Touchstone Place PP 13-009 CUP 13-003 MDA 13-011CITY OF MERIDIAN E IDIAN ---
FINDINGS OF FACT, CONCLUSIONS OF LAW ,~
AND
DECISION & ORDER
In the Matter of Preliminary Plat Consisting of 16 Buildable Lots and 6 Common Lots, Conditional
Use Permit fora 64-unit Multi-family Development AND Development Agreement Modification to
Increase the Number ofMulti-family Units and Buildable Lots Approved with the Recorded DA
(Instrument #1Ob187189) for Touchstone Place Subdivision, Located on the South Side of E.
Fairview Avenue; West of N. Stonehenge Way, by Iron Mountain Real Estate Inc.
Case No(s). PP-13-009, CUP-13-003 and MDA-13-011
For the City Council Hearing Date of: July 23, 2013 (Findings on August 13, 2013)
A. Findings of Fact
1. 1-lear•ing Facts (see attached Staff Report for the hearing date of.luly 23, 2013, incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of July 23, 2013, incorporated by
reference)
3. Application and Property Facts (see attached StafF Report for the hearing date of July 23, 2013,
incorporated by reference)
4, Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of July 23, 2013, 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 (LC. §67-6503).
2. The Meridian City Council 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 ] 9, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA.
4. Dne 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.
CITY OP MERIDIAN FINDINGS OP PACT, CONCLUSIONS OF 1,AW AND DEC[SIUN 8c ORDER
CASE NO(S). YP-13-009, CUY-13-003 and MllA-13-011
-I-
6. That the City ]las granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Planning Departnent, the Public Worlcs Department and any affected party requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of July 23, 2013, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § I 1-SA and based upon
the above and foregoing Findings of Fact which are herein adopted, it is het•eby ordered that:
1. The applicant's request for preliminary plat, conditional use permit and development agreement
modification is hereby approved per the conditions of approval in the attached Staff Report for
the hearing date of July 23, 2013, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminmy plat, combined prelimhnary and final plat, or
short plat shall become WWII and void if the applicant fails to obtain the city engineer's signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC t ]-6B-7A).
In the event that the development of the preliminary plat is made in successive phases iu an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for prelhninary plat approval (UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the pel•iod ht accord
with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the prelimiualy plat, combined
preliminary and final plat or shot plat to comply with the current provisions of Meridian City
Code Title ] 1. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC I1-
6B-7C).
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. During this time, the applicant
shall commence the use as permitted in accord with the conditions of approval, satisfy the
requirements set forth iu 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.
CPCY OP MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-13-009, COP-13-003 and MDA-13-011
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Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-SB-6.G.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the City Council may be granted. With all extensions, the Director
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title 11(UDC I1-SB-6F).
Notice of Two (2) Year Development Agreement Duration
The amended development agreement shall be signed by the property owner and returned to the
City within two (2) years of the City Cowrcil granting the modification (UDC 1 I-SB-3F.2).
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the City if filed prior to the end of the two (2) year approval period
(UDC 11-SB-3P.3).
E. Notice of Pinar Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
Attached: Staff Report for the hearing date of Jnly 23, 2013
CITY OP MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF I,A W AND DECISION & ORDF,K
CASE NO(S). PP-13-009, CUP-13-003 and MDA-13-011
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By action of the City Council at its regular meeting held on the ~ day of ,
2013.
COUNCIL, PRESIDENT BRAD HOAGLUN VOTED_ 1~
COUNCIL VICE PRESIDENT CHARLIE ROUNTREE VOTED
COUNCIL MEMBER DAVID ZAREMBA VOTED~(~
COUNCIL MEMBER KEITH BIRD VOTED
MAYOR TAMMY de WEERD VOTED_
(TIE BREAKER)
~~~ Ga~~'+~~c~
Mayor Tam e Weerd
Attest: J~e~`~~~ ~~ ~ L.`~` ~
s
L I
J9
O
~~ ~:
_ . _ ~_ _ ~~, ~ W
aycee o man, City Clerk IL~IAN~-
y ~®AHO
m
~F~~ SEAL, ~~
Copy served upon Applicant, The P F~ i~agTl?ep ~P ent, Public Works Department and City Attorney.
B - Dated: g• t ?~ ~ 3
Ci 'ler 's ice - -
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-13-009, CUP-] 3-003 and MDA-13-01 l
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EXHIBIT A
STAFF REPORT
HEARING DATE: July 23, 2013 E IDIAN:--
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
208-884-5533
SUBJECT: PP-13-009, CUP-13-003 and MDA 13-01 1 -Touchstone Place
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, h•on 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 firr•ther• analysis.)
NOTE: The pr•elirttlttar;y plat strbrttitted with this applicrrtiog does trot igchrrle the entire botuulrrry
of t/te parcel. A sliver along the rtorthtvest horntdarh of the parcel (ar~acegt Ftrirvlety Avenge) has
been split offfi•otu the proposed developrrtettt since the previous «pprovrrls itr 200G. Fot• this reason,
the parcel rttrrst he tttrrde iv/role artd the ar jacentproper•ty gtttst consent to his property being a lot
and bloclr itt the proposed subdivision. Staff anticipates a revised plat prior to the Cite Coggcil
hertring however; staff's reconunenrltrtion of rtppr•nval at tltc prelitttigary plrtt is cntttingettt og the
«ppliccntt obtainlgg Nte 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 and Zoning Commission heard these items on June 20, 2Q13. At the public
hearing, the Commission voted to recommend approval of the subject PP, CUP and MDA
requests.
a. Summary of Commission Public Hearin
i. hi favor: Kent Brown and Jeremy Amar
ii. In opposition: None
iii. Commenting: Dustin Bristol and Richard Verschoor
iv. Written testimony: None
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on annlieation: Bruce Freclcleton
b. Key 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 bloclr within the
c.
d. Outstanding Issue(s) for City Council:
i. None
Touchstone Place Pi'-13-00I, CTJP-13-003 and MllA-13-O1 ] PACT: 1
EXHIBIT A
he Meridian City Council heard these items cot .T dv 2 .2013. At th n ~bli h grin .the
ouncil annroved the suhiect PP. CIJP and MDA rearrest
~, ummarv of Citv Council Public Hearinc:
s In favor: Kent Brown
ILi. In onnnsition: None
L, Commentinc: None
!S'. Written testimonv: Kevin Amar
y, Staff nresentinP annlication: Rill Parsons
Yi. Other staff commentin nn annlicatinn: None
IL. ev Tssnes of Discussion by Cmmcil:
- ~ one
~_ ev Council Chances to Staff/Commission Recommen atio
L Council struck DA provision #13 rearririnc the installation of the PRV station;
iy ouncil modified condition of annroval 1.2.2 bullet #5 and 1.5.2. b Ilet # chap in
he wording from common lot to non-buildable lot:
lil, Council modified condition of annroval 2 reanirin th instalhtion of a PRV vault
conduits fm• nmver and telemehv cahlin n ~r the N Sandlin Av n water
connection.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, 1 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
1 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 PROPI';RTY 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 %a of Section 07, Township 3 North, Range 1 East. (Parcel No. S 1 ] 07120615)
B. Applicant/Owner:
Iron Mountain Real Estate Inc.
3681 N. Locust Grove Road, Suile #100
Meridian, 1D 83646
C. Representative:
Kent Brown
316 ] E. Springwood Drive
Meridian, ID 83642
D. Applicants Statement/Justification: Please see applicants narrative for this information.
"I'ouchs[mic Place PP-13-009, CUP-13-003 »» V MllA-13-O1 l PAGE 2
EXHIBIT A
V. PROCESS FACTS
A. The subject applications are for a preliminary plat, conditional use permit and a development
agreement modification. A public bearing 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); July 1 and 15.2013
(City 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 (Gifu 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:
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: hi 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 iu 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 ou a domestic water
pressure zone boundary, and therefore will be required to install a pressure reducing
station in the vicinity of their south connectial.
E. Physical Features:
1. Canals/Ditches In igation: 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.
'Poochstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 3
EXHIBIT A
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 traits to the acre. The gross density of the proposed development, albeit higher than the
previous plan, is still consistent with the maximum density allowed hr the R-IS zone.
Because the conunercial designation encourages mulfi-family development and the requested density
is consistent with the R-IS zone, staff finds that the proposed development is consistent with the
Compt~hensive Plan and the UDC.
Staff also finds the followilig 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)
Staff finds that this location is fm~orable for a nazdti family developneeul becaalse of its
praxinaity !o services along Fairview Avenue. Staff also recognizes floe importance of
providing diverse laozrsilvg types tln•oughout the comnnmity. Tlae proposed development
should helpmeetsome ofthat demand.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and developmeut is contiguous to the City." (3.O1.OIF, pg. 45)
City services mill be provide arad extended with the development of this site.
• "Protect existing residential properties from incompatible laud use development on adjacent
parcels." (3.06.O1F, pg. 53)
Stafffinds that this project acts as a good bzrffer benween the commercial uses on Fairview
Avenue and the existing single-family residential properties to floe south and east afthe
proposed development.
The scale and bulk of these banldings are less than t/ae previous ones t~okich were tln•ee and
fom• scot y sh•uchmes. All of the proposed four plexes will be hwo-stogy in laeiglu and hm~e a
2,000 square bzrildilagfootprinl similar to a single family hanae. The applicant is also
proposing a I4-foot building setbaekalong the boundm•ies of floe sitsgle family bonaes rovhiclr
is more than the nvininvum of IO feet reguired by the muhi-family standards. Staff finds t1~e
proposed development should be compafible rovith tJ1e adjacent single family uses.
• "Require pedestrian access connectors in all new developmeut to link subdivisions together to
promote neighborhood connectivity as past of a community pathway system." (3.03.03 B, pg.
48)
Touchstone Place PP-]3-009, CUl'-13-003 and MDA-13-011 PAGP 4
EXHIBIT A
A stub sheet is consh•ucted along the south boundary aftJze proposed development A small
segment ofpzrblic street will be consh•ucted azzd stzrb to the partially developed commercial
property to the Ives/. The applicant is responsible for conshucting a S foot wide attached
sidewalk along this roadway. The szrbmitled plat depicts the required 5 foot wide sidewalk
along the east side ofN Sandlin Avemre and Ilze north side of E. Wilson Sh•ee1. On Oze south
side of E. Wilson Street the applicant mzrst construct a 10 foot multi-use patlnvay per flze
City's Master Pathways plan. With the development of the multi family project, dze applicant
is proposing to constuct a combination of 5-fool wide sidewalks and 7 foot wide sidewalks.
The internal siderovalks extend through the development and alongthe east side of the
proposed driverovay providing a connection to Fairview Avenue. Slaffis supportive aftJze
propasedpedeshian 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 infrll project consistent Ivith this objective.
• "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 sh•uctzu•es within the proposed development rovild be subject to the design standards in
UDC I1-3A-19 and the guidelines in Ibe 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 sheet
which was previously approved. The recorded development agreement requires cross access
to flze County parcel to the west However, a sliver has been split of from this properly Ivhich
could hnpact the cross access to the westerly Cowzty parcel. Staff is concerned this sliver
could become a spite ship in the.fuhrre and resh•icts the access from occurring. Since the
parcel ryas pm•t of the original parcel of record the applicant must coordinate IviJz the
adjacent property to inchrde tlae parcel as a lo! and block within the proposed development. If
this is accomplished cross access to tlae counh~ properl3~ cozdd proceed as approved zrnder the
recorded development agreement. The submitted plat also shores cross access to the
commercial property to the ease. Providing cross access to both of these properties should
help reduce driveways to Fairview Avenue,
Based on t]ze above arzadysis, staff is supporline 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 dish~icts 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 1 I-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-IS zoning district. The specific
use standards listed in UDC 11-4-3-27 for multi-family developments apply to development of
this site.
Touchstone Place I'I'-13-009, CUP-13-003 and MDA-13-O1 l PAGE 5
EXHIBIT A
C. Dimensional Standards: The dimensional standards listed in UDC Table l 1-2A-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 waits, 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.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
DEVELOP-~IEN'1' AGREEMENT MODIFICATION (MDA): The subject property is governed by a
development agreement (DA) recorded as inshument #7 06187189. 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 traits. 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 subdivisimr.
The proposed preliminary p1aY consists of sixteen (16) buildable lots and six (6) common lots on
approximately 4.38 acres. The sixteen (16) ]ots 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 squue 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: Frn• tlae panposes of k]trs application ma aggregate total of dae plat area rovas
a factor for determining the plats conformance iwitJv the R-]5 dimensional standards (64 X 2, 400
= 3.52 acres). As noted above, the plat exceeds the aforernentioned 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 sheet will also shrb to the partially developed commercial property
to the west for future comrectivity. The parking area and the internal drive aisles are proposed as a
common lot (Lot 16, Block 1) within the development. Since this common lotprovides 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.
'I'ouchstmic Place PP-13-009, CUP-13-003 and MDA-l3-Ol l PAGE 6
EXHIBIT A
The driveway extension to E. Fairview Avenue is the critical extension with this project.
The snbmitted plat depicts cross access to both adjacent properties to use the driveway
connection. Staff is supportive of the proposed cross access behveen 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
ifhvhen 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
frmn 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
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, Bloclc 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, Bloclc 1). With the submittal of the final plat, parcel #
S1107120605 should be included as a common tot 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 properly. Per discussions with the Parks Department, the applicant is proposing a
10-foot multi-ttse pathway adjacent to the south side of E. Wilson Sheet Currently, the submitted
p]at 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 fm• 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 11-3A-8 and UDC 17-3B-12.
Tree Mitigation: The submitted landscape plan indicates that several bees 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 demonshate compliance with the
tree mitigation standards in accord with UDC 1 ]-3B-10.
Fencing: The applicant is proposing to conshuct 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 1 I-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.
Touchstone Place PP-13-009, CUl'-13-003 and MUA-13-0t I PAGI 7
EXHIBIT A
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 Ciry Engineer. An underground, pressurized irrigation
system should be installed to all landscape areas per the approved specifications and in
accordance with UDC I1-3A-]5 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
sixty-four (64) dwelling units. Unitmix includes all two-bedroom nnits.
The specific use standards for multi-family developments are contained in UDC 1 ]-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 ] 1-2A-7 requires a greater
setback of 12 feet in the rear.) The setback depicted on the plan shmvs a minimum
setback of 14 feet mhich complies with this regarir•enaeaat.
b. Service areas: On-site service areas, outdoor sta~age areas, waste storage, disposal
facilities, and transformer or utility vaults shall be fully screened from view from any
public street. The proposed hash enclosan•es are internal to the proposed development
and will have limited visibility from the .rile. The hash enclosure adjacent to Lot I5,
Block I encroaches into a 20 foot rwide sanitrny sewer easement that will be required
Iwilh the platting of tlae property. Because t11e enclosure cannot encroach into the firtm•e
easement, it must be relocated elseovhere ova tlae site. If Noe enclosure is placed (where it is
visible from a public street, said enclosure must be screened in accord with the
afa•eanentionedrtandard. The applicant should also coa•dinate rvitla Republic Services
on appropriate location for tlae 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 thlrough porches, patios, decks,
and/or enclosed yards. Landscaping, entryway and other access ways shall not count
toward this requirement. All orthe units have 80 square feel ofpatio space (see Exhibit
A, S).
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. TTae applicant is not proposing to consh•uct a property management office
building. One ofllae units constructed on Lot 2, Blockl (will Berne as doe prope/•t)~
manager's office. E,rcept for the maintenance sta•age area, all other items are accounted
for on the submitted site plan. Wid7 the submittal of certificate ofzoning compliance
applicafion, the applicant naarst revise the site plan to include a maintenance storage
area. The storage area should be incorporated as a cohesive parr of the development and
not placed on the cenhal open space.
'touchstone Place PP-13-009, CUP-13-003 and MUA-] 3-01 1 PAGE R
EXHIBIT A
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 pm•king stalls ronlzicll exceed this requirement.
UDC Il -3C-6G requires one bicycle parking space per every 25 parking spaces. Based
on this calculation; only free (5) bike prn•ks are regzired by m•dinance. On szrbmitted site
plan, three bike racks ar•e proposed; each capable of supporting sevezz (7) bikes. Le
reviewing the floorplan.for the znzits, the applicant has not provided any additional
storage area for• the znzits. Becaxrse storage space is limited on the site, staff reconznzends
additional bike racks be provided in the development. Willi the submittal of certificate of
zoning compliance application, the site plan must be rerised to include hvo (2) bike racks
capable ofsupportirzg seven (7) bikes; one on the east side and one on the sozAb side of
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 zrnitsize (986squrn~e feet), a mininnnn of
16, 000 square feet of common open space is required The proposed project inchrdes a
cenU•alized open space (12,713 sgurn•e feet) which is approximately 79 percent offlze
required open space. Additional passive open space is provided along the perimeter of
the proposed development. The project complies iwith the open space reguiremenls.
g. Amenities: All multi-family developments shall provide for quality of life, open space
and recreation amenities Yo 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 [he following quayring amenities: I) covered picnic rn•ea, 2) central open
grassy area and 3) a play sh•zrcture. Although the applicant is providing three (3)
amenities, an amenity addressing the quali>)r of life component of tlae ordirzarzce has not
been met. With the submittal ofcertificate ofzoning compliance application, the sire plan
mzrst he rerised to include a gzralify aflife 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. Tlae applicant is proposing to construetsixteen (16) four-plexes rovitla the
same m•ehitectural design. The proposed buildings provide variations irz the roofplanes
and provide modulation in the fa~•ades. All of the sb•uctzn•es are proposed to incorporate
a naix of building materials to include the follot~ning stone wainscot on the from facade,
and three (3) mood siding materials (board and batten, horizontal lap and shake) (see
E,chibit A.5). The same building materials m•e proposed to screen the second story patios
which staff believes enhances the arclaitectza•e of the shzrctures. The applicant is also
proposing fozn• (4) distinct color palettes of earth tone colors for the proposed
development to provide color variation. YVhile staff is szrppm7ine of the proposed material
changes and the proposed color palette, staff is concerned that the development ta~ill have
a monotonous design concept. Staff recanzrnends the applicant incorporate a second
building design flzat zrses the same form and building rrzaterials but orient the materials
differently on the facade of the sh•uctzn•e providing a minirmara of limo variations in
elevations. Staff also recanmends the applicant place additional windows on the side
elevations of the units for each master bedroom and dining area as depicted on the
szrbmitted floor plans.
't'ouchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 9
EXHIBIT A
Tlae site rolll also house fozn•teen (14) carport sh•uchn•es. The applicant has submitted a
carport design rovlziclz staffdoes not support. The Meridian Design Manual (E-2.3.2.4.)
eracaw•ages car port designs that complement the design of residential sh•uchrres. Since
the proposed four plexes incorporate a gable roof, slaffreconzrnends a sbnilar designed
carport. The proposed carports should be painted or powder coated to complement the
overall color scheme for the development.
Complrance ronlth the aforementioned design changes will be required with the szrbnzittal
ofa cerllfrcate of zoning compliance application.
i. Landscaping: Staff has reviewed the submitted landscape for compliance with the UDC.
The lutdscape plan, labeled Landscape Concept Plan, is approved with the following
mod i fi tali ons/notes:
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
1 I-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 selves a single row of parking spaces is
required to be landscaped with at ]east 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 I 1-3B-14.
j. Maintenance and Ownership Responsibilities: Per UDC 11-4-3-27G, a legally binding
docwvent shall be recorded that states the maintenance and ownership responsibititiesfnr
the management of the development, including, but not limited to, stnrchues, parking,
common areas, and other development features. The applicant must compy' with this
requirement and a single entUy must mmzage tlae entire development.
Certificate of Zoning Compliance: The applicant is required to submit an application fa•
Certificate of Zoning Compliance for the proposed use prior to establishment of the new use in
accord with UDC 1 ] -5B-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 ] 1-5B-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 sutnmary 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: 9M~-1-/-)-3 07/16/13)
3. Proposed Site Plan
Touchstone Place I'P-13-009, CUP-13-003 and MDA-13-01 I PAGE 10
EXHIBIT A
4. Proposed Landscape Plan
5. Proposed Building Elevations and Floor Plans
B. Conditions of Approval
1. Planning Department
2. Public Works Departnent
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 11
EXHIBIT A
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-O1 1 PACT; ] 2
Exhibit A.1: Vicinity Map
EXHIBIT A
Exhibit A.2: Proposed Preliminary Plat (REVISED) (dated: ~"'o '~ 07/16/13)
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Touchstone 1'lacc PP-13-009, CUP-13-003 and MDA-13-O] 1 PAGE 13
EXHIBIT E1
Exhibit A.3: Proposed Site Plan
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Touchstone Placc PP-13-009, CUP-13-003 and MllA-13-011 PAGE 14
EXHIBIT A
Exhibit A.4: Proposed Landscape Plan and Amenity Details
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Touchstone Place PP-13-009, CUP-13-003 end MllA-13-O1 l PAGI 15
EXHIBIT A
Touchstone Place 1'P-13-009, CUP-13-003 and MDA-13-011 PAGE 16
EXHIBIT A
IJxliibit A.S: Proposed Building elevations and Floor Plans
Touchstone Placc PP-13-009, CLIP-13-003 end MDA-l3-O1 ] PAGE 17
EXHIBIT A
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Touchstone Place PP-13-009, CIJI'-13-003 and MDA-13-011 PAGE 18
EXHIBIT A
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SKETCH ALEXANDER FOURPLEX-CARPORT STUDY
°' 1 (~,(~ L'Afll'U'tT STUDY H~I'r2UJE!,'T 1015
!?V ll FRONT Ae SIpE ELEVATIQNS NUI,t~ER
1 OF 1 ~ukn°L: ~'/~+ SCALE: 1/4°=1'-0" DATE: 6-tq-17
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-O] 1 PAGP. 19
2 FRONT ELEVt1TIC~N
SIDE ELEVATIC)N
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EXHIBIT A
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Touclrstonc Place 1'1'-13-009, CUP-13-U03 and MDA-13-O1 l PAGi: 20
EXHIBIT A
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 DEVELOPMENT AGREEMENT MODIPCA'IION
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 N1e consh•uction ofa 64-unitmadti family developmen!
consisting of 16 residenltal building lots and 7common lots in nn R-1 S zoning district
pertinwat to file number PP-13-009 and CUP-13-011.
Modify Section 5.1, provision #6 to read: the maximum of 64 traits shall be constructed on
the site.
Modify provision #9: add parcel #S1107120605 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 struchtre.
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 io 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.
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1.2 PRELIMINARY PLAT -SITE SPECIFIC CONDITIONS OP' 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>3 07/16/13, 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
moss 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 #I 1 above.
• Maintenance of all multi-family cotmnon areas shall be the responsibility of the
Touchstone Flace 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.
"Pouchstone Place 1'1'-13-009, CUP-13-003 and MDA-13-011 PAGE 2 ]
EXHIBIT A
• Other than the driveway access approved by ACHD, direct lot access to E. Fairview
Avenue is prohibited.
• Depict parcel #S1107120605 as ee~txnetr-}et a non-buildable lot within the subdivision.
Said ]ot shall be landscaped in accord with UDC I I-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 deve]opment.
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 I 1-3A-8 and UDC 1 ]-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 retnoved prior to City Engineer signature of the final plat.
].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 ] I -
3A-I5, UDC 1 ]-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
1.4.1 The final plat, and any phase thereof, shall substantially comply with the approved
preliminary plat as set forth in UDC 1 ]-6B-3C2.
1.4.2 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 fime
extension as set forth in UDC 11-6B-7.
1.4.3 Staff failure Yo cite any specific ordinance provisions does not relieve the applicant from
responsibility of compliance.
1.5 CONDTPIONAL USA 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 cenh~al open space.
• 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
enclosm e cannot encroach into the fiihu~e easement, it must be relocated elsewhere on the
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-O1 l PAGE 22
EXHIBIT A
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 minimmm setback to the adjacent residences (east and south beundary) shall be 14
feet as proposed.
1.5.2 The landscape plan, labeled "Landscape Carcept Plan" is approved with the following
changes:
• Landscaping along the foundation of the buildings shall comply with UDC ] 1-4-3-27-F.
• Provide a minimum of 0.76 acres of common open space as proposed. The applicant is
shall provide the following qualifying amenities: I) 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 I .a.
• Depict parcel #S 1107120605 as mot a non-buildable lot within the subdivision.
Said lot shall be landscaped in accord with Lot 1, Block 1.
• With final plat submittal, the submitted lurdscape plan must detail the mitigation plan
coordinated with the City Arborist and demonstrate compliance with the tree mitigation
standards in acca d with UDC 1 ] -3B- ] 0.
• 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 ] 1-
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 ou the fagade of the
structure providing a minimum of rivo 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
^°°`° ^ °^~'^ ~•^^P a^°'°° ^°a 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 I 1-4-3-27. One of the units constructed on Lot 2, Bloch 1 must serve as the
property manager's of5ce 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 I1-3A-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-13-01 l PAGE 23
EXHIBIT A
far 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
doamrent 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 Conshvct all off-street parking areas consistent with the standards as set forth in UDC ] 1-
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
1.6.1 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.
1.6.2 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
] .6.3 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-
12. All AVAC equipment shall be screened from the street.
1.6.4 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.
1.6.5 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-6F 1 or 2) gain approval of a time extension
as set forth in UDC 1 ] -SB-6F4.
1.6.6 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance
application and Design Review fi•om 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 fiom 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 ronting
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
Deparhnents 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 though tlus subdivision; to the north subdivision
boundary in N. Sandlin Lane, and to the west subdivision botmdary 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
Touehstono Place PP-13-009, CUP-13-003 and MDA-13-O1 l PAGE 24
EXHIBIT A
applicant shall be required to install a pressure reducing station vault and conduits for Hower
and t lemetrv cablin in the vicinity of their south connection in N Sandlin Avenue The
install tion of the nressure reducine appm•tenances shall be the responsibility of the Meridian
Public Works Department Applicant shall coordinate the vault and conduit desir?n criteria
with the Meridian Public Works Denal-tment as part of the development plan review mocess
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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 lather 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 1 I" 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 Anny Caps of Engineers.
2.8 Applicant shall be responsible for application and compliance with apd 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 thejurisdiction of au in•igation
district or ACRD. 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 Departnent 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 cerfification of occupancy for any sh~uctures 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
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 2S
EXHIBIT A
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. Sheet lighting is required at intersections, corners, cul-de-sacs, and at a spacing that
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 [SPWC.
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 snore 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 conshruction cost for all completed sewer, water and reuse infrastructure
for duration of two years. This sw•ety 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 shal I 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 Irydrants 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 II'C 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 Internafional Fire Code Section 304.1.2.
3.4 Fire lanes, streets, and struchues (including the canopy height of mature trees) shall have a
vertical clearance of 13'6 as seY forth in International Fire Code Section 503.2.1.
3.5 Prrovide a Knox box enby 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
Internatiaial Fh-e 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.].
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 apparahrs 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
T'ouchstonc Place PP-13-009, CUP-13-003 and MDA-13-O] ] PAGE 2G
EXHIBIT A
International Fire Code Section 507.5.1. For buildings equipped throughout with an approved
automatic sprinkler system installed in accordance with Section 9033.1.1 or 9033.1.2 the
distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet
(183 m).
b. For buildings equipped tlnoughout with an approved automatic sprinkler system
installed iu accordance with Section 9033.1.1 or 9033.1.2, 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
51 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. ] Construct a 10-foot wide multi-use pathway consistent with standards set forth in UDC ] 1-
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 of right-of-wav from centerline of Fairview Avenue abuttine the site. The
right-of--wav purchase and sale agreement and deed must be completed and signed by the
applicant urior to scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a buildin>; permit (or other required permits), whichever occurs first Allow up to
30 business days to process the right-of--wav dedication after receipt of all requested material
The District will pw~chase the right-of wav which is in addition to existing riPht-of-way from
available Corridor Preservation Funds.
7.1.2 The applicaut should be required to construct a 5-foot wide sidewalk, 53-feet fi•om centerline
of Fairview Avenue abutting the site.
7.13 Provide the DisU•ict with a permanent right-of-wav easement for any sidewalk located outside
of the dedicated right-of-wad
7.1.4 Extend and construct Sandlhr Avenue 45-feet north into the site then 124-feet west to the
adjoining~rouerty as a 29-foot street section with curb, nutter 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 proposed.
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, 1 ] 0-feet
west of the Pet Care Clinic driveway, and 122-feet east of the nearest residential driveway,
onto Fairview Avenue from the site.
Touchstone Place PP-13-009, CUP-13-003 and MUA-13-O1 l PAGE 27
EXHIBIT A
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 abuttin~property. the Pet Care
Clinic, as previousl~quired.
7.1.7 Construct a 124-feet lone stub street, located approximately 678-feet south from Fairview
Avenue (centerline to centerline), west to the abuttin~prope~ty.
7.1.8 histall a sign at the terminus of the stub street stating that, "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
approximately 128-feet east of the west pt_operty line and 390-feet west of Peurith Place.
7.1.10 Pave the private roadways a minimum of 20 to 24-feet wide and at least 30-fee[ into the site
beyard the edge of pavement of all public streets.
7.7.11 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 Any existing irrigation facilifies shall be relocated outside of the ACRD right-of-wak
7.2.2 Private sewer or water systems are prohibited from being located within the ACHD ti hg t_of-
wav.
7.2.3 In acca-dance with Dish~ict 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 Dish ict Development Review staff for review.
7.2.4 Replace any existin~ged curb, nutter 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 Planer policy is required for all
lurdscapin~proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with imm owing street frontages abutting the site shall be
borne by the develouer.
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 ACRD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (] -811-342-1585) at least two full business
days prior to breaking Around 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 durin~y phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
munbers) for details.
7.2.9 All design and conshuction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Consh•uction Services procedures and all ap lip cable
ACRD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
7.2.10 Consttuction, use and property development shall be in conformance with all applicable
reauirements of ACHD prior to District approval for occupancy
Touchstone Place PP-] 3-009, CUP-13-003 and MDA-13-O1 I PAGE 28
EXHIBIT A
7.2.11 No chance in the terms and conditions of this approval shall be valid unless they are in
writiun and signed b ty he applicant or the applicant's authorized representative and an
authorized representative of ACRD The burden shall be upon the applicant to obtain written
confirmation of any change from ACHD
7.12 If the site elan or use should change in the future, ACHD Plannin¢ Review will review the
site plan and may require additional improvements to the transportation system atthat time.
Any change in the planned use of the property which is the subject of this application shall
require the app]icant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless awaiver/variance of the requirements or other ]eeal re]ief is r~ anted
by the ACHD Commission.
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 29
EXHIBIT A
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 Counci] 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 Counci] finds that public services are available and will continue to be provided to
the subject property. See Lxhibi(B oflhe S(affReport.for more de(aids fi•o»z 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 Counci] finds that the subdivision will not require the expenditure of capital
improvement finds.
d. There is public financial capability of supporting services for the proposed
development;
Some services are already being provided to the subject development. The Council 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 was not aware of ury health, safety, or environmental problems
associated with the platting of this property that should be brought to the Council's
attention. ACRD considers road safety issues in their analysis. The Council considered
all public testimony presented to determine if the proposed subdivision may cause health,
safety or environmental problems.
f: The development preserves significant natural, scenic or historic features.
The Council finds there are no significant nahual, scenic or historic featru•es that will be
lost with development of the site.
2. Cmrditional 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 dish•ict in which the use is located.
The Council finds that if the site is designed in accord with the site plan in Exhibit A and
the conditions of approval in Cxhibit B, the site will be large enough to accommmodate the
Touchstone Place PP-13-009, CUP-13-003 and MPA-13-011 PAGP, 30
EXHIBIT A
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 sword with the requirements of this Title.
The Council finds that the proposed multi-family residential use in the R-15 zone meets
the objectives of the Comprehensive Plan and the 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 Council Tnds that the general design, construction, operation and maintenaoce 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 Council considered all public
testimony that was 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 Council 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 urd 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 Council finds that sanitary sewer, domestic water and irrigation can be made
available to the subject property. Please refer to comments prepared by the Public Worlcs
Department, Fire Depu•hnent, 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 Council 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 m• 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 Council finds that the proposed development will not involve uses that will create
nuisances that would be detrimental to the general welfare of the surrounding area.
The Council 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.
Touchstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 28
EXHIBIT A
h. That the proposed use will not result in the destruction, loss or damage of a natm•al,
scenic or historic feature considered to be of major importance.
The Council finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major impotYance. The Cowlcil referenced all public
testimony that was presented to determine whether or not the proposed development may
destroy or damage a natural or scenic feature(s) of major importance.
To«chstone Place PP-13-009, CUP-13-003 and MDA-13-011 PAGE 29