--way. The applicant shall contact
ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during anaphase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in
writin~y the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
7.2.9 All design and construction shall be in accordance with the ACRD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless the~in
writin ag nd si ng ed by the applicant or the applicant's authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain written
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 27
confirmation of any change from ACHD.
7.12 If the site elan or use should change in the future. ACHD Planning Review will review the
site plan and mawrequire additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policesand Standard Conditions of Approval in
place at that time unless awaiver/variance of the requirements or other legal relief is rg anted
by the ACRD Commission.
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 28
C. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan and is consistent with this
Unified Development Code;
The Commission finds that the proposed plat is in substantial compliance with the
adopted Comprehensive Plan in regard to land use, transportation, and circulation.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission finds that public services are available and will continue to be provided
to the subject property. See Exhibit B of the Staff Report for more details from public
service providers.
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because water and sewer and any other utilities will be provided by the developer at their
own cost, the Commission finds that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Some services are already being provided to the subject development. The Commission
finds there is public financial capability of supporting and continuing services for/to this
development.
e. The development will not be detrimental to the public health, safety or general
welfare; and
The Commission is not aware of any health, safety, or environmental problems
associated with the platting of this property that should be brought to the Council or
Commission's attention. ACRD considers road safety issues in their analysis. Staff
recommends that the Commission and Council consider any public testimony that may be
presented to when determining whether or not the proposed subdivision may cause
health, safety or environmental problems of which Staff is unaware.
f. The development preserves significant natural, scenic or historic features.
The Commission does not find there are any significant natural, scenic or historic features
that will be lost with development of the site.
2. Conditional Use Permit Findings:
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:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
The Commission finds that if the site is designed in accord with the site plan in Exhibit A
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 29
and the conditions of approval in Exhibit B, the site will be large enough to accommodate
the proposed use and meet the dimensional and development regulations of the R-15
zoning district and the multi-family specific use standards.
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
The Commission finds that the proposed multi-family residential use in the R-15 zone
meets the objectives of the Comprehensive Plan and UDC.
c. That the design, construction, operation and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area.
The Commission finds that the general design, construction, operation and maintenance
of the multi-family 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. The Commission recommends that
the Council consider all public testimony that may be presented to determine whether or
not the proposal will adversely affect the other properties in the area.
d. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity.
The Commission finds that the proposed development should not adversely affect other
property in the vicinity if the applicant complies with all conditions of approval listed in
Exhibit B of this staff report and constructs all improvements and operates the use in
accordance with the UDC standards.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection,
drainage structures, refuse disposal, water, and sewer.
The Commission finds that sanitary sewer, domestic water and irrigation can be made
available to the subject property. Please refer to comments prepared by the Public Works
Department, Fire Department, Police Department and other agencies.
f. That the proposed use will not create excessive additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
The Commission finds that the applicant will pay to extend the City utilities 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.
g. That the proposed use will not involve activities or processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors.
The Commission finds that the proposed development will not involve uses that will
create nuisances that would be detrimental to the general welfare of the surrounding area.
The Commission recognizes the fact that traffic and noise will increase with the approval
of this development; however, whenever undeveloped property is developed the amount
of traffic generation does increase.
h. That the proposed use will not result in the destruction, loss or damage of a natural,
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 28
scenic or historic feature considered to be of major importance.
The Commission finds that the proposed development will not result in the destruction,
loss or damage of any natural feature(s) of major importance. The Commission
recommends that the Council reference all public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 29
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Legal Description
Touchstone Place
A parcel located in the NW '/4 of the NE % of Section 7, Township 3 North, Range 1 East, Boise
Meridian, City of Meridian, Ada County, Idaho, and more particularly described as follows:
Commencing at a Brass Cap monument marking the northeast corner of said Section 7, from
which a Brass Cap monument marking the northwest corner of the NE '/4 of said Section 7
bears N 89028'26" W a distance of 2641.14 feet;
Thence N 89"28'26 W along the northerly boundary of said NE '/, a distance of 1320.57 feet to
an aluminum cap marking the northeast corner of said NW '/4 of the NE %4;
Thence S 0030'3Y W along the easterly boundary of said NW Y4 of the NE '/4 a distance of
30.36 feet to a 518 inch diameter iron pin on the southerly right-of-way of E. Fairview Avenue
and the POINT OF BEGINNING;
Thence continuing along said easterly boundary S 0'30'33" W a distance of 637.61 feet to a 518
inch diameter iron pin on the northerly boundary of Danbury Fair Subdivision No. 1 as shown in
Book 60 of Plats on Page 5874, records of Ada County, Idaho;
Thence N 8942'59- W along said northerly boundary a distance of 403.28 feet to a 5l8 inch
diameter iron pin;
Thence leaving said northerly boundary N 0'34'28" E a distance of 460.96 feet to a 5l8 inch
diameter iron pin;
Thence S 89°28'26" E a distance of 194.03 feet to a 518 inch diameter iron pin;
Thence S 0°30'33" W a distance of 41.29 feet to a 518 inch diameter iron pin;
Thence S 89a28'26" E a distance of 123.71 feet to a 518 inch diameter iron pin;
Thence N 0°30'45" E a distance of 219,29 feet to a 518 inch diameter iron pin on said southerly
right-of-way of E. Fairview Avenue;
Thence along said southerly right-of-way a distance of 85.00 feet along the arc of a 57,245.80
foot radius non -tangent curve right, said curve having a central angle of 0" 05'06" and a long
chord bearing S 89°42'47" E a distance of 85.00 feet to the POINT OF BEGINNING;
This parcel contains 4.49 acres.